BC New Home and Condo Guide - Aug 19, 2016

AUG 19 - SEPT 2, 2016 VOLUME 1, ISSUE 17, FREE

METRO VANCOUVER EDITION

INSIDE THIS ISSUE

GEN X AND MILLENNIALS FEEL LESS SECURE

WHAT VANCOUVER CAN LEARN FROM TORONTO

ORGANIZE YOUR HOME ON A BUDGET

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LIVE MARINASIDE Introducing Fairwinds by Polygon, seaside-inspired townhomes in Ladner’s master-planned community of Hampton Cove. Live marinaside, just a moment’s stroll to an elementary school, golf course, yacht club, and over 12,000 square feet of residents-only resort-style amenities at The Hampton Club.

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THIS IS CURRENTLY NOT AN OFFERING OF SALE. ANY SUCH OFFERING MAY ONLY BE MADE BY WAY OF A DISCLOSURE STATEMENT. E.& O.E.

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contents AUGUST 19 - SEPTEMBER 2, 2016 | VOLUME 1 ISSUE 17

20

ON THE COVER

Navio at The Creek

Spacious new waterfront homes in False Creek project profiles

28 1555 West 8th

+ online NEIGHBOURHOOD

HOME SEARCH

Pure luxury in Kitsilano

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

52 Soho

Surrey’s newest contemporary urban townhomes

advice

26 Condo Views

WITH

DYNAMIC

LOOK FOR THE CIRCLE

30

What can Vancouver learn from Toronto?

by Stephanie MacDonald

Condo Sense

Understanding the Foreign Property Transfer Tax

by Cameron McNeill

54 Insider Insights

Strata fees across the country

by Stephanie MacDonald

62

Mind Over Mortgage

The difference between a deposit and down payment

by Alisa Aragon

(continued on page 14)

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill (continued from page 12)

EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Susan Legge

66

Queen of Green

DIRECTOR OF SALES, NATIONAL

The need to strengthen government labels

Moe Lalani SENIOR SALES MANAGER, WESTERN CANADA

by Lindsay Coulter

Edwin Rizarri

68 Builder Advice

EDITOR

Living outside and bringing the outdoors in

Stephanie MacDonald

by Bob de Wit

74

ART DIRECTOR

Megan Pike

Taxing Issues

58

Taking a long-term view

by Henry Choo Chong

neighbourhood

22 Southeast False Creek The waterfront heart of Vancouver

64 Realtors CARE Drive Realtors come together to make a difference

inspiration

38

Designer Advice

Affordable luxury

by Sarah Richardson

46 Style File

buyers’ resource section

78

Buying a new sofa

by Jackie Marchildon

50 Budget Chic

Transforming used furniture

Hot Properties

Designs for long living

by Jane Lockhart

in every issue

Editor’s Note

58

18

Vancouver

The answer to affordability?

Realtors disagree.

32

Maple Ridge/Pitt Meadows

by Stephanie MacDonald

36

Tri-Cities

42 CIBC Summer Poll

Gen X and Millennials not feeling financially secure

by Wayne Karl

56 REBGV July Report

July sales slow right down

Yanic Simard

MEDIA CONSULTANTS

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103

40 Burnaby/New Westminster 44 Abbotsford/Chilliwack 48 South Surrey/White Rock 60 Surrey/Langley 70

North Shore

72

Richmond

Justin Salvador

Helen Pearce

34 15% Foreign Owner Tax

What’s going down online at ypnexthome.ca

DESIGN EDITOR

PRODUCTION MANAGER

district maps

What’s Online

Susan M Boyce

by Susan Boyce

trending

41

STAFF WRITER

SALES COORDINATOR

80 Listings Directory

16

Wayne Karl Elisa Krovblit Lydia McNutt (on leave)

Find out what’s new and hot in Metro Vancouver’s real estate marketplace

by Leigh-Ann Allaire Perrault

58 Long-term Decor

CONTRIBUTING EDITORS

GRAPHIC DESIGNER

Miguel Cea PRODUCTION CO-ORDINATOR

Dennis Ng Published by

4180 Lougheed Highway Suite 102 Burnaby BC V5C 6A7 T 604.519.6080 F 604.519.6088 ypnexthome.ca ADVERTISING Call 604.519.6080 for advertising

rates and information.

Copyright covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher.

The views and data expressed by columnists do not necessarily represent those of the publication.

Editors’ Notes

KITSILANO

SUSAN LEGGE Editor-in-Chief / Director of Content Yellow Pages NextHome Email: Susan.Legge@ypnexthome.ca Twitter: @SusanLegge

EXCLUSIVE PROFILE ONLINE http://nexthome.yp.ca/new-homes-for-sale/bc/vancouver/kitsilano

Targeted info for your benefit We recently brought a formal focus group of Canadians together to ask about real estate. We specifically questioned what factors in someone’s life would make them want to move. One of the top three reasons was the desire to live in a different neighbourhood.

Respondents said they wanted access to better schools and amenities such as transit, shopping, greenspace and parks.

With so many areas for you to choose from, we created a Canadawide resource of neighbourhood information and listings — on a local

level. On YPNextHome.ca, you’ll find statistical information on more than 2,700 neighbourhoods, featuring data, listings, fun facts and more.

We’ve got a ton of interesting info on key residential neighbourhoods, including photos and video tours. Check out West Queen West, for example.

We hope you’ll explore a few of the neighbourhoods we’ve curated for you on our website. Drop us a line or send a photo to tell us what you love about your favourite neighbourhood.We’d love to hear from you.

Fall... in love with a new home

STEPHANIE MACDONALD Editor, Yellow Pages NextHome Email: Stephanie.MacDonald@ypnexthome.ca Twitter: @stephmacYP

+ get social 16 YPNEXTHOME.CA

As great as summer is, with all the vacations, lake and ocean swimming, sunshine, barbeques and cold drinks on patios, the end of summer is great! Kids can stop moaning about being bored and start moaning about homework, you can start consuming red wine again and generally get back to your normal routine while complaining about the rain and planning Mexico trips.

But before summer actually comes to a close, there are a lot of great things to do in beautiful Metro Vancouver, things that can make you feel grateful to live here, no matter what time of year it is. Some activities to enjoy before the end of August: The PNE (of course), The Richmond Night Market, all the

wonderful outdoor pools in Vancouver, Bard on the Beach, Theatre Under the Stars in Stanley Park (I strongly recommend “Beauty and the Beast”) and a Canadians baseball game at Nat Bailey Stadium, to name just a few.

Coming up we can look forward to The Ghost Train (a personal favourite), autumn produce at local farmer’s markets, lots of exciting grand openings by developers near you, and of course skiing. Who could forget that?

If you’re looking for a home in Metro Vancouver, take this time to appreciate what you’re really buying a part of — the most fun and beautiful place in the world to live.

Happy home hunting!

Interact with us on social media: ypnexthome

Vancouver | Downtown Vancouver SEABUS

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NEW CONDOS: 1. ARC 88 Pacific Blvd.

604-899-8800

2. 1555 WEST EIGHTH 1555 W 8th 604-828-3998 1555w8.com

3. AVALON MEWS 5808 Wales 604-438-5050

4. TATE DOWNTOWN 1265 Howe St 604-568-8283

5. PROXIMITY 2nd Ave & Ont 604-731-3500

18 YPNEXTHOME.CA

6. THE CREEK 95 East 1ar Ave thecreekbyconcert.com

7. STERLING 49th & West Boulevard 604-428-8858

8. RENFREW & 2ND 1831 Renfrew St 604-830-3938

9. 8X ON THE PARK Richards & Helmcken 8xonthepark.com

11. ETON 5696 Berton Avenue, 604-2218598

12. THE GREY Dunbar and 16th thegreyliving.com

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NEW HOMES: 13. ASTON Oak and 38th 604-418-6809

14. THE REGENT AT KING EDWARD STATION 523 W. King Edward Ave 604-273-1313

15. OAK + PARK 604-558-5851

16. PRIMROSE West 33rd and Cambie PrimroseVancouver.com

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17. SHAUGHNESSY RESIDENCES 8123 Shaughnessy Street 604 558 5848

18. MAISONETTE SW corner of Granville & 57th marcon.ca/maisonette

19. MCKINNON West Boulevard & 48th Ave. mckinnonbycressey.com

20. INTRACORP TOWNHOME COLLECTION, 7302-7358 GRANVILLE www.intracorp.ca/townhomes/c/granville59th/ 604-891-1288

85 O % VE SO R LD

Vancouver, Your Views Take Our Breath Away

Standing in the city’s newest, yet already iconic waterfront community, NAVÍO at The Creek has sold over 85% of homes in just a few weeks. All remaining homes offer space to breathe and front a 2.7acre park overlooking Vancouver’s famous Seawall and legendary sea-to-sky vistas. Combined with private outdoor spaces sized for entertaining and sophisticated interior finishes, these premium homes are truly a rare offering.

TWO BEDROOMS

1,358 – 1,382 Sq.Ft.

TWO BEDROOMS + DEN

1,616 Sq.Ft.

PENTHOUSE COLLECTION

1,670 – 2,035 Sq.Ft.

Homes Priced from $1,929,900

PRESENTATION CENTRE

1551 Quebec Street Open daily noon-6pm, except Fridays 604.681.8282 Registered trademarks of Concert Properties Ltd., used under license.

TheCreekbyConcert.com

Property Profile | NAVÍO AT THE CREEK

cover story

NAVÍO at The Creek More Breathing Room PICTURE THIS. Kicking back with close

friends and a chilled bottled of Pinot Grigio as you watch an unobstructed sunset unfold across False Creek from the comfort of your private balcony or terrace. A timer rings gently inside — thank goodness you’ve got two wall ovens since your desserts required different baking temperatures. Naturally, everyone gathers around the kitchen island to watch you put the finishing touches on your culinary creation.

Perhaps later, a midnight stroll along the Seawall, but for now, your guests 20 YPNEXTHOME.CA

are quite content to retire to the living room where conversation revolves around what an amazing home this is for entertaining… and what a great investment you made.

Now say hello to NAVÍO, where this lifestyle is reality. Hot on the heels of an outstanding success at Voda, NAVÍO is the second collection of residences at The Creek, Concert Properties’ new, waterfront master-planned community in Southeast False Creek. And while over 85 percent of the homes were sold within a few weeks, the good news is

that the remaining, select homes are in a class of their own.

Big Spaces in an Iconic Location “This is Vancouver’s newest waterfront community, yet it’s already become an iconic neighbourhood,” says Colleen Anderson, senior vice president of sales and marketing with Concert Properties.

Iconic… and vibrant. Here’s where you’ll discover exceptional proximity to local culinary destinations like Bodega and The Flying Pig as well great outdoor patios like Craft Beer Market and Steel

Toad — perfect for meeting friends to share a pint and appies. Cyclists and joggers zip effortlessly along the adjacent Seawall while dragon boats and colourful Aquabuses skim across the water just beyond.

And NAVÍO puts you in the heart of it all. NAVÍO comprises two boutique buildings with gently curved façades that make subtle reference to the elegant cruise ships that ply local waterways en route to Alaska or Hawaii and follow the curve of a new, 2.7-acre waterfront park that serves as NAVÍO’s front lawn.

“Waterfront homes adjacent to a park and featuring sweeping views of the ocean, North Shore Mountains and Vancouver skyline represent a solid investment,” Colleen says. “This type of opportunity simply doesn’t come along very often.”

Inside, NAVÍO’s remaining homes are large — ranging from a 1,358-squarefoot two-bedroom to a three-bedroom penthouse with over 2,000 square feet. Translation: these homes are truly designed for a social lifestyle — which is especially appealing to active downsizers. So go ahead, bring your full-sized furniture and other treasures because there’s space for what matters.

And because it’s less than two years to completion, you’ll have time to plan without feeling like you’re waiting forever to move in.

Naturally, finishings are exquisite — just what you’d expect from Concert. Topof-the-line Bosch appliances, waterfall kitchen islands in granite, air conditioning, and engineered oak hardwood flooring — at NAVÍO you have it all.

Experience for Yourself The presentation centre for NAVÍO at The Creek is now open noon to 6 p.m. daily except Fridays at 1551 Quebec Street in Vancouver. Prices start at $1,929,900 and all remaining homes include two parking stalls.

Location

Vancouver Developer

Concert Properties Development

NAVÍO at The Creek Home Type

Condominiums Sales Centre

For more information visit thecreekbyconcert.com or call 604.681.8282.

1551 Quebec Street Contact

thecreekbyconcert.com 604.681.8282 AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 21

Neighbourhood Profile | SOUTHEAST FALSE CREEK (OLYMPIC VILLAGE)

Southeast False Creek (Olympic Village) SOUTHEAST FALSE CREEK, also known as

Olympic Village, is an urban waterfront area bordered by the False Creek waterfront, the Cambie Street Bridge, Wylie Street, 2nd Avenue, Main Street and Terminal Avenue. It is a bustling master-planned mixed residential/ retail community that includes public spaces, a rec centre and many shops and restaurants.

Lifestyle Southeast False Creek is a truly diverse, upscale community with many active retired people, young families, singles and couples who appreciate the proximity to downtown and the Seawall, the waterfront views, the public art, community resources and wide selection of restaurants, shops and services.

Originally home to the Olympic athletes in 2010, this community was slow to get going but is now thriving and vibrant.

The Vibe This is a trendy, upscale place that attracts a similar demographic as 22 YPNEXTHOME.CA

Yaletown, but with more downsizers and retired people who like the newness of the buildings and the proximity to activities and downtown. Young urban professionals have also flocked here, as have enough young families that a new elementary school is being built right in the neighbourhood.

Meet the Neighbours Downsizers and modern yuppies dominate this scene. On a stroll though the village you’ll see lots of yoga wear, expensive outdoor gear and pricey strollers rolling by. Typically diverse Vancouver ethnic groups make up the residents, with Asians and Caucasians in the majority, and with many residents skewing on the older side, the area is more conservative than East Vancouver (Voting Liberal as opposed to NDP).

In the Area The main plaza in the Olympic Village is distinguished by Myfanwy MacLeod’s The Birds, a giant sculpture of house sparrows, and nearby you can find

the Creekside Community Recreation Centre, Hinge Park, which is a wonderful wildlife habitat, including Habitat Island.

In the village, there’s many places to eat, grab a coffee or a beer, or just sit and relax by the water.

Dollars & Sense There’s a large variety of residential spaces in Southeast False Creek, from townhomes and penthouses worth well over $1 million, to much more affordable studios, and even social housing.

In general, you can expect typical Vancouver waterfront/water view pricing, which is above-average to pricey. Food and retail is the same as other places in Vancouver, (pretty good value compared to other cities).

Planes, Trains & Automobiles The Olympic Village SkyTrain Station is along the west border at Cambie, and the Main Street corridor runs right down the east side of this ‘hood as well for busses and car traffic. There’s the seawall for biking, and there are car sharing

stations all over the place here, so no matter how you get around, you’re very well covered. The most charming way to get around is by the Seabus.

The Good, the Bad & the Rest There’s a very good energy to this community, with so many different types of people and so many things to do. It’s clean, safe, and centrally located.

There are a lot of community resources here from dragon boating to yoga and daycares, and of course, being on the water is excellent. It’s not the funkiest place, and if you’re looking for edgy or unique homes, shops or restaurants, look eastward.

Quick Facts » Average Home Price: $$$ » Average rent: $$$ » Types of Properties: low-rise and mid-rise apartments, condos, townhomes

Hot Spots The Flying Pig Olympic Village A trendy “nouveau Canadian Bistro”… offering a simple, seasonally inspired menu with fresh, local ingredients at a great value. With an excellent happy hour, many beers on tap, this could easily become your local hang-out.

theflyingpigvan.com Terra Breads One of a few Terra Breads locations, here you are sure to find fresh, delicious breads, pastries sandwiches and coffees, with a pleasant view out to the public art and main square in the village. terrabreads.com

Urban Fare Probably get your Cheerios and detergent from London Drugs, but this is the place for sumptuous cheeses, juicy and exotic fruits and veggies, and the freshest, choicest meat and fish.

Urbanfare.com

» Distance from City Hall: 0.5 km Creekside Community Centre

Real Estate Market For a one-bedroom condo you are looking at about $430,000. Two bedrooms go for around $650,000 townhomes in the $1 million range.

This may sound very pricey, but keep in mind all of the buildings are under eight years old.

Street Corner

This is the social hub of the neighbourhood. With a fitness centre, classes for everyone from grannies to babies, a kayak and dragon boat launch and much much more, there’s always something going on here.

http://vancouver.ca/parks-recreationculture/creekside-community-recreationcentre

We were so excited to sell our house and move here, we’re close to the water and the Seawall, and we can pack up and go travel whenever we want.

– Barbara and Walter, retired teachers

JJ Bean False Creek

We wanted a little more space when we had the baby and we could afford a larger place here than what we had in Yaletown –Emily, lawyer (on maternity leave)

jjbeancoffee.com

Standing on the corner of Great Northern Way and Thornton, you’re looking at the city, the snowcapped mountains, and B.C. Place Stadium. It’s got the best of all worlds”.

– Nic Jensen, Vice President of sales at Onni

The Olympic Village outpost of this excellent coffee house is a place to write your thesis, read the paper or to meet friends. The coffee is uniformly great, and the baristas are always cute.

Tap & Barrel Bring your out-of-town family and friends to make them jealous of where you live. The view is wonderful, the service friendly, and the food hearty.

It’s also is a great place to watch the game. tapandbarrel.com AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 23

There’s a reason we’re highest in customer satisfaction

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No matter what life throws your way, our BCAA Home Insurance team will be there to help.

Get a quote today on our home insurance and get a $20 gift card from a BCAA partner to spend on hotels, restaurants or gas. Limited time offer.

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Insurance is sold through BCAA Insurance Agency and underwritten by BCAA Insurance Corporation. Some conditions apply. Offer is valid in store or by phone and applies to new BCAA policies only.

To be eligible you must be purchasing home insurance for the first time, or your current home policy with another insurance provider must expire within 90 days. Minimum premium of $250 and other restrictions may apply. Offer expires August 31, 2016. Subject to change without notice and available while quantities last. *BCAA received the highest numerical score in the West in the J.D. Power 2012-2016 Canadian Home Insurance Satisfaction Study. 2016 study based on 7,438 total responses from 14 providers in the region measuring experiences and perceptions of customers, surveyed March- April 2016. Your experiences may vary. Visit jdpower.com.

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Trending | CONDO VIEWS

Vancouver vs. Toronto Some observations from a Vancouverite wandering around Toronto’s neighbourhoods

by Stephanie MacDonald

THERE’S A LOT VANCOUVER AND TORONTO have in common.

They are both highly multicultural, and have issues with affordability. They’re both on water and are in Canada. But for the most part, the differences end there.

But everyone from here or there knows there is a mild rivalry between Vancouver and Toronto, where Vancouverites are smug about our nice scenery, mild weather and location, while believing Toronto to be impossibly big, dirty, busy and urban, and Torontonians think of Vancouver as being a snoozy city in an out-of-the-way province with some good recreational opportunities but nothing going on.

Even though I’m a born-and-bred West Coast girl, after spending a week in the middle of Toronto in the Dufferin Grove neighbourhood, I’ve realized that Toronto has so much going 26 YPNEXTHOME.CA

for it that Vancouver can only aspire to, with a lot of lessons that Vancouver could benefit from learning. It comes down to these three qualities: density, architecture and urban parks.

Toronto was really built up starting in the very early 1900s, and the Victorian and Edwardian streetscapes reflect that era. Most of the homes are semi-detached, with duplexes and triplexes being the norm. Because property taxes were calculated based in the width of your lot to the street, houses are on long, thin lots. Despite the conformity of the architecture, all the houses have been given amazing personal design touches that give the streets tremendous visual interest and appeal. Some neighbours work together on a unifying theme, and while it’s very easy to spot the neighbours with dueling design aesthetics, it somehow adds to the charm of the

Some other observations: » On my evening walks the city seemed very safe. Upon some research, it turns out that this is because the city is very safe, having less than half the crime severity index numbers as Vancouver. It’s the third safest city in Canada, and it’s very obvious, epecially at night. » In Toronto the milk comes in weird plastic bags that require a special jug. » I was so happy to see everyone on the subway reading books and magazines – hooray for literate people! I was very impressed with this until I realized it was because there’s no wifi on the trains when they’re underground. » The Toronto waterfront could be a lot better. Also, the sushi situation is dire to a west coaster. » Stanley Park gets a lot of attention, but Toronto Island is also really great. You can kayak around it (highly recommended), cycle, swim there, go to the mini-Playland, and much more. » Torontonians dress much better.

streetscape instead of detracting from it.

In Vancouver, there are many townhome complexes, but the large nature of the developments and the fact that most of them are strata companies and not freeheld, gives a homogeneity to the street that makes it a lot more sterile and less engaging. Dense neighbourhoods like Kits are similar, but Toronto’s are broken up by commercial streets every few blocks, full of cafés, grovery stores, independent retail and bars, making walking around convenient and easy. While Toronto is also having issues with affordability, there is a much greater diversity of housing options there, so you can still get a little house that needs some work, in an okay neighbourhood for around $600,000. Renting is much easier than in Vancouver, with lots of different options from high-rise to basement suite.

Torontonians are very fortunate with their urban public spaces. Toronto’s parks are a marvel, and they are a big part of the social fabric of the city. Dufferin Grove Park is an average one, and it has a community pizza and bread oven, a community centre, a rink for skateboarding/ice skating, a sandy stream with digging tools and wood for kids to direct, bridge, divert and hone their future engineering skills on, a community food garden, an outdoor cobb café, a reflexology path with smooth stones to walk on, and amazingly, two open bonfire pits for barbeques and parties. Plus it has all the usual park stuff like a playground, playing field, basketball court and wading pool. I went for a walk every evening through numerous parks and they were always full of people of all ages picnicking, walking dogs and generally just socializing.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 27

Property Profile | 1555 WEST EIGHTH

1555 West Eighth Exclusive Penthouse-Style Residences Location

COMING SOON TO VANCOUVER’S coveted

South Granville

Live Life in Comfort

South Granville neighbourhood, 1555 West Eighth is a boutique building of threebedroom residences that defy convention.

Luxury is in the details at 1555 West Eighth.

Homes are spacious — ranging from 1,674 to 1,848 square feet. Features are designed for comfort — overheight ceilings, brushed oak engineered flooring, custom cabinetry

by Friul Intagli of Italy, and a premium European appliance package including a Bertazzoni 6-burner gas cooktop — each one meticulously chosen to create an unprecedented urban living experience.

1555 West Eighth is located just minutes from Granville Island, the SeaWall, and the South Granville Art District at West 8th Avenue and Fir Street in Vancouver. On August 20th, a new release of executive residences, homes originally held back for completion in 2017, will be available for purchase.

Builder

Kenstone Properties Development

1555 West Eighth Home Type

Condominium Sales Centre

Call to book a private appointment Contact

604.828.3998

28 YPNEXTHOME.CA

Maximizing Minimalism Nestled amid award-winning eateries, high fashion retail and art galleries, these penthouse-inspired homes are a celebration of architectural innovation —every line, every detail is governed by the timeless elegance and artistry of economy. The two side-by-side buildings — one four storey, the other eight — will be clad in 22-gauge steel panels and tempered glass accented by western red cedar and textured, cast-inplace architectural concrete. The resulting combination of Scandinavian minimalism and West Coast comfort provides a rare opportunity for discerning design enthusiasts.

And with only two or three homes per floor, every home has an alluring sense of privacy.

For more information and to book a private appointment, visit 1555w8.com, call 604.828.3998, or email info@1555w8.com.

Exclusive Release August 20th A BOUTIQUE BUILDING OF TWENTY 3-BEDROOM RESIDENCES COMPLETING SUMMER 2017 AT 8TH & FIR REGISTER YOUR INTEREST 1555W8.COM | 604 828 3998 This is not an offering for sale. Any such offerings may only be made with a disclosure statement E.&O.E. Renderings are an artist’s conception and are intended as general reference only.

Advice | CONDO SENSE

Understanding the foreign property transfer tax

By Cameron McNeill

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THE RECENT ANNOUNCEMENT of an additional 15 per cent property transfer tax took Vancouver by surprise. This legislation was introduced to create new measures to combat a lack of affordability by honing in on foreign investors. Since the imposed tax there has been confusion around what exactly this legislation means, who it will impact and why this bill was passed.

What this means is as of August 2nd, 2016, a 15 per cent tax will be added to the purchase price on all homes both attached and detached, pre-sale and re-sale at the time when the land title changes ownership. Moreover, homes sold prior to this legislature will be taxed retroactively, without exception.

For example, a pre-sale home that was purchased two years ago and set to complete next month would also be required to pay the additional 15 per cent tax.

Taxable home buyers include all non-Canadian citizens, in other words those who do not have a SIN card or Canadian Passport. This additional tax is only applicable on homes located in the Greater Vancouver Regional District (GVRD). Essentially from Lions Bay to Langley and all cities and districts in between.

Affordability has long been a topic of discussion as housing prices in the GVRD have continued to climb to all-time highs. This legislation was put in place as 30 YPNEXTHOME.CA

an effort to make home ownership more affordable, strengthen local consumer protection, as well as establish a fund for market housing and rental initiatives.

Since the announcement of this bill there has been much discussion from both inside the real estate industry and the general public. Although there are some differing opinions on the trickle-down effect of this new legislature, there does seem to be a consensus that this alone will not have the desired effect. In order to truly deal with affordability there are

a multitude of strategies which would need to be put in place and none more important than the increase in supply of housing. Having said that, we will be able to assess the impact and the effectiveness of this new legislation in the ensuing months.

Cameron McNeill is the owner of MAC Marketing Solutions, one of B.C.’s and Alberta’s leading real estate sales and marketing firms. Email him at cm@macmarketingsolutions.com or follow him on Twitter @mac_marketing

VANCOUVER

THE INTRACORP TOWNHOME COLLECTION

7302–7358 GRANVILLE

W 57TH AVE

W 58TH AVE

GRANVILLE ST

A sophisticated collection of only 17 spacious three bedroom townhomes set in an established Westside Vancouver neighbourhood.

W 58TH AVE

Now selling by private appointment.

N

604.891.1288

IntracorpTownhomes.ca *Renderings are for illustrative purposes only. E&OE. Sales & Marketing by Intracorp Realty Ltd. Intracorp G57 Project Limited Partnership.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 31

CEDAR DR

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AIRPORT

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NEW CONDOS:

NEW HOMES:

1. FALCON HOUSE

2. MONTGOMERY ACRES

Presentation Center 12011 224th Street 604-477-1500

SEARCH ONLINE ypnexthome.ca

32 YPNEXTHOME.CA

24405 112 Ave 604-477-2959

3.

MAPLE HEIGHTS

Open Daily 12-5 (except Fridays) 104–11305 240th Street 604-380-1215

4. RUXTON VILLAGE

Burnett Street & Haney Bypass 604-380-0300

JAC KS O

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240TH ST

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3&4 BEDROOM TOWNHOMES

Life Wide Open

COMING THIS SEPTEMBER TO MAPLE RIDGE YOUR NEW HOME FROM THE

$370s

CALL TODAY TO REGISTER

A limited collection of Ruxton Village will start selling this September.

Conveniently located just off Burnett at the Haney Bypass, these 3 and 4 bedroom townhomes will be the perfect place to call home.

Sales start this September.

ruxtonvillage.ca 604.380.0300

Trending

Real estate agents are not thrilled about the implementation of the new BC foreigners’ home tax

by Stephanie MacDonald

MUCH HAS ALREADY BEEN written about BC’s landmark new 15 per cent tax on foreign nationals buying homes in Metro Vancouver, but what do the people on the front lines of the real estate market think? Turns out, they could be happier.

Unsuprisingly, many real estate agents are not thrilled by the implementation of the new BC foreigners’ home tax.

After the announcement The Real Estate Board of Greater Vancouver immediately put out this statement: “Housing affordability concerns all of us who live in the region. Implementing a new real estate tax, however, with just eight days’ notice and no consultation with the professionals who serve home buyers and sellers every day needlessly injects uncertainty into the market”.

Carsten Love is a realtor with Coldwell Banker – Love Realty in Burnaby. He also isn’t very happy with the speed that this large tax is coming into effect.

He sums up the feelings of many in the industry when he says, “This is a kneejerk reaction from a government that chooses to not consult realtors and implements an unprecedented 15 per cent tax to foreign buyers with only eight days’ notice. This creates unnecessary uncertainty which helps no one.”

Being on the front lines of the industry, most realtors are very sympathetic to the plight of so many people trying to buy a home to live in in this ultra-expensive market. Says Love, “We all agree the affordability issue is a major problem that needs a solution. Taxing foreign buyers can be part of this overall solution. It’s just the way the Government has gone about it. We brought this issue to the 34 YPNEXTHOME.CA

What’s happening: » The new tax is 15 per cent of the purchase price » The tax is levied in addition to the existing land transfer tax and will come into effect on August 2nd. » The tax is the most serious government intervention in the housing market to date (compare with minor changes to amortization rates and minimum down payments) » According to BC Finance Minister Mike de Jong, over $1 billion of foreign money was spent on BC real estate between June 10 - July 14, 86 per cent of it concentrated in the Lower Mainland.

Quick math: » The current average home price in the City of Vancouver is $1,206,207 » The existing land transfer tax on that purchase price is $18,524 » The additional land transfer tax payable by a foreign purchaser is $153,931 » Combined, a foreign national would pay land transfer tax of $172,455 Government a long time ago; they have had plenty of time to consult the Realtor Association and Board. Together, we could have come up with a forward thinking solution to make the idea of speculation purchases less ideal so that our market is not used as a hedge fund for the wealthy of the world”.

Not everyone is so disappointed in the new legislation. Nicola Towler Ho is a realtor with Domicile Real Estate Corp., who has been working throughout Metro Vancouver for over 15 years. She explains, “I actually think politically it’s a good move, it shows the government is listening to what’s going on. I have many families that have been unable to sell, because of how fast the market has moved up, if they haven’t bought prior to selling they could be out of a home.”

However, she also sees the practical problems posed by the swift enactment of this tax. “I don’t agree with the rollout. This leaves many current investors scrambling for a lot of extra money or even walking away from their contracts. The ripple effect of that goes down the line does create a lot of needless uncertainty in the short term.”

The REBGV sums it up in their statement: “Housing affordability concerns all of us who live in the region. Implementing a new real estate tax, however with just eight days’ notice and no consultation with the professionals who serve home buyers and sellers every day needlessly injects uncertainty into the market”.

They stop short of calling for the repeal of the tax though, and instead call for short-term solutions to some of the problems mentioned by Towler Ho above. “To minimize short-term volatility in the market, we’re calling on government to exempt real estate transactions that are in the process of closing from this new tax.”

OVER

50% SOLD

PA R K S I D E L I V I N G Distinguished 1, 2 & 3 Bedroom Condo Homes

• Walking distance to downtown Maple Ridge shops and services

227 ST

• Mountain and greenspace views from most homes

224 ST

• Large patios or balconies and expansive, luxurious interiors

N

PROJECT SITE >

222 ST

• Parklike setting backing onto dedicated greenspace to the west

124 AVE

PRESENTATION CENTRE DEWDNEY TRUNK RD DOWNTOWN MAPLE RIDGE

LOUGHEED HIGHWAY

7

Y NE HA

• Easy access to Lougheed Highway and Golden Ears Bridge

PRESENTATION CENTRE BY PA SS

C A L L 6 0 4 . 4 7 7 . 1 5 0 0 • R E G I S T E R T O D AY !

www.falconhouse.ca This is not an offering for sale. Any such offer can only be made with a disclosure statement. E & O.E.

12011 224th Street Maple Ridge, BC Open daily 12pm – 5pm

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COAST MERIDIAN RD

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Coquitlam | Port Coquitlam | Port Moody | Pitt Meadows

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COQUITLAM NEW CONDOS:

PORT COQUITLAM A7. LOUGHEED HEIGHTS Presentation Centre 581 Clarke Road (at Como Lake Ave) Open daily noon to 5pm 604-939-2677

A2. CHARLAND 2102 - 963 Charland Ave 604-492-3388

A3. UPTOWN2 bosaproperties.com 604-939-2677

A4. EVERGREEN

NEW HOMES: A8. CRISTALLO HOMES 828 Gauthier Ave. 604-939-6816

3007 Dlen Drive 604-942-2672

A6. THE LLOYD

A9. NELSON ON FOSTER North Road & Foster Ave. 604.998.8998

3096 Windsor Gate 604-942-8416

A10. SIMON

West Coquitlam 604-420-4896

SEARCH ONLINE ypnexthome.ca

NEW HOMES: B2. FREMONT INDIGO 2332 Ranger Lane 604-552-0319

GOLDEN EARS BRIDGE

207TH ST

PITT MEADOWS AIRPORT

HARRIS RD

HAMMOND RD S BONSON RD

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1, 2 & 3 BEDROOM HOMES COMING SOON TO WEST COQUITLAM REGISTER TODAY SIMONBYOTIVO.COM | 604.420.4896

This is not an offering for sale. Any such offering can only be made with a disclosure statement E.&O.E.

Inspiration

LUXURY

IS IN THE EYE OF THE BEHOLDER

SARAH RICHARDSON

By Elisa Krovblit | Photos by Stacey Brandford

SARAH RICHARDSON HAS ONE OF THE MOST RECOGNIZABLE NAMES IN THE DESIGN WORLD. ROOM SERVICE. DESIGN INC. SARAH’S COTTAGE. SARAH’S HOUSE. SARAH 101. REAL POTENTIAL. THESE HGTV PROGRAMS HAVE BROUGHT SARAH INTO THE LIVING ROOMS OF PEOPLE AROUND THE WORLD FOR MORE THAN 10 YEARS. IN THAT TIME, SARAH HAS CREATED A FOLLOWING OF FANS WHO ADORE HER STYLE AND EXUBERANCE, TAKING TIPS, IDEAS AND JUST INDULGING IN HER BEAUTIFUL DESIGN. WE CAUGHT UP WITH SARAH TO ASK HER A FEW THINGS ABOUT LUXURY, LIFESTYLE AND THE THINGS THAT MAKE SARAH’S HOUSE A HOME.

38 YPNEXTHOME.CA

SARAH RICHARDSON has let us step into her home both on TV and in her gorgeous new design book, At Home: Sarah Style. Room by room, home by home – from city home to farmhouse and cottage getaways – we get to explore the spaces Richardson has created to enjoy with her family. It’s not a designer putting favourite projects forward, it’s a designer living her design, showing the way she embraces these elements and executes them to meet her family’s needs. From furniture to art, from colour palette to material choices, little details, big design elements and the view, Sarah has put her expertise to work to create the perfect project for an especially important client – her family.

After looking at these beautiful spaces and wonderful escapes, we had a chance to ask Sarah about her sense of luxury.

“I haven’t said ‘luxury’ as many times in the past month as I’ve said in this interview,” Richardson remarks halfway through our discussion. It’s quite a significant comment, and clarifies her perspective in one concise moment.

Sarah explains that she isn’t about labels or grandeur or “bling” or big shows of ostentation; and too often that’s what we envision when we think luxury.

“I believe in little luxuries,” Richardson says. “I’m not into luxury for the sake of luxury.” Art is a favourite item she feels is a

Sarah’s top 5

luxury. “Art is all encompassing,” she says.

It’s not the price point, but the intrinsic value that makes it a luxury. “Something that speaks to you, created with passion and purpose. Regardless of budget, the biggest investment in luxury is the art.”

Not just big canvases, “it can be a vase – handmade by an artisan,” she says.

Supporting the arts and those that create these beautiful objects is important, “not disposable, mass market items.”

When looking at our homes, where we put our money, she explains, from a project perspective is “big ticket living – investing in kitchens and baths.” But when it comes down to luxury, those rooms don’t define a home. It’s the way you complete the home that brings in that luxury.

One of Richardson’s favourite spaces is the living room of her city house, “because I was able to find some really great vintage pieces. A Milo Baughman chaise and chairs, and a Willy Rizzo coffee table. It’s a luxury to be able to score unique pieces.”

Another luxury Richardson feels benefits everyone is having somewhere to get away. “Having another place to go,” she explains, is important. While she really appreciates her home-away-fromhome escapes, she also views travel, just getting away and taking time, as being the real luxury.

A look through At Home: Sarah Style is a wonderful tour of the homes in Sarah’s life. These include her city home – both before and after a major renovation – a cottage, a farmhouse and her mother’s home. Each fulfills a different use, a different need and the design is effective in committing those roles. From playful and funky to sophisticated and elegant, the pages are full of incredible imagery with anecdotal explanations from Sarah.

The recipes are wonderful too. You won’t know what you did without the Cosmic Sandwich in your life.

“Luxury is all relative,” she says. Paring down life to its most simple elements, having things to appreciate, and time to enjoy one’s life are definitely the luxuries Richardson appreciates.

When I ask Richardson if she has anything else to say about luxury, her response captured our discussion perfectly. She told me “Luxury is in the eye of the beholder.”

affordable luxuries that make her love being home

1. Stealing some quiet time on a weekend afternoon beside a crackling fire to dive into a new issue of a design magazine with my feet up while I’m covered in a cosy throw, (I’m adding some beautiful loomed cotton throws to my product line for early summer).

2. A steaming hot giant Nespresso latte in a mug that was hand painted by one of our

daughters. Beautiful form mixed with great function has made me the owner of a Nespresso in every kitchen; work and home, city and country.

3. Thoughtfully made and passionately crafted decorative arts. In every room of our house, there are sentimental handmade pieces that are sculpturally beautiful but not necessarily decadent or expensive. Investing in pretty little affordable luxuries and supporting talented artisans makes me happy.

4. Candlelight. Nothing is more calming and relaxing at the end of a busy work day than a room bathed in the glow of candlelight. Candles aren’t for special occasions in our home.

They are a daily necessity. It’s the little things that matter.

5. Fresh flowers. The finishing touch to any well-designed room is something lovely and living. I don’t have time to get to the flower store and treat myself often, but I always have potted orchids to brighten up my rooms. Whether you get them at the grocery store or the florist, potted orchids are an inexpensive floral choice that will bloom for about four months!

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 39

Burnaby | New Westminster BARNET MARINE PARK

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1305 Cariboo Coming Soon

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7350 Kingsway 604-533-3033

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A4. FULTON HOUSE 2338 Madison Ave., 604-299-8573

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A7. STATION SQUARE 4670 Assemble Way stationsquare.ca

A8. CROWN Presentation Centre #104 - 552 Clarke Rd 604-939-8868

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Presentation Centre 659 Columbia Street Open Daily 12-5pm 604-522-2583

B4. THE ROYAL

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203 – 20 E Royal Ave. 604.523.0733

A9. CAMERON

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8999 Cornerstone Mews.

604-298-9965

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North Road & Lougheed 604-328-7128

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7385 Edmonds Ave @ Fulton Ave 604-528-6935

NEW WESTMINSTER

DEER LAKE

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BURNABY LAKE REGIONAL PARK

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BOUNDARY RD

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LOUGHEED MALL

Lougheed Hwy

NEW HOMES:

Presentation Centre 150A - 3355 North Rd 604-379-2191

A10. THE PEAK 8955 University High Street 604-559-5795

A11. MILANO 4247 Lougheed Hwy. 604-294-8989

A12. GOLD HOUSE 6377 McKay Ave goldhouseliving.com

B5. THE PENINSULA Port Royal 604-544-2258

B6. ELLIOT Elliot Street 604-662-8009

CONTINUING THE LEGACY OF C R E S S E Y ’ S K E R R I S DA L E C O L L E CT I O N Located at 48th Avenue & West Boulevard, McKinnon is a collection of 40 spacious concrete homes featuring one of the largest, most functional CresseyKitchens™ ever built, expansive private outdoor patios, and living spaces designed to entertain.

N OW S E L L I N G .

V I S I T U S T O DAY. Presentation Centre at 3130 Arbutus Street Open 12pm – 5pm daily (except Friday)

604.428.8858 McKinnonByCressey.com

Renderings are artist conception only. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.& O.E.

Coming Soon Boutique Living in Brentwood 1, 2 & 3 Bedroom Homes Register Now dawsonbyamacon.com

Artists Conceptual Rendering. This is not an offering for sale. Developer reserves the right to make modifications to specifications without notice. E.& O.E

169 HOTELINSPIRED HOMES CRAFTED

BY AMACON

COMING SOON | REGISTER NOW imperialbyamacon.com Artists Conceptual Rendering. This is not an offering for sale. Developer reserves the right to make modifications to specifications without notice. E.& O.E

VIEWS WORTH SHARING

With its location at the crest of Burnaby Heights, every homeowner at Modena will enjoy spectacular views of your favourite neighbourhood and beyond thanks to the fabulous Roof Top Lounge. Pack up your hot meal prepared in your deluxe chef’s kitchen and head up to the roof to enjoy dinner surrounded by the city lights of downtown to the snow-capped peaks of the North Shore Mountains.

Modena homes include built in heating and air conditioning for year round comfort.

1 Bedroom homes from: $517,900 2 Bedroom homes from: $670,900 TRIUMPH ST

TRIUMPH ST

CALL TODAY FOR A PRIVATE APPOINTMENT MODENABURNABY.COM 604.294.9919 PANDORA ST

GILMORE AVE

HASTINGS ST

Disclaimer: Pricing is subject to change. Renderings are an artist’s conception and are HASTINGS ST intended as general reference only. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E&OE

W

PENDER ST

WILLINGDON AVE

SEA TO

ALBERT ST

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SEA TO RIVER BIKEWAY

PENDER ST

ALBERT ST

MADISON AVE

HASTINGS ST

ALBERT ST

PANDORA ST

BETA AVE

SEA TO RIVER BIKEWAY

NOW SELLING

PENDER ST

What’s Online

Trending now The latest real estate news from across Canada Crime rates: What are the safest cities in Canada?

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Take the Great Canadian Neighbourhood Survey TAKE THE SURVEY ONLINE ypnexthome.ca/neighbourhood-survey

Move over paint, the wallpaper trend is here to stay

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Toronto condo market not overbuilt: CMHC

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Visit our website: AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 41

Trending

Millennials and Gen Xers far less confident they’ll meet financial goals: CIBC Poll FAR FEWER MILLENNIAL AND Generation

X Canadians are confident they’ll meet their financial goals than they were just six months ago, finds the latest CIBC Quarterly Financial Confidence Poll.

After a sharp 12-percentage-point drop for both age groups, only 72 per cent of Millennials and 66 per cent of Gen Xers now say they will be able to attain their financial goals in the next 12 months.

For Baby Boomers, however, financial confidence has edged up three percentage points, with 82 per cent now confident they will meet their goals.

“We had a very gloomy start to 42 YPNEXTHOME.CA

2016, with a reeling loonie and a soft economy and jobs market, and much of that sentiment continues to weigh on confidence,” says Sarah Widmeyer, managing director and head, Wealth Strategies Group, CIBC. “Our poll also reveals the stress of everyday life for Millennials and Gen Xers – going to school, working, paying your household bills, trying to save for a house or taking care of your family.

Combined with a string of gloomy economic news no wonder this cohort is feeling less certain they’ll achieve their financial goals.”

Key poll findings include: » Overall, 73 per cent of Canadians say they are confident they will meet their financial goals over the next 12 months (down from 80 per cent in December 2015). » Millennials (18 to 34 years) were the most confident group back in December 2015, but confidence has since fallen significantly from 84 to 72 per cent. » Generation X (35 to 54 years) continues to be the least confident group, dropping from 78 to 66 per cent.

closely tied to future outlook The poll also asked Canadians how they feel about their personal financial situation today. The findings were similar to their financial confidence outlook: Only 59 per cent of Millennials and even fewer (57 per cent) of Gen Xers feel positive about their finances, compared to 78 per cent of Baby Boomers, who are feeling the most optimistic.

“When you feel negative about the status of your finances, you should sit down and talk to someone who can help you assess your situation, give advice and boost your confidence,” says Widmeyer. “There’s always something that can be done.”

Mid-year is a good time to sit down and re-evaluate your personal financial situation, she adds.

“If you have a plan, take a look to see if it is still realistic and whether changes in the market require you to make adjustments to your expectations, timeframe or investment choices,” says Widmeyer.

FIVE TIPS FOR FINANCIAL FITNESS 1. Live within your means 2. Define your wants versus needs 3. Pay down highest interest rates first 4. Don’t make late payments 5. Set up account and auto-pay alerts » But Baby Boomers (55-plus years) feel more positive, with their confidence edging up from 79 to 82 per cent. » 68 per cent of Ontarians now feel confident, down from 80 per cent six months ago. While oil prices and a sluggish economy dented how Albertans felt about their finances in the first three months of the year (an eight percentage point drop to 64 per cent in the first quarter), their confidence has since rebounded, now at 69 per cent.

Widmeyer notes that experience in riding out market and economic cycles

can mean a lot in maintaining confidence that you will achieve your goals.

“While macro events, like Brexit, can spark fear and gloom in the markets, these are things beyond our control,” she says. “What you can control is your personal finances and how you manage them. The key is to set and prioritize realistic short- and long-term goals, and take concrete steps each month to achieve them. When you have the right plan, then periodic market noise becomes just that, noise, that really shouldn’t change your financial priorities.”

Feelings about personal finances today

Four tips to help boost your financial confidence 1. Get a check-up – CIBC’s Financial Health Check tool (cibc.com) is a great starting point. It takes only five minutes to complete and provides basic personal advice based on your goals, budget and savings ability, as well as an opportunity to meet with an advisor.

2. Write down your goals – Countless studies show that those who write down their goals are more apt to achieve them whether they are health, career or financial goals.

3. Set realistic goals – You might want to save or pay down debt as quickly as possible, but if your budget doesn’t support it, modify it. You can still set big goals, but achieving smaller goals along the way can boost your confidence and keep you on track.

4. Review your goals and track your progress – This is key to staying on track and gaining a sense of achievement over time. You can modify your goals if your situation changes.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 43

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East Abbotsford 604.746.OAKS (6257) 2031 McCallum Road 604.855.8116

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2180 Gladwin Road 778.255.9990

R IV

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B1. RIVER’S EDGE Intersection of Peach Rd. and Dyke Rd. 604.824.5062

STEVENSON RD

S SUMAS RD

45761 Stevenson Road 604.703.9292

VEDDER RD

B2. PARK RIDGE AT SARDIS VILLAGE WATSON RD

THOMAS RD

WATSON GLEN PARK

WEBSTER RD

KEITH WILSON RD

B1

PROMONTORY RD

NEW CONDOS:

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AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 45

Inspiration | DECOR TIPS

How to buy a new couch:

Tips from an EQ3 pro

By Jackie Marchildon

DO YOU REMEMBER the first time you bought a new couch? For me, the time came when the pull-out couch I stole — I mean, was given to me by my parents — finally wore out. The seams had split on one of the cushions, the metal pullout section sat so low under the couch that it scratched the floor and we had pillows shoved under the cushions to try to make it more comfortable. The couch had survived multiple moves, including a two-hour drive from Penetanguishene to Toronto in light rain. Even at that point, it had already been stitched up by my stepmom and was something like 15 46 YPNEXTHOME.CA

years old. It had a good run. But it was time to go.

Of course, shopping for a new couch is no easy feat. What kind of frame should you opt for? Should you choose fabric or leather? What size is suitable for your space? How do you buy on a budget? There is a lot to consider when you’re looking for a new couch.

This is where Clifford Goodwill comes in. Clifford is EQ3’s director of interior design and store planning. He looks after the floor plans for stores across Canada and the United States, and takes care of the interior design for upcoming store

openings and helped me out with a few tips.

What is the first thing to think about when buying a new couch?

How do you want your space to function? It is primarily a room for entertaining guests, being entertained in front of the TV, or does it need to function as both? Fabric or leather?

Leather might be more cost up-front, however, it can be easier to care for — especially if you entertain or have kids.

My biggest suggestion is to not restrict yourself to what you think you want or

need — start shopping and see what is available. Talk to the sales associate and learn about all your options because they are often not all shown on the floor.

What do people often overlook?

I think people often overlook the options available and select a sofa without considering other configurations. It’s not like walking through a clothing store and not buying something because the size isn’t there — ask questions! Think about how you want to use your space — and your new sofa — to best suit your needs. Many of our sofas come in two widths, apartment sofas, love seats, chaises, or completely configurable sectional components. Because of these options, EQ3 provides free in-home consultations to help our customers make that final decision with an expert.

Secondly, people often forget to ask, “Where is this made?” or “What type of foam construction is used?” and “What is the frame made of?” It can be easy to focus on the look of the piece and forget about the construction details inside.

Clifford says: » Avoid purchasing a sofa if you don’t know how it is constructed » Avoid purchasing a sofa based purely on price or looks » Avoid purchasing a sofa that is too big for your space

What do you suggest for bigger spaces?

What kind of couch frames exist?

What’s the difference?

A sturdy frame means a long-lasting sofa — which is why EQ3 has a lifetime warranty on all of our hardwood frames.

Soft woods are low cost, but can warp and crack over time. Joinery is key — make sure never to buy a sofa held together solely by staples, nails or glue.

What fabric do you suggest?

Last year we introduced Jet, our Italian performance fabric in eight colour options. This fabric is made of an inherently flame retardant polyester — removing the need for chemical treatments. With our supplier, we developed herringbone and houndstooth patterns that are exclusive to EQ3. These patterns are perfect for custom pillows

22-inch seat depth is perfect for smaller spaces. Chairs can take up too much room in a smaller space. Instead, pair your sofa with an upholstered ottoman with storage that can double as seating if needed. If you live in an apartment with a small elevator or a home with a narrow staircase, consider purchasing sectional components instead of a single sofa.

or accent pieces like ottomans. We also recently introduced Lana — a 70 per cent reclaimed wool blend in eight colours.

It’s like wrapping your sofa in a sweater.

What do you suggest for small spaces?

A smaller space does not necessarily limit your choices — many of EQ3’s upholstery collections come in two sofa widths, apartment size sofas, and loveseats. Avoid pieces with larger arms or a deep seat and select lighter fabrics or leathers. Our Eve collection in the

For a big space, I would go with the Morten collection sectional, it’s a completely configurable sectional so all the pieces are movable. In our recent catalogue, we show it in three different colours, so there’s a tricolour effect. It’s incredibly comfortable.

Note: Because the pieces are sectionals, you can basically purchase as many as you want so there’s no limit to how long you can make your sofa!

What can you suggest for someone on a tighter budget?

Our Stella sofa in fabric starts from $799. This collection has a low profile and compact design perfect for smaller spaces. Like all our sofas, the pieces are made and designed in Canada.

Jackie Marchildon is the bilingual senior editor at Yellow Pages NextHome. Nowadays, she spends her time searching for hidden gems across the city, whether it’s new neighbourhoods and restaurants or upcoming trends in real estate and home decor. Email her at jackie.marchildon@ypnexthome.ca.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 47

176TH ST

184TH ST

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SOUTH SURREY / WHITE ROCK NEW CONDOS: CANADA 1. HEIGHTS CONDOS 2855 156th Street, Surrey 778.545.8737 UNITED STATES OF

NEW HOMES: 1. DAWSON + SAWYER OLD SCHOOL 15268 28 Ave

2. THE CROSSING 288 171 St. 604-542-2883

3. HYCROFT 2

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16467 - 24th Ave. 604-541-2495

15168- 33rd Avenue 604-541-8092

AMERICA 4. SOUTH RIDGE CLUB Moutain View Dr 604-582-1113

8. SOUTH ON 16TH 16th Avenue and 160th Street 604-720-7478

5. SOHO

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Grandview Heights 778-945-2050

25th Ave and 168 Street LiveAtHudson.ca

6. ZIRKON Presensation Centre 2528 156th Street 778 885 5790

Move In Today!

2855 156 Street, Surrey I Open by appointment www.theheightsliving.ca I 778-545-8737 48 YPNEXTHOME.CA

8TH AVE

$4 FR 89 O ,9 M 00 *

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HWY #15

9 #9

67 Spacious 2, 3, and 4 bedroom townhomes in South Surrey’s Douglas neighbourhood.

Located on a tranquil country road and backing onto natural park land, The Crossing has been designed to be a respite from the busy world around it. With numerous walking trails nearby and safe residential streets, The Crossing harkens back to a time when kids played freely, and parents were free from worry.

GREENBELT HOMES JUST RELEASED

gramercy.ca/thecrossing 604.542.2883 *Prices exclude tax and are subject to change with availability. In our continuing effort to improve and maintain the high standard of The Crossing development, the developer reserves the right to modify or change specifications, features and prices without notice. Renderings are an artist’s conception and are intended as a general reference only. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd.

4 AVE

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Inspiration

EMBRACE YOUR SPACE TRANSFORMING THRIFTY FURNITURE FINDS

By Leigh-Ann Allaire Perrault

LET’S FACE IT… When it comes to renovations and design, spending money is easy. Saving money while still achieving luxe results is decidedly more difficult.

No matter how big or small a reno project may be, I instinctively tend to keep a tight grip on the budget, which often forces me to challenge my creative boundaries and truly think outside of the box. It becomes a virtual teeter-totter of strategic spending versus frugal saving that often finds me scouring clearance sections, scouting consignment stores, pursuing yard sales and even doing a little “curbside shopping” to create a unique space. I particularly love the thrill of the hunt for penny-wise furniture finds that are oozing with potential to work a little DIY magic on. Here are my five upcycling tips for transforming your own diamond in the rough.

50 YPNEXTHOME.CA

“As much as I love a great bargain, I will never sacrifice quality or style to save a few dollars.”

1 | Make sure the piece has great bones As much as I love a great bargain, I will never sacrifice quality or style to save a few dollars. When I’m searching for a piece with DIY potential, I always ensure that it is well constructed and that it doesn’t have any major structural flaws.

Sure, the fabric may be dingy and the colours outdated, but if you can see past the cosmetic imperfections and spot a piece with great bones, then the sky is the limit for style possibilities.

2 | Set a realistic timeline for your project As the saying goes, “Rome wasn’t built in a day.” Well neither are most DIY furniture

makeovers. All too often, I chat with homeowners who start off a project full of gusto, but with unrealistic timelines.

They set aside a few hours to complete their transformation only to feel deflated when they realize that those few hours may actually turn into a few days. It’s important to think about each step of the makeover process and even budget time for things like wood filler and paint to dry, because there’s nothing worse than running out of time and leaving a project incomplete.

3 | Know your limit and DIY within it Not every DIY project can be completed simply with an inspired idea and a little elbow grease. If the thought of sanding,

sawing or soldering is outside of your comfort zone, consider whether you need to call in the pros or perhaps simply rent or invest in a few pro tools that will make your project run smoothly.

4 | Prep, prep, prep If you plan to add a splash of paint to your furniture find, the most important step in the makeover process is preparation. In fact, thorough prep will not only ensure quality results, it will also add to the longevity of your piece.

It’s important to sand or de-gloss all surfaces if necessary, thoroughly clean them and then you’re ready to add a coat of primer before a layer of paint.

I’m a fan of spray primers and paints from Painter’s Touch that get into small detailed areas and help avoid brush and roller marks to create a seamless, factory-finished look.

5 | Personalize to suit your taste and style Whether your furniture find is a thrifty table or an aged armoire, the likelihood of it perfectly coordinating with your existing finishes and wood tones is probably quite low. When in doubt, paint it! The easiest way to unify several different pieces of furniture is to paint them all a consistent colour, and it’s simple to achieve a quick and unique finish with Rust-Oleum’s Chalked Paint.

Not only is it easy to use, but it doesn’t require prep or priming, and needs only one-coat coverage. Chalked paint can also be distressed by rubbing fine grit sandpaper to the edges and corners then clear coated for a more custom vintage look. Although the style of your furnishings may be different, a fresh coat of paint in a hue of your choice will not only help to harmonize your decor, but also instantly transform your furnishings from bland to grand.

Leigh-Ann Allaire Perrault has spent years crafting a unique philosophy for design that fuses ingenuity as well as whimsical and quality workmanship — on a “frugalista” budget. She is a contributor on Cityline, a spokesperson for Rust-Oleum Canada and Black & Decker Canada, and half of the popular duo, Once Upon a Reno.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 51

Property Profile | SOHO

Location

South Surrey Builder

Zenterra Development

SOHO Home Type

Tomehomes Sales Centre

30 - 2411 160th St Surrey, BC Contact

zenterra.ca/soho or 604.560.0272

52 YPNEXTHOME.CA

SOHO

even include a custom-built entertainment wall featuring Italian porcelain tile and a lineal fireplace at no extra cost,” Sam says. How cool is that?

Intelligent Modern Living

Experience the Great Outdoors

SOUTH SURREY: it’s one of Metro Vancouver’s most sought after and inviting neighbourhoods.

Here’s where you’ll discover a friendly ambiance, amazing beaches and the most hours of sunshine each year. It’s also where you’ll find SOHO, a collection of townhomes that boast eye-catching architecture, sophisticated interiors designed specifically for our West Coast lifestyle, as well as expansive rooftop decks guaranteed to make you the envy of your friends.

Standout by Design “We purposely designed SOHO to be something unique in the marketplace — a combination of classic and modern aesthetics that creates a dramatic, transitional architectural style,” says Sam Milani, design and marketing director with Zenterra Developments.

Inside, SOHO features the open concept plans that fit with modern family living — plenty of space for socializing with friends or just kicking back with family at the end of the day. Standard features include an eco-friendly ‘hot water on demand’ system, KitchenAid appliances, and the convenience of a main floor powder room. “We’ll

Think Big with a capital “B” when you think of SOHO’s outdoor spaces. “Our private rooftop patios are built with high-end porcelain pavers and range from 427 to 712 square feet — which means they’re larger than many downtown Vancouver condos. They’re great for outdoor entertaining or just relaxing to watch the sunset.

We’ve included a natural gas outlet on each one, but if you’re really serious about your grilling, you can also upgrade to a fully built-in, custom barbeque.”

Fancy an après-dinner jog or walk? No problem. Just step outside and in seconds you’re on Grandview Ridge Trail that will connect SOHO with the planned Oak Meadows Park. Or, of course, you could pop over to the famous White Rock Promenade for a seaside stroll.

SOHO offers a selection of two-, three- and fourbedroom homes located at 24th Avenue and 163rd Street just minutes from the convenience of the ever-expanding retail shops and restaurants at Grandview Corners and Morgan Crossing in South Surrey. Presentation centre and display home open daily noon to 5 at 30 – 2411 – 160th Street. For more information visit zenterra.ca/soho or call 604.560.0272.

Developme nt logo versions

THE BOARDWALK

Intelligent living BY ZENTERRA DEVELOPMENTS

ZEN

Intelligent living BY ZENTERRA DEVELOPMENTS

Intelligent living BY ZENTERRA DEVELOPMENTS

Trending

The monthly maintenance blues: Strata fee differences across Canada Why are strata fees so much more in Toronto than Vancouver?

By Stephanie MacDonald

ARE YOUR CONDO FEES highway robbery, or a reasonable expense? In Canada, it depends on where you live. Comparing condo fees, Torontonians pay more than Vancouverites and Calgarians.

Condo fees, also called strata fees, are the monthly payments owners commit to paying for the upkeep of community property, for operation of amenities, the creation of a contingency fund and various other costs decided on by the strata council. These fees vary building to building and are usually calculated on a per square foot basis.

Lately, these fees in Toronto have become a source of concern, with many experts worrying that these high monthly costs are jeopardizing the ability of many condo owners to keep up with their monthly expenses. So what are the differences nation wide?

We did a quick and un-scientific survey of rates from Vancouver, Calgary and Toronto by taking seven similar two-bedroom units presently for sale, between 700 and 1,000 square feet (though GTA listings do not show square footage), aged between 30 and zero years old. The average monthly fee for Vancouver is 39 cents, Calgary is 50 cents and Toronto comes in at 63 cents per square foot. This means that for an average-size two-bedroom, a Torontonian is paying around $530, whereas a Vancouverite is paying $360, costs that certainly add up over the year.

As many condo fees, especially in older buildings, include utilities, certainly the different climates have something to do with the discrepancy, but the difference even shows up in newer buildings where each unit has its own 54 YPNEXTHOME.CA

Vancouver

Calgary

Toronto

MORE TRENDING ONLINE ypnexthome.ca/news

meter. As Calgary is right in the middle, and has a similar hot and cold climate as Toronto, the ten cent difference seems to be the utility costs. But what about the other extra ten cents?

The answers appear to be monthly locker and parking fees, and added amenities that are more common in Toronto buildings. Though buyers must fork out an extra $35,000 or so to purchase a parking spot, parking fees averaging $43 a month are also charged. Amenities that are common in Toronto, such as indoor pools, basketball and racquet courts, saunas, whirlpools and fully-equipped fitness centres, have become less common in other cities. Extensive amenities can raise the fees by 30 per cent or more.

Even the ultra-luxurious (and controversially named) Trump Tower in Vancouver only has 60-64 cent per square foot costs, while luxury properties in Toronto can be upwards of one dollar, with 1 King West’s at $1.27 – almost double Trump in Vancouver. But, the average price for a one-bedroom and den condo at 1 King West is only $255,400, and at Trump, a one-bedroom plus flex starts around $749,900.

So there you have it. Pay a lot more in Vancouver for your condo, but pay a bit less in strata fees, Pay a moderate amount of both in Calgary, or get a relative deal on the condo but be on the hook for large monthly expenses in Toronto (though you may get excellent amenities if you’re the type of person who uses them).

start your search here.

Whether you’re renting or buying, finding your next home has never been so easy.

Trending

REBGV July Report Metro Vancouver homes sales resembled more typical levels last month.

Panoramic view with downtown Vancouver and Coast Mountains

THE REAL ESTATE BOARD of Greater Vancouver (REBGV) reports that residential property sales in the region totalled 3,226 in July 2016, a decrease of 18.9 per cent from the 3,978 sales recorded in July 2015 and a decrease of 26.7 per cent compared to June 2016 when 4,400 homes sold.

This is the first time since January that home sales in the region have registered below 4,000 in a month.

“After several months of recordbreaking sales activity, home buyer demand returned to more historically normal levels in July,” Dan Morrison, REBGV president said.

Last month’s sales were 6.5 per cent above the 10-year sales average for the month.

“Home sale activity showed some moderating signs in late June and this carried into July,” Morrison said. “We’ll wait and watch over the next few months to see if this marks the return of more normal market trends.”

New listings for detached, attached and apartment properties in Metro 56 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

Vancouver totalled 5,241 in July 2016. This represents a 2.5 per cent increase compared to the 5,112 units listed in July 2015 and a 10.8 per cent decrease compared to June 2016 when 5,875 properties were listed.

The total number of properties currently listed for sale on the MLS system in Metro Vancouver is 8,351, a 27.4 per cent decline compared to July 2015 (11,505) and a 6.9 per cent increase compared to June 2016 (7,812).

The sales-to-active listings ratio for July 2016 is 38.6 per cent. Generally, analysts say that downward pressure on home prices occurs when the ratio dips below the 12 per cent mark, while home prices experience upward pressure when it reaches the 20 to 22 per cent range in a particular community for a sustained period of time.

The MLS Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $930,400. This represents a 32.6 per cent increase compared to July 2015.

Sales of detached properties in July 2016 reached 1,077, a decrease of 30.9 per cent from the 1,559 detached sales recorded in July 2015. The benchmark price for detached properties increased 38 per cent from July 2015 to $1,578,300.

Sales of apartment properties reached 1,602 in July 2016, a decrease of 7.3 per cent compared to the 1,729 sales in July 2015.The benchmark price of an apartment property increased 27.4 per cent from July 2015 to $510,600.

Attached property sales in July 2016 totalled 547, a decrease of 20.7 per cent compared to the 690 sales in July 2015. The benchmark price of an attached unit increased 29.4 per cent from July 2015 to $669,000.

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AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 57

Advice | DESIGN ADVICE

Upgrades for long term living

By Jane Lockhart | Photography by Brandon Barré

WHEN PURCHASING a new home or

condo, the buyer is faced with the dreaded decision of what upgrades to put their hard earned money towards.

The list of potential upgrades is often long and daunting, especially for someone who is “new” to buying new.

It is important to look at how long you want to live in the home for, potential projects or short-term renovations you may have in mind and the best return on your dollar.

58 YPNEXTHOME.CA

There are a couple ways to look at upgrades. There are the ones that can be done only during the building process (or are extremely expensive afterwards), ones that make the most sense during the building process and ones that are more of a cosmetic or superficial nature

MORE ADVICE ONLINE ypnexthome.ca/news/inspiration

that are nice to have but can be done at anytime. It is hard for a new homeowner to think of what the long term plans for their new home are, but believe me; this exercise will be well worth it in the end!

In terms of upgrades that are best to be done during the building or

construction stages, these are things you are going to want to ask your builder about sooner, rather than later.

These upgrades are also a surefire way to increase your home’s value right out of the gate. Most builders adhere to an eight-ft. guideline in terms of ceiling height. However, new homes have been known to incorporate ceilings of up to a 10-ft. height. Higher ceilings immediately make a room feel larger and can add to its general design and appeal. They also adds a general feeling of luxury to a new home.

Many builders offer both brick and siding options on their floorplans. For this decision, homeowners really have to evaluate their long-term plans. Using brick helps guarantee your house will last through most any weather condition (think about a popular fairy tale with three pigs and a wolf!). Brick can also be quieter, blocking the homeowner from outside noise. That being said, aluminum siding is much, much more cost effective, but needs regular maintenance.

Unless you are planning on staying in your home for a very long period or want to ensure high resale value, siding might be the way to go.

Other areas to consider for upgrades during the building period of your new home can be additional lighting, pot lights, additional outlets (especially on a second floor), additional fireplaces, larger windows, larger windows in the basement and a rough in for the basement. These are all upgrades that almost have to be done before the house is complete and can be very costly once the house is built.

Purchasing a new home can be very exciting...and a little nerve racking! Make sure to take the time to really think about what you want in your new home, so once you move in, it’s perfect!

Jane Lockhart is founder and principal designer of Jane Lockhart Interior Design. She was creative director and host of W Network’s top-ranked show, Colour Confidential, and has a Canadian-built furniture collection, Jane by Jane Lockhart, by Statum Designs. Visit online at janelockhart.com

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 59

Surrey | Langley

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A8. ASHBURY + OAK

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B3. PRESTWICK AT MILNER HEIGHTS

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A11. SUNSTONE

B5. EVERLY GREEN

8138 204th Street 604-539-6281

14555 - 68th Ave 778-590-7283 Panorama Heights 778-591-6685

10727 Delsom Crescent sunstonevillage.ca

#4 7672 209th Street 604-888-9671

7059 210 St. 604-371-0928

205 – 6360 202nd St. 604-532-6060

8217–204B Street www.everlygreen.ca

B6. GABRIOLA PARK

8217–204B Street www.gabriolapark.com

RICHMOND/DELTA/LADNER/TSAWWASSEN

Village Life Arrives at Sunstone North Delta’s Coveted Master Plan Community.

REGISTER BY AUGUST 31ST FOR VIP ACCESS 54 Spacious Residences 35,000 SF of Retail & Services in a Village Setting 70 Quality Rental Apartments Ever since the land was first purchased in the mid-fifties, master developer Delsom Estates had a vision for the property: to create a beautiful, sustainable community offering a walkable lifestyle.

Sunstone is almost complete with the village now underway; the last piece to this coveted community. With over 10 km of trails and walking paths, open green space and a fully sustainable lake, the community is more than a home for residents; it offers an exceptional quality of life.

COMING THIS FALL

sunstonevillage.ca

This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 61

Advice | MIND OVER MORTGAGE

What is the difference between a deposit and down payment?

By Alisa Aragon

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IT IS IMPORTANT to determine the difference between a deposit and down payment and at which point each of them have to be paid.

The deposit is the money that you put down to secure the property that you are purchasing, in other words you are proving that you are serious about buying the property. There is no set amount on how much the deposit amount is. When you are writing an offer to purchase with your real estate agent, they will require a deposit amount. That amount will depend on the purchase price and how quickly you will be closing on the sale. The deposit is applied against the purchase price of the property when the sale closes. The deposit will become part of the down payment. If you don’t close on the property, the deposit is lost.

The down payment is the money that you put up front when you purchase a property. Down payments typically range from 5 per cent to 20 per cent of the total value of the property. The minimum down payment required to purchase a property is 5 per cent. There are different down payment requirements when you are purchasing. If you are an employee, you can put as little as 5 per cent down payment. For self-employed individuals it can be as low as 10 per cent and if you are purchasing a rental/ investment property you will need to put a minimum of 20 per cent down payment. The full 62 YPNEXTHOME.CA

amount of the down payment is payable when the sale closes.

Below are a couple of examples:

Example 1: The buyers are buying a property with a purchase price of $525,000. They will be putting a 10 per cent down payment ($52,500). They removed subjects and their offer has become a firm deal on October 2nd, at this point they give a deposit of $26,250. They will be closing on November 15th and the buyers will need to pay the balance of the down payment of $26,250, making a total down payment of $52,500.

Example 2: The buyers are buying a property that is under construction and the developer

is asking for a 10 per cent deposit. The property that they are purchasing is $619,900 plus GST. They have given a deposit of $61,990. The final purchase price with GST is $650,895. The buyers are only putting a down payment of 5 per cent ($32,544.75). The buyers will be getting the difference back at the time of closing after the deductions have been made for the closing costs.

It always help to work with a professional Mortgage Expert to help find the best mortgage based on your unique needs.

Alisa Aragon is a Mortgage Expert who develops short & long term strategies that are customized for each client. Her strategies include the best mortgage with the most favourable terms and rates to suit your needs. DLC Mountain View. www.YMSG.ca or aaragon@dominionlending.ca

SURREY/LANGLEY

thE 3 stars OF sUmmEr!

Down Payment as low as $8,245* Homes Starting from just $164,900* Monthly Payments as low as $727* 2,100 SQ. FT. ROOF DECK TO ENTERTAIN YOUR FAMILY & FRIENDS

• VeNUE hAs a grEAt seleCtIoN OF studIo - 2 BedrOom homes · homes frOm $164,900-$209,900* • 5 miNUte WAlk to gAteWAy skytRAIn statIoN · EAsy aCCesS to simoN fraSEr unIvErsity, douglAs CollEgE and KwantlEn polyteChNiC unIvErsity · shOppiNg CeNtRes ClOSE By

your life...your WAy...your home 114 - 10768 Whalley BlVd t: 604.581.8000

VeNUElIFE.CA OpEn dAIly: NoOn-5pm (ExCept frIday)

*This is not an offering for sale which can only be made with a disclosure statement. In our continuing effort to improve and maintain the high standard of Venue development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion. All dimensions and sizes are approximate and are based on Architectural measurements. Renderings are an artist’s conception and are intended as a general reference only.

Payment example of $727 per month is based on a 5% downpayment, 25 year amortization, 3.68% interest rate, with a 24 month rate hold provided by a partner financial institution.

Please refer to the disclosure statement for exact offering details. Sales and marketing by Fifth Avenue Real Estate Marketing. E.&O.E.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 63

Trending

The REALTORS Care Shelter Drive Set an all-time record this year, raising $47,329.49 for three housing charities in Metro Vancouver.

AN INITIATIVE DEVELOPED by the REALTOR members of the Real Estate Board of Greater Vancouver (REBGV), the Shelter Drive raises funds each year for housing-related charities within Metro Vancouver.

“The Shelter Drive is one example of our Realtors’ commitment to building, strengthening and helping the communities in which we work and live,” said Dan Morrison, REBGV president. ”Our member donated funds through different events and programs throughout the year that will help three local charities that provide critical services to residents in our region.”

The REALTORS Care Shelter Drive has raised over $217,000 since it began seven years ago.

This year’s donations went to Aunt Leah’s Place in New Westminster, Cythera Transition House in Maple Ridge, and Yew Transition House in Sechelt. These charities help people in need find a safe and supportive place to live.

Aunt Leah’s Place helps prevent children in foster care from becoming homeless and mothers in need from losing custody of their children. They do this by providing guidance, supported housing, job training and coaching on essential life skills.

Cythera Transition House provides a safe refuge and basic necessities to women and children fleeing abuse.

They help women link up to services such as housing, legal rights advocates, income assistance, childcare, and other community resources.

Yew Transition House provides shelter, support, advocacy, and referrals to women and children affected by family abuse. Yew supports over 50 programs, employs just over 100 64 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

professional staff, and works with hundreds of volunteers to provide a caring place of support for residents on the Sunshine Coast.

The REALTORS Care® Shelter Drive was created in 2009 and is funded entirely by Metro Vancouver Realtors.

REALTORS Care is the charitable program under which Realtors give back to their communities. Since 2007, REALTORS Care raised over $40 million for a wide range of groups and charities. Visit: www.rebgv.org/realtorscare

Advice | QUEEN OF GREEN

Let’s talk about toxic chemicals Our health agencies could be doing more to protect us from harmful chemicals in products Lindsay Coulter

MORE ADVICE ONLINE ypnexthome.ca/news/advice

A RECENT AUDIT FOUND HEALTH CANADA

isn’t doing enough to protect Canadians from hazardous chemicals in everyday products.

This is not breaking news to you. And maybe it’s the main reason you… » Make home cleaners, like dish and laundry soap » Make personal-care products, like deodorant and toothpaste » Avoid cheap loot-bag goodies and children’s jewelry » Became a “fragrance” and “parfum” ingredient list detective Some recommendations: » Cosmetics and household products need more safety oversight. (Perhaps this explains how harmful microbeads made it into your toothpaste, onto store shelves and then into the ocean and aquatic species?) » Canada should align its regulations with the European Union, which has made companies label products that contain any of the known 26 fragrance allergens since 2003. (The David Suzuki Foundation made this same recommendation in 2011 with Failing the Sniff Test: Chemicals in fragranced products remain a mystery!) » Gaps in the Consumer Product Safety Program — which is designed to detect risks to human health — are problematic.

66 YPNEXTHOME.CA

» No regular tests are conducted for heavy metals (and contaminants). Did you know that for some heavy metals, like lead, there are no safe levels? » Sunscreen products can be unsafe and their labels misleading. » More product testing is needed, and consumers should be informed that terms like “hypoallergenic” or “unscented” don’t necessarily mean the product is healthy or safe.

The good news?

Health Canada will review its plan, and may include testing of cosmetics for banned or restricted substances. It may also require companies to confidentially disclose a full list of ingredients, instead of hiding behind “trade secrets”.

Until then, continue to shop for products free from the Dirty Dozen, including “fragrance”, and clean your home with food-grade ingredients!

And sign up for my digest to get your monthly dose of “green” inspiration, which will help reduce your exposure to toxic chemicals in consumer goods.

As David Suzuki’s Queen of Green, Lindsay Coulter courageously leads and inspires others to live more gently on the Earth. She answers fan and follower questions, offers DIY recipes and tips without judgment and guilt, and regularly appears as a “green” expert in the media — she’s even been on Dr. Oz. See more Queen of Green at davidsuzuki.org/blogs/queen-of-green.

COMING SOON

NATURAL LIVING

A collection of 3 and 4 bedroom BC cottage style townhomes on Yorkson Park by local award winning developer, Royale Properties.

VIP APPROINTMENTS NOW IN PROGRESS register today to ensure yours

gabriolapark.com 604.371.1892

This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

Advice | QUICK TIPS

Outside In Taking advantage of your outdoor living area

By Bob de Wit

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THERE’S NO DOUBT ABOUT IT: summer is in full swing! In years past at this time of year, most homeowners would be thinking about what to barbeque tonight, but as the song says, ‘the times, they are a changin’.

It’s no news flash that as land prices in Metro Vancouver have risen, living spaces have become smaller, and along with them, access to the outdoors.

For every housing form, homeowners are getting more creative about how they extend their indoor spaces and stay connected to nature.

For single-family homeowners, gone are the days of the traditional patio door opening onto the standard 10-foot by 20-foot deck. Today’s landscaping is more organic by design with the outdoor room being a natural extension of the home.

Glass walls opening onto expansive decking with outdoor heaters, subtle lighting, dining and recreational areas are just some of the features seen in and around Vancouver’s backyards.

Speaking with GVHBA Ovation Award winner Todd Senft of reVISION Custom Home Renovations, “Home owners are taking a strong interest in expanding their homes by adding an outdoor living space to relax and entertain in. Outside fire pits or fireplaces are a ‘hot’ trend for creating a warm ambiance and to provide heat for the shoulder seasons.”

68 YPNEXTHOME.CA

reVISION Custom Home Renovations: Award-winning outdoor room.

Home owners are taking a strong interest in expanding their homes by adding an outdoor living space to relax and entertain in But if heat’s not your thing, what’s really cool is what condominium owners are doing to bring nature inside.

Consider, for example, the living wall. Say what? A hot new trend in condo living is the inclusion of “living architecture” elements such as indoor vertical gardens or green roofs.

According to GVHBA member Ashley Campbell of Architek.com, “People often choose to install a living wall to reintroduce nature back into their lives.

And as apartments are getting smaller and space is ever more valuable - living walls are a great way to do this. An added benefit is that you also gain a piece of ever changing art work on your wall.”

For information about creating your own “outside in” experience, whether you’re looking for a landscape architect or an award winning custom builder or renovator, you can check out our GVHBA directory at www.gvhba.com.

Bob de Wit is the Chief Executive Officer of the Greater Vancouver Homebuilders’ Association (GVHBA: www.gvhba.org).

GVHBA is the voice of the residential construction industry in Metro Vancouver, helping consumers buy, build or renovate their homes. Bob has a passion for entrepreneurship and homeownership and brings those interests to his leadership role at GVHBA.

WINNER CHBA National Awards for Housing Excellence 2016

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Presentation Centre 238 Fell Ave 604-980-0016

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Edgemont Blvd. & Ridgewood Dr. 604-699-0036

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NOW SELLING

Connaught in Edgemont Village.

One of a Kind.

Connaught’s boutique collection of residences and townhomes that range up to 1,600 sq.ft. is now selling. These elegant concrete residences feature air-conditioning, gourmet kitchens with integrated premium appliances by Bosch, custom Italian cabinetry and dramatic marble slab backsplashes. Connaught offers a variety of amenities including a landscaped rooftop courtyard, concierge, and new shops that complement the established and highly walkable Edgemont Village, located just 15 minutes from downtown Vancouver. Visit the Presentation Centre today.

Artists rendering only

2 Beds (1,097 - 1,502 sq.ft.) from $1.38m 3 Beds (1,283 - 1,598 sq.ft.) from $1.72m Artist rendering only

For more information call 604.699.0036 or register at connaughtliving.com

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5111 Hollybridge Way 604-233-2633

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No. 2 Rd. and London Rd. 604-274-7326

6511 Buswell St ellerichmond.com

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A9. RIVER PARK PLACE 48TH AVEB1. TSAWWASSEN 47TH A AVE Oval Village SHORES riverparkplaceliving.ca W

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Display Home 6160 London Rd. Steveston 604-274-7326

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PROJECT SALES AND MARKETING PROFESSIONALS 604-453-6600

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Advice | TAXING ISSUES

Taking a long-term view

By Henry Choo Chong

MORE ADVICE ONLINE ypnexthome.ca/news/advice

Q.

My wife and I would like to get into the real estate market before it becomes unaffordable. We have saved $10,000 for a down payment. We have above-average salaries but have been working only for the past three years.

Is this the right time for us to buy?

- Joanne and Jake, Ajax

A.

As we leave behind the financial crisis, economic slowdown, stock market and even real estate declines, things are looking brighter for many Canadians. Canada has survived the recession, spending is up, stock markets have arguably rebounded and the real estate market has shown price and sales increases.

Many economists predicted real estate price declines, and few expected price increases and such a quick recovery.

Homebuyers who were counting on further price declines may have been kicking themselves. How long will this continue, you ask? It’s anyone’s guess.

Like the impact seen with the July 1, 2010 introduction of the Harmonized Sales Tax (HST), some experts expected changes to mortgage regulations announced in January 2011 to cause a short-term spike in activity in the first few months of last year.

The 13-per-cent HST was added to new homes priced at more than $400,000 and many services that were previously not subject to the former eight per cent Provincial Sales Tax (PST). Services facing the HST include: real estate commissions, legal fees, accounting and tax fees and many others.

74 YPNEXTHOME.CA

Finance Minister Jim Flaherty has given notice he is concerned about a potential overheating of the real estate market.

Borrowers must meet the requirements for a five-year, fixed-rate mortgage, even if they plan to choose a shorter term and lower rate. In addition, Canadians can now withdraw in refinancing only 85 per cent of their home’s value, down from 90 per cent, while down payment requirements remain at five per cent for primary homes and 20 per cent for investment properties. Some experts feel these changes may leave some first-time buyers sitting on the sidelines.

However, these issues should not be the primary factors to influence your decision to buy. Some considerations to reconcile before making the plunge include: » How much of a house can you afford to purchase? Get pre-approved by your bank before shopping » How much of a home do you want to afford? The answer is not necessarily

to purchase the maximum home you qualify to buy, but what you want to afford » What will your payments be, if interest rates rise (and they definitely will) one, two or three per cent? Ensure you can easily afford the increase » First-time buyers of new homes priced at less than $400,000 will be minimally affected by the HST. Generally, there are no real estate commissions for the purchaser of a home. Legal fees are not usually high for a purchase and are minute in the grand scheme of purchasing a home At the end of the day, a home is a longterm investment, so look beyond the next year or two.

Henry Choo Chong, CGA, sits on many committees and provides accounting and tax services to individuals and businesses in the GTA. He can be reached by phone at 416.485.5225 or by email at choochonghcga@yahoo.ca.

looking for a new home?

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M A X I M U M S I Z E | M A X I M U M WAT E R V I E W | M A X I M U M VA L U E CANADA’S MOST SIGNIFICANT WATERFRONT COMMUNITY Aspac’s Max Collection, a finite reserve of Aspac’s most luxurious waterfront condominiums, featuring maximum square footage, maximum water views and maximum value.

In a continuing effort to meet the challenge of product improvement, the developer reserves the right to modify or change plans and specifications without notice. Pictures, drawings, digital renderings and landscape plans are for illustrative purposes only and are subject to change. This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.

2 RIVER GREEN

BEDROOMS

3BR + Den

INDOOR LIVING

1,850 SF

~ 4BR + Den ~

3,500 SF

OUTDOOR LIVING

Up to 2,600 SF

PARKING

Up to 3 car Private Garage

( 1,240 SF )

Presentation Centre Open Daily 12pm-5pm 5111 Hollybridge Way, Richmond V7C 0A3

604.233.2633 www.rivergreen.com

In a continuing effort to meet the challenge of product improvement, the developer reserves the right to modify or change plans and specifications without notice. Pictures, drawings, digital renderings and landscape plans are for illustrative purposes only and are subject to change. This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.

Hot Properties

Find your next home! These pages feature a few of the latest condo, townhome and single-family properties to keep your eye on in the Metro Vancouver area.

Find more homes at ypnexthome.ca

by Susan M Boyce

LATEST LISTINGS:

CAMDEN

78 YPNEXTHOME.CA

Camden is the first phase of singlefamily homes at The Falls master planned community in Chilliwack.

PACIFIC HEIGHTS PRIMROSE

Primrose is coming to the Cambie Corridor.

previews and registration BELPARK Home type: Lowrise condominiums Developer: Intracorp On the Street: 59th Avenue and Alberta, Vancouver On the Web: intracorp.ca/belpark Info: Three buildings located on a tranquil, tree-lined street between the lush greenery of the Langara Golf Course and Winona Park.

Predominantly two- and three-bedroom homes, all include spacious balconies for enjoying the quiet, residential neighbourhood.

PRIMROSE AT QUEEN ELIZABETH PARK Home type: Townhomes Developer: Transca Developments On the Street: Cambie and 33rd Avenue, Vancouver On the Web: primrosevancouver.com Info: Enviable Westside location opposite Vancouver’s beloved Queen Elizabeth Park, this is a rare opportunity to purchase a brand new townhome on the Cambie Corridor.

Register today to receive the latest information on this blossoming new development.

Presentation centre coming soon at City Square Shopping Centre (Cambie and 12th Avenue).

CONTESSA AT QUEEN ELIZABETH PARK Home type: Lowrise Condos Developer: Purewest Properties On the Street: Cambie Corridor On the Web: contessaoncambie.com Info: Another stylish addition to this evolving Westside neighbourhood, Contessa is now accepting priority registration for an upcoming

Pacific Heights in South Surrey.

collection of one- to three-bedroom homes.

Great proximity to transit and the Canada Line as well as being just steps to the lush greenery of Queen Elizabeth Park.

THE DAWSON Home type: Condominium Developer: Amacon On the Street: Dawson and Willingdon, Burnaby On the Web: amacon.com/thedawson Info: Currently under construction, The Dawson is anticipated to be move-in ready by mid 2017. Great location in the heart of Burnaby’s vibrant Brentwood Town Centre neighbourhood.

Floorplans range from one to three-bedrooms plus all owners will have exclusive access to 10,000 square feet of private indoor/outdoor amenities including a social lounge, games room, library, fully equipped fitness centre and courtyard with resident gardening plots. Register now as only 62 home-ownership opportunities exist.

RUBY HILL Home type: Lowrise Condos On the Street: 12th Street and Dublin, New Westminster On the Web: rubyhill.ca Contact: 604.243.8658 Info: Register now for these 26 two- and threebedroom homes, some with water and mountain views.

new releases and grand openings CAMDEN AT THE FALLS Home type: Single-family Developer: Aquilini Development Starting price: $549,900 On the Street: 8361 Nixon Road, Chilliwack

On the Web: livethefalls.com or call.

Contact: 604.794.5722 Info: Previews are now underway for the first phase of single-family homes in this 341-acre master planned golf community located on The Falls Golf Course. Panoramic valley views and expansive, fully finished floorplans starting at 2,625 square feet. Easy access to the growing

PACIFIC HEIGHTS Home type: Single-family Developer: Morningstar On the Street: 168th Street and 18th Avenue, South Surrey On the Web: mstarhomes.com Contact: 604.521.0038 Info: Offering over 3400 square feet of luxurious living space, these well-appointed, three- and four-bedroom homes feature expansive kitchens, generous patios and decks, and an enviable location near highly ranked schools, shopping at Morgan Crossing Shopping District, the popular Grandview Heights Aquatic Centre as well as the White Rock beachside promenade and four golf courses.

TIGRIS GARDEN Home type: Townhomes Starting price: $840,800 On the Street: 9780 General Currie Road, Richmond On the Web: tigrisgarden.ca Contact: 778.686.0806 Info: Final release of 1,311 to 1,345-square-foot homes in this centrally located development.

Close to schools, shopping, parks, and the Golden Village.

Tell us your news Got a new development you’d like us to feature in On the Horizon? Drop me a note at susan@ suntrackercafe.com, and we’ll do our best to get you in the next edition.

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 79

BRITISH COLUMBIA’S NEW HOME & CONDO DEVELOPMENTS PROJECT

TYPE

CONTACT

PRICE

ABBOTSFORD Abacus Uptown Cedar Landing Eagle Estates Eagles Gate Falcon Ridge Foxwood Mahogany at Mill Lake Straiton Estates Residences at Gateway

LR TH SF SF SF SF HR SF LR

604-309-7155 604-850-5040 604-859-3141 604-309-7729 604-309-0540 604-850-5040 778-255-9990 604-850-5040 604-855-8116

BURNABY Churchill The City of Lougheed Concord Brentwood The Dawson The Dawson Fulton House Gold House Imperial Ivory Mews Kings Crossing Milano Modena Novella OakTerra Pacifico Paddington Mews Pixel Solo District Station Square The Peak Trio Triomphe Veritas

TH HR HR HR LR HR HR HR TH HR HR LR MR LR TH TH LR HR HR HR LR HR LR

604-363-2627 Coming Soon 604-328-7128 Coming Soon 604-435-1383 From $299,900 dawsonbyamacon.com Coming Soon dawsonbyamacon.com Coming Soon 604-299-8573 Call goldhouseliving.com Coming Soon imperialbyamacon.com Coming Soon 604-528-6935 From $289,900 cressey.com/kingscrossingbycressey Coming Soon 604-294-8989 From $298,900 604-294-9919 Coming Soon 604-536-5777 Call 604-431-6033 Call 604 294 3802 Call 604-438-9922 From $334,900 pixelburnaby.com From $399,900 solodistrict.com Coming Soon 604-438-1113 Call 604-559-5795 Call 604-218-3338 From $249,900 604-828-1373 Coming Soon 604-298-9965 From $389,900

CHILLIWACK / SARDIS Camden at The Falls Centre Field Englewood Village Garrison Crossing Heron’s Landing Park Ridge at Sardis Village Radius Seasons at Cedar Sky COQUITLAM 1123 Westwood Amberleigh Brookmere Charland Cristallo Homes Crown Foster Ave Rowhomes

SF TH SF SF/LR/TH

Call From 274,900 inc net GST From $599,900 From $373,500 From $789,000 From $524,900 Call Call Call

LR LR TH

www.livethefalls.com 604-795-6938 604-534-5079 604-824-5062 604-858-7179 604-703-9292 604-991-5151 604-991-8250

From $389,900 From $242,900 From $249,900 Call From $269,900 Call From $149,900 From $449,900

HR SF HR LR TH HR TH

604-472-1123 604-514-4359 604-259-5991 604-492-3388 604-939-6816 604-939-8868 intracorp.ca

Call Coming Soon Now Previewing Call Call From $280,000 Coming Soon

Penthouse (PH)

Live Work (LW)

PROJECT

City Home (CH)

High Rise (HR)

TYPE

CONTACT

PRICE

Kingston The Lloyd Lougheed Mont Bleu Nelson on Foster Novella Parker House Sterling

SF HR HR HR LR MR LR SF

604-514-4359 604-942-8416 604-939-2677 montbleu.ca 604-998-8998 604-563-5777 604-871-4256 604-464-2260

Coming Soon From $809,900 Call Coming soon Call Call Coming soon From $689,900

DELTA Delta Rise Muse South Pointe Sunstone

HR LR SF TH

604-594-7473 liveatmuse.com 604-584-2908 sunstonevillage.ca

Call From $199,900 From $699,900 Coming Soon

LADNER Fairwinds

TH

604-946-8812

Call

LR LR SF SF SF/LR

604-943-8811 604-274-7326 604-271-7288 604-943-6677 604-948-HOME

Call

Coming Soon From $599,900 From $199,900 Coming Soon Coming Soon From $314,900 Call From $139,900 Call From $179,900 From $440,000

TSAWWASSEN Brio Harbour Walk Tsawwassen Heights Tsawwassen Shores Tsawwassen Springs

Call From $499,900 Call

LANGLEY Archstone Yorkson Ashbury + Oak Elements Everly Green Gabriola Park Mission Green Prestwick at Milner Heights Varsity Woodland Park Yorkson Creek Yorkson South

TH LR TH LR SF

604-888-9671 604-539-6281 604-533-7718 www.everlygreen.ca www.gabriolapark.com 604-871-4288 604-371-0928 604-539-2200 604-532-6060 yorksoncreek.com 778-785-1673

MAPLE RIDGE Albion Crossing Albion Station Falcon House Grant Hill Estates Magnolia Grove Maple Heights Montgomery Acres Pointe, The Robertson Heights Ruxton Village Station One The Terraces Wellington Station

TH TH LR SF TH TH SF SF SF TH LR TH LR

604-551-5215 604-351-3261 604-477-1500 604-230-3935 604-534-1234 604-380-1215 604-477-2959 604-999-2452 604-380-4708 604-380-0300 778-878-1347 604-351-3261 604-380-0300

From $359,900 From $254,900 Call Call Call Call From $534,980 From $489,900 From $459,900 Call From $164,900 From $369,900 From $189,000

MISSION / HARRISON Horizons

TH

1-888-826-1177

From $319,800

Mid Rise (MR)

Low Rise (LR)

TH TH LR TH TH

Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)

BRINGING PEOPLE HOME CONNECTING BUYERS TO THE BEST NEW HOME OPPORTUNITIES IN METROPOLITAN VANCOUVER

FIFTHAVE.CA 80 YPNEXTHOME.CA

N E W H O M E S A L E S AND MARKETING EXPERTISE

The listings included on the following pages are meant to offer a comprehensive overview of those new home developments currently being marketed throughout Greater Vancouver and the Fraser Valley.

Pricing is subject to change; you should contact the specific development for current details or special promotions. To report any changes or corrections to this information, please contact our office at 604.519.6080, fax 604.519.6088, or email homes@ypnexthome.ca PROJECT

TYPE

NEW WESTMINSTER Duo at Port Royal Elliot Glass House Lofts Grove, The Lookout at Victoria Hill, The Lotus Parkside at Victoria Hill Portage The Peninsula The Royal at Victoria Hill Thompson Landing Westbourne NORTH VANCOUVER Anchor, The Atrium at the Pier CentreView Connaught Edgemont Village First Street West Juniper at Timber Court Latitudes Maplewood North Maplewood Place Northlands Parkgate Pinnacle Residences at the Pier Promenade at the Quay Tatlow Trophy at the Pier Seymour Village Shore, The x61

LR HR LR LR LR LR HR MR MR LR SF LR LR MR/TH HR LR/TH LR LR TH LR TH LR/TH TH MR HR LR MR TH LR LR/TH

CONTACT

PRICE

604-520-9890 604-662-8009 604-520-9890 604-523-0733 604-523-0733 604-782-1706 604-523-0733 778-398-1344 604-544-2258 604-523-0733 604-520-3226 westbourneliving.com

From $218,900 Call Call Call Call Coming Soon Call Call Call Coming Soon From $476,900 Coming soon

604-988-8800 604-983-9065 604-998-8540 604-699-0036 604-770-0791 604-988-3617 604-435-9477 604-727-1594 604-563-7001 604-800-2120 texorhomes.com 604-983-9065 604-871-4125 604-983-9065 604-924-0818 604-980-0016 604 971 3181

From $379,900 From $379,900 Call Call Call Coming Soon From $469,900 From $378,900 From low $300s Call Coming soon Call Coming Soon Coming Soon Call From $699,900 From low $200’s Call

PITT MEADOWS Cedar Downs Orion

LR LR

778-846-3200 www.orionliving.ca

From $194,900 Coming Soon

PORT COQUITLAM Carmandy Fremont Indigo Fremont Emerald Orchid Salisbury Lane Shaughnessy, The Uptown Pointe

LR TH LR LR TH HR LR

604-435-9477 604-552-0319 604-468-0084 604-866-4206 604-475-1172 604-468-8252 604-468-0010

From $209,900 Call Call From $159,900 Call Call Call

PORT MOODY Clark Station, The

TH TH

778-558-6377 604-492-3338

Call Call

RICHMOND Alfa HR 604-276-2532 Call Calla at the Gardens MR 604-271-3331 Coming Soon 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf Concord Gardens HR 604-233-7748 From $300,000’s1 Dayton Avenue SF 604-518-8396 Call

Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

Elle Empire Living Grand, The Kenstone Gate Kingsley Estates Kingston Gate Livia Mandarin Walk Monet Opal at Richmond Centre Ora Orchid by Beedie Parc Riviera Park Residences at Minoru Pier, The Pinnacle Living at Capstan Pinnacle Living Sorrento Quintet Riga Riva River Green River Park Place River Inlet Vogue Westminster Terrace SQUAMISH / WHISTLER Elaho Ocean Crest ParkHouse Ravens Plateau Ravenswood Seven Peaks Aqua University Heights SUNSHINE COAST SECHELT Edgewater at Porpoise Bay SilverStone Heights SURREY 3 Civic Plaza Esplanade at Waterstone Evolve Greenwood Townhomes Guildford The Great Guildhouse Harvest Heights Highcrest HQ 2015-01-16 11:37 AM Joi Living Monarch Crossing

Mid Rise (MR)

Low Rise (LR)

HR TH HR TH TH TH TH LR/TH HR HR HR HR MR HR LR HR/MR/TH MR/HR HR TH MR MR MR MR/TH TH TH

CONTACT

PRICE

604-273-1313 From low $300’s 604-244-9622 Call 604 278 3880 Call 604-218-3338 From $529,900 604-821-1384 Call 604-760-6024 Call 604-364-2159 Call 604-278-0808 Call 604-233-7748 From $300,000’s 604-303-7575 From $464,900 604-278-8838 Call info@orchidbeedie.ca Coming Soon 604-231-5900 From Low $200’s 604-303-8878 Call 604-274-7326 Call 604-303-0148 Call 604-303-0148 Call 604-303-8878 Call 604-715-1250 Call 604-278-8825 Call 604-233-2633 Call riverparkplaceliving.ca Coming Soon 604-233-2633 Call 604-715-1250 Call 604-204-1077 Call

TH SF LR SF SF TH TH/LR LR

604-898-2232 604-896-2235 604-567-5433 1-888-852-7575 604-670-7862 604-871-4191 1-877-344-5566 1-888-852-7575

Coming Soon From $1,298,000 From $167,900 Call Coming Soon Coming Soon From $239,000 Call

TH SF

604- 885-8556 604-741-1877

From $309,900 From $479,900

HR LR HR TH TH TH TH TH TH LR TH TH

604-951-3331 604-530-5399 604-497-0102 604-621-3331 778-293-2222 604-574-1143 604-576-7722 604-618-6175 604-584-7273 porte.ca/HQ 604-574-8888 604-719-7730

Call From $219,900 Call Coming Soon Call Call Call From $339,900 From $345,900 Coming Soon From $339,000 Call

Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)

AUG 19 - SEPT 2, 2016 | NEW HOME & CONDO GUIDE 81

PROJECT

TYPE

Panorama 62 Park Avenue West Park Central Park Place Village Prime on Plaza Silverwood Sync Summit University District Wave Westpointe CLOVERDALE

TH HR LR TH HR TH TH TH HR HR TH

CONTACT

PRICE

778-885-6700 604-583-9866 604-817-5852 604-617-7763 604-498-3888 silverwoodliving.com 778-590-7283 778-591-6685 604-588-5795 604-951-9283 604-833-9193

Call From $250’s From $289,900 From $359,000 Call From Low $300’s From Under $300’s Coming Soon From $233,900 From $291,900 Call

LR HR HR LR HR HR HR HR HR Trump International Hotel and Tower® Vancouver HR Vancouver House HR

604-620-2018 burrardplace.ca 604-689-8535 604-783-1044 604-781-4303 604-620-6692 604-687-4353 604-682-8107 604-568-8283 604-568-7888 604-893-8958

Call Coming Soon Call Call Call From $349,900 Call Call Starting at $399,900 Call Call

EAST SIDE Avalon Mews Cordovan Focal Francis Gem, The Grandview Cascades Kensington Gardens Paragon Renfrew & 2nd R+R Skyway Strathcona Gardens Triumph View338 Woodshire

TH LR LR TH LR TH LR LR LR LR HR TH TH LR TH

604-438-5050 cordovan.ca 604-563-6777 604-330-8848 liveatthegem.com grandviewcascades.com 604-620-7886 604-688-5566 604-830-3938 604-434-2205 604-436-1100 604-328-9940 604-563-6200 604-303-8838 604-719-1700

Call Coming Soon Coming Soon Call Coming Soon Coming Soon Call Coming Soon From $259,900 $534,900 Call Call Call From $219,900 From $420,900

WEST SIDE 7302-7358 Granville 1555 West Eighth 41West 6th & Yukon 8X On The Park 99 West W10th & Maple Aperture Arbutus Ridge Aston Block 100 Boulevard Cambie Star

TH LR/MR MR LR HR MR MR/TH LR/TH MR TH HR MR MR

604-891-1288 604-828-3998 604-563-8336 cressey.ca 604-801-6861 604-620-8600 604-239-2080 604-345-9000 604-738-0001 604-418-6809 604-682-8801 604-685-5778 604-876-9222

Call Call Call Coming Soon Call From $528,800 From $429,900 Call Call Coming Soon Call From $367,400 Call

VANCOUVER & AREA DOWNTOWN 188 Keefer Burrard Place The Charleson Eventide Fairmont Pacific Rim Estates Fairmont Pacific Rim Estates Mark, The Private Residences at Hotel Georgia, The Tate Downtown

Penthouse (PH)

82 YPNEXTHOME.CA

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

Canvas Central Citti Epic at West Eton Granville at 70th Henry Kerrisdale Gardens Livingstone House Maisonette MC2 McKinnon Monarch Northwest Oak + Park One, The Parc 26 Parc Elise 35 Park West Pinnacle Living at False Creek Pinnacle Living Broadway Primrose Prodigy Q16 Shaughnessy Residences Sterling Sota The Grayson The Spot The Ivy The Creek/Navio The Grey The Regent Tisdale Vya W10th & Maple

MR HR MR HR LR/HR HR TH/MR MR LR TH HR TH MR HR TH HR MR/TH MR/TH LR MR MR TH MR TH TH LR HR TH MR LR HR MR TH TH LR MR/TH

CONTACT

PRICE

604-875-8508 604-662-3373 604-880-6880 604-707-9378 604-221-8598 604-687-2298 604-715-6060 604-559-9848 604-998-8988 www.marcon.ca/maisonette 604-638-9998 mckinnonbycressey.com 604-568-6883 604-325-5151 604-558-5851 604-874-8368 604 336 6380 604-336-6380 604-563-8336 604-874-8368 604-739-2080 PrimroseVancouver.com 604-221-8878 604-263-8090 604-558-5848 604-428-8858 604-671-1025 604.558.1907 604-568-6886 604-566-5888 604-681-8282 thegreyliving.com 604-273-1313 778-846-5990 604-559-1070 604-739-2080

Call Call Call Call Call Call Coming Soon From $540,900 From $639,900 Coming Soon Call Coming Soon From $444,900 Call Call Call Call Call Call Call Call Coming Soon From high $300s Call Call Call From 2.5 million Call From $269,900 Call Call Coming Soon Call Call From $239,999 Call

Coming Soon Call From $490,000 Coming Soon From $609,900

WEST VANCOUVER 23rd and Bellevue Evelyn Galleries on the Bay Kerrisdale by Cressey South on 16th

HR MR LR LR TH

cressey.com 604-922-0330 604-836-7355 cressey.com 604-720-7478

WHITE ROCK / SOUTH SURREY Blu The Estates at Morgan Heights Grandview Heights Hudson Hycroft 2 Morgan Rise Morgan Prescott Commons SoHo South Ridge Club Westpointe Westside at Orchard Grove Zirkon

TH SF TH TH TH SF TH TH TH TH SF SF TH

604-691-5160 From $679,000 Inc. GST 604-560-1053 Call discovergrandviewheights.com LiveAtHudson.ca Coming Soon 605-541-2495 From $560,900 604-560-6438 Call 604-538-8695 Call 604-541-8092 From $349,900 zenterra.ca/soho Coming Soon 604-582-1113 From $420’s 604-833-9193 Call 604-372-0383 Coming Soon 778-885-5790 Call

Mid Rise (MR)

Low Rise (LR)

Loft (LO) Duplex (DP) Townhouse (TH) Row Home (RH)

NOW AVAILABLE

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WESTMINSTER HWY

RIVERPARKPLACELIVING.CA l 604.356.7719

PRESENTATION CENTRE AT 7671 ALDERBRIDGE WAY, RICHMOND OPEN DAILY 12-5, CLOSED FRIDAYS OR BY APPOINTMENT

NOW PREVIEWING

1 Bedroom from $399,900 Jr. 2 Bedroom from $423,900 2 Bedroom from $516,900 3 Bedroom from $724,900

This is not an offering for sale any such offering can only be made with a disclosure statement. The developer reserves the right to make changes and modifications to the information herein without prior notice. E&OE.

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RICHMOND’S MOST ANTICIPATED HOME OFFERING OF 2016

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