Issuu

SEPT 15 – 29, 2017 | nexthome.ca

METRO VANCOUVER EDITION

Connecting Canadians to new HOMES & CONDOS for more than 25 years

SH FRE OOK! L NEW E 12 G SEE PAE TAIL S D R FO

TIMELESS DESIGN · WORLD CLASS VIEWS · ELEGANT HOMES AT PACIFIC AND HORNBY IN DOWNTOWN VANCOUVER

INSIDE:

FIVE WAYS YOU CAN LIVE IN LAYERS THIS FALL SEASON

LEEDING THE WAY TO A GREENER WORLD

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* This is not an offering for sale. Any such offering can only be made with a disclosure statement. Prices are subject to change. Sales by Qualico Realty. E.&O.E.

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SEPT 15 – 29, 2017 | VOLUME 02 ISSUE 19

CONTENTS

ON THE COVER:

GROSVENOR AMERICAS THE PACIFIC: A TIMELESS ADDITION TO VANCOUVER’S SKYLINE

10 NextHome.ca

VICE PRESIDENT & CHIEF PUBLISHING OFFICER

Caroline Andrews

PUBLISHER & GENERAL MANAGER

Shawn Woodford

DIRECTOR OF CONTENT & EDITOR-IN-CHIEF

54 SPECIAL FEATURE:

Jennifer Reynolds MANAGING EDITOR

Wayne Karl

SENIOR EDITOR

Lydia McNutt ART DIRECTOR

Megan Pike

LEEDING THE WAY TO A GREENER WORLD PROPERTY PROFILES

INSPIRATION

34 Hayer Builders Group

46 Designer Advice

Summit: A private panoramic view that you must see for yourself

50 Hunter Park

For the love of layers! BY YANIC SIMARD

68 South Main

A go-to spot for decor

CONTRIBUTING EDITORS

Sonia Bell Elisa Krovblit

CONTRIBUTING WRITER

Susan M Boyce

MEDIA CONSULTANTS

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103 SALES COORDINATOR

Ranee Pal

Switch: Turn on life

60 Quantum Properties

Montrose Square: New view on Port Coquitlam

TRENDING

18 Where To Eat

FEATURES

62 Condo Investments What pays off versus what renters want

71 The Last Word

Q&A with Don R. Campbell, real estate investor and author

The best rooftop patios in Vancouver

22 News

Frasier Institute study; BoC increases overnight rate

26 REBGV

Condo sales drive August activity

ADVICE

24 Condo Sense

Four key factors when buying a pre-sale home

Luxury meets West Coast modern architecture and Green building

IN EVERY ISSUE

12 30 43 72

Mortgage portability, and what it might cost to make your move BY ALISA ARAGON

NATIONAL CIRCULATION MANAGER

John Jenkins

PRODUCTION MANAGER

Anthony Majetic GRAPHIC DESIGNER

Miguel Cea

Editor’s Note Hot Properties What’s Online Listings Directory

Hannah Yarkony Published by

A brand of Yellow Pages Homes Ltd. 2025 Willingdon Ave., 4th floor Burnaby, BC, V5C 0J3 T 604.519.6080 F 604.519.6088 ypnexthome.ca

DISTRICT MAPS 14

Vancouver | Downtown Vancouver

Surrey | Langley | Abbotsford

Richmond | North Delta | Tsawwassen

South Surrey | White Rock

Coquitlam | Port Coquitlam | Pitt Meadows | Maple Ridge

North Shore | Squamish

Burnaby | New Westminster

BY BOB DE WIT

42 Mind Over Mortgage

Dwayne Rutherford

PRODUCTION CO-ORDINATOR

BY CAMERON MCNEILL

36 GVHBA Report

SENIOR MANAGER, DISTRIBUTION

Advertising Call 604.519.6080 for rates and information. Circulation Highly targeted, free distribution system aimed at real estate buyers using street level boxes and racking, plus door-to-door insertions in key audience segments. Call 1-855-826-4200 to discuss distribution opportunities. Copyright 2017 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 publication, the publisher and the printers shall not be responsible for any typographical errors, mistakes, misprints, spot colouring or any information or lack of information furnished by the advertisers. Yellow Pages NextHome is a trademark of Yellow Pages Group Co. in Canada. Editorial Editorial submissions from interested parties will be considered. Please submit to the editor by email to Lydia.McNutt@ypnexthome.ca. The views and data expressed by columnists do not necessarily represent those of the publication

SEPT 15 - 29, 2017 11

EDITOR’S NOTE

OPEN UP TO THE

POSSIBILITIES

LYDIA McNUTT SENIOR EDITOR NextHome EMAIL: Lydia.McNutt@ypnexthome.ca TWITTER: @LydiasTweets

When we first began planning NextHome – a rethink of the former New Home & Condo Guide – our team jumped at the opportunity. Change is part of business, part of life, and increasingly part of the home-buying process. Indeed, the home hunt has changed. According to the latest census data, Vancouver continues to be a hot spot, with its rate of population growth exceeding the national growth rate. With almost 2.5 million people now calling Vancouver “home,” the question is, where exactly is home? Here’s where NextHome steps in. With more than 25 years in the real estate business, we’re still your source for all things “home.” So, what’s changed? For starters, we have a new name! In line with our new name, we also have a fresh, new look for our articles, which are designed to educate, entertain and inspire the homebuyer. Changes aside, we remain your onestop shop for the latest and greatest in upcoming highrise and lowrise developments, complemented by local news and national topics that impact your home-buying decision. There’s lots to take in, so sit back, relax and enjoy. You’re just getting started.

“

With more than 25 years in the real estate business, we’re still your source for all things “home.”

+ get social 12 NextHome.ca

”

Interact with us on social media: nexthome

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details at 604.582.1113 or by email at southridgeclub@adera.com.

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14 NextHome.ca | Vancouver / Downtown Vancouver

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3202 Riverwalk Ave. 604-451-8518

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5696 Berton Ave. 604-221-8598

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1035 Seymour Street 604-689-7003

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1345 Davie St. Blundell Rd 604-273-1313 mirabelbymarcon.com Railway Ave

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9. MIRABEL

River Rd

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7302-7358 Granville 604-891-1288 Westminster Hwy intracorp.ca/townhomes/c/granville59th/ Gilbert Rd

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NEW HOMES

W 49th Ave

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TIMELESS DESIGN · WORLD CLASS VIEWS · ELEGANT HOMES AT PACIFIC AND HORNBY IN DOWNTOWN VANCOUVER

COMING SOON REGISTER TODAY GROSVENORPACIFIC.COM Rendering is an artist’s interpretation only and may not be accurate. This is not an offering for sale. E&OE.

COVER STORY

Renderings are an artist’s interpretation only and may not be accurate

THE PACIFIC

BY GROSVENOR

A TIMELESS ADDITION TO VANCOUVER’S SKYLINE Long one of Vancouver’s best-kept secrets, the established, waterfront neighbourhood surrounding the intersection of Pacific and Hornby Streets is undergoing an evolution. As a new focal point for arts and culture with stunning modern architecture and a host of exciting new retail and amenities, downtown’s bright southern shore is becoming one of the City’s most desirable neighbourhoods. Introducing The Pacific — Grosvenor Americas’ newest residential tower that’s poised to become the next chapter in the legacy of this location. Situated on the original site of the famed Il Giardino Restaurant and designed by a team of Canada’s leading architects and designers, the 39-storey tower will be a timeless addition to Vancouver’s skyline. 16 NextHome.ca | Vancouver / Downtown Vancouver

ONE OF A KIND LOCATION

“In our view, this location already has more going for it than most neighbourhoods,” says Marc Josephson, Grosvenor’s vicepresident of development. “It’s incredibly close to the water, beaches, the seawall, parks, great restaurants and shopping. It’s also close to both English Bay and Yaletown, but given its position on the southern edge of the downtown peninsula, it’s also well connected to Vancouver’s other great neighbourhoods like Granville Island and Kitsilano. And with its current evolution — including new public investment, nearby grocery stores and new restaurants, and a new focus on arts and culture — the walkability and ambiance will be as good as it gets. “Another differentiator is its southern orientation, which means

it’s one of the brightest parts of the downtown peninsula with allday light,” he adds. “And with that orientation comes some of the best views Vancouver has to offer.” TIMELESS DESIGN

By design, The Pacific will have eye-catching architecture that Marc notes will be unique but timeless. “It complements the exciting evolution of the neighbourhood but brings an understated elegance that is revealed in different ways depending on whether you’re looking at the building from a distance or up close. The focus on refined details is where it shines.” He stresses that like every Grosvenor development, the homes themselves are always the top priority. “We start by designing from the inside out with a relentless attention to

detail. Italian cabinetry by Snaidero is custom-configured for every kitchen, master bathroom and master closet. Interior layouts are meticulously planned. We’ve favoured quality and timelessness over design gimmicks, and have brought the aesthetic of the architecture into each home. Many of the interior details have to be experienced first-hand.” ARTS AND CULTURE HUB

What’s happening next door is equally exciting. “This part of downtown Vancouver is emerging as a focal point for arts and culture. As part of this, we will be building a seven-storey Passive House building for the City of Vancouver on the underutilized site across the lane and will make those spaces available to arts organizations and working artists,” Marc explains. “It’s going to be quite unlike anything else in the City, and it’s an opportunity for us to give something back to the local community.” The Pacific will begin previews soon. To make sure you’re among the first to receive more information and your personal preview invitation, register at grosvenorpacific.com, then get set to experience the lifestyle for yourself.

LOCATION Vancouver DEVELOPER Grosvenor Americas HOME TYPE Highrise

SALES CENTRE

Coming soon to 1050 Homer St. in Yaletown CONTACT grosvenorpacific.com SEPT 15 - 29, 2017 17

TRENDING

VANCOUVER’S BEST ROOFTOP PATIOS THERE’S NOTHING TO PERK UP VANCOUVERITES’ SPIRITS LIKE A SUNNY AFTERNOON ON A ROOFTOP PATIO. AS SUMMER COMES TO AN END, THIS MIGHT BE YOUR LAST CHANCE TO GET A GLIMPSE OF THE CITY’S KILLER VIEWS FROM THESE PERCHED HOTSPOTS. BLACK+BLUE

THE SANDBAR SEAFOOD

1032 Alberni St, Vancouver, BC V6E 1A3

RESTAURANT

With plenty of outdoor fireplaces, colourful cube lights and zebra-print cushions, The Roof at Black+Blue is a popular patio destination, even after the sun goes down – no wonder it’s open nightly until 1 a.m. If you’d rather soak up some rays, make your trip up the private glass elevator during the afternoon cocktail hour for feature drinks starting at $5. JOE FORTES SEAFOOD & CHOP HOUSE

777 Thurlow St, Vancouver, BC V6E 3V5

Joe Fortes bills its rooftop space as a garden rather than a patio – and it’s easy to see why. The lush plants and living wall create a green oasis perched above the hustle and bustle of Robson Street. The rooftop bar is a prime place for a chilled glass from the award-winning wine list. Snag a coveted table to dive into some of Vancouver’s best seafood.

1535 Johnston St, Vancouver, BC V6H 3R9

Nestled under the Granville Street Bridge on Granville Island, The Sandbar patio offers stunning views of the Burrard Bridge and False Creek. The menu features a wide selection of sustainably harvested Ocean Wise seafood, including an extensive daily fresh menu. The Sandbar’s sightlines truly show off Vancouver at its best – especially at sunset. VIJ’S

3106 Cambie Street, Vancouver, BC V5Z 2W2

Vikram Vij’s new namesake location on Cambie Street is topped with a charming rooftop patio. Covered with grape vines that will eventually grow to provide a canopy of shade, the patio is designed to feel more like a courtyard than an exposed rooftop – but with views only a rooftop can provide. Head on up to sip Tiki-style cocktails while you wait for your table downstairs, or make a full meal from the menu of rice bowls and other simple dishes available up top.

This content was originally published on YP.ca. For more travel tips and city guides, visit yp.ca/tips 18 NextHome.ca | Vancouver / Downtown Vancouver

SE ING A PH IEW L V NAPRE I F W NO

A REMARK ABLE RIVERSIDE COMMUNITY IN VANCOUVER A STYLISH COLLECTION OF 1, 2 & 3 BEDROOM WATERFRONT APARTMENT RESIDENCES BY POLYGON. FINAL PHASE NOW PREVIEWING.

3202 RIVERWALK AVENUE, VANCOUVER OPEN NOON TO 6PM DAILY (EXCEPT FRIDAY) PHONE: 604.451.8518

POLYHOMES.COM

NEIGHBOURHOOD PROFILE

WEST END BY MICHELLE HOPKINS

The West End neighbourhood lies in downtown Vancouver, bounded by Stanley Park in the west, West Georgia Street to the north, Burrard Street to the east and Pacific Avenue to the south. For architecture lovers there’s a whole block of heritage homes dubbed Mole 20 NextHome.ca | Vancouver / Downtown Vancouver

Hill, or art junkies will go for the funky, sometimes quirky, public art installations. The West End is a luminous and richly diverse kaleidoscope of hang outs for the urbanite, the socialite and the sport enthusiast. Although glass skyscrapers abound, there are tree

lined streets and lanes and garden oasis cared for by volunteer “green thumbs.” If you like walking, cycling or jogging, it’s a Mecca. THE VIBE

Along with its eccentricities, the West End is the second oldest and most

diverse neighbourhood in the city. It’s really one of the city’s shining stars! At one time, the West End was dominated by white wealthy elite! Today, Davie Street is famous for its gay nightclubs and to the city’s best queer bars. MEET THE NEIGHBOURS

The West End is the fourth most densely populated neighbourhood. The 20 to 39 age group dominates, at 48 per cent; followed by the 40 to 64 age bracket at 34 per cent, and seniors making up 13 per cent of the population here. PLANES, TRAINS AND AUTOMOBILES:

This is one of the most walkable communities, yet it is within easy access to the Canada Line and transit. Many residents have tossed their car keys, opting instead for Car2Go… that is, if they ever leave this little slice of heaven!

THE GOOD, THE BAD AND THE REST:

I’m hard pressed to find anything bad to say about the West End, except if you drive … it’s a nightmare. Surrounded by world-class parks and beaches, bustling with shops and eateries, minutes away from the downtown core, Coal Harbour and more, there aren’t many down-sides to this coveted locale.

HOT SPOTS BLOOMING FLOWER CART Located just outside the West End Community Centre, the Blooming Flower Cart bursts with a plethora of brilliantly colourful blooms. It helps to raise money for seniors, the homeless and mentally challenged in the community.

REAL ESTATE

Increased density and the appeal of downtown living have boosted the prices of real estate substantially over the last decade. Getting into this neighbourhood is not cheap; a condo apartment will cost you, on average, half a million and up. There aren’t many single-family homes here, and the relatively few found are heritage homes well into the millions.

THE FISH HOUSE IN STANLEY PARK In one of the most beautiful and romantic settings in the city, you’ll find this history site. If you’re craving seafood, make a beeline to the Fish House … your taste buds will thank you!

STANLEY PARK Voted Best Park in the World 2014 by TripAdvisor, Stanley Park is a 400-hectare rainforest surrounded by water. Walk, hike, cycle, lounge on the beach, visit First Nations totem poles and much more!

EXHILE BISTRO This uber-healthy restaurant and cocktail bar serves up ethically and organically sourced ingredients (mostly plant based) translating into cuisine that tantalizes all of the senses. A truly fresh take on produce!

STREET CORNER

“The West End has it all: diversity, great food, entertainment, a sense of community, Stanley Park and million dollar views. It’s hard to imagine why I would want to live anywhere else.”

– LORNA, MOTIVATIONAL SPEAKER

“You can walk anywhere in the West End at any time and feel safe! It’s a great and exciting lifestyle, with easy access to Stanley Park and the seawall.”

– PATRICK, REGISTERED NURSE

“I sold my Kerrisdale home to live here … the best decision I ever made! I walk everywhere and residents take the time to say ‘hi!’”

WATER TAXI There’s no better way to see the West End than by water. A suggestion is to purchase a Hop On, Hop-Off Day Pass and really take in the spectacular scenery.

THE SYLVIA HOTEL Built in 1913, this grand dame is a landmark heritage building standing proudly on English Bay. Covered in vines and an iconic neon sign, it boasts a fabulous cocktail lounge with live music thanks to talented local artists.

– BOB, RETIRED CEO SEPT 15 - 29, 2017 21

TRENDING

POLITICAL AND POLICY UNCERTAINTY IN B.C. THREATENS ECONOMIC PROSPERITY The tenuous nature of the recent election in British Columbia has increased political and policy uncertainty to the highest levels since 2009, which could drive away business investment and slow the economy, according to a study by the Fraser Institute. “Heightened uncertainty surrounding who will govern, and what policies the government will implement, act as a drag on business and the economy,” says Lydia Miljan, an associate professor of political science at the University of Windsor, Fraser Institute senior fellow and author of “Measuring the impact of the 2017 election on uncertainty in British Columbia.” The study measured the volume of news stories about uncertainty to gauge changes in uncertainty levels over time. It found that B.C.’s 2017 provincial election prompted the highest number of newspaper stories that included the term “uncertain” (in the context of B.C. politics and policy), based on an analysis of national and provincial

newspapers from 2009 to July 2017. In April of this year, the term appeared in just eight newspaper stories, but that number jumped to 31 in May when B.C.’s election occurred. In June, as the political wrangling continued over what party would form government, the term appeared in 26 stories. The previous peak over the eight-year period was 26 stories in May 2013 during the previous election. But whereas spikes in stories about uncertainty receded quickly following the 2009 and 2013 elections – the number dropped down to just three stories in both July 2009 and July 2013– uncertainty levels remain high with 12 such stories appearing in July 2017. In particular, the issues most

ONCE AGAIN... BOC RAISES OVERNIGHT RATE The Bank of Canada (BoC) has raised its target for the overnight rate to one per cent, up 25 basis points. Sound familiar? The BoC recently raised interests rates back in July – from .50 per cent to .75 per cent. According to a recent release from the BoC, “Recent economic data have been stronger than expected, supporting the Bank’s view that growth in Canada is becoming more broadly-based and self-sustaining... The Bank continues to expect a moderation in the pace of economic growth in the second half of 2017... but the level of GDP is now higher than the Bank had expected.”

22 NextHome.ca | Vancouver / Downtown Vancouver

associated with uncertainty – apart from the actual 2017 election results and who will form government, which accounted for 31 per cent of news stories – were energy and pipeline policies (24 per cent), taxation (17 per cent) and the economy generally (15 per cent). Policy uncertainty stemming from the NDP and Green Party commitments to increase personal income, business and carbon tax rates, stop the Kinder Morgan pipeline, further review the Site C hydroelectric dam already under construction, and raising the minimum wage to $15 per hour, could deter business investment and slow economic growth. Research has shown political and policy uncertainty, which is amplified under minority governments, can drive down business investment by six to 10.5 per cent. “In a global economy, where jurisdictions jostle for investment, heightened levels of policy uncertainty signal to investors that B.C. is not as attractive a place to do business as it once was,” Miljan says.

THE BANK’S OVERNIGHT LENDING RATE

.50% to .75%

.75% to 1%

JULY 2017 SEPT 2017

Smartly-Crafted Studio, 1, 2 + 3 Bedroom Homes

SECOND AVE

THIS IS NOT AN OFFERING FOR SALE. NO SUCH OFFER CAN BE MADE WITHOUT A DISCLOSURE STATEMENT E.&O.E.

MAIN STREET

BE PART OF VANCOUVERâ€™S MOST VIBRANT CITY BLOCK. THIS SEPTEMBER.

secondandmain.ca

ADVICE | CONDO SENSE

4 KEY FACTORS WHEN BUYING A PRE-SALE HOME PRICE

CAMERON MCNEILL

While there are general factors that influence which home a buyer chooses, such as financial situation, needs versus wants, and market conditions, here are a few other key considerations when purchasing a pre-sale home. LOCATION

We’ve all heard the adage “location, location, location” and it continues to be the top deciding factor. When browsing neighbourhoods, walk and drive around the community to see what shops and services you would likely use and if they are conveniently located, like markets, cafes, restaurants, schools and parks. The location of a new development will also determine the price and design. Developers design and build homes with targeted groups of purchasers in mind and will cater the floorplan, finishes, and appliance packages to those lifestyle requirements. PROXIMITY TO TRANSIT

Explore your transportation options. Will you drive, walk, bike or have access to a car share program? Look at your regular routine such as your daily commute and distance from work and social activities, and ask yourself if the time spent in-transit is worthwhile for you to live in one of your favourite neighbourhoods. 24 NextHome.ca | Vancouver / Downtown Vancouver

Compare prices of homes that appeal to you and if you’re working with a realtor, they can advise you on the pros and cons of each community and how it fits into your lifestyle. Also, consider the development and what it has to offer. It is often not about the lowest price, but rather the greatest value in terms of what is important to you and how you live.

“

Consider the development and what it has to offer. It is often not about the lowest price, but rather the greatest value in terms of what is important to you and how you live.

”

Additionally, it’s important to take the time to understand what you can afford by speaking with a financial advisor or mortgage broker and getting pre-approved. By arranging your finances in advance, you’ll protect yourself from over-spending or rising interest rates, ultimately providing peace of mind. Ask the development’s sales representatives about the pre-sale deposit installment structure along with your up-front costs such as parking, storage unit

and estimated strata fees. It’s strongly recommend that you carefully review the Disclosure Statement for your building’s details. FLOORPLAN DESIGN

Good design is essential to the livability and enjoyment of your home. It ensures your furniture will fit, that you have enough storage, and that your home functions the way you need it to. At MLA Canada, we spend hours with our developers and their project teams designing efficient floorplans that incorporate open-concept kitchens and dining areas, built-in storage solutions and outdoor spaces with balconies, patios and rooftop terraces. There’s a strong focus on smart spaces, specifically for homes with multiple bedrooms. These bedrooms are often separated, with the living area in between them to allow for privacy. Buying pre-sale will sometimes allow for customization of your home, and owners relish in the fact that they can choose their colour scheme and finishes.

Cameron McNeill is co-president of MLA Canada, a comprehensive real estate service provider. Partnering with residential developers, MLA Canada offers an unmatched level of expertise in advisory services, market intelligence, project marketing, sales, customer care and administration. Visit mlacanada.com

+MORE ADVICE ONLINE nexthome.ca/news/advice

NOW SELLING SALES GALLERY 1035 SEYMOUR STREET (BETWEEN HELMCKEN AND NELSON)

LAST CHANCE TO VISIT THE SMITHE SALES GALLERY THESE ELEGANT INTERIORS ARE DESIGNED WITH AN OBSESSION FOR DETAIL TO CREATE AN UNPRECEDENTED EXPERIENCE FOR OUR HOME OWNERS â€” INCLUDING NATURAL STONE FLOORING THROUGHOUT ALL HOMES, IMPORTED ITALIAN CUSTOM KITCHENS FROM BINOVATM , AND WOLF AND SUB-ZERO APPLIANCES.

OPEN DAILY 12-6PM

TheSmithe.ca 604.689.7003 | info@TheSmithe.ca

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

TRENDING

CONDO SALES DRIVE AUGUST ACTIVITY

DETACHED HOMES

TOWNHOMES

APARTMENT CONDOS

Active listings: 5,514 Sales: 901 Benchmark price: $1,615,100 Avg. days on market: 36

Active listings: 1,180 Sales: 529 Benchmark price: $778,300 Avg. days on market: 20

Active listings: 2,113 Sales: 1,613 Benchmark price: $626,800 Avg. days on market: 19

Competition for condos and towns pushed Metro Vancouver home sales above typical levels in August. The Real Estate Board of Greater Vancouver (REBGV) reports that home sales in the region reached 3,043 in August 2017, up 22.3 per cent year over year, and a 2.8-per-cent increase compared to the previous month. Last month’s sales were 19.6 per cent above the 10-year August sales average. “First-time homebuyers have led a surge this summer in demand in our condominium and townhome markets,” says Jill Oudil, REBGV president. “Homes priced between $350,000 and $750,000 have been subject to intense competition and multiple offers across the region.” There were 4,245 new residential listings on the Multiple Listing Service (MLS) in August 2017. This represents a 1.1-per-cent decrease compared to the 4,293 homes listed in August 2016 and a 19.2 per cent decrease compared to July 2017 when 5,256 homes were listed. The total number of properties 26 NextHome.ca | Vancouver / Downtown Vancouver

currently listed for sale on the MLS system in Metro Vancouver is 8,807, a 3.5 per cent increase compared to August 2016 (8,506) and a 4.2 per cent decrease compared to July 2017 (9,194). For all property types, the sales-toactive listings ratio for August 2017 is 34.6 per cent. By property type, the ratio is 16.3 per cent for detached homes, 44.8 per cent for townhomes, and 76.3 per cent for condominiums. Generally, analysts say that downward pressure on home prices occurs when the ratio dips below 12 per cent for a sustained period, while home prices often experience upward pressure when it surpasses 20 per cent over several months. “Conditions in our detached home market are distinct today from the dynamic in our condominium and townhome markets,” Oudil says. “Detached homes have entered a balanced market. This means there’s less upward pressure on prices and that buyers have more selection to choose from and more time to make their decisions.”

The average price for homes in Metro Vancouver is $1,029,700. This represents a 9.4-per-cent increase over August 2016 and a one per cent increase compared to July 2017. Sales of detached homes in August reached 901, a 26-per-cent increase from the 715 detached sales recorded in August 2016. The price for detached homes is $1,615,100 – up 2.2-per-cent from August 2016 and a 0.2-per-cent increase compared to July 2017. Sales of apartment properties reached 1,613 in August 2017, a 20.1-per-cent increase compared to the 1,343 sales in August 2016. The benchmark price of an apartment property is $626,800. This represents a 19.4-per-cent increase from August 2016 and a 1.7-per-cent increase compared to July 2017. Attached property sales in August 2017 totalled 529, a 22.7-per-cent increase compared to the 431 sales in August 2016. The benchmark price of an attached unit is $778,300. This represents a 12.8-per-cent increase from August 2016 and a 1.9-per-cent increase compared to July 2017.

Wake up to your nexthome!

Whether youâ€™re renting or buying, finding your next home has never been so easy.

33 REFINED WESTSIDE HOMES

RESIDE is an exclusive collection of one, two and three bedroom homes with a coveted Westside Vancouver address. With all-concrete construction and some of Vancouverâ€™s best shopping close by, RESIDE is sure to satisfy even the most discerning homeowner. Coming soon to the Winona Park neighbourhood.

RESIDE. ON THE WESTSIDE. REGISTER TODAY at residebymarcon.ca This is not an offering for sale as such an offering can only be made when accompanied by a disclosure statement. E&OE. Marcon W63 (GP) Ltd.

HOT PROPERTIES

FIND YOUR NEXT HOME This page features a few of the latest properties to keep your eye on in the Metro Vancouver area.

PREVIEWS & REGISTRATIONS ASTER Home type: Lowrise residences Developer: Enrich Developments On the map: Marpole, Vancouver On the web: asterliving.ca Contact: 604.915.6898 Info: Coming soon, 19 exclusive residences set in the heart of South Granville Street. This ever-evolving west-side neighbourhood is home to a diverse selection of everyday amenities. Interiors at Aster are an illustration of elegant design and quality craftsmanship. The large two- and three-bedroom homes feature meticulous details and fine finishings throughout each space.

THE TOWNE

MONTROSE SQUARE

Home type: Townhomes Developer: Essence Properties On the map: East Clayton Web: thetowneliving.com Info: Register for this limited offering of 27 townhomes, coming to a well-established community where groceries, eateries, public transit, childcare, schools, shopping and transport routes are just only minutes away.

RIVER DISTRICT VANCOUVER Home type: Condominium suites Developer: Wesgroup On the map: Vancouver On the web: riverdistrict.ca Info: Coming this fall, phase three will add to this desirable location, with everything at your doorstep. The shops and services of Town Centre, waterfront walking paths, sports fields, community centre, elementary school and park space. Register now.

SECOND & MAIN Home type: Condominium suites Developer: Magnum Projects On the map: Vancouver Web: secondandmain.ca Info: Coming this fall, smartly crafted homes on one of Vancouver’s most-vibrant city blocks. Presentation centre will be opening its doors soon. Register now for the latest updates as they become available.

BOULEVARD AT TOWN CENTRE Home type: Townhomes Developer: Elyx Homes On the map: Langley Web: elyxhomes.com Info: Register now for this offering of large two- and three-bedroom townhomes

boasting a quiet location, steps from Willoughby Town Centre and with easy access to Langley and beyond. Now under construction, showhomes opening this fall.

MONTROSE SQUARE Home type: Midrise condominium suites Developer: Quantum Properties On the map: Mary Hill Road and Kelly Avenue, Port Coquitlam On the web: montrosesquare.com Info: This downtown PoCo development will feature four, six-storey condominium residences plus a purpose-built rental building and a seniors’ residence, all connected to a public promenade offering access to amenities. Choose from more than 27 different floorplans. Register now.

BUILDERS IF YOU WOULD LIKE TO INCLUDE YOUR PREVIEW REGISTRATION, NEW RELEASE OR SITE OPENING IN THIS FEATURE, JUST EMAIL THE DETAILS TO SONIA.BELL@YPNEXTHOME.CA

30 NextHome.ca | Vancouver / Downtown Vancouver

A LI MI TE D COLLECTION O F 58 HOMES OF F MAIN Set on the rise of Main Street with spectacular city and mountain views, Elenore on Fifth offers an exclusive collection of modern Mount Pleasant homes unlike any other.

COMING THIS OCTOBER REGISTER NOW ELENOREONFIFTH.COM this is not an offering for sale. any such offering may only be made by way of disclosure statement. e.&o.e.

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A FRESH COLLECTION OF 1– 3 BEDROOM BOUTIQUE CONDOS Lattice² by Vesta Properties offers 1, 2 and 3 bedroom luxury condos ranging in size from 716 – 1,354 sq.ft. These boutique condos have been designed to maximize your views with spacious balconies, open floor plans and well designed interiors. You will also enjoy an impressive rooftop amenity space including a children’s play area, picnic tables for alfresco dining and dazzling views of Milner Valley and Mount Baker. This six-storey building has been designed to offer an exceptional quality of life and lasting value. No detail has been overlooked.

Lattice² is coming Fall 2017. Register today for more information!

Rooftop amenity space

TRA

604.427.3407 This is not an offering for sale. Sales can be made with a disclosure statement only. E&OE. Renderings are an artist interpretation only and subject to change without notice.

DA H

80 AVE

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MilnerHeights.ca

200 ST

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Each home maximizes your view.

PROPERTY PROFILE

Actual view

SUMMIT

A PRIVATE PANORAMIC VIEW THAT YOU MUST SEE FOR YOURSELF

You know what you want in a home. An amazing kitchen where you can wow your friends, all the space of a single-family home just without the maintenance hassles, and a style that’s unlike anything else in the market.

Well who says you can’t have it all plus stunning mountain views and a hot tub on your private, rooftop deck? Say hello to Summit, a collection of threebedroom and flex townhomes that’s been turning heads since day one.

LOCATION Surrey DEVELOPER Hayer Builders Group HOME TYPE Townhomes

SALES CENTRE

14058 – 61st Avenue, Surrey CONTACT hayerlifestyle.com or 778.591.6685

34 NextHome.ca | Surrey / Langley / Abbotsford

OUTSTANDING BY DESIGN

“One of Summit’s most unique features is the split-level floorplans — something that’s totally unique,” says Brandon Trent from Hayer Builders Group. “Because the site is located on a sloping site in Panorama Heights, we’ve terraced the property so each home has a sunken living room that boasts soaring 11-ft. ceilings. And each home gets unbelievable views of the North Shore Mountains.” Kitchens are big — really big. Think walk-in pantries, massive centre islands with integrated magazine rack on one end, and top-of-the-line appliances including a built-in wine fridge in every home. Seriously — when was the last time you saw a townhome with a built-in wine fridge that’s standard? Upstairs, the master suite is cleverly situated at the top of a few steps creating the effect of being a separate, private wing. Definitely a single-family feature any parent can appreciate. OUTDOOR APPRECIATION

But it’s Summit’s private rooftop decks that Brandon’s most excited about. “Every one of them is structurally engineered to be hot tub friendly,” he says. “Can’t you just imagine sitting in your hot tub and stargazing or watching the summer sunset?” Summit’s presentation centre and two display homes are open noon to 5 p.m. daily except Fridays at 14058 – 61st Street in Surrey. Priced from the low $700,000s. For more information, visit hayerlifestyle.com or call 778.591.6685.

summit

ADVICE | GVHBA REPORT

LUXURY MEETS WEST COAST MODERN ARCHITECTURE AND GREEN BUILDING

BOB DE WIT

Each year our members enter their homes into the Ovation Awards for the opportunity to be chosen as one of Metro Vancouver’s leading residential builders, renovators or designers. Entries are peer-reviewed by awardwinning industry professionals who build outside of Metro Vancouver, making an Ovation Award a coveted honour in our industry, and a symbol that consumers have grown to trust. At the 2017 Ovation Awards, Adera Development Corp. was nominated 12 times and took home three wins, including Best Multi-Family Low-rise Development for its latest project, Prodigy. Adera has uniquely qualified itself in building sustainable, Green homes paired with luxury.

The Prodigy – which was awarded the Residential Environmental Assessment Program (REAP) gold certification, UBC’s proprietary sustainability certification program – ensures lower consumption of water, energy and resources; as well as higher quality indoor environments and construction practices. Fifty per cent of all materials used in building Prodigy were manufactured locally, with all lumber harvested from sustainable forests. Prodigy was inspired by natural design aesthetic and achieves both visual and ecological harmony. This six-story pure wood-frame building comprises of one- to four-bedroom luxury homes. Located in the heart of Westbrook Village, homeowners enjoy incredible views of Mundell park over calming, Zen-like reflecting ponds. Blocks away from amenities such as groceries, restaurants and coffee shops, Prodigy is a prime location for

families. Offering a larger selection of three-bedroom homes, Adera can certainly meet the needs of its clients, along with their ever-growing families. Adera blends West Coast modern architecture with the natural elements of its surroundings, highlighting exposed wood beams, cedar soffits and warm brick cladding interplayed with glass. The dramatic two-story lobby bridge and breezeway draw attention, while floor-to-ceiling glazing fills rooms with stunning character. The units themselves demonstrate an efficient floorplan; their fluid design lends easy movement to the homes and maximizes the kitchen, conducive to at-home entertaining. Hosting a bigger party? Adera’s largest private covered rooftop lanai provides additional space and is accessible through a sky study boasting panoramic views of the surrounding neighbourhoods. This terrace is certainly a place where guests can relax in the hot tub, barbecue with friends and enjoy the breathtaking view. The Ovation Awards acknowledge quality and excellence in our industry. Explore more award-winning homes at ovationawards.ca Bob De Wit is CEO of the Greater Vancouver Home Builders’ Association. Visit gvhba.org

+MORE ADVICE ONLINE nexthome.ca/news/advice

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The final releaSe now SellinG

Two and Three bedroom air-condiTioned ParKSide TownhomeS from $924,800 Following the successful sell out of the first release, comes the highly anticipated final release of Jasmine townhomes. With panoramic views of the adjacent 12-acre natural park and North Shore Mountains seen from oversized private rooftop terraces and the comfort of air-conditioning, the opportunity to own a luxurious parkside townhome at Jasmine won’t last long. Visit us today.

oPen daily from 12–5Pm excePT fridayS #140 – 10880 no. 5 road, richmond

604 271 3331 Townline.ca

Sales by MLA Canada Realty. Marketing by MAC Marketing. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement E.&O.E.

L I V E PA R K S I D E WITH LUXURY AUTOMATION BY

INTRODUCING 2-LEVEL GARDEN HOMES

2 ~ 4 Bedrooms

2-level Garden Home

1,420 SF ~ 2,360 SF

$1.4M ~ 2.4M

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. Refer to disclosure statement for specific details. E&OE. This advertisement is not an offering for sale. Such an offering can only be made with a disclosure statement. E. & O. E.

SOPHISTICATED WATERFRONT LIVING Experience nature in one of the most scenic places in the world. In addition to the natural environment surrounding the River Green Community and the Fraser River, 2 River Green - 6688 Pearson Way will be adjacent to a new riverfront park, adding even more green space and opportunities to reconnect with nature. This parkside location ensures that the 2 River Green residents will always have panoramic views of the river and the relaxed ambiance it has now. Visit our presentation centre today to view our elegantly furnished display homes and experience the cutting edge Beolink Gateway Luxury Automation System by Bang and Olufsen.

PRESENTATION CENTRE OPEN DAILY 12PM-5PM 5111 Hollybridge Way Richmond V7C 0C1 www.rivergreen.com 604.233.2633

ADVICE | MIND OVER MORTGAGE

MORTGAGE PORTABILITY, AND WHAT IT MIGHT COST TO MAKE YOUR MOVE

ALISA ARAGON

Selling your current home and moving into a new one can be stressful, but what about the added worry of whether you are able to carry your current mortgage over to your new home? Porting your mortgage enables you to move to another property without having to lose your existing interest rate, mortgage balance and term. And, better yet, the ability to port also allows you to increase your mortgage amount without paying a penalty. It’s important to note, however, that not all mortgages are portable. When it comes to fixed-rate mortgages, you usually have a portability option. If you require additional funds, there are two ways that lenders can do this. Some lenders will “blend and extend,” meaning they will look at your current interest rate and compare it to their current available rate. They will then blend the two rates, which becomes the new interest rate you will have for your new term. In this circumstance, the amortization period may increase or remain the same. Another way some lenders (most commonly banks) port your mortgage is by maintaining your current mortgage rate, amount and terms,

42 NextHome.ca | Richmond / North Delta / Tsawwassen

and the additional mortgage funds you need become a new mortgage at the current interest rate, with a new amortization period and a new maturity date. The challenge with this is that you will have two different mortgages renewing at different times and with different amortization periods. If you ever decide to move your mortgage to a new lender, you will likely have to pay a penalty.

“

There are instances where it’s better to pay a penalty at the time of selling and get into a new term at a brand new rate that could recoup your penalty over the course of the new term.

”

If you have a variable-rate mortgage, porting is usually not an option. In this case, when you break your existing mortgage, a three-month interest penalty will be charged. This charge may or may not be reimbursed with your new mortgage. While porting typically ensures no penalty will be charged when you sell your existing property and buy a new one, some conditions may apply.

» Some lenders will let you port your mortgage, but your sale and purchase have to occur within a certain period, which can range from the same day up to three months. » Some lenders don’t allow a term to be changed, or will force you into a longer term as part of agreeing to port your mortgage. » Some lenders will reimburse your entire penalty, regardless if you’re a fixed- or variable-rate borrower who is simply getting a new mortgage with the same lender and replacing the one being discharged. Additionally, some lenders will even allow you to move into a brand new term of your choice and start fresh. » There are instances where it’s better to pay a penalty at the time of selling and get into a new term at a brand new rate that could recoup your penalty over the course of the new term.

Alisa Aragon provides her mortgage expertise through Bridgestone Financing Pros, powered by Dominion Lending Centres Mountain View Ltd. Alisa is an expert in developing short- and long-term strategies that are customized to each individual client, including finding the best mortgage with the most favourable terms and rates. Contact Alisa to get an expert option on your mortgage needs. Email alisa@financingpros.ca

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Visit our website: SEPT 15 - 29, 2017 43

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7. SOHO

13. EDGEWOOD GATE

14022 North Bluff Road beachborough.ca

Presentation Centre 2280 - 163 St. 604-560-0272

164th St. & 21 Ave foxridgehomesbc.com

8. ORCHARD GROVE

18th Ave & 168th St. foxridgehomesbc.com

15436 31 Ave 778-545-9333

3. SEMIAH Thrift Ave. & Johnston Rd. semiahbymarcon.ca

4. SOUTH POINT WALK

26th Ave. & 168th St. orchardgrovecollection.com

9. VIRIDIAN 36180 150 Street viridianhomes.ca

Sales Centre 29A & 152nd St 604-560-3238

10. SWITCH

5. HYCROFT 2

11. HARVEST AT BOSE FARMS

16467 - 24th Ave. 604-541-2495

16488 64Ave 604-576-7722

6. GRANDVIEW AT SOUTHRIDGE CLUB

12. SOUTHSIDE

15828 Mountainview Dr 604-582-1113

44 NextHome.ca | South Surrey / White Rock

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15. PLATEAU GRANDVIEW HEIGHTS 164th & 26 Ave foxridgehomesbc.com

16. BERKELEY VILLAGE 20th Ave & 164th Street Berkeleyvillage.ca

SHOWHOME NOW OPEN

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604.372.3683 WINNER

16768 18TH AVE

Developed/Built by:

18TH AVE

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miracon.ca

SITE PLA

INSPIRATION | DESIGNER ADVICE

for the love of LAYERS!

46 NextHome.ca | South Surrey / White Rock

story by YANIC SIMARD photo courtesy of CB2

1 | Layering fabrics isn’t just for furniture. Rugs can look amazing layered too. I love adding a cowhide rug to tie together unusual furniture arrangements or punctuate the centre of a space. A sheepskin-style rug also makes a stylish accent to areas such as the edge of the bed, under a footstool, or even draped over a chair or bar stool for a softer seat. TIP: Layer rugs like crazy to get a patchwork quilt look that adds huge drama – mix five to seven smaller rugs in one room (check out the CB2 photo on the opposite page for inspiration). Alternately, you can use carpet tiles to fake a large rug under your existing one, and fill in the edges of a room. 2 | Copper, gold and brass bring a classic yet trendy style and warm undertones without feeling like an overly strong colour. If you’re timid (or already invested in silver), start small by layering these metals in with accents such as frames, tableware and lamps. The mix of silver and gold hues creates a subtle Art Deco-inspired vibe, so there’s no reason not to sprinkle one in, while letting the other dominate.

TIP: Bronze tea light votives reflect an extra-warm glow. Line up three, five or seven (odd numbers work best) on a silvery tray or cart for a contrast statement and sparkling mood-lighting. Bronze Rose Tea Light Holder (pictured top); Talis Gold Hammered Platter (pictured bottom). Visit YSSelected.com

2 SEPT 15 - 29, 2017 47

“

A sumptuous blanket, folded neatly at the end of a bed or tossed casually on a sofa, adds some interchangeable luxury and can move between rooms for new looks.

”

3 | Pillows are one of my favourite ways to add style – they can move from living room to bedroom and beyond, and dress a room up, or down. Rather than picking dramatic new colours, grab some neutral but bold patterns that can layer behind your existing favourites for a more filled-in feel. TIP: For my YSS collection, I wanted a dash of liveable safari style, so I tamed a tiger print pillow in a warm tan and winter-white. An animal print like this adds unexpected drama standing alone on your dining chairs, or slinking between the sofa cushions. Safari Tiger Print Crewel Embroidered Square Cushion. Visit YSSelected.com 4 | Lush textures are great for adding warmth to the eye and the hand. A sumptuous blanket, folded neatly at the end of a bed or tossed casually on a sofa, adds some interchangeable luxury and can move between rooms for new looks. TIP: Spread a blanket across the cushions of a sofa and tuck it in at the edges, for a noncommittal contrastupholstery look. Pictured left: Chevron Jacquard Cotton Throw; Aspen Deluxe Faux Fur Throw. YSSelected.com 5 | Don’t forget the vertical surfaces! An extra layer of drapery helps avoid heat loss through windows, so consider mixing a sheer layer with a heavy blackout-lined layer – you can keep your existing curtains and add a double rod. TIP: A lightly patterned inner sheer (try a tone-on-tone white) under a solid heavy drape, draws the eye’s attention to the layered effect by adding drama to the background instead of the foreground. Yanic Simard is principal designer of award-winning, boutique design firm TIDG and regular design expert on City’s Cityline. Visit tidg.ca, and follow him on Twitter at @yanicsimard 48 NextHome.ca | South Surrey / White Rock

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

PROPERTY PROFILE

SWITCH TURN ON LIFE Turning heads in South Surrey, Switch is a dynamic, distinctly tech-savvy collection of just 35 three-level boutique townhomes inspired by classic design, yet with a style that’s pure 21st Century. And best of all, some of these residences are ready for occupancy — meaning you could be totally settled into your new home in time for Thanksgiving with the family.

Homeowners will also enjoy the luxury of premium stainless steel appliances, large pantries, main-floor powder rooms, full-sized laundry upstairs where it’s convenient to the bedrooms, and quartz counters. “Plus, you have a balcony and fenced yard or patio — prefect for barbecuing and outdoor entertaining,” Suniel adds. CONNECT WITH YOUR NEIGHBOURHOOD

CUTTING-EDGE TECHNOLOGY

From the street, Switch’s architecture is a rich blend of white exteriors with black accents, railings and window frames. Step inside though, and you’re going to be surprised. “Switch incorporates home automation to a degree that hasn’t been seen in South Surrey townhomes before,” says Suniel Dardi, director of sales and marketing. Using state-of-the-art Nest technology, homeowners can control every aspect of their home from their mobile devices — from lighting and temperature to security and the fire alarm. “So, not only can you make sure your home is toasty warm and well lit when you get home after work, the system will send alerts directly to your smart phone if anything requires attention.” 50 NextHome.ca | South Surrey / White Rock

Ideally positioned in South Surrey’s Grandview neighbourhood, Switch puts you within walking distance of the ever-evolving shops, eateries and services found at Morgan Crossing and Grandview Corners. For young families, top-ranked schools including the prestigious Southridge School are nearby. Recreational opportunities, too, abound with plenty of parks, trails and beaches to explore. And of course, there’s easy access to the beaches at White Rock, the US border, YVR Airport or downtown Vancouver. Life is good. Switch’s presentation centre and display suite are open noon to 5 p.m. daily except Fridays, at 16361 – 23A Ave. in South Surrey. Prices start from the mid-$600,000s. For more information visit turnonlife.ca or call 604.581.8080.

LOCATION South Surrey DEVELOPER Hunter Park DEVELOPMENT Switch HOME TYPE Townhomes

SALES CENTRE 16361 – 23A Ave. CONTACT turnonlife.ca or 604.581.8080

NOW SELLING!

GET CONNECTED IN SOUTH SURREY

NEW SHOW HOME NOW OPEN

35 TOWNHOMES Be one of the first to experience these Modern Farmhouse inspired homes, equipped with automation technology. Open daily 12 – 5pm (closed Fridays) 3 & 4 Bedrooms Priced from the mid $500’s

TURNONLIFE.CA 604.581 .8080 only, exclusive of taxes and are subject to change without prior notice. E. & O.E.

Sutton West Coast Realty

HUNTER PARK

20TH AVE

168TH ST

164TH ST

OV E R LOOK I N G T H E BAY REG I STER N OW TO B E TH E FI RST TO K N OW SE MIA H BY M A R C O N .C A The White Rock home youâ€™ve been waiting for has finally arrived. Semiah by Marcon is a boutique collection of 88 spacious 2 and 3 bedroom concrete homes filled with views that are impossible to take for granted. From sunrise to sunset, gaze out at Semiahmoo Bay and contemplate what you might enjoy next. A day on the water, a stroll by the beach, a meet up with friends along the strip â€” the possibilities are as wide as your outlook.

This is not an offering for sale. Any such offering can only be made with a disclosure statement. E. & O.E. Marcon Thrift (GP) Ltd.

SPECIAL FEATURE

James Walk by Mosaic Homes is now under construction on the Cambie Corridor

LEEDING THE WAY TO A GREENER WORLD NEW STANDARDS OF ENVIRONMENTAL SAVVY BY SUSAN M BOYCE As global warming and erratic, often violent weather continues escalating around the world, the pressure’s on for the building industry to develop ever more sustainable, environmentally savvy construction techniques. It’s no longer enough to pay lip service to going Green by simply listing 54 NextHome.ca | South Surrey / White Rock

items like energy-efficient appliances, dual-flush toilets or low-VOC paints — many of which are now mandated by building code — on a project’s feature list. Consumers and governments want tangible, measurable innovations. LEED (Leadership in Energy and Environmental Design) helps builders provide them.

LEED BASICS

Originally created as a measure of the environmental health of large, commercial buildings, when the LEED for Homes program was introduced, BC’s construction industry embraced it. In its simplest form, LEED for Homes assigns a point value to

strategies and features that create superior environmental performance in key areas. Energy efficiency, reduced water consumption, indoor air quality, even proximity to transit are all considered and evaluated. An independent, third party then verifies whether a building meets the requirements for one of LEED’s four levels of certification — certified, silver, gold or the coveted platinum rating. The result is an easily identifiable benchmark both for consumers and the building industry. BUILDING FOR A HEALTHIER WORLD

With a shelf of awards that attest to its visionary commitment to going Green, residential development firm Adera continues to push the boundaries of sustainable construction. In North Vancouver, the much-honoured Seven35 project was not only Canada’s first multifamily to achieve a LEED for Homes Platinum rating, but also the first residential community to incorporate

“

“Many consumers would love to drive an electric car — on-site chargers will make owning one viable”

a waste-water heat recovery system — a process that saves homeowners as much as 75 per cent on domestic water heating costs. Eric Andreasen, Adera’s vicepresident of marketing and sales, says he anticipates innovations like solar panels and CLT (cross laminate timber) construction, which Adera is using in Virtuoso at UBC, will become more common in the near future. “Energy is expensive, so it’s important for the building industry to design homes that reduce consumption.” He also predicts a growing trend of more electric-car charging stations — another feature found at Virtuoso. “When Tesla came out with a new model for about $40,000, people camped out to be able to buy one. Many consumers would love to drive

”

an electric car — onsite chargers will make owning one viable.” Like many industry insiders, Geoff Duyker from Mosaic Homes is pleased the City of Vancouver now requires homes to be built to LEED standards. “Vancouver has taken a strong leadership role in sustainable building — which directly aligns with our company’s core values.” He notes that like all their developments, Cambia Park and Edward, both currently under construction on the Cambie corridor, were designed with many of these criteria long before the new regulations were in place. “Not only are these homes healthier to live in, but they’re also easier on the environment.” A win for consumers: a win for the environment.

Located at UBD, Virtuoso by Adera incorporates CLT construction, electric-car charging stations, and a spectacular setting in the heart of BC’s largest university

SEPT 15 - 29, 2017 55

778.545.9333

WWW.HEADWATERS.CLUB

REGISTRATIONS NOW ACCEPTED

Creekside Residences from the high $200â€™s

Marketing + Sales by

Built by

When you love what you have, you have what you need.

NOW SELLING COMING SOON INSPIRED MODERN ELEGANCE 1 8 S I N G L E - FA M I LY H O M E S

An exclusive limited collection of just 18 single family homes located in South Surreyâ€™s highly coveted Orchard Grove neighbourhood. Distinctive craftsman inspired design and premium finishes throughout.

Sales centre and fully furnished showhome orchardgrovecollection.com open daily 12-5pm (closed Fridays) DEVELOPED BY

MARKETED BY

2511 168 Street, South Surrey orchardgrovecollection.com 604-454-8654

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

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PROPERTY PROFILE

MONTROSE SQUARE NEW VIEW ON PORT COQUITLAM Think you know Port Coquitlam? Think again. Introducing Montrose Square. Comprised of four, six-storey condominium residences plus a purpose-built rental building and a seniors’ residence, Montrose Square is poised to bring a whole new vibe to downtown PoCo. Best of all, with an astonishing 27 different floorplans ranging from one to three bedrooms offering nearly 1,500 sq. ft. of living space, there’s something to suit every lifestyle — from the first-time buyer to growing family to active downsizer. BUILDING COMMUNITY

“Montrose Square’s architecture is going to be something fresh and different in this neighbourhood,” says Trevor Street, project marketer for Montrose Square. The first two storeys, he explains, will feature brick columns and arches framing covered walkways that meander past a diverse array of ground-level, boutique shops and eateries. Above, each building’s façade is stepped back and staggered, creating an intriguing visual and affording some third-level homes terraces in excess of 1,000 sq. ft. Then there’s the public promenade connecting Montrose Square to the city’s new recreation and community complex. Inspired by the ambiance of European plazas, this central amenity is sure to become a social hub; a gathering space where neighbours and visitors alike can simply hang out and enjoy a steaming latté or picnic lunch.

CLOSE TO EVERYTHING

“People often don’t realize how connected Port Coquitlam is to everywhere,” Trevor says. “You can walk to the West Coast Express station in under five minutes, schools at all levels are nearby, plus you can be strolling along the Traboulay Trail in under 10 minutes.” And here’s a cool bonus: everyone who calls Montrose Square “home” will receive a five-year membership for the brand new recreation complex with gym, pool and ice rink right next door. Montrose Square will be located at Mary Hill Road and Kelly Avenue in Port Coquitlam. The presentation centre is coming soon. With more than 27 floorplans starting from the low $300,000s, there’s a home for every lifestyle. For more information register today at montrosesquare.com.

LOCATION Port Coquitlam DEVELOPER Quantum Properties HOME TYPE Midrise

SALES CENTRE

Mary Hill Road and Kelly Avenue CONTACT montrosesquare.com

60 NextHome.ca | Coquitlam / Port Coquitlam / Pitt Meadows / Maple Ridge

SHAPING THE FUTURE

WELCOME TO MONTROSE SQUARE 1 TO 3 BEDROOM CONDO HOMES IN PORT COQUITL AM’S NEWEST RECREATIONAL COMMUNIT Y

CO N E W MI N G CO N TH DO IS F S AL L!

The sense of place and lifestyle at Montrose Square is unparalleled. This first phase in Quantum Properties’ master planned mixed-use development is connected to Port Coquitlam’s brand new recreation complex by a large pedestrian plaza. All Montrose Square residents receive a free 5 year membership to the new recreation complex fitness facilities and pool, just steps away. There’s an expansive selection of floor plan styles to choose from, ranging from 1 bedroom to family-size 3 bedroom layouts, including some homes with massive terraces, others with spacious balconies or patios. Live/Work units located along the plaza-level front of the buildings, provide the added convenience of at-your-doorstep shops and services.

COMING SOON - REGISTER TODAY MontroseSquare.com 778 255 2599 Marketed by Quantum Realty Inc. and The Partners Marketing Group of Keller Williams Elite Realty. Managed by the Quantum Properties Group of Companies. This is not an offering for sale. Any such offering may only be made by disclosure statement. The developer reserves the right to modify plans, prices, features and specifications without notice as may be necessary and at their sole discretion. E. & O. E.

FEATURE

INVESTMENTS THAT PAY OFF

VERSUS WHAT RENTERS WANT BY LYDIA MCNUTT

upply and demand, economic conditions and population growth will all impact your investment condo’s rental potential. Unfortunately, these factors are not within your control. What you can control, when it comes to the housing market, is whether you buy here and now, or wait. Purchasing an investment condo at the right time and in the right place, then selling when values hit a high point, is just part of the story. Between the “buy” and the “sell,” there’s money to be made. While you let time work its magic and watch your property appreciate in value (as it historically has done) you can rent your condo and earn while you wait. It sounds easy enough – if you can give renters what they want. NextHome conducted The Great Canadian Real Estate Survey to find out what people want in a new condo. Then we asked some condo experts where these must-haves fall on their scale of investor importance.

62 NextHome.ca | Coquitlam / Port Coquitlam / Pitt Meadows / Maple Ridge

Location trumps all else EXPERTS AGREE: Transit-oriented locations lead straight to the bank. Location, location, location – this has always been the starting point of great real estate purchases, and an investment or rental condo is no different. The experts agree: this is one “rentability” factor that definitely pays off.

We asked and you answered... RENTABILITY FACTOR

No. 1 LOCATION

42%

Prefer a downtown location

36% Want close proximity to transit

“The golden rule for investors is to select a condo close to public transit,” says condo pro Barbara Lawlor, president and CEO of Baker Real Estate. In addition to freedom from traffic jams, Lawlor says being car-free is a double win in this pricey housing market. “With Toronto housing prices the way they are today, many buyers and renters do not own cars, which helps with home affordability.” It’s the same story in Vancouver – which tops the list of Canada’s priciest housing markets. Opting for public transit over vehicle ownership leaves more money in the bank

for a down payment on a home. But money aside, transit hubs are very much about lifestyle. “We’re seeing a trend toward transitoriented communities for accessibility and convenience, such as Cambie Corridor, Burquitlam, Brentwood and Metrotown,” says Cameron McNeill, co-president of MLA Canada, a Western Canada-based analytics and advisory group. “There has been a shift to one-car families or individuals preferring not to own a vehicle, and these groups want to be within proximity to public transit.”

PROFITABILITY FACTOR

Condo investors and experts agree: location trumps all else when it comes to rentability and resale value alike.

Double win! SEPT 15 - 29, 2017 63

We asked and you answered... RENTABILITY FACTOR

No. 2 SUITE SIZE

38%

Seek a two-bedroom suite 30% Prefer a one-bedroomplus-den plan

20% Want a threebedroom unit

Size matters Whomever said size doesn’t matter, was wrong. Yes, small suites are more affordable up-front, but think beyond that initial cost and consider a long-term investment in livability.

PROFITABILITY FACTOR

Investors confirm, the greatest demand – and rental value – is for twobedroom suites. Why? Room for family, friends and added functionality of the unit.

EXPERTS AGREE: Bigger is better – and more easily rentable. Why? Compact units are a red flag to renters, who equate their small size with lifestyle compromises. “Size is important,” says Cole Romaniuk, a condo investor, real estate broker and condo property manager at Calgary-based Karen King & Associates Inc. “I find that twobedrooms rent significantly faster than onebedrooms. It’s a critical threshold of livability – that 700-sq.-ft. sweet spot where a lot of

64 NextHome.ca | Coquitlam / Port Coquitlam / Pitt Meadows / Maple Ridge

condo investors sit. As soon as you go below that threshold, renters see it as having to make sacrifices on their lifestyle.” A demographic shift in the renter is increasing demand for larger suites. It’s not just the young and the restless who are looking to rent. Families are opting to rent in Canada’s hottest markets, in direct response to unaffordable housing prices. Renting is also gaining popularity as a lifestyle choice among the more-mature market segment. “The willingness of downsizers to rent has been an interesting development,” says Shaun Hildebrand, senior vice-president of Toronto condo market research firm Urbanation. “Demographic trends suggest this will be a key area of growth going forward.”

Amenities? Thanks... but no thanks EXPERTS AGREE: This one’s a dud. You might think a condo with a swimming pool or reading lounge might appeal to renters, but walk into one and in most cases, you’ll find it empty. According to our experts, building amenities like this don’t appeal to investors either. They don’t yield much of a return in rental income, according to popular expert opinion – especially a pool. “In this day and age, it’s not a desired amenity,” says Romaniuk. “New condo builders aren’t including pools, and a lot of the buildings that do have them are aging, which can be a significant cash crunch for investors when it comes to condo fees,” he explains. “The average cost to operate a pool yearround is between $30,000 and $50,000. When you think about that on a price-perunit basis, it’s a lot of money just to maintain a pool that doesn’t get used very well.” Romaniuk admits he steers investors clear of pools. ”The investor won’t get a return, but it’s something they pay for in their condo fees.” So now that we’ve established what costs, let’s see what amenities pay off. According to The Great Canadian Real Estate Survey, the most desirable amenity among end-users isn’t technically an “amenity.” It’s a parking spot. Hit the brakes... huh? “Parking will absolutely increase the rent, especially downtown in a major city,” Romaniuk confirms. “Two parking stalls is an automatic rent-booster,” setting your unit apart from your two-bedroom competitors with only single-vehicle parking to offer, he says. The survey named the second mostpopular amenity as “adjacent retail.”

We asked and you answered... RENTABILITY FACTOR

No. 3 AMENITIES

43%

Name parking as the most important amenity 28% Name adjacent retail/ commercial space as important 19% Name a fitness centre as important PROFITABILITY FACTOR

Condo investment experts agree: amenities don’t matter – given that parking isn’t technically a condo amenity. In fact, pools, hot tubs and saunas are underused, costly to maintain, and a cash crunch for condo investors.

SEPT 15 - 29, 2017 65

HOT PROPERTIES CAPILANO LAKE

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MOODYVILLE PARK

SOUTH MAIN

A GO-TO PLACE FOR DÉCOR ENTHUSIASTS South Main – SoMa for short – has transitioned into one of the trendiest neighbourhoods in Vancouver. Foodies and fashionistas flock to the area to indulge in the eclectic mix of shops and restaurants – from mom-and-pop eateries to upscale boutiques. Crossing through the historic Mount Pleasant area, this up-and-coming neighbourhood was ranked among the coolest streets in North America, by Cushman & Wakefields. With an array of shopping options, it’s no surprise that the area has also become a go-to spot for those looking to dress up their homes with one-of-a-kind accessories and furnishings. BY: Sonia Bell/Dennis Ng

CUSHION SMOKING LILY

GODOT SOFA VANCOUVER SPECIAL

OPERETTA LAMINATE FLOOR DIVINE FLOORING 68 NextHome.ca | North Shore / Squamish

STORES COLLAGE COLLAGE 3697 Main St. collagecollage.ca

CAMBIE62

HEADPHONE BAR 4534 Main St. headphonebar.com

THE SMITHE

Cambie Street & West 62nd Ave.

cambie62.com

1035 Seymour Street

boffo.ca/thesmithe

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NOVA FURNITURE 3868 Main St. novofurniture.com

BANQUET HEART PRINT COLLAGE COLLAGE

MIDTOWN CENTRAL 702 E Broadway portliving.com

DIVINE FLOORING 3481 Main St. divinefloor.com

NINETEEN TEN 4366 Main St. nineteenhten.ca

PRATT LIGHT NINETEEN TEN

NEARBY DEVELOPMENTS

secondandmain.ca

RESIDE 450-470 63rd Ave. (between Cambie and Yukon)

SMOKING LILY 3634 Main St. smokinglily.com

residebymarcon.ca

VANCOUVER SPECIAL 3612 Main St. vanspecial.com

mirabelbymarcon.com

MIRABEL 1345 Davie St.

THE PACIFIC Pacific & Hornby

grosvenorpacific.com

1335 HOWE Downtown Vancouver

Onni.com

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TULIPS FLOWER FACTORY

KEF MUO SPEAKER HEADPHONE BAR

KARLEE BENCH NOVA FURNITURE SEPT 15 - 29, 2017â€ƒ 69

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BAY

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70 NextHome.ca | Burnaby / New Westminster BOUNDARY

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THE LAST WORD

Q&A WITH

DON R. CAMPBELL REAL ESTATE INVESTOR, EDUCATOR AND AUTHOR BY WAYNE KARL

WHEN IT COMES TO REAL ESTATE INFORMATION, FEW PEOPLE ARE AS WELL READ AND OBJECTIVE AS DON CAMPBELL. NEXTHOME GETS HIS TAKE ON WHAT’S HAPPENING ON THE HOME FRONT. NEXTHOME: We’re supposed to see a National Housing Strategy at some point this year. What do you expect from it?

Does the economy and growth there actually warrant such activity, or is it more of a case of these buyers moving their capital from Vancouver and Toronto, to Montreal? How do you see this playing out?

DON CAMPBELL: Given the “optically driven” policy decisions we are witnessing across the country, it is really anyone’s guess what the announcements will be. But when the policies are announced and details released, we will be analyzing it in great detail. NH: It’s been a year since Vancouver introduced a Foreign Buyers’ Tax. What has been the real, overall impact on the market there? DC: There was the expected lull in activity, especially in the $2 millionplus value category, but that capital has started to flow back in. And given the change in government and the stated goal of reviewing the current tax, we will see a swarm of capital entering the market again to get ahead of any further changes or tightening. NH: What other issues are emerging that may impact markets in BC? DC: Affordability of ground oriented

units for families will be a growing problem. This will push people

further out from the core regions and put a big demand on infrastructure spending (whether it be for light rail or road expansion. This is inevitable. However, we must factor in the government change as a market dynamic to watch. Policies matter... and BC’s new government needs to ensure that it is designing and implementing policies that have a long-term positive impact on renters and homeowners, and to not just make expedient announcements for optical reasons. NH: You have always said that

the health of any real estate market depends on the economic fundamentals. There’s been a recent spike of activity from foreign buyers, and therefore prices, in Montreal.

DC: Montreal has quietly been a magnet for foreign capital, especially European, for many years. But now that Canada has become a “safe haven” for capital – not because we are better than before, but because many regions of the world have become more volatile – capital flow for both real estate and our companies is on the rise. When the Foreign Buyers’ Tax was implemented in Vancouver, that capital moved to other regions for a while, but has now come back. The same will prove true for Greater Toronto and Hamilton Area – a lull as the air clears but then the flow will return. Montreal, with no foreigner tax, is just another place capital is finding as a resting place. The fact is, we live in interesting times, and, frankly, after analyzing markets for more than 25 years, Canada always seems to be living in interesting times.

+MORE Q&A ONLINE nexthome.ca/campbell-qa

SEPT 15 - 29, 2017 71

NEW HOME & CONDO DEVELOPMENTS

These listings are meant to offer a comprehensive overview of new home and condo developments currently being marketed throughout Greater Vancouver and the Fraser Valley. Legend: CH = City Home DP = Duplex HR = High Rise LO = Loft LR = Low Rise LW= Live Work MR = Mid Rise PH = Penthouse RH = Row Home TH = Townhouse PROJECT

TYPE CONTACT

PRICE

ABBOTSFORD Allwood Place ..................................TH ..................604-260-6797.................................................................Call Bristol Heights ..................................TH ..................604-871-4241 ..............................................Coming Soon Eagles Gate .......................................SF ...................604-309-7729 ........................................... From $373,500 Falcon Ridge .....................................SF ...................604-309-0540 ..........................................From $789,000 Foxwood ............................................SF ...................604-850-5040 ..........................................From $524,900 Gramercy...........................................TH ..................gramercy.ca/aldergrove ............................Coming Soon Mahogany at Mill Lake ...................HR..................778-255-9990 .................................................................Call Mill District ........................................MR .................604-621-5888..............................................Coming Soon Straiton Estates ................................SF ...................604-850-5040 ................................................................Call BURNABY Arcola .................................................TH ..................604-671-8805 ..............................................Coming Soon Churchill ............................................TH ..................604-363-2627 ..............................................Coming Soon The City of Lougheed ....................HR..................604-328-7128 .................................................................Call Concord Brentwood ......................HR..................604-435-1383 ...........................................From $299,900 Eternity ...............................................LR...................604-330-8838 .............................................Coming Soon Etoile ...................................................HR..................604-828-1373 .................................................................Call Fraser ..................................................LR/TH ...........604-299-8861..............................................Coming Soon Kings Crossing..................................HR..................cressey.com/kingscrossingbycressey ...Coming Soon Polaris at Metrotown ......................HR..................polarismetrotown.com..............................Coming Soon Simon 2 ..............................................TH ..................SimonbyOtivo.com.....................................Coming Soon Solo District ......................................HR..................solodistrict.com ...........................................Coming Soon Station Square ..................................HR..................604-438-1113..................................................................Call Syncro ................................................LR...................bold.ca...............................................................................Call Terraces at the Peak .......................LR...................terracesatsfu.com .......................................Coming Soon Triomphe ...........................................HR..................604-828-1373 .................................................................Call Vittorio ...............................................HR..................604-430-8831.................................................................Call CHILLIWACK Camden at The Falls .......................SF ...................www.livethefalls.com .............................From $529,900 Midtown.............................................TH ..................midtownchilliwack.com ............................Coming Soon River’s Edge.......................................TH ..................604.824.5062 ..................................................................Call COQUITLAM 567 Clarke + Como ........................HR..................604-937-5670 ................................................................Call Amberleigh .......................................SF ...................604-514-4359 ..............................................Coming Soon Brookmere ........................................HR..................604-259-5991 .................................................................Call Foster Ave Rowhomes ...................TH ..................intracorp.ca...................................................Coming Soon Kingston.............................................SF ...................604-514-4359 ..............................................Coming Soon Mont Bleu ..........................................HR..................montbleu.ca ................................................. Coming soon Simon .................................................LR...................604-420-4896 ................................................................Call Stanton House .................................LR...................604-280-8446 ..........................................From $599,900 The Ridge at Burke Mountain ......SF ...................778-285-6299 .................................................................Call

PROJECT

TYPE CONTACT

PRICE

DELTA & TSAWWASSEN Brio ......................................................LR...................604-943-8811 .................................................................Call Chelsea Gate ....................................TH ..................chelseagate.com .........................................Coming Soon Delta Gardens ..................................TH ..................deltagardens.ca ...........................................Coming Soon Harbour Walk....................................LR...................604-274-7326 ........................................................................ Muse ...................................................LR...................liveatmuse.com ........................................From $199,900 Pelican Cove .....................................TH/DU ..........604-943-6677...........................................From $589,900 South Pointe .....................................SF ...................604-584-2908 ..........................................From $699,900 Tsawwassen Heights ......................SF ...................604-271-7288..................................................................Call Tsawwassen Shores ........................SF ...................604-943-6677...........................................From $589,900 Tsawwassen Springs .......................SF/LR.............604-948-HOME..............................................................Call LANGLEY Bertrand Creek .................................SF ...................604-262-2965...........................................From $898,980 Gabriola Park ....................................TH ..................604-371- 1892.................................................................Call Hutton ................................................TH ..................huttontownhomes.com ...............................................Call The Terraces .....................................CH .................778-987-2489 ..............................................Coming Soon Union Park ........................................LR...................604-871-4288 .................................................................Call Willoughby West..............................SF ...................604-371-0733 .................................................................Call Wyatt ..................................................LR ..................wyattyorkson.com .....................................Coming Soon MAPLE RIDGE Brickwater at the Village................LR...................604-477-1500 .................................................................Call Cottonwood Lane ...........................TH ..................greenwoodproperties.ca ..........................Coming Soon Montgomery Acres .........................SF ...................604-477-2959 ...........................................From $824,980 Ridgemont ........................................TH ..................604-476-1777...............................................Coming Soon Willow.................................................TH ..................lifeatwillow.com .............................................................Call Wynnbrook .......................................SF ...................604-380-4708 ................................................................Call MISSION / HARRISON 58 On Cherry Hill ............................TH ..................604-768-9572 ..............................................Coming Soon Horizons ............................................TH ..................1-888-826-1177 ........................................ From $319,800 NEW WESTMINSTER Capitol ................................................TH ..................604-533-9390 ................................................................Call Elliot ....................................................HR..................604-662-8009 ................................................................Call Ewen ...................................................TH ..................604-549-8181 ..............................................Coming Soon Hamilton Village ..............................LR...................604-526-5266 .............................................Coming Soon Parkside at Victoria Hill ..................HR..................604-523-0733 .................................................................Call Queens Park Estates .......................TH ..................604-279-3829..............................................Coming Soon River Queensborough ...................TH ..................604-438-5050 ................................................................Call The Peninsula...................................MR .................604-544-2258 ................................................................Call The Royal at Victoria Hill ...............LR...................604-523-0733 .................................................................Call Thompson Landing ........................SF ...................604-520-3226...........................................From $476,900

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

FIFTHAVE.CA 72 NextHome.ca

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

PROJECT

TYPE CONTACT

PRICE

NORTH VANCOUVER Atrium at the Pier ............................MR/TH ..........604-983-9065 ..........................................From $379,900 Cascade at the Pier .........................LR...................604-984-0906.............................................Coming Soon CentreView........................................HR..................604-998-8540 ................................................................Call Compass ............................................HR..................604-980-5000................................................................Call Crown & Mountain..........................LR...................604-985-8258 .............................................Coming Soon Edgemont Townhome ...................TH ..................boffoproperties.com ..................................Coming Soon Green on Queensbury ...................LR/TH ...........qualex.ca/green ............................................Register Now Grosvenor Ambleside ....................HR..................604-922-1380 .................................................................Call Latitudes ............................................TH ..................604-435-9477...........................................From $469,900 Northlands ........................................LR/TH ...........604-800-2120 ................................................................Call Pinnacle Residences at the Pier ..MR .................604-983-9065 ................................................................Call Residences at Lynn Valley .............TH ..................604-924-0166 ................................................................Call Tatlow .................................................LR.............................................................................................Coming Soon Taluswood at Timber Court..................................604-988-3617 .................................................................Call Trophy at the Pier ............................MR .................604-983-9065 ................................................................Call x61 .......................................................LR/TH ...........604-971-3181 ..................................................................Call PITT MEADOWS Orion ..................................................LR...................604-315-7882 ...........................................From $299,900 Nature’s Walk ....................................TH ..................604-262-1850 ..................................................Call for info PORT COQUITLAM Lumiere ..............................................LR...................604-790-4002 ................................................................Call Montrose Square .............................LR...................778-255-2599 ..............................................Coming Soon Victoria ...............................................RH..................604-945-0087 .............................................Coming Soon PORT MOODY Edgestone .........................................TH ..................bold.ca/edgestone......................................Coming Soon The Grande .......................................HR..................604-552-0552..................................................Call for info Platform .............................................TH ..................aragon.ca/platform.....................................Coming Soon Station, The .......................................TH ..................604-492-3338.................................................................Call

PROJECT

TYPE CONTACT

PRICE

Quintet ...............................................HR..................604-303-8878 ................................................................Call Riga .....................................................TH ..................604-715-1250 ..................................................................Call Riva......................................................MR .................604-278-8825.................................................................Call River Green .......................................MR .................604-233-2633 .................................................................Call River Park Place ...............................MR .................604-356-7719..................................................................Call River Inlet ..........................................MR/TH ..........604-233-2633 .................................................................Call Trafalgar Square ...............................LR...................604-276-8865 ................................................................Call Viewstar .............................................TH ..................604-285-9983 ................................................................Call Vogue .................................................TH ..................604-715-1250 ..................................................................Call Wembley............................................TH ..................604-231-0480.................................................................Call Westminster Terrace .......................TH ..................604-204-1077 .................................................................Call SQUAMISH / WHISTLER Elaho ...................................................TH ..................604-898-2232 .............................................Coming Soon Ocean Crest ......................................SF ...................604-896-2235 ...................................... From $1,298,000 ParkHouse .........................................LR...................604-567-5433 ............................................From $167,900 Ravenswood .....................................SF ...................604-670-7862.......................................... From $800,000 Seven Peaks ......................................TH ..................604-262-9354.................................................................Call Summits View...................................TH ..................604-892-5888 ..........................................From $559,900 Aqua ....................................................TH/LR ...........1-877-344-5566........................................From $239,000 University Heights ...........................LR...................1-888-852-7575..............................................................Call SUNSHINE COAST SECHELT Edgewater at Porpoise Bay...........TH ..................604- 885-8556 ...............................................................Call SilverStone Heights.........................SF ...................604-741-1877 ............................................From $479,900 SURREY Aloha Estates ....................................TH ..................blackonyxmarketing.ca .............................Coming Soon Clayton Walk.....................................TH ..................claytonwalk.com .........................................Coming Soon The Guildford ...................................LR...................778-394-8867 ..............................................Coming Soon Harvest at Bose Farms....................TH ..................604-576-7722 .................................................................Call Hawthorne ........................................RH..................mosaichomes.com ..................................... Coming soon Highcrest ...........................................LR...................604-584-7273 ...........................................From $345,900 Hillcrest ..............................................SF ...................778-565-7768...............................................Coming Soon King George Hub.............................HR..................kinggeorgehub.com...................................Coming Soon The Links Residences .....................TH ..................infinityproperties.ca....................................Coming Soon Park Avenue West ............................HR..................604-583-9866 ................................................From $250’s Park Place Fleetwood ....................SF ...................604-539-3939.................................................................Call Park Place Village ............................TH ..................604-617-7763............................................From $359,000 Prime on Plaza .................................HR..................604-498-3888 ................................................................Call Summit ...............................................TH ..................778-591-6685 .........................................From low $700’s Thomas at Fleetwood ....................TH ..................liveatthomas.com .......................................Coming Soon University District ............................HR..................604-588-5795...........................................From $233,900 Westpointe ........................................TH ..................604-833-9193 .................................................................Call

RICHMOND Alfa ......................................................HR..................604-276-2532 .................................................................Call Calla at the Gardens .......................MR .................604-271-3331 ..........................................From $300,000s Cascade by the City ........................HR..................cascadecity.landaglobal.com ..................Coming Soon Concord Gardens ............................HR..................604-233-7748 ........................................From $300,000’s Dahlia at The Gardens....................MR .................604-271-3331 ...............................................Coming Soon Empire Living....................................TH ..................604-244-9622 ................................................................Call Grand, The ........................................HR..................604 278 3880 ..................................................................Call Jasmine at The Gardens................TH ..................604-271-3331 ...............................................Coming Soon Kenstone Gate..................................TH ..................604-218-3338 ...........................................From $529,900 Kingston Gate...................................TH ..................604-760-6024 ................................................................Call Livia .....................................................TH ..................604-364-2159 .................................................................Call Mandarin Walk..................................LR/TH ...........604-278-0808 ................................................................Call Monet .................................................HR..................604-233-7748 ........................................From $300,000’s VANCOUVER & AREA Opal at Richmond Centre .............HR..................604-303-7575 .......................................... From $464,900 DOWNTOWN Orchid by Beedie.............................HR..................info@orchidbeedie.ca ................................Coming Soon 8X On The Park ................................HR..................604-801-6861 .................................................................Call Parc Riviera .......................................MR .................604-231-5900 ....................................... From Low $200’s 1335 Howe ........................................HR..................604-689-8535 ................................................................Call Park Residences at Minoru ...........HR..................604-303-8878 ................................................................Call 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf 1 2015-01-16 11:37 AM Avenue One ......................................HR..................avenueone.ca ...............................................Coming Soon Pier, The .............................................LR...................604-274-7326 .................................................................Call Basalt ..................................................LR...................604-558-1907 .................................................................Call Pinnacle Living at Capstan............HR/MR/TH...604-303-0148.................................................................Call Burrard Place ....................................HR..................burrardplace.ca............................................Coming Soon Pinnacle Living Sorrento ...............MR/HR ..........604-303-0148.................................................................Call

SEPT 15 - 29, 2017 73

TYPE

CONTACT

PRICE

Cambie62 ..........................................MR .................604-779-0091 ..............................................Coming Soon The Charleson..................................HR..................604-689-8535 ................................................................Call Eventide .............................................LR...................604-783-1044 .................................................................Call Mirabel ...............................................HR..................mirabelbymarcon.com .................................................Call Oak Flats ............................................LR...................bold.ca............................................................Coming Soon The Pacific.........................................HR..................grosvenorpacific.com ................................Coming Soon Vancouver House ............................HR..................604-893-8958 ................................................................Call EAST SIDE 2nd & Main ........................................LR...................secondandmain.ca......................................Coming Soon Avalon Mews ....................................TH ..................604-438-5050 ................................................................Call Bravo on Broadway ........................TH ..................604-366-9505 ................................................................Call Currents at Water’s Edge ...............LR...................604-451-8518 .................................................................Call Elenore On Fifth ..............................LR...................elenoreonfifth.com ....................................Coming Soon Focal ...................................................LR...................604-563-6777 ..............................................Coming Soon Francis ................................................TH ..................604-330-8848 ................................................................Call Gem, The ...........................................LR...................liveatthegem.com .......................................Coming Soon Grandview Cascades ......................TH ..................grandviewcascades.com...........................Coming Soon Kensington Gardens .......................LR...................604-620-7886 ................................................................Call Paragon..............................................LR...................604-688-5566 .............................................Coming Soon Renfrew & 2nd .................................LR...................604-830-3938 ..........................................From $259,900 River District - Avalon Park ...........HR/MR/CH ..604-879-8830 ................................................................Call Skyway ...............................................HR..................604-436-1100 .................................................................Call Triumph..............................................TH ..................604-563-6200 ................................................................Call View338 .............................................LR...................604-303-8838 .......................................... From $219,900 WEST SIDE 7302-7358 Granville .......................TH ..................604-891-1288 .................................................................Call 1555 West Eighth .............................LR/MR ...........604-828-3998 ................................................................Call 41West ................................................MR .................604-563-8336 ................................................................Call 6th & Yukon.......................................LR...................cressey.ca ......................................................Coming Soon 99 West ..............................................MR .................604-620-8600..........................................From $528,800 W10th & Maple .................................MR/TH ..........604-239-2080 ..........................................From $429,900 Aperture .............................................LR/TH ...........604-345-9000 ................................................................Call Arbutus Ridge...................................MR .................604-738-0001.................................................................Call Aston...................................................TH ..................604-418-6809 ...............................................................Call Belpark ...............................................LR...................604-891-1281..................................................................Call Boulevard ..........................................MR .................604-685-5778 ........................................... From $367,400 Cambie Star.......................................MR .................604-876-9222 ................................................................Call Cambridge Mews ............................TH ..................604-808-3058 ...............................................................Call Canvas ................................................MR .................604-875-8508 ................................................................Call Citti ......................................................MR .................604-880-6880................................................................Call Eton .....................................................LR/HR ...........604-221-8598 .................................................................Call Evelyn .................................................TH ..................604-922-0330 ................................................................Call Granville at 70th ..............................HR..................604-687-2298.................................................................Call Kerrisdale Gardens..........................MR .................604-559-9848 ..........................................From $540,900 Livingstone House ..........................LR ..................604-998-8988 ..........................................From $639,900 McCleery and Magee .....................SF ...................604-255-3838 .................................................................Call Monarch.............................................MR .................604-568-6883 ......................................... From $444,900 One, The ............................................HR..................604-874-8368 ................................................................Call Parc 26 ...............................................MR/TH ..........604 336 6380..................................................................Call Parc Elise............................................MR/TH ..........604-336-6380 ................................................................Call

PROJECT

TYPE

CONTACT

PRICE

35 Park West .....................................LR...................604-563-8336 ................................................................Call Pinnacle Living at False Creek .....MR .................604-874-8368 ................................................................Call Pinnacle Living Broadway.............MR .................604-739-2080 ................................................................Call Primrose ............................................TH ..................PrimroseVancouver.com ...........................Coming Soon Prodigy ...............................................MR .................604-221-8878 ........................................From high $300s Q16......................................................TH ..................604-263-8090 ................................................................Call Reside ................................................TH .................residebymarcon.ca ....................................Coming Soon Sota .....................................................HR..................604-671-1025 ......................................... From 2.5 million The Leveson ....................................TH ..................604-88-3012 ..................................................................Call The Spot ............................................MR .................604-568-6886 ..........................................From $269,900 The Ivy................................................LR...................604-566-5888 ................................................................Call The Grey ............................................MR .................thegreyliving.com ..........................................................Call The Regent........................................TH ..................604-273-1313 ..................................................................Call Tisdale ................................................TH ..................778-846-5990.................................................................Call W10th & Maple .................................MR/TH ..........604-739-2080 ................................................................Call WEST VANCOUVER Galleries on the Bay........................LR...................604-836-7355 .......................................... From $490,000 Kerrisdale by Cressey .....................LR...................cressey.com ..................................................Coming Soon Shannon Wall Centre......................LR...................604-267-8882.................................................................Call VICTORIA Black & White ...................................MR/PH ..........778-265-3464 ...........................................From $324,900 WHITE ROCK / SOUTH SURREY Beachborough .................................TH ..................beachborough.ca ........................................Coming Soon Berkeley Village ...............................TH ..................berkeleyvillage.ca .......................................Coming Soon The Eagles .........................................TH ..................dawsonsawyer.ca ........................................Coming Soon Edgewood Gate ...............................SF ...................778.294.9077 ...................................................................Call Evolve at the Hamptons ................TH ..................EssenceLiving.com/Evolve ..........................................Call Headwaters Club .............................LR...................headwaters.club ..........................................Coming Soon Hycroft 2 ............................................RH..................605-541-2495 .................................................................Call Imperial ..............................................TH ..................liveatimperial.com ......................................Coming Soon Foster & Martin .................................HR..................fostermartin.ca................................................................Call Miramar Village ................................HR..................604-542-8882 ................................................................Call Orchard Grove .................................SF ...................orchardgrovecollection.com ...................Coming Soon Pacific Heights .................................SF ...................604-427-1803 ..............................................Coming Soon Plateau at Grandview Heights .....SF ...................604-560-6438 ................................................................Call Semiah ...............................................HR..................semiahbymarcon.ca ...................................Coming Soon SoHo ...................................................TH ..................604-560-0272 ................................................................Call Southcrest .........................................SF ...................604-372-3683 .................................................................Call Southside...........................................SF ...................604-372-3683 .................................................................Call South Point Walk .............................TH ..................604-560-3238 ................................................................Call South Ridge Club ............................TH ..................604-582-1113 ..................................................From $420’s Switch .................................................TH ..................604-581-8080 ................................................................Call Viridian ...............................................TH ..................viridianhomes.ca .........................................Coming Soon Westpointe ........................................SF ...................604-833-9193 .................................................................Call

NOTE: Pricing is subject to change; please contact the specific development for more up to date details or special promotions. To report any changes or corrections to this information, MLA_NCG_Footer_banner_FNL.pdf 10:40 AM please call 604.519.6080, fax 604.519.6088 or 1email 2017-05-29 homes@ypnexthome.ca

MLACANADA.COM

PROJECT

Real Estate Intelligent

ADVISO RY COMMUN ICATIO N S PROJEC T MA RKETIN G SALES & L E AS E U P C USTO ME R CA RE

74 NextHome.ca

CANADA

PREVIEWING NOW. 3 & 4 Bedroom Townhomes

A CONTEMPORARY ENCLAVE OF ARCHITECTURALLY

STUNNING TOWNHOMES

Expansive Rooftop Patios Forced Air Heating Side-by-Side Parking Generous Living Room and Bedrooms Ocean and Mountain Views Walking Distance to Morgan Crossing

��L�!��l�!entliving

REGISJER AT: ZENTERRA.CA/SOHO2 or call 604.560.0272

KING GEORGE

SURREY CENTRE

This is not an offering for sale. Any such offering can only be made with a disclosure statement. Prices are subject to change without notice. Artist’s renderings and maps are representations only and may not be accurate. E.&O.E.

COMING THIS FALL

KINGGEORGEHUB.COM

BE FIRST ON BOARD

LIVE WITHIN A COMMUNITY OF TRANSIT, SHOPS, RESTAURANTS & OFFICES IN SURREY CITY CENTRE

EXCEPTIONALLY DESIGNED 1 & 2 BEDROOM HOMES AT THE HUB’S FIRST RESIDENTIAL TOWER

METRO VANCOUVER’S HOMES FROM BEST CONCRETE $299,900 VALUE

Set within a premier parkside location, Basaltâ€™s one to three bedroom homes are the epitome of sophisticated living. Merging style with functionality, interiors are impeccably designed to be bright and liveable, complemented by expansive rooftop patios in select homes that offer panoramic views of Queen Elizabeth Park and Vancouverâ€™s skyline. The result is thoughtfully-designed homes that are built for life.

R E G I S T E R

N O W

604.558.1907 BasaltLiving.com

Sales & Marketing by MLA Canada Realty. This is not an offering for sale. Any such offerings may only be made with a Disclosure Statement. E.&O.E.

T H I S

604.558.1907 BasaltLiving.com

F A L L

Marked by Refinement.

The Cambie Collection by Pennyfarthing Homes continues its legacy on Vancouverâ€™s West Side with Basalt, fifty-one contemporary residences, located on 35th Avenue and Cambie Street. Defined by a modernist exterior, this fourth chapter of the Cambie Story exemplifies Pennyfarthingâ€™s continued commitment to design excellence and quality craftsmanship. Find balance with nature at Queen Elizabeth Park just steps away, and live amid a diverse selection of amenities.