BC New Home and Condo Guide - Sept 30, 2016

SEPT 30 - OCT 14, 2016 VOLUME 1, ISSUE 20, FREE

METRO VANCOUVER EDITION

INSIDE THIS ISSUE

CAN DENSIFICATION SAVE CITY SCHOOLS?

FOREIGN TAX IMPACT WILL BE SHORT TERM

MORTGAGE BROKER VS BIG BANKS

2 + 3 BEDROOMS AVAILABLE!

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

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604.428.8858 McKinnonByCressey.com

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

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SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 7

Developme nt logo versions

THE BOARDWALK

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18,000 SQ.FT. PRESENTATION CENTRE & THREE SHOW HOMES COMING OCT 1ST, 2016 9850 AUSTIN RD, BURNABY (Lougheed Shopping Centre)

REGISTER NOW BY PHONE 604.328.7128 OR ONLINE:

THECITYOFLOUGHEED.COM This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E.&.OE.

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contents SEPTEMBER 30 - OCTOBER 14, 2016 | VOLUME 1 ISSUE 20

20

ON THE COVER

EDWARD

MOSAIC’s elegant swan song on South Cambie

+ online NEIGHBOURHOOD

HOME SEARCH

project profiles MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

WITH

DYNAMIC MAPS

12 YPNEXTHOME.CA

LOOK FOR THE CIRCLE

38

The Imperial

Soaring above it all in Metrotown

40 Pacifico

Stylish new homes in quiet North Burnaby

48 Harvest at Bose Farm

Spacious living in Cloverdale

57

KITCHNER

Elegance and convenience in Surrey

60 Hudson

Parkside living in South Surrey

72

Mount Waddington

A new view on Abbotsford

80 Falcon House

Living large in Maple Ridge (continued on page 14)

PRESIDENT, YELLOW PAGES NEXTHOME

Jacqueline Hill EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Susan Legge DIRECTOR OF SALES, NATIONAL

(continued from page 12)

trending

advice

34

26

Queen of Green

How to recycle (almost) everything

by Stephanie MacDonald

66 UDI Experts on Foreign Tax Tax effects on market will be temporary

By Alyssa Richard

52

Fundamentally Speaking

Essential mortgage must-haves

by Stephanie MacDonald

77

by Wayne Karl

54

74

Organizing

What’s Online

What’s going down online at ypnexthome.ca

Autumn cleaning your home

buyers’ resource section

by Hellen Buttigeig

86 Hot Properties

Should you use a mortgage broker or a big bank?

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

by Cameron McNeill

by Susan Boyce

Condo Sense

neighbourhood

22

A return to more average price levels

Family-oriented housing could save Vancouver schools

Mortgage Advice

How you can become a first-time buyer

Cambie Village

Close to everything on the Westside

16

5 big ideas for your small home

by Lydia McNutt

62

Cabins + Condos

Colin and Justin on making your condo inviting for guests

by Stephanie MacDonald

14 YPNEXTHOME.CA

ART DIRECTOR

58

CONTRIBUTING EDITORS

Wayne Karl Elisa Krovblit Lydia McNutt (on leave) STAFF WRITER

Susan M Boyce DESIGN EDITOR

Yanic Simard

MEDIA CONSULTANTS

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103 SALES COORDINATOR

Justin Salvador PRODUCTION MANAGER

Helen Pearce GRAPHIC DESIGNER

Miguel Cea PRODUCTION CO-ORDINATOR

Dennis Ng

Editor’s Note

18 32 42 46 56 70 76 78 82

44 Designer Advice

Stephanie MacDonald

Published by

28

by Jane Lockhart

EDITOR

in every issue

district maps

Style File

Edwin Rizarri

88 Listings Directory

inspiration The wonders of wallpaper

SENIOR SALES MANAGER, WESTERN CANADA

Megan Pike

REBGV Summer Report

50 Density Saving Schools

by Lindsay Coulter

30

62

Moe Lalani

Vancouver

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

Burnaby/New Westminster North Shore/Squamish Surrey/Langley South Surrey/White Rock Abbotsford/Chilliwack Tri-Cities Maple Ridge/Pitt Meadows Richmond

ADVERTISING Call 604.519.6080 for advertising

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

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

Editors’ Notes

SUSAN LEGGE

COMMERCIAL DRIVE

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

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

Neighbourhood focused One of the most exciting innovations at YPNextHome over the last few years has been creating Neighbourhood Profiles – comprising a wealth of data and information – from across the country.

In every issue of New Condo Guide, we’ll show you at least one of these featured neighbourhoods. And if you look online, you’ll find more than 2,800 neighbourhoods you can search as part of your experience on YPNextHome.ca.

That’s a lot of information.

Our curated neighbourhood content provides a lively snapshot of some of Canada’s more popular neighbourhoods.

These profiles have been researched and compiled by a nationwide team of writers and editors, and they include photos and, in some cases, exclusive video tours with local celebrities and well-known residents. Demographics, housing types and other information... all leading to listings in the area.

Check it out and let us know what you think.

You can afford a new home

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

+ get social 16 YPNEXTHOME.CA

We’ve all heard it a thousand times: Vancouver is expensive. One thing that is increasing affordability is density.

Both in the city and in the surrounding municipalities developers are offering more housing options at more price points than ever before, meaning that there’s something for every budget.

Previously under-appreciated neighbourhoods all over the Lower

Mainland are getting new life as well, thanks to an influx of new building and the attendant increase in population, and this is great news for local businesses and communities. Inside this issue, learn more about new homes that are affordable for the average person or family.

Don’t buy into the hype: look around and you can find the home that fits your lifestyle and your budget.

Interact with us on social media: ypnexthome

Vancouver | Downtown Vancouver SEABUS

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NEW CONDOS:

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

1. ARC 88 Pacific Blvd.

604-899-8800

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1555 W 8th 604-828-3998 1555w8.com

3. AVALON MEWS 5808 Wales 604-438-5050

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

5.

PROXIMITY 2nd Ave & Ont 604-731-3500

18 YPNEXTHOME.CA

STERLING 49th & West Boulevard 604-428-8858

2. 1555 WEST EIGHTH

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

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

10. AVALON PARK River District Neighbourhood 604-879-8830

11. ETON 5696 Berton Avenue 604-221-8598

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12. THE GREY Dunbar and 16th thegreyliving.com

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

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

15. OAK + PARK 604-558-5851

16. PRIMROSE West 33rd and Cambie PrimroseVancouver.com

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17. SHAUGHNESSY RESIDENCES 8123 Shaughnessy Street 604 558 5848

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

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

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

133 ACRES OF GREENSPACE AT YOUR DOORSTEP BELPARK IS THE NEWEST ADDITION TO THE EXQUISITE INTRACORP WESTSIDE COLLECTION. SOPHISTICATED HOMES NESTLED AMONGST TREE-LINED 59TH AVENUE, THE LUSH FAIRWAYS OF LANGARA GOLF COURSE AND THE OUTSTANDING AMENITIES AT SOUTH CAMBIE. INTRACORP’S BELPARK WILL TRULY BE, NATURALLY BEAUTIFUL.

SHOT AT SUNRISE IN WINONA PARK, OUTSIDE YOUR FRONT DOOR

Interested parties please register at

belparkliving.ca

THIS IS NOT AN OFFERING FOR SALE ANY SUCH OFFERING CAN ONLY BE MADE WITH A DISCLOSURE STATEMENT. THE DEVELOPER RESERVES THE RIGHT TO MAKE CHANGES AND MODIFICATIONS TO THE INFORMATION HEREIN WITHOUT PRIOR NOTICE. E&OE.

Property Profile | EDWARD

cover story

EDWARD Spacious and light-filled apartment residences on the Westside QUEEN ELIZABETH PARK, the funky bistros, lounges and boutiques

Distinctive Design

of Main Street and Cambie Village, The Park Theatre, the charming residential streets, proximity to the Canada Line and downtown — all of these things are the reasons why the Cambie Village neighbourhood is so beloved and sought-after. In the midst of all this will be EDWARD, MOSAIC Homes’ newest addition to this vibrant neighbourhood.

Following the successes of ELIZABETH, CAMBRIA, CAMBRIA PARK and JAMES WALK, EDWARD takes this collection of homes even further.

“After building over 300 homes near Cambie in the last four years”, says Geoff Duyker, MOSAIC’s senior vice president of marketing, “we’ve taken everything we’ve learned and put this knowledge into EDWARD.” As the last MOSAIC project in the area for the foreseeable future, MOSAIC is pulling out all the stops for this collection of 56 high street apartment homes, located in two four-storey buildings on King Edward at Cambie Street.

MOSAIC is well-known for their distinctive, classic exteriors that add character to every neighbourhood they inhabit. EDWARD’s elegant white brick, dramatic black accents and graceful proportions are designed, according to Geoff, to be a “beautiful presence on King Edward. A new building that somehow seems like it has been there for a long time.”

EDWARD’s one-, two- and three-bedroom apartment residences are as striking inside as out. Ten-foot high ceilings and double-wide floor-to-ceiling picture windows in all homes bring in natural light and give the rooms a

20 YPNEXTHOME.CA

“After building over 300 homes near Cambie in the last four years, we’ve taken everything we’ve learned and put this knowledge into EDWARD.” – Geoff Duyker

Location

Vancouver Westside Builder

MOSAIC Homes Development

EDWARD Home Type

Apartment homes Sales Centre

Cambie and 41st Avenue Contact

Edward@mosaichomes.com or 604.325.2216

lofty spaciousness. This height also provides for maximum shelving, storage and dramatic design possibilities. The finishings also stand apart from the usual — in the kitchen, a moderist’s retake on shaker is updated with the clean lines of integrated cabinetry.

Over-sized countertops, black hardware, large pull-out drawers and full-height pantries make it spacious.

Throughout the home, radiant infloor heating keeps your toes warm while ‘soft touch’ doors and drawers keep things quiet. In the bathroom, contemporary porcelain floor-to-ceiling tile lines the floor and walls, framing the deep soaker tub and walk-in shower.

Homes range from one-bedrooms, to two-bedrooms, to three-bedrooms over 1,200 square feet. Top floor three-bedroom and den homes have up to 1,700 square feet of living space.

Just blocks from the Skytrain, living at EDWARD makes your commute

downtown a breeze, and even better, you are just a short stroll from everything else you could want, from banks, to flowers to coffee, lunch or dinner. “It’s actually our favourite location in the Cambie neighbourhood,” says Geoff, “and it’s got everything our customers have come to expect from a MOSAIC home: distinctive interior architecture and interior design, very well-designed, efficient floorplans and high-end finishings.”

The EDWARD presentation centre will be open at King Edward Blvd and Yukon Street in the heart of Cambie Village. This rare collection of 56 homes includes one-, two-, and threebedroom apartments, plus a select offering of three-bedroom top floor homes with rooftop decks.

For more information visit Edward@mosaichomes.com or call 604.325.2216.

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 21

Neighbourhood Profile | SOUTH CAMBIE

South Cambie A neighbourhood on the rise

By Michelle Hopkins

22 YPNEXTHOME.CA

YOU PROBABLY REMEMBER that trying

to get around South Cambie during the Canada Line construction was an exercise in frustration. You might have even shunned shopping or dining in the neighbourhood. You can toss all and any excuses to the wind once you’ve ventured into this burgeoning neighourhood that offers a plethora of great dining, shopping and activities for all ages.

South Cambie might be one of the smallest of Vancouver’s neighbourhoods but it’s got a lot of panache! This former sleepy enclave burst onto the scene as a cultural melting pot waiting to be discovered. It’s home to a variety of upscale, bohemian and chic boutiques, bakeries, bars and restaurants.

You’ll also find lovingly restored “Vancouver Specials” co-habiting with million dollar contemporary homes. This 23

Hot Spots Here are some favourite local haunts ... and there are many!

Walrus www.shop.walrushome.com This funky, contemporary lifestyle boutique is where you’ll find anything from a cannabis candle to laser cut birch plywood coasters and everything in between.

Biercraft Bistro www.biercraft.com For beer aficionados this is Mecca. Biercraft has a huge selection of specialty and craft beer from around the globe.

enclave will soon be home to condos, townhomes and apartments as the city has rezoned parts of South Cambie allowing for high-density development.

Over 1,000 units are in the works up and down Cambie from 16th to 41st Avenues along the Canada Line.

Also worth discovering are the the neighbourhood Crown Jewels: Queen Elizabeth Park and Nat Bailey Stadium.

South Cambie is also renowned for its top-notch hospitals, great educational institutions, the posh Oakridge Shopping Centre, and let’s not forget the great ethnic eateries, funky watering holes and distinctive boutique shops.

It’s all about location. A central city neighbourhood attracts a certain type of person: One who embraces cycling or taking transit to work; someone who likes to walk out to enjoy the restaurants 24 YPNEXTHOME.CA

and shops — and that someone typically has a healthy income. South Cambie residents are now affluent upper mobile young professionals and families, as well as empty nesters with deep pockets.

With all the changes in this corridor, living here isn’t cheap. An older, teardown will put you back $1.5 million and a new home will cost upwards of $2 million. However, once a number of condo projects are built, it will make living here more affordable!

For Bill, a 51-year-old married painting contractor with two young daughters, the proximity to both downtown Vancouver and eclectic Main Street was a real draw.

“We got insight living in Vancouver of how great it is to live centrally. And this is the first neighbourhood outside of downtown where we really felt at home,” adds Bill.

Shop Cocoon www.shopcocoon.com A “curator of all things beautiful.” This gem, dominated by large antlers on a whitewashed brick wall, is where you’ll discover hand crafted accessories, clothing and jewellery.

Lemonade Gluten Free Bakery www.lemonadebakery.ca This sweet spot is a hit with both locals and merchants. For those with a serious sweet tooth, don’t be frightened off by gluten-free … everything is sinfully delicious!

Pronto Caffe www.prontocaffe.ca Words that are often used to describe this hip modern eatery are authentically Italian, simple and straight forward – no pretension here but lots of Old world flavour! Pronto is a go-to for anyone craving traditional Italian dishes with a contemporary take.

Barber & Co. www.barberandco.ca This1950s barber shop offers a down home country-style hot shave, hair cut or beard trim. You’ll feel like you’ve been transported back in time and that’s never a bad thing, right?

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

NATURALLY BRILLIANT. INTRODUCING AVALON PARK. A NEW COMMUNITY WITH PARKSIDE PRIVILEGES. Avalon Park is a landmark addition to River District Vancouver.

Nestled between a park and essential daily conveniences, it’s just steps from Save-On-Foods, Starbucks, shops, eateries and more. With contemporary architecture inspired by the area’s industrial heritage, it’s parkside living at its best.

COMING FALL 2016. REGISTER NOW. RIVERDISTRICT.CA

NEW RETAILERS OPENING 2018.

A MASTERPLANNED COMMUNITY BY

Advice | QUEEN OF GREEN

How to recycle everything Make sure your used and unwanted stuff goes to the right place

By Lindsay Coulter

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHAT TO DO WITH STUFF you no longer

want? First rule: if it’s not irreparably broken, donate or resell it. But what if nobody wants it?

Recycling hard-to-recycle items isn’t as tricky as you might think! Find solutions for some of the most common challenges — including lights, eye glasses, cell phones and mattresses — in my FAQ’s section.

Regional and provincial departments are getting good at summarizing local options. The Recycling Council of British Columbia’s Recyclepedia, streamlines information from all major non-profit recycling associations in the province.

If a one-stop shop is more your style, a recycling company will happily take many items for a reasonable fee. And this may be your only option for troublesome plastics that can’t be returned to either the manufacturer or retailer. But before you pack off your treasured 90’s CD and DVD collection (or phone for a pickup), check out websites like Pinterest. Your trash could be crafting gold for an upcycling project.

Socially responsible companies are also making it easier: » Batteries: Call 2 Recycle boxes are located in recycling depots, retail locations, community centres or nonprofit offices across Canada. Find one using the interactive map. » Shoes: If they aren’t suitable for donation, return any brand of running shoe to Nike. Tiny choices has a list of 26 YPNEXTHOME.CA

other ways to recycle your kicks » Electronics: Some municipal depots now accept electronics. If yours does not, Best Buy and Future Shop offer comprehensive electronics recycling programs in all their locations. Finally, many manufacturers — including Sony, Samsung andApple — recycle their products and list drop-off locations on their sites. (Apple doesn’t buy back products in Canada, but you can return batteries to their stores.) » CD/DVDs: Future Shop and Best Buy accept these but, as far as I can tell, there is no capacity to actually recycle them in Canada so they are shipped away (mostly overseas). » Packaging: London Drugs’ Bring Back the Pack program accepts packaging from any product purchased in their stores, and diverts it for local recycling. » Coffee cups: Although some Canadian Starbucks and Tim Horton’s locations now collect cups, recycling paper cups is wrought with complications.

Ask for a mug or bring your own commuter cup. » Food & candy wrappers: Terracycle has take-back programs for all sorts wrappers! Print prepaid shipping labels and send to them directly. London Drugshas partnered with Terracycle on selected collections — visit the site to see which items can be returned there. » Garage stuff: Even used saw blades and drill bits can be returned to Rona!

The idea that having less stuff actually makes us happier is gaining traction. As recycling gets easier, we can get rid of clutter with less cost to the Earth!

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

T WO T I M E L E S S W E S T S I D E A D D R E S S E S 3 BED TOWNHOMES NOW SELLING

S TA R TI N G $ 1 . 92 M

S TA R TI N G $ 1 . 24 M

O P E N H O U R S 1 – 4 P M , M O N DAY – F R I DAY #3 01 , 178 8 W B R OA DWAY, VA N CO U V E R O R C A LL FO R P R IVATE A P P O I NTM E NT: 60 4 55 8 5 8 51 | A L A BA S TE R H O M E S .C A

THIS IS NOT AN OFFERING OF SALE.

SUCH OFFE R ING C A N ONLY B E M A DE BY WAY OF DI S CLOSUR E S TAT E ME N T, E . & O. E .

Inspiration | DESIGN SECRETS

Move over paint, WALLPAPER is here to stay

By Jane Lockhart | Photography by John Heineman | Courtesy of Sorbara Group of Companies

28 

FOR THOSE OF YOU WHO lived as adults

through the 1980s, you may view wallpaper as a thing of the past. But, if you are buying a new home, or faced with the challenge of decorating a new space, wallpaper may be front of mind.

Wallpaper is coming back, but not in the way you may think. It has been reinvented and has become trendier than ever.

As we said goodbye to balloon curtains, high hair and neon colours, we thought wallpaper was on that list as well. It turns out, wallpaper manufacturers are very savvy marketers, and their efforts are reflected in today’s interior design.

Wallpaper has moved past chicken boarders in the kitchen, large and bold floral patterns, or entire rooms covered in the same look. We are seeing wallpaper used in new and exciting ways. There is now textured paintable wallpaper, wallpaper for focal walls, or fun designs that can be used in small spaces.

The powder room is the best place to have fun and experiment with colour, texture and new designs. It is a place

where you can shut the door and walk away, but your guests will love your efforts. One of our favourite powder rooms was done in all-black wallpaper with trendy light and bathroom fixtures. Because powder rooms are on the smaller side, going with a dramatic colour or pattern is not too overwhelming.

We also use wallpaper a lot to create a focal wall. Again, we are seeing things in wallpaper we have never seen before.

There are large shapes and patterns that can be applied to the wall individually.

Also, the focal wall doesn’t have to be a full wall, it can be a section or maybe it is a design that carries over slightly to the adjacent wall.

Anther trend in wallpaper is the introduction of metallics. Gold has been huge for the last couple of seasons and this has also been evident in wallpaper.

There are endless examples from neutral wallpaper peppered with gold geometric shapes to black wallpaper with large gold fans. And, since wallpaper is no longer themed, these can be used in just about any room in the house!

Faced with the task of decorating a completely new space, sometimes it pays off to take risks and think outside of the box. Using wallpaper lets you do both.

Not only have there been advancements

ABOVE LEFT

The Graham and Brown (grahambrown.com), wallpaper in this powder room works perfectly with the mirrored vanity in the small space.

OPPOSITE PAGE

In this powder room, we went with a strong wallpaper from Graham and Brown (grahambrown.com), that features large horizontal lines to create visual contrast.

ABOVE RIGHT

In this dining room the neutral wallpaper from Graham and Brown (grahambrown.com), is used with custom wainscotting and built-ins to create a unified look.

in the wallpaper patterns, but also in the product itself. Most companies have prepasted wallpaper that lasts longer and is more durable. A nice added bonus is the grid on the back that a lot of companies are using. This allows the homeowner to ensure straight cuts when lining up to an edge or matching the pattern on the next sheet. If you are unsure of your abilities, you can always hire a professional to apply it as well.

However you decide to decorate your new space, just make sure it is something that you love and that speaks to you, after all, you have to live in it.

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

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 29

Advice | MORTGAGE ADVICE

How you can become a first-time buyer

By Alyssa Richard

NO GENERATION has had a tougher time getting into the housing market than Generation Y. Indeed, the deck is also stacked against Millennials, who are burdened with heavy student debt, challenging job prospects and limited wage growth.

Housing prices have continued to surge over the last decade, fueled by record-low interest rates and booming condo sales.

But first-time homebuyers still represent a large portion of the housing activity in Canada. According to the Canadian Association of Accredited Mortgage Professionals (CAAMP), an estimated 210,000 of the 425,000 homes purchased in 2014 were from first-time buyers.

And these property virgins aren’t just putting down the bare minimum to get into the market. CAAMP estimates that, on average, first-time buyers make down payments equal to 21 per cent of the price of their homes. That’s no small chunk of change. With average home prices across Canada surpassing $450,000 this summer, 21 per cent represents nearly $95,000.

Where does the money come from?

Here’s what the CAAMP survey found.

Personal savings (40 per cent): First-time buyers are using their own savings to get into the housing market, with a reported 40 per cent of total down payments coming from the personal savings of applicants and their co-applicants.

Tax-free savings accounts represent a flexible way for first-time buyers to save up for a down payment. With annual contribution limits rising to $10,000 this year, couples have the potential to save up to $20,000 per year inside their TFSAs and invest the funds in a variety of ways – from high-interest savings accounts and GICs, to stocks, mutual funds and ETFs. Gifts and loans from family (17 per cent): Funds procured from the bank of mom and dad are on the rise. Gifts and loans from family represent 17 per cent of down payment funding for firsttime buyers, up from 13 per cent five years ago.

RRSPs and Home Buyers’ Plan (12 per cent): Withdrawals from RRSPs using the Home Buyers’ Plan (HBP) have declined in recent years, down from 16 per cent between 1995 and 2004.

The HBP allows first-time buyers to withdraw up to $25,000 from their RRSP to put toward a down payment on a home. But with declining savings rates, a relatively low maximum withdrawal amount (when compared to the amount needed to qualify for a home today) and the introduction of the TFSA, the HBP has become somewhat redundant in today’s market.

(Prime Minister Stephen Harper recently tabled a proposal to raise the withdrawal limit to $35,000, should he be re-elected.)

You have up to 15 years to repay the funds, starting the second year after which your withdrawal.

First-time power Although it’s become increasingly difficult to buy a home today, it’s clear that first-time homebuyers are the engine that fuels the housing market, representing nearly half of all homebuying activity in Canada.

The challenge comes when first-time buyers can’t save fast enough to keep up with a hot real estate market. That type of pressure can lead to emotional decisions, such as buying before you’re financial ready or borrowing the funds through alternative lending, all in order to avoid getting priced out of the market forever.

MORE ADVICE ONLINE ypnexthome.ca/news/advice

Alyssa Richard is the founder and CEO of ratehub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.

30 YPNEXTHOME.CA

VANCOUVER

Construction Starting

Sales Centre Closing Soon Visit our Sales Centre today and ask about our Last Chance Promotions!

Final Selection of French Inspired 2 & 3 Level Townhomes with Roof Decks Starting from $1,728,800 Visit Our Sales Centre Today 688 SW Marine Drive Open Noon – 5PM, Closed Fridays

604.325.8111

marcon.ca/maisonette

Copyright © 2016 Marcon W 57 (GP) Ltd. All Rights Reserved.

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 31

Burnaby | New Westminster BARNET MARINE PARK

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2338 Madison Ave., 604-299-8573

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7350 Kingsway 604-533-3033

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1305 Cariboo Coming Soon

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B2. PORTAGE PORT ROYAL 260 Salter St 778-398-1344

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Presentation Centre #150 - 3555 North Road The Heights 604-563-3020

A7. STATION SQUARE 4670 Assemble Way stationsquare.ca

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

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32 YPNEXTHOME.CA

BURNABY LAKE REGIONAL PARK

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Lougheed Hwy

A15. PACIFICO

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

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

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

A12. GOLD HOUSE 6377 McKay Ave goldhouseliving.com

B4. THE ROYAL 203 – 20 E Royal Ave. 604.523.0733

B5. THE PENINSULA Port Royal 604-544-2258

B6. ELLIOT Elliot Street 604-662-8009

B7. THE COLUMBIA Brewery District thebrewerydistrict.ca

Now Selling

Boutique Living in Brentwood BETA AVE

1, 2 & 3 Bedroom Homes THE DAWSON POP-UP NOW OPEN · 2287 Willingdon Ave, Burnaby 12:00 - 5:00 pm daily (except Fridays) · 604 299 9191

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

SPACIOUS BEDROOM WITH WALK-IN CLOSET

W.I.C.

BATH

EXPANSIVE BALCONIES

BEDROOM BALCONY

W/D

BALCONY FOR 607, 707, & 807

SPA-INSPIRED BATHROOMS

ENTRY WELCOMING ENTRY

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LIVING KITCHEN

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DINING

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LARGE, FLEXIBLE DENS

R1 06

OPEN CONCEPT LIVING, DINING & KITCHEN

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LARGE WINDOWS DRESSED WITH MODERN ROLLER BLINDS

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MUCH, MUCH MORE THAN UNIT B1 ONE-BEDROOM AND A DEN. E1 05

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L1 21

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1 Bedroom + Den, 1 Bath G1 A1 A1 H1 15 16 18 19 Interior: 649 sf | Exterior: 67 - 278 sf | Total: 716 - 927 sf Level 1

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CALLACalla offers a collection of well-appointed one-bedroom and den residences with thoughtful details

P1 17

A1 16

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Levels 6 - 8

May 19, 2016 and luxury finishes. Indulge in open layouts, over-height ceilings, vast windows that let the sunlight pour

in, air-conditioning, and spacious balconies with breathtaking views that look out to the neighbouring areas based on preliminary survey square footages and may require verification. twelve acre park and beyond. Experience luxury parksideUnit living first-hand – visit us today.

THE ONLY URBAN VILLAGE OF ITS KIND IN SOUTH RICHMOND. NOW SELLING. VISIT US TODAY.

TOWNLINE.CA 604 271 3331 This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E.&.OE.

10880 No 5 Road Richmond Open Daily 12-5pm (Except Fridays)

64 MODERN RESIDENCES

1, 2 & 3 BEDROOM HOMES STARTING FROM THE MID $300,000s C O M ING S O O N TO WE ST COQUI TL AM . R E GI STE R TODAY.

SIMONBYOTIVO.COM | 604.420.4896 Artists conceptual rendering. This is not an offering for sale. Developer reserves the right to make modifications to specifications without notice. E&OE.

VIEWS WORTH SHARING

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

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

2 Bedroom homes from: $670,900 TRIUMPH ST

TRIUMPH ST SEA TO RIVER BIKEWAY

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

GILMORE AVE

HASTINGS ST

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

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Trending

REBGV Summer Report: We saw it coming For the second straight month, home buyer demand in Metro Vancouver moved off of the record-breaking pace seen earlier this year and returned to more typical levels.

THE REAL ESTATE BOARD of Greater

Vancouver (REBGV) reports that residential property sales in Metro Vancouver totalled 2,489 in August 2016, a decline of 26 per cent compared to the 3,362 sales in August 2015; 10.2 per cent less than the 2,771 sales in August 2014; and one per cent less than the 2,514 sales in August 2013. August 2016 sales also represent a 22.8 per cent decline compared to last month’s sales.

From a historical perspective, last month’s sales were 3.5 per cent below the 10-year sales average for the month.

“The record-breaking sales we saw earlier this year were replaced by more historically normal activity throughout July and August,” Dan Morrison, REBGV president said. “Sales have been trending downward in Metro Vancouver for a few months. The new foreign buyer tax appears to have added to this trend by reducing foreign buyer activity and causing some uncertainty amongst local home buyers and sellers.

“It’ll take some months before we can really understand the impact of the new tax. We’ll be interested to see the government’s next round of foreign buyer data.”

New listings for detached, attached and apartment properties in Metro Vancouver totalled 4,293 in August 2016.

This represents an increase of 0.3 per cent compared to the 4,281 units listed in August 2015 and an 18.1 per cent decrease compared to July 2016 when 5,241 properties were listed.

The total number of properties 34 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

currently listed for sale on the MLS in Metro Vancouver is 8,506, a 21.9 per cent decline compared to August 2015 (10,897) and a 1.9 per cent increase from July 2016 (8,351).

The sales-to-active listings ratio for August 2016 is 29.3 per cent. This is indicative of a seller’s market.

Generally, analysts say that downward pressure on home prices occurs when the ratio dips below the 12 per cent mark, while home prices often experience upward pressure when it reaches the 20 to 22 per cent range in a particular community for a sustained period.

The MLS Home Price Index composite benchmark price for all residential properties in Metro Vancouver is currently $933,100. This represents a 31.4 per cent increase compared to August 2015 and a 4.9 per cent increase over the last three months.

“In aggregate, we continue to see an imbalance between supply and demand in most communities. However, we’re also seeing fewer detached sales in the highest price points and fewer detached home sales relative to all residential sales,” Morrison said.

“This is causing average sale prices to show a decline in recent months, while benchmark home prices remain virtually unchanged from July.”

The average price is the simplest home price measure to explain but is not the most accurate since it may be skewed by the mix of properties. More high-end or low-end sales will skew the number up or down. Based on the Consumer Price Index, MLS HPI benchmark prices are a more reliable and stable indicator of typical home prices across regions over time.

Sales of detached properties in August 2016 reached 715, a decrease of 44.6 per cent from the 1,290 detached sales recorded in August 2015. The benchmark price for detached properties increased 35.8 per cent from August 2015 to $1,577,300. This represents a 4.2 per cent increase over the last three months.

Sales of apartment properties reached 1,343 in August 2016, a decrease of 10.1 per cent compared to the 1,494 sales in August 2015.The benchmark price of an apartment property increased 26.9 per cent from August 2015 to $514,300. This represents a 6.1 per cent increase over the last three months.

Attached property sales in August 2016 totalled 431, a decrease of 25.4 per cent compared to the 578 sales in August 2015. The benchmark price of an attached home increased 31.1 per cent from August 2015 to $677,600. This represents a 7.1 per cent increase over the last three months.

BR E N T WO OD

already all here S AV E - O N - F O O D S | B R O W N S S O C I A L H O U S E | S H O P P E R S D R U G M A R T | S T A R B U C K S | T D C A N A D A T R U S T

NG 6 MI CO L 201 L FA

THE LATEST ADDITION TO NEW WESTMINSTER’S SMARTEST COMMUNITY REGISTER TODAY

THE LOWER MAINLAND’S BEST VALUE ON TRANSIT ONLY STEPS FROM SAPPERTON SKYTRAIN STATION R E G I S T E R T O D AY

T H E B R E W E R Y D I S T R I C T. C A

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

Property Profile | IMPERIAL

Imperial Tailored to Perfection Location

Metrotown Builder

Amacon Development

COMING SOON TO METROTOWN in Burnaby is a collection of 169 residences designed with sophisticated urban homeowners in mind. Introducing Imperial, an elegant, 26-storey concrete highrise that’s poised to bring new luxury to the neighbourhood.

Imperial Home Type

Highrise Sales Centre

4700 Imperial Street (coming soon) Contact

ImperialByAmacon.com

Close to What Counts Hotel Inspiration Taking a cue from the world’s grand hotels, Imperial will feature a soaring foyer with hotel-inspired concierge, two floors of amenities that include a state-of-the-art fitness centre, an inviting social lounge with entertainment kitchen, as well as lavishly landscaped outdoor terraces and gardens.

Everything you could want is just an elevator ride away — and with three elevators available, it’s less waiting time.

Interior Style Inside, Imperial boasts spacious, sun drenched floorplans with generous decks and patios — south facing homes have unobstructed views. Plus there’s custom closet organizers, USB outlets in kitchens and bedrooms, as well as three choices of colour schemes.

38 YPNEXTHOME.CA

Kitchens are clearly designed with foodies in mind — polished quartz countertops, convection wall oven, five-burner cooktop, full-height cabinetry in a dramatic vertical-grain finish, and integrated dishwasher and fridge.

And here’s something cool for entrepreneurs and telecommuters. In addition to one-, two-, and three-bedroom apartment residences and two-level townhomes, Imperial will offer a limited collection of live/work city homes — getting to the office just got a whole lot easier.

Life at Imperial also means you’re walking distance to a diverse array of urban amenities. There’s shopping at Metrotown, one of Canada’s largest malls. Restaurants featuring foods from around the world are in every direction. There are parks, schools, cycling trails, and when you do feel like heading to Vancouver, the SkyTrain is a five-minute walk — close but not too close.

Reputation You Can Rely On Proudly developed by Amacon, a developer with over 50 years of experience building quality homes, Imperial offers one-, two- and three-bedroom homes plus a selection of live/work townhomes and city homes.

Better hurry though, because sales begin in October and there’s already a buzz of excitement.

For more information and to priority register for this opportunity, visit ImperialByAmacon.com.

169 HOTELINSPIRED HOMES CRAFTED

BY AMACON

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

Property Profile | PACIFICO

Pacifico Stylish new homes in a desirable Burnaby neighbourhood Location

Burnaby Builder

Dolomiti Development

Pacifico Home Type

Townhomes and garden apartments Sales Centre

call for private viewing Contact

pacificohomes.ca or 604.294.3802

THINK BURNABY has completely graduated

from sleepy suburb to busy urban centre? Not quite. Located in North Burnaby near SFU there’s a quiet, undiscovered haven; close to all the convenient shopping, transit and dining of Hastings Street, but surrounded by a pretty single-family neighbourhood. In the midst of all this will be Pacifico, a boutique collection of just 21 garden apartments and two-level townhomes built by Dolomiti.

“Because of the close proximity to SFU, this project has great investment potential,” says sales manager John Caldarella. “The units range from 560 square-foot garden apartments that that would be great accommodation for students or first-time buyers, up to the large 1,080 square-foot two-level townhomes that are great for downsizers or young families.” Because of the location, a car isn’t even a requirement, and Burnaby mountain is home to some of the best biking trails in the area, not to mention the nearby Trans-Canada Trail.

each detail has been carefully thought to maximize the spacious feeling of the rooms and foster a sense of relaxation.

The garden apartments even have builtin workstations for working at home or studying.

Gourmet kitchens and indulgent bathrooms come with a choice of two stylish palettes, and many of the homes have mountain views. “The serene courtyard is built around an attractive water feature,” adds John. And there’s more good news: you won’t have to wait years to move in. “We plan to be completed before Chistmas.”

A home at Pacifico also comes with the peace of mind you get from knowing your home is built by a builder known for old world quality homes. Dolomiti homes are well-known for their suberb craftsmanship and design and Pacifico is no exception.

Elegance inside and out Walking into these homes, designed by renowned interior designer Cristina Oberti, it’s clear the quality finishings and functional layouts make for easy, elegant living. From the powder room on the main floor, to the nine-foot ceilings in the townhomes, 40 YPNEXTHOME.CA

Pacifico will be located at 7180 Barnet Road. Make your appointment for a private viewing today by registering at pacificohomes.ca or calling 604.294.3802.

RO SS RD

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1. CONNAUGHT

1. CONNAUGHT

Edgemont Blvd & Ridgewood Dr 604-699-0036

FINCH DR

4. KINDRED Moodyville Neighbourhood www.kindredmoodyvill.ca

ROBIN DR

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5. PROMENADE AT THE QUAY 604-986-8862

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DEPOT RD

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

Hwy

NORTH SHORE/SQUAMISH/WHISTLER

CENTRAL & QUIET

BEST OF BOTH WORLDS

COMING SOON 1 & 2 BEDROOM PREMIUM APARTMENT HOMES W KEITH RD

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Kindred embraces the best of life in North Vancouver.

Situated in Moodyville, a well-established, family friendly neighbourhood, the premium 1 & 2 bedroom apartment homes boast stunning views, direct access to parks, greenways and transit, and the convenience of being a short stroll from Lower Lonsdale’s shops, restaurants and entertainment.

AV E

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REGISTER NOW TO BE THE FIRST TO LEARN ABOUT THIS EXCITING NEW COMMUNITY 3rd St E & Ridgeway Ave, North Vancouver

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

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 43

Inspiration | SMALL SPACE

Five big ideas for your small home

By Lydia McNutt

MORE ADVICE ONLINE ypnexthome.ca/news/advice

IT’S TRUE WHAT THEY SAY, good things come in small packages. And even better things come in small spaces. Those who’d rather give up some square footage in the interest of a convenient urban location are in luck, with today’s sleek and stylish micro furnishings taking the spotlight.

Make the most of your small home.

It only takes some creativity, some advance planning, and a little good advice.

1. First impressions count When you walk into that small home, what’s the first thing you see? Is it pleasing? Inviting? Does it reflect what you want your home to say about you?

You only have one chance to make an impression, so make it count!

2. Pleasing proportions For furniture to serve the double duty of fashion and function, it must be well proportioned to the space.

Rule of thumb: the smaller the room, the smaller the furnishings. This also applies to artwork and accessories.

3. Leave the traffic jam for the road Especially in a small home but really for any sized space, it’s important to keep high-traffic areas clear of furniture, for functional purposes as well as aesthetic ones. Ensure you can open doors without bumping them into your brand new coffee table.

44 YPNEXTHOME.CA

4. Focus!

Plan your room around one main focal point. Emphasize your favourite feature by arranging your furniture to complement and highlight it. Maybe it’s a great view, or a cozy fireplace.

5. Measure twice, buy once The old “measure twice, cut once” adage will save you frustration, time and money. Always make sure the door size will accommodate the largest furniture piece. And in any small home, don’t forget to take your tape measure into the stairwell and corridors too.

Lydia McNutt is an award-winning writer and editor of New Condo Guide. Lydia’s love of architecture, interior design and the written word have landed her happily at home at Yellow Pages NextHome, where real estate rules. Follow her on Twitter @LydiasTweets.

Surrey | Langley

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SERPENTINE FEN NATURE RESERVE

NEW CONDOS:

A5. EVOLVE

A8. DAWSON + SAWYER GUILDFORD THE GREAT II

A11. SUNSTONE

A9. ASHBURY + OAK

133 Street & 103A Avenue 604-497-0102 10727 Delsom Crescent sunstonevillage.ca

8130 - 136A Street

10463 158 St, Guildford Dr. 778-293-2222

8138 204th Street 604-539-6281

A10. SYNC

14555 - 68th Ave 778-590-7283

A11. SUMMIT

Panorama Heights 778-591-6685

A12. WESTPOINTE

wy

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A6. DAWSON + SAWYER GUILDFORD THE GREAT A7. DAWSON + SAWYER KINGS LANDING

104th & University Dr 604-588-5795

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NEW HOMES: 15340 Guildford Dr 778-293-2222

A2. VENUE

604-581-8000 Venuelife.ca

B1. ELEMENTS

48TH AVE

40TH AVE

20211 66th Ave. 604-533-7718

NEW HOMES: B2. ARCHSTONE

#4 7672 209th Street 604-888-9671

B3. PRESTWICK AT MILNER HEIGHTS 7059 210 St. 604-371-0928

B4. WOODLAND PARK 205 – 6360 202nd St. 604-532-6060

B5. EVERLY GREEN

8217–204B Street www.everlygreen.ca

B6. GABRIOLA PARK

Presentation Centre 604-833-9193

8217–204B Street www.gabriolapark.com

2 +3 Bedrooms Townhomes Available 14555 68th Avenue Open Daily 12– 5pm (except Fridays)

770.590.7283 SyncLiving.ca 46 YPNEXTHOME.CA

AV E

B4 152ND ST

128TH ST

120TH ST

112TH ST

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96TH AVE

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216TH ST

GREEN TIMBERS URBAN FOREST PARK

96TH AVE

Property Profile | HARVEST AT BOSE FARM

Location

Surrey Builder

Platinum Group of Companies Development

Harvest at Bose Farm Home Type

Townhomes Sales Centre

16488 64th Avenue, Surrey Contact

liveatharvest.ca or 604.576.7722

Harvest at Bose Farm Parkside family living in Surrey CLOVERDALE IS PREMIUM real estate

in the lower Mainland. In the middle of this low-density, green neighbourhood sits one of Surrey’s most exciting new townhome developments: Harvest at Bose Farm. Located right beside the new 18-acre Bose Forest Park, across the street from Northview Golf Club and just around the corner from AJ McLellan elementary, this collection of stylish three-level Westcoast townhomes is the perfect place to live, grow and play.

“What’s really exciting about these new homes is the fact that they are right next to this beautiful new park,” says sales manager Luana Matteazzi. “And the rich history of the Bose Farm area really adds to the vibrant community feeling.”

Outside, the attractive and durable fibre concrete siding, large windows and 48 YPNEXTHOME.CA

modern design reflect the beautiful natural surroundings, giving a hint of the comfortable and elegant spaces within.

Entering through the playful and colourful front door, it is immediately apparent that the high-end finishings put Harvest a step above a cookie-cutter townhouse. The flex room on the ground floor has a large closet, making it the perfect home office, family room or playroom. Upstairs, the expansive main floor features a gourmet kitchen with extra-large waterfall quartz island with gas cooktop, perfect for entertaining, flanked by spacious living and dining areas flooded with natural light from huge over-height windows. Nine-foot ceilings on main and upper levels, powder room, built-in dining room buffet (some homes) and a dramatic linear fireplace and an Italian tile feature

wall complete the elegant ambiance.

“There are so many ways you can personalize these homes as well,” explains Luana. “You can choose between shaker-syle or flat-panel cabinetry in white or espresso; and every kitchen comes with quartz countertops, designer tile backsplashes, and a high-end KitchenAid Chef’s Appliance package.” Another wonderful and distinctive feature is the Navien hot water on-demand system built in to each home, making the cold shower a thing of the past, no matter how many people are getting ready in the morning.

Homes at Harvest have either a front or a back yard, and residents have access to the exclusive Heritage Clubhouse, in a replica of the Bose family’s original calf barn. Those who want to participate in the agricultural history of this pastoral area can grow their own food and flowers in the community gardens, or pick up produce from local farm stands.

Luxury living with convenient access to modern amenities and nature is why Harvest at Bose Farm is selling out fast.

Harvest at Bose Farm’s presentation centre and four display homes are now open 1 p.m. to 5 p.m. daily except Fridays at 16488 64th Avenue in Cloverdale.

Harvest offers two-bedroom plus flex, three-bedroom, and three-bedroom plus flex homes to choose from. For more information visit liveatharvest.ca or call 604.576.7722.

PARKSIDE HOMES SELLING FAST!

Awesome Townhomes Prices starting at $429,900 • Platinum’s Kitchen Hub Sizzles!

• Exceptional finishings!

• Bose Forest Park and Community Gardens

2 bedroom & flex room 3 bedroom 3 bedroom & flex room Guildford Ford Town Center Tynehead Shopping Regional Park

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No .1

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Trending

Is family-oriented densification key to saving threatened Vancouver schools?

By Stephanie MacDonald

THIS WEEK, THE GEORGIA STRAIGHT

reported a surprising initiative from Westbank in an amendment to a rezoning application for a 30-storey tower in the Renfrew-Collingwood neighbourhood of East Vancouver. A forward-looking initiative that could affect the way the school board looks at the 12 schools under threat of closure in the next year.

Originally slated to be 45 per cent “family-oriented” two- and threebedroom units in their planned 265-unit building, Westbank’s Ian Gillespie is now saying that the building will have 65 per cent family-friendly units, making it potentially the condo tower with the highest percentage of these homes in the city. This has major implications for the school district, which is facing the closure of several nearby elementaries and two secondary schools. Is this kind of family-oriented densification key to saving threatened Vancouver schools?

The school board has earmarked schools with lower than 85 per cent enrollment for closure, and virtually all of these schools are on Vancouver’s Eastside. Urban public schools across the country are under pressure from declining enrollment, and much of this has to do with simple demographic and social trends. People are simply having less children than they were in the mid-century when most of the schools were built. Whereas a typical second-generation Italian family in East Van in the 1960s would have four or five children going to school, now the average is one or two children, and there’s a much higher percentage of childless and empty-nest residents.

Another pressure facing East Van schools is the perceived superiority of 50 YPNEXTHOME.CA

MORE TRENDING ONLINE ypnexthome.ca/news

Westside schools, so many East Van students commute over, filling up any empty spaces. But populations ebb and flow, and closing schools while the much-smaller Generation X is raising children is short-sighted, especially when the “Echoes”, kids of Boomers, are just getting going. That is, if they can afford to bring up their kids in the neighbourhoods where their parents grew up.

And this is where planning and densification come in. Westbank’s decision to build family-friendly units is a good one, both as a business decision, and as a social benefit to the city as a whole. Stability is good for school districts, as well as communities in general. City planners and developers need to realize that building a good mixture of home types for people of different incomes and ages, with amenities for people at all stages of their life, is what make a stable, healthy, vibrant city, and one where people want to, and are able to, stay and thrive.

Keeping families in the city is just part of the solution, but it’s an important one, and building family-oriented housing is a key element. Many families with kids going to school on the Eastside of Vancouver are certainly going to be hoping this is the beginning of a trend towards more equal educational opportunities for every student, regardless of where they live.

Advice | FUNDAMENTALLY SPEAKING

Window of opportunity Mortgage rates remain at historical lows, so take advantage while you can — but carefully

By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

LOW RATES CONTINUE to dominate in the

mortgage world, after the Bank of Canada dropped its influential overnight target rate — not once, but twice — last year.

In its latest announcement on Sept.

7, the BoC again held the rate at 0.50 per cent — where it has been since July 2015. BoC had earlier dropped the rate from 0.75 per cent, where it had been since January 2015, when the Bank dropped it from one per cent.

Clear as mud? Just a bunch of numbers, right? Perhaps, but some experts are now saying rates won’t begin to inch up from these historical lows until well into 2017.

While the BoC may have held rates in September, it also took the opportunity in its Monetary Policy Report in July to repeat an earlier warning about the housing market. The Bank intimated a need for action to tackle rapid house price increases in Vancouver and Toronto, citing “elevated and rising” risks.

Canada Mortgage and Housing Corp.

(CMHC) followed that up in its Housing Market Assessment, reporting that evidence that problematic conditions in Canada’s housing market as a whole has increased from weak to moderate.

Continuing low rates mean the extended window of opportunity for those looking to buy a home remains open. But so too does the likelihood that other policy changes or adjustments to mortgage regulations are coming. The 52 YPNEXTHOME.CA

time to prepare is now.

If you could lock in at a low rate over 10 years, for example, that gives you the comfort of knowing what your mortgage payments will be over that period, while over that time you can also take advantage of any pre-payment and lump-sum payment options to pay down your mortgage.

Another appeal of this scenario is that, as we often point out, experts advise you take a long-term view of your home purchase. For example, some markets have recently experienced cooling prices and softening sales. But even if that were to happen in your market and housing type, ask yourself: in 10 years, is a home you buy today likely to be worth more or less? If you need an answer to this question, just take a look back at prices 10 years ago. Of course, there are no guarantees, but if you’re in the homebuying mode anyway, today’s low rate environment makes a pretty compelling reason to act sooner than later to take advantage of these opportunities.

Low rates notwithstanding, the banks, financial firms, brokers and other experts still advise homebuyers to practice smart borrowing.

Experts stress that even as rates

remain low, buyers should explore everything from putting down a larger down payment to taking advantage of pre-payment options to “stress-testing” your mortgage at a higher rate to ensure your finances can accommodate rate fluctuations or other unforeseen circumstances.

One day, the mortgage landscape will change. And if you’re among those homeowners who have been somewhat spoiled by continuing low rates, you could be could be in for an unpleasant surprise.

Take advantage of today’s low rates while you can, but also spend the time necessary to find a broker or banker you trust, who knows their business, and who can help you explore what options might be best for you.

More so than in any other area of homebuying, you’re going to rely on this advice — now more than ever. It will prove to be time well spent.

Wayne Karl is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics – such as economic fundamentals – you need to examine when buying property. He can be reached at wayne.karl@ypnexthome.ca or follow him on Twitter at Twitter.com/WayneKarl

SURREY/LANGLEY

ELEVATED VIEWS, GROUNDED LIVING. CRAFTED BY THE WESTSTONE GROUP, THE CREATORS OF SURREY’S WEST VILLAGE, THIS COLLECTION OF STUDIO AND 1 BEDROOM VIEW HOMES MAKE A GREAT INVESTMENT OR A GREAT PLACE TO LIVE. ON THE GROUND, WALK TO EVERYTHING: SHOPPING, LIBRARY, FITNESS FACILITIES, SKYTRAIN, WORK, SCHOOL OR COFFEE.

FROM JUST $211,900 THESE HOMES OFFER INCREDIBLE VALUE AND INCREDIBLE VIEWS

BUY NOW AND RECEIVE UP TO

$30,000 IN INCENTIVES CONSTRUCTION IS UNDERWAY! VISIT OUR PRESENTATION CENTRE AND 3 SHOW SUITES! 13328 104 AVE., SURREY OPEN DAILY - NOON TO 5 PM (EXCEPT FRIDAY) CALL 604-497-0102

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evo l vec o n d o s. c o m SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 53

Advice | QUICK TIPS

“Fall” into your organizing groove

By Hellen Buttigieg

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WITH THE KIDS BACK at school, fall is the perfect time to de-clutter and get your home organized before the snow hits the ground.

What’s in your freezer?

An organized freezer allows you to find and use what you have, prevents waste and saves you money. Freeze sauces, meats and berries in zipper freezer bags and use permanent marker to write the contents and date directly on the bags. Use sturdy, flat-bottomed freezer baskets to store the floppy freezer bags.

Organize by category (frozen vegetables in one basket, sauces in another). Place new foods at the back of the freezer and use the oldest food first.

54 YPNEXTHOME.CA

Store your seasonal clothing Before storing them, ensure that they have been cleaned. Even if items appear clean after wearing, body oils can cause stains that set over a few months and may attract moths. Never store clothing in plastic bags for extended periods (even those that come from the dry-cleaners); they trap moisture and encourage mildew. Use cotton garment bags instead. Avoid storing clothes in cardboard boxes as acids in the cardboard can cause fabrics to yellow and the glue between the layers can attract insects. Use lidded plastic storage containers instead. Tuck some cedar blocks or shavings inside (it’s less toxic than moth balls). Always store the clothes in a cool, dry, dark and wellventilated area.

Maximize bathroom storage space Place items you use daily within easy reach, like on the countertop, in the top drawer or in a hanging organizer in the shower area.

Store items used once or twice a week in the next most-accessible

place, like the middle drawer or under the sink.

Stash items used only once or twice a month in the back of the cupboard or in labelled boxes.

For shared bathrooms, avoid turf wars by giving each person their own shower tote, which can be stored in the person’s bedroom when not in use.

How do you file your paperwork?

Some experts suggest placing new paper behind previous ones (filing to the back) because it’s faster and easier to drop papers in the file that way. On the other hand, when you are looking for papers inside your files, you are more likely to need the most current ones, so you could access them faster if you filed them at the front. This just goes to show that organizing is not one size fits all; you need to find the systems that work best for you.

Hellen Buttigieg is a certified professional organizer, life coach, TV host, owner of We Organize U and author of the best-seller, Organizing Outside The Box. For tips on getting organized, visit weorganizeu.com and sign up for the free newsletter.

LIVE YOUR COASTAL LIFE

A COLLECTION OF 49 REFINED SINGLE-FAMILY HOMES NEW RELEASE COMING OCTOBER 15TH Westpointe’s highly anticipated new release will include some of the largest homes and most desirable south-facing locations in the development. These elegant 3–5 bedroom residences range from 3,025 – 3,625 sq.ft. and feature timeless craftsman architecture with rich, refined interiors ideal for entertaining, relaxing or everyday family living. Located in the heart of South Surrey’s beautiful Ocean Park neighbourhood, Westpointe offers a unique opportunity to live in an established community, just steps from the shores of the Pacific.

PRESENTATION CENTRE + DISPLAY HOME 1569-130 ST, SURREY, BC – OPEN BY PRIVATE APPOINTMENT

WESTPOINTELIVING.COM 604.833.9193 THIS IS NOT AN OFFERING FOR SALE. E.&O.E.

SALES AND MARKETING BY

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

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

2. DAWSON'S CREEK 16321 15th Ave., Surrey

3. HYCROFT 2 16467 - 24th Ave. 604-541-2495

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

AMERICA 5. SOHO Grandview Heights 778-945-2050

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

7. PRESCOTT COMMONS 15168- 33rd Avenue 604-541-8092

184TH ST

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

9. HUDSON 25th Ave and 168 Street LiveAtHudson.ca

10. GRANDVIEW SOUTH RIDGE CLUB Presensation Centre 15828 Mountain View Drive 604 582 1113

11. WESTSIDE 168th St & 26th Ave miracon.ca/westside

8TH AVE

Property Profile | KITCHNER

KITCHNER Elegant living in popular Morgan Heights MORGAN HEIGHTS is a sought-after neighbourhood for many reasons; the shopping, dining and entertainment options offered by Morgan Crossing, great transit and highway access, proximity to parks, schools and recreation opportunities. As of Saturday, October 1 there is going to be another reason. That’s the launch of KITCHNER, when MOSAIC Homes will be adding their signature Georgian brick architecture with large spacious designs for modern living to this great South Surrey neighbourhood.

Well known for their iconic brick exteriors, in projects like Vancouver’s CAMBRIA PARK, CAMBRIA, JAMES WALK, IRON & WHYTE, BAYSWATER and Port Coquitlams’s DOMINION and FREMONT neighbourhoods, MOSAIC Homes is bringing the same artistry and quality again with these two-, three- and four-bedroom Georgian rowhomes in Morgan Heights, right across from the green oasis of Oliver Park. “We think of this as South Surrey’s ‘last, best location,” says MOASAIC’s Geoff Duyker. “it’s got great orientation on a north-facing slope and is close to everything.”

Layouts will include versatile two-bedroom designs perfect for young buyers getting into the market and downsizers, up to spacious three- and four-bedrooms for growing families or those that want more space to live. “We are offering a brandnew layout with KITCHNER,” says Geoff, “A threebedrooms up with side-by-side parking, at a really great price point for young families.” Every home will be appointed with luxury details like a kitchen with a modernist’s retake on shaker-style cabinetry with dramatic bronze pulls and kitchen faucet hardware.

On the main floor, a striking herringbone floor pattern brings a classic heritage look into the modern era.

Living where life happens

of White Rock, and you are surrounded by some of BC’s best golf courses on all sides. In fact, you could play at a different course every day of the week and not have to drive more than 30 minutes to the first tee. KITCHNER is also a central location for everything a kid could want, across from Oliver Park, a short stroll to Southridge private school, and around the corner to Semiahmoo Secondary, you’re also only 15 minutes from the new, state-of-the-art Grandview Heights Aquatic Centre. Highway 99 gives residents of Morgan Heights easy access to the border, the city and surrounding communities.

Pick up a new outfit, run all your errands, grocery shop, then reward yourself with an award-winning Indian Feast at Vikram Vij’s My Shanti at Morgan Crossing, just down the road. Being located on the edge of South Surrey means you’re a short drive to the beach and the charming shops and restaurants

The KITCHNER Home Store opens SATURDAY OCTOBER 1st. at Morgan Heights in South Surrey. For more information visit mosaichomes.com or call 604.574.1143.

Location

Morgan Heights, Surrey Builder

MOSAIC Homes Development

KITCHNER Home Type

Rowhomes Sales Centre

Coming soon Contact

mosaichomes.com or 604.574.1143

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 57

THE HOME YOU DREAMED ABOUT

53 PREMIUM SINGLE FAMILY HOMES IN ORCHARD GROVE, SOUTH SURREY SERPENTINE FEN

Morning strolls among fruit trees, backyard barbeques with family, or dinner and a movie in the city—Westside at Orchard Grove allows you to enjoy it all. Desirably VANCOUVER 50 MINUTES

located in a blossoming South Surrey community, this stunning new collection of

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spacious single-family homes connects you to the comforts you want and offers

NICO WYND GOLF COURSE

you the space you need to unplug and unwind.

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COMING OCTOBER 2016

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351 128TH ST

* Renderings are artist’s conception and intended as a general reference only. This is not an offering for sale. Any such offering can only be made with a disclosure statement. E.&O.E.

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MERIDIAN

A boutique collection of 37 hillside townhomes.

NOW SELLING Nestled into a gently sloping hillside in the heart of South Surrey, OLIVIA’s character and design flow seamlessly from its natural surroundings. Each home balances a sense of openness with the warmth and comfort that defines today’s modern townhome. Located just minutes from Morgan Crossing, these serene hillside homes provide unparalleled access to everyday conveniences, yet maintain the charm of an intimate boutique community.

3 + 4 BEDROOM TOWNHOMES PRESENTATION CENTRE: 2855 158TH ST, SURREY

OPEN DAILY 12–5PM (CLOSED FRIDAY)

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Property Profile | HUDSON

Hudson Parkside Living Location

South Surrey Builder

Ikonik Development

Hudson Home Type

Townhomes Sales Centre

2427 – 164th Street Contact

liveathudson.ca

PICTURE THIS. A collection of spacious, South Surrey townhomes that blends the charm of Craftsman architecture with the sophistication of West Coast contemporary. Even better, these homes are located beside a brand new park and just across the street from the Grandview Aquatics Centre.

Now say hello to Hudson.

Inviting Neighbourhood Brought to you by Ikonik Homes, Hudson features just 41 homes — so it’s going to have an intimate, exclusive ambiance. “This is such a great location,” says Michelle Boshard, project marketer from Frontline Real Estate.

“You’ve got numerous parks and trails just steps from your front door, yet you’re also just a short walk to schools and all the shopping and services at Grandview Corners or Morgan Crossing. So you’re close to everything, yet just removed from the hustle and bustle.”

She adds that when the city park is built on the adjacent property, Hudson will have a sense of tranquility and lushness you seldom find in an urban setting.

Celebrate Your Home Inside, Hudson offers the style you deserve and the space you need. “Every one of these three- and four60 YPNEXTHOME.CA

bedroom homes includes a den or flex space,” Michelle says. “So whether you want a home office, a media room, a place where the kids can hang out, or something totally different, you can make these homes work with your lifestyle.”

Naturally, kitchens are gourmet inspired with stainless steel appliances, generous quartz counters, and plenty of storage.

Frameless glass shower add a touch of elegance to master ensuites — after all, you deserve to be pampered.

And with prices starting in the $400,000s, Hudson represents a great opportunity to purchase a brand new home in this desirable neighbourhood.

Hudson will be located at 168th Street and 25th Avenue in South Surrey. The presentation centre’s grand opening takes place at noon on October 1st at 2427 – 164th Street. Register today, so you’re among the first to see this great new addition to this popular neighbourhood. For more information visit liveathudson.ca.

Inspiration

CABINS TO CONDOS

COLIN + JUSTIN

by Stephanie MacDonald

A BALANCE BETWEEN SAUCY AND SOPHISTICATED, yet rugged

and practical, making you feel both comforted and amused with a European charm — are we talking about an awardwinning designer home? Actually, this is an introduction to Colin McAllister and Justin Ryan. Stars of a myriad of design and lifestyle shows since the 1990’s, this dynamite duo is currently everywhere on your television, presenting both W Network’s Game of Homes and Cottage Life’s Cabin Pressure.

Veterans of both reality (I’m a Celebrity… Get Me Out of 62 YPNEXTHOME.CA

Here!), and home improvement (How Not to Decorate), they have now combined the two in their current shows, as well as having their own product line, writing books and a syndicated design column, and making many personal appearances along the way; these are two busy people. Prior to their upcoming visit to the Vancouver Home + Design Show main stage next month, we were lucky enough to catch up with them and see how their new foray into cottage design might help out people with condo conundrums. Evidently there are many similarities.

NH&CG: What things can you do to make a cabin chic yet efficient that would also work really well for condo dwellers?

Are there other similarities in designing your cabin and making your condo more livable?

C and J: Believe it or not, condos and cabins are actually very similar! After all, isn’t every living space about sharing good times with good people in good spaces? Create a living/dining/ kitchen/outside space if you can, treat it as one life arena and zone it accordingly to delineate function. Use colour or style to link each area. For example — a timber floor throughout the interior with a similar colour of timber outdoors will read like one continuous space.

NH&CG: People who live in Vancouver inevitably get a lot of guests. What can you do to make guests feel comfortable sharing your space? If you’re in the market and expect a lot of guests, what are some attributes you should be looking for in a townhome or a condo?

C and J: The golden rule with guest rooms is to spend the night in there yourself – this will help you know exactly what the experience is like. Not everyone has the space for a dedicated guest room, but you could transform your TV den or home office by installing a proper sofa bed to give the room two functions. The new Vallentuna sleeper sectional from Ikea Canada is a smart modern sofa that doubles as a comfortable bed. In terms of condo shopping, you ideally want guests to have their own bathroom and be on another floor in a townhome or at a discrete distance in a condo – this gives both parties the privacy they need.

NH&CG: When you’re on a design budget you have to make choices. What are the things you should really splurge on and what you can “cheap out” on? What kinds of small touches make the most impact?

C and J: Spend on comfort as you MUST feel rewarded and relaxed at home - don’t scrimp on your bed or sofa, buy the best you can and save money elsewhere. It’s worth creating a nest first, so why not start with the bedroom? Simple to do (paint, new bedding etc) and essential as a reward for your hard work as you renovate the rest of the home. Quality timber floors are a must (Kentwood has an amazing range) but you can cheap out on wall tile – get the look with ceramic rather than real stone and you’ll create the feel you want for less.

NH&CG: What are your favourite practical storage solutions that work for cabins and condos? …continued on next page SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 63

C and J: Double duty is always worthwhile in any home – a storage trunk that’s a coffee table or any wall mounted storage solution that frees up floor space. Don’t be afraid to go high with shelves and wall mounts – an entire wall of storage can look attractive and obviously it’s a practical way to champion space. Edit your life by paring back on clothes you no longer wear, items you have duplicates of, broken items and things you just don’t like anymore. Remember you live in a condo not a cupboard – life space is just as important as storage space.

Creating systems costs next to nothing but can dramatically improve your home life – if your bathroom and bedroom get overloaded with laundry, then invest in a basket and timetable a laundry day to deal with the backlog. Properly store home paperwork in dated files and avoid piling up your favourite magazines – weed out the things you like and lose the rest!

64 YPNEXTHOME.CA

NH&CG: How do you make the most of a view without overwhelming it?

C and J: How do you make the most of a face without overwhelming it? With great glasses, that’s how! Yes, great frames work for all great views – imagine your window view is a painting and frame it accordingly. We painted out our condo frames in black to create a border for our downtown view. Choose blinds over drapes (to keep windows simple) and avoid overhanging from above if you can by positioning blinds above the glass rather than in front of it - a simple pelmet can disguise the mechanism. Don’t cramp your view with obstructions like a huge television in front of your mountain vista, and arrange furniture to make the most of the natural beauty. Imagine the view as the focal point of your décor and embrace it!

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MOVE-IN READY HOMES AVAILABLE 67 Spacious 2, 3, and 4 bedroom townhomes in South Surrey’s Douglas neighbourhood.

4 AVE

CANADA UNITED STATES

NEW 3-BEDROOM DISPLAY NOW OPEN

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

Presentation Centre 288 171 Street, Surrey Open Daily 12 to 5 pm Closed Tuesdays

171 ST

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

Trending

Industry experts neutral on new foreign tax: UDI Discussion ON FRIDAY, SEPTEMBER 15 over 700

development and real estate industry professionals gathered in the Hyatt Regency Hotel Ballroom to hear a discussion about a very controversial new 15 per cent tax on foreign home buyers in Metro Vancouver. But the Foreign tax is a short-term problem say UDI experts.

Also known as Bill 28, the new tax received a lot of criticism from the industry because of four aspects: the lack of industry consultation and complete lack of warning about the new tax; the size of the tax (too large); the lack of a grandfather clause which left many presales buyers on the hook and introduced unnecessary uncertainty into the market; and how the government failed to take into account the fact that it appeared that the market was slowing down previously, regardless of the new tax.

Moderating the panel was Polygon’s Neil Chrystal, and the speakers came from both academia, Tsur Somerville and Tom Davidoff from UBC’s Centre for Urban Economics and Real Estate; as well as industry insiders, Helmut Pastrick, Chief Economist at Central 1 Credit Union and property lawyer Arnon Dachner from Denton’s Canada. The central question of the discussion was “What are the implications of Bill 28 for the development and real estate industry and the local economy?”

Moderator Neil Chrystal came out very early on as a vocal detractor of the tax, which inspired some poetry, “We love Vancouver, we love real estate, but we’re not a big fan of Bill 28.”

Tom Davidoff pointed out that premiere Christy Clark has been saying that the government would not intervene for many years before intervening.

Though he doesn’t believe the new tax will necessarily cause a crash, he says it 66 YPNEXTHOME.CA

is still a possibility, and “the government really put itself at a risk when it didn’t need to”.

Both the economists noted that September has seen a very significant downswing of sales activity in real estate, and Seattle has seen a corresponding upswing, indicating that some foreign buyers were putting their money down south. Prices here have proved fairly resilient though, and though neither liked the tax (because economists generally don’t like taxes), both believe that the tax will cause temporary flux and uncertainty until regular market forces begin to take over again, bringing property prices back to recent historical norms by next year.

The academics were also neutral about the effects of the tax, saying they would probably be moderate, and were definitely political in nature. Tsur Somerville suggested that some classes of people should be exempted from the tax, such as people with work permits.

Both of the economists noted that this tax primarily affects one small part of the market at the very top end, and the everyone agreed that the pre-sales market is not significant for foreign investors, so it wasn’t as big a problem as

anticipated by some realtors.

The economists explained that there’s no sign of recession, and since we have a strong economy the housing market will keep on moving up, especially as the Baby Boomer’s children are entering their peak real estate years, boosting demand.

At the end of the day, it wasn’t all doom and gloom for this market that has been so sharply increasing year over year. Says Tom, “At the end of the day, a 15 per cent tax increase at the worst, should cause at most a 15 per cent decrease in prices.”

As a positive, everyone seemed to agree, this new tax seems to have spurred governmental interest in creating more rental housing and more money for affordable housing types such as co-ops. Long-term planning is key, and Burnaby was pointed out as being the most forward-thinking in its planning approach. Diversifying housing types, densifying neighbourhoods along transit and building affordable alternatives seems to be the foundation of keeping Vancouver livable. This tax will only have a very temporary effect, and may even be positive for our communities.

SOUTH SURREY/WHITE ROCK

NOW SELLI NG!

22 Exclusive Smart Townhomes Conveniently located within minutes of the beach, upscale shopping, fine dining, community amenities and schools

Mortise Group of Companies

3 & 4 Bedroom Townhomes Stunning Finishings and appliances Show Home NOW OPEN: Wed. - Sun. 12 - 5pm 15885 16 Ave., South Surrey I 604.720.7478 I www.southon16.com

FROM THE LOW

600’s

$

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 67

VISIT THE PRESENTATION CENTRE TODAY 15828 MOUNTAIN VIEW DRIVE, SURREY

NOW AVAILABLE 3+4 Bedroom Executive Townhomes

COMING SEPTEMBER 24 2+3+4 Bedroom Executive Townhomes

Spacious, elegant, functional homes offer views from roof top patios, surrounded by abundant green space. At the heart of this experience is a private Clubhouse, complete with an outdoor pool, full exercise room, multi-purpose gym, a lounge, kitchen, and a movie theatre.

This is not an offering for sale. Sales by disclosure statement only. E&OE. Grandview Adera Ventures Ltd. Adera Realty Corp. 2200 - 1055 Dunsmuir St., Vancouver V7X 1K8 | 604.684.8277

COMING SEPTEMBER 24

2+3+4 Bedroom Executive Townhomes From The Low $500's

VISIT THE PRESENTATION CENTRE TODAY 15828 MOUNTAIN VIEW DRIVE, SURREY

This is not an offering for sale. Sales by disclosure statement only. E&OE. Grandview Adera Ventures Ltd. Adera Realty Corp. 2200 - 1055 Dunsmuir St., Vancouver V7X 1K8 | 604.684.8277

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32035 Mt Waddington Ave. 604.618.1555 East Abbotsford 604.746.OAKS (6257)

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2031 McCallum Road 604.855.8116

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A4. MAHOGANY AT MILL LAKE 2180 Gladwin Road 778.255.9990

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STEVENSON RD

NEW HOMES:

S SUMAS RD

VEDDER RD

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

NEW CONDOS:

70 YPNEXTHOME.CA

B1

PROMONTORY RD

KEITH WILSON RD

WEBSTER RD

45761 Stevenson Road 604.703.9292

THOMAS RD

WATSON GLEN PARK

B2. PARK RIDGE AT SARDIS VILLAGE

HIGGINSON RD

ABBOTSFORD/MISSION/CHILLIWACK

2B

$3 ED./2 B 64 ATH. ,9 FROM 00

Artist’s Rendering - Mahogany Plan B-2

VANCOUVER LUXURY. ABBOTSFORD PRICES. MAHOGANY, A SPECTACULAR NEW COLLECTION OF LUXURY HOMES. WITH 26 STOREYS OF CONCRETE CONSTRUCTION, GENEROUS AMENITIES AND INCREDIBLE VIEWS OVERLOOKING BEAUTIFUL MILL LAKE, MAHOGANY IS TRULY THE NEW HEIGHT OF LIVING. TO LIVE HERE IS TO LIVE WELL. Presentation Centre is open daily (except Fridays) from 12 - 5 pm 2180 Gladwin Road, Abbotsford

Artist’s Rendering - Mahogany at Mill Lake

LIVINGMAHOGANY.COM 778.255.9990

Marketed by GLOBEWEST - Multiple Realty Ltd. and Quantum Realty Inc. 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.

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 71

Property Profile | MOUNT WADDINGTON

Mount Waddington New View on Abbotsford IT’S OFFICIAL: Abbotsford has come

Live Life Large

of age. No longer a place people pass through on their way somewhere else, “Abby” as the Fraser Valley municipality is affectionately known, now offers a diverse array of urban amenities, a thriving economy, great outdoor recreation, and housing prices that make Vancouverites shake their heads in astonishment.

So if you’re looking for an opportunity to be part of this up-and-coming city, here’s something you’re going to want to check out. Say hello to Mount Waddington, a boutique collection of just 19 executive townhomes located in the heart of central Abbotsford — meaning you’re just minutes from shopping at Seven Oaks Centre, the University of the Fraser Valley’s main campus, a stateof-the-art hospital, and the Abbotsford International Airport. Easy access to the freeway into Vancouver or Kelowna too.

Mount Waddington’s three-bedroom and flex or four-bedroom homes are spacious — from 1,569 to 1,946 square feet — plus fenced yard and generously sized deck.

Fifteen feature the convenience of a side-by-side garage that also allows larger than typical bedrooms — perfect for growing families or downsizers looking for simplified, maintenance-free living that still feels like the single-family home they’re used to.

And since every home is a different colour from its neighbour, there’s an enhanced feeling of individuality.

Still want a final enticement? How about a gas hook-up on the patio for heater and grilling — meaning year round outdoor enjoyment.

72 YPNEXTHOME.CA

Location

Abbotsford Builder

Maple Leaf Homes Development

Mount Waddington Home Type

Townhomes Contact

604.618.1555

Mount Waddington is centrally located at Clearbrook Road and Mount Waddington Avenue in Abbotsford.

Priced from the mid $400,000s.

Register today at mtwaddington.com to find out more, or call 604.618.1555.

19 Beautifully-Styled Estate Townhomes

Mount Waddington Estates is a boutique community of estate townhomes nestled in the heart of Abbotsford. All homes are generously sized from 1,569 - 1,965 sq.ft. and carefully planned for all your family needs. Choose from 3 bedrooms plus flex or 4 bedrooms, all featuring gas stoves and designer finishes. Prices start from the mid $400s. Move in this Fall.

CLEARBROOK RD

NOW SELLING

MT WADDINGTON AVE

OLD YALE RD

AY RW

SE RA

SF

32035 Mt Waddington Ave. ABBOTSFORD

Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd.

Register now at

MTWADDINGTON.COM 604.618.1555

* Prices quoted are exclusive of taxes, subject to availability at time of visit and/or to change without notice. Renderings are an artists conception and intended as a general reference only. E.O&E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

Advice | CONDO SENSE

Mortgage Broker Vs. Big Bank When buying a home, know all your borrowing options

By Cameron McNeill

MORE ADVICE ONLINE ypnexthome.ca/news/advice

WHEN SHOPPING FOR A MORTGAGE the

two main options are a mortgage broker or a Big Bank, but what is the difference?

What are the benefits? Which is right for you?

Mortgage Broker Licensed Brokers, usually commission based, work as middlemen between mortgage lenders and borrowers. These brokers do not work for any particular lender; however, they have developed connections with all different types of lenders including the big banks.

Brokers will assess your needs and calculate how much you can be approved for. They will facilitate the mortgage process by sending in your application and negotiating terms on your behalf.

There are several reasons to use a broker over a big bank. Borrowers may have trouble qualifying at the bank due to income or poor credit history, have complicated financing deals, or simply would prefer not to do the negotiating.

A broker may also be able to find better rates than the banks. To sweeten the deal, brokers may pay for things like inspections or appraisals out of their own pockets.

Big Banks At the big banks, mortgages are handled by an account manager or mortgage specialist. They are usually unlicensed and paid by salary, commission, or a 74 YPNEXTHOME.CA

combination of salary plus commission.

They will sit down with you and discuss what best fits your needs, however they will only be able to offer you products that are available through the bank that they work for.

Although banks post their rates, they are almost never the best rates you can get. You will have to negotiate the best rate. If you have a pre-established relationship with a bank, such as chequing and savings accounts, RRSPs, investments etc., qualifying can be easier and could result in a better discount off the posted rate. Furthermore, they may be able to offer you other perks similar to brokers plus other bank related bonuses, like a Home Equity line of Credit (HELOC), free banking, or free safety deposit box.

Which is right for you?

The major deciding factor tends to be credit history. If you have a good credit history, shop around the big banks and see what you can get. If your credit history is of concern, you may want

to try a mortgage broker. Additionally, having someone else shop around for you can be far more convenient. If you do decide to go the broker route, make sure the mortgage you are approved for is something you can financially handle.

Also note that if you are purchasing a presale home most new home developments will have an offer and interest rate hold program through one of the big banks. If you are eligible, you are will be able to lock in that rate until your home is ready for you to move in even if the rate increases. Furthermore, you are not tied to the bank or mortgage if the rate goes down. If you find a better rate somewhere else, you are free to switch. Ask the sales associates at a presale presentation centre for more information.

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

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581 Clarke Road (at Como Lake Ave.) 604-939-2677

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

A3. UPTOWN2 bosaproperties.com 604-939-2677

A4. EVERGREEN 3007 Dlen Drive 604-942-2672

76 YPNEXTHOME.CA

HARRIS RD

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HAMMOND RD PITT MEADOWS AIRPORT

NEW CONDOS:

123RD AVE

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

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

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

A10. SIMON

West Coquitlam 604-420-4896

A11. PARKER HOUSE 1151 Windsor Mews 604-945-8741

NEW HOMES: GOLDEN EARS

B2. FREMONT INDIGOBRIDGE 2332 Ranger Lane 604-552-0319

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Visit our website: SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 77

CEDAR DR

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NEW CONDOS:

NEW HOMES:

1. FALCON HOUSE

2. MONTGOMERY ACRES

Presentation Center 12011 224th Street 604-477-1500

SEARCH ONLINE ypnexthome.ca

78 YPNEXTHOME.CA

24405 112 Ave 604-477-2959

3.

MAPLE HEIGHTS

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

4. RUXTON VILLAGE

Burnett Street & Haney Bypass 604-380-0300

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start your search here.

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

Property Profile | FALCON HOUSE

Location

Maple Ridge Builder

Falcon House Development

Falcon House Home Type

Condominiums Sales Centre

12011 224th Street (at Brown Ave.) Contact

falconhouse.ca or 604.477.1500

Falcon House Living large in Maple Ridge MAPLE RIDGE IS A SPECIAL PLACE.

Space for life

Somehow it has managed to maintain a charming and intimate small town ambiance while still enjoying all the modern conveniences of an urban centre. Just a couple of blocks away from Maple Ridge’s downtown sits Falcon House, a parkside collection of only 40 spacious condominium residences backing onto a greenspace with north facing views of the mountains.

“This location backs onto protected parkland, but it is walking distance to downtown Maple Ridge,” says sales manager Nicole Buckle, “so you really get the best of both worlds.” Maple Ridge is full of independent shops, bistros and pubs you won’t find anywhere else, “but this location is also close to Haney Place & Valley Fair Mall, the leisure centre, arts centre and library,” explains Nicole.

Not to mention golf courses, lakes, and hiking and biking trails.

Falcon House homes are not your average condos by any stretch. For one thing, suites range in size from 946 square feet up to 2,014 square feet, perfect for people who want to leave house maintenance behind but don’t want to sacrifice space. “Another great feature of Falcon House is several floor plans offer a double ensuite design,” says Nicole, “this layout is perfect for providing ultimate privacy.” Rooms are big enough for house-sized furniture, so “Downsizing does not mean compromising.”

Kitchens are designed for the most discerning chefs with premium Samsung stainless steel appliances, an over-sized fridge with French doors, and built-in microwave. Spa-inspired bathrooms are inviting with large, low-threshold showers with frameless glass, mirrored medicine cabinets and freestanding tubs in most ensuites. Spacious patios

80 YPNEXTHOME.CA

and balconies maximize outdoor living spaces and are made for comfortable entertaining or simply enjoying the view. Another nice touch is the private individual storage unit connected to each unit’s parking space, making access convenient and secure.

The Abernathy connector, Pitt River Bridge and proximity to the Westcoast Express all mean that Falcon House is connected to the rest of the lower Mainland as well, but why would you want to leave? Falcon House is built by Falcon Homes, a respected company which has been designing and building exceptional multi-family and singlefamily residential projects in the Lower Mainland for over 25 years.

The Falcon House presentation centre is located at 12011 224 Street in Maple Ridge, and is open 12-5 p.m. daily. For more information visit falconhouse.ca or call 604.477.1500.

NOW

60% SOLD

124 AVE

N 227 ST

224 ST

222 ST

PROJECT SITE >

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No 5 Rd. and Steveston Hwy. 604-271-3331

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5550 Admiral Way FINN RD 604-946-8812

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/THEAGENCYREM

RICHMOND/DELTA/LADNER/TSAWWASSEN

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

OPENING OCTOBER 1ST 54 Spacious Residences 35,000 SF of Retail & Services in a Village Setting 70 Quality Rental Apartments Ever since the land was first purchased in the mid-fifties, master developer Delsom Estates had a vision for the property: to create a beautiful, sustainable community offering a walkable lifestyle.

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

Presentation Centre: 10727 Delsom Cresent, Delta Open Daily 12 to 5 pm Closed Fridays

sunstonevillage.ca 604.581.8886 This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd.

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 83

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

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

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

BEDROOMS

INDOOR LIVING

OUTDOOR LIVING

PARKING

3BR + Den ~ 4BR + Den

1,820 SF ~ 3,250 SF

Up to 2,600 SF

Up to 3 car Private Garage

604.233.2633 www.rivergreen.com

Hot Properties

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

Find more homes at ypnexthome.ca

by Susan M Boyce

LATEST LISTINGS:

RIVER DISTRICT

Avalon Park will bring new riverside homes to Vancouver’s River District.

Kirkland Metal Shop in Kerrisdale. The original façade will be incorporated into the new building thus beginning a new chapter for the iconic and beloved 1920s structure. Register now for more information as it’s released.

the new SkyTrain Line. Easy access to all the shopping, restaurants, groceries, parks, schools and transit that this evolving neighbourhood has to offer while keeping the peaceful ambiance of a tree-lined residential community.

THE KIRKLAND

SIMON

CREST

Home type: Lowrise Condominiums Developer: Bognar On the Web: TheKirkland.ca Contact: 604.808.0886 Info: A limited collection of 20 luxury residences located on the site of the historic

Home type: Condominiums Developer: Ovito Development Group On the Street: West Coquitlam On the Web: simonbyotivo.com Contact: 604.420.4896 Info: Sixty-four stylish homes just blocks from

Home type: Townhomes Developer: Essence Properties On the Street: 19938 – 70th Avenue, Langley On the Web: essenceliving.com/crest Contact: 604.318.5167 Info: Coming soon, this new collection of

previews and registration

86 YPNEXTHOME.CA

CREST

Known for stylish finishings like The Hamptons seen here, Essence Living is bringing new homes to Langley and South Surrey.

16 spacious, four-bedroom townhomes is conveniently located in the heart of Langley. With more than 2,600 square of contemporary living space, these homes are perfect for families of all sizes. Register now for updates as they’re released. And be sure to watch for the presentation centre coming early 2017.

THE GREY Home type: Lowrise condominiums Developer: Westland Starting price: $1.14 million On the Street: Dunbar and 16th Avenue On the Web: thegreyliving.com Contact: 604.566.6888 Info: The epitome of modern elegance, these apartment residences are conveniently located at the north end of Dunbar Village in the heart of a predominantly single-family neighbourhood. Designed with luxury in mind, The Grey complements the historic neighbourhood with a composite of natural stone, metal panel, glass and concrete. All home come with a storage locker and parking stall. Two- and three-bedroom plans up to 1,400 square feet.

EVOLVE Home type: Townhomes Developer: Essence Properties On the Street: 2239 – 164A Street, South Surrey On the Web: essenceliving.com/evolve Contact: 604.723.4497 Info: Situated on a quiet residential street that’s just minutes from the heart of Grandview Heights, this collection of 30 finely appointed townhomes offers an exquisite finishing package. Offering over 2,000 square feet of living space, these fourbedroom homes were designed for entertaining and feature grand-scale interiors, rich with modern elegance plus contemporary fixtures. This unique and private community of well-designed homes provides an opportunity to live a lock-and-go lifestyle without giving up the luxury of a custom single-family home.

new releases and grand openings

Presentation Centre: 8700 Kinross Street On the Web: riverdistrict.ca Contact: 604.879.8830 Info: The next exciting community is coming to River District this fall. Located on the east side of the shops and services at River District’s Town Centre, these homes will offer parkside living at its best. Register now for more information as it’s released.

PACIFICO Home type: Condominiums and Townhomes Developer: Dolomiti Homes Ltd On the Street: 7180 Barnet Road, Burnaby On the Web: pacificohomes.ca Contact: 604.294.3802 Info: Private views now underway by appointment only for this intimate collection of one-bedroom condos and two-bedroom townhomes. Great location within minutes of SFU, parks plus the boutique shopping and amazing coffee bistros and bakeries found along Hastings Street.

Tell us your news Got a new AVALON PARK Developer: Wesgroup

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

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 87

BRITISH COLUMBIA’S NEW HOME & CONDO DEVELOPMENTS PROJECT

TYPE

CONTACT

PRICE

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

LR TH SF SF SF SF HR MR TH SF LR

604-309-7155 604-850-5040 604-859-3141 604-309-7729 604-309-0540 604-850-5040 778-255-9990 604-621-5888 604-618-1555 604-850-5040 604-855-8116

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

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

604-363-2627 Coming Soon 604-328-7128 Coming Soon 604-435-1383 From $299,900 dawsonbyamacon.com Coming Soon dawsonbyamacon.com Coming Soon 604-299-8573 From $399,900 goldhouseliving.com Coming Soon imperialbyamacon.com Coming Soon 604-528-6935 From $289,900 cressey.com/kingscrossingbycressey Coming Soon 604-939-2677 Call luminabrentwood.com Coming Soon 604-294-8989 From $298,900 604-294-9919 Coming Soon 604-536-5777 Call 604-431-6033 Call 604 294 3802 Call 604-438-9922 From $334,900 pixelburnaby.com From $399,900 604-833-1606 Call solodistrict.com Coming Soon 604-438-1113 Call 604-559-5795 Call 604-218-3338 From $249,900 604-828-1373 Coming Soon 604-298-9965 From $389,900 604-563-3020 Coming Soon

CHILLIWACK / SARDIS Camden at The Falls Centre Field Englewood Village Garrison Crossing Heron’s Landing Park Ridge at Sardis Village Radius Seasons at Cedar Sky COQUITLAM 1123 Westwood

SF TH SF SF/LR/TH

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

LR LR TH

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

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

HR

604-472-1123

Call

Penthouse (PH)

Live Work (LW)

PROJECT

City Home (CH)

High Rise (HR)

TYPE

CONTACT

PRICE

Amberleigh Brookmere Charland Cristallo Homes Crown Foster Ave Rowhomes Kingston Lougheed Mont Bleu Nelson on Foster Novella Parker House Sterling

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

604-514-4359 604-259-5991 604-492-3388 604-939-6816 604-939-8868 intracorp.ca 604-514-4359 604-939-2677 montbleu.ca 604-998-8998 604-563-5777 604-945-8741 604-464-2260

Coming Soon Now Previewing Call Call From $280,000 Coming Soon Coming Soon Call Coming soon Call Call From $429,900 From $689,900

DELTA Delta Rise Fairwinds Muse South Pointe Sunstone

HR TH LR SF TH

604-594-7473 604-946-8812 liveatmuse.com 604-584-2908 sunstonevillage.ca

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

LR LR SF SF SF/LR TH

604-943-8811 604-274-7326 604-271-7288 604-943-6677 604-948-HOME www.livezetter.com

Call

604-888-9671 604-539-6281 www.everlygreen.ca www.gabriolapark.com 604-871-4288 604-371-0928 yorksoncreek.com 778-785-1673 604-561-0889

Coming Soon Call Coming Soon Coming Soon From $314,900 Call From $179,900 From $440,000 Coming Soon

604-551-5215 604-351-3261 604-879-8830 604-477-1500 604-230-3935 604-534-1234 604-380-1215 604-477-2959 604-999-2452 604-380-4708 604-380-0300 778-878-1347 604-351-3261 604-380-0300

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

TSAWWASSEN Brio Harbour Walk Tsawwassen Heights Tsawwassen Shores Tsawwassen Springs Zetter Place LANGLEY Archstone Yorkson Ashbury + Oak Everly Green Gabriola Park Mission Green Prestwick at Milner Heights Yorkson Creek Yorkson South Walden MAPLE RIDGE Albion Crossing Albion Station Avalon Park Falcon House Grant Hill Estates Magnolia Grove Maple Heights Montgomery Acres Pointe, The Robertson Heights Ruxton Village Station One The Terraces Wellington Station

Mid Rise (MR)

Low Rise (LR)

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

Call From $499,900 Call Coming Soon

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

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

FIFTHAVE.CA 88 YPNEXTHOME.CA

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

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

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

TYPE

CONTACT

PRICE

MISSION / HARRISON Horizons

TH

1-888-826-1177

From $319,800

NEW WESTMINSTER Brewery District – The Columbia Duo at Port Royal Elliot Glass House Lofts Grove, The Lookout at Victoria Hill, The Lotus Parkside at Victoria Hill Portage The Peninsula The Royal at Victoria Hill Thompson Landing

HR LR HR LR LR LR LR HR MR MR LR SF

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

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

NORTH VANCOUVER Atrium at the Pier CentreView Connaught Edgemont Village Juniper at Timber Court Kindred Latitudes Maplewood North Northlands Pinnacle Residences at the Pier Promenade at the Quay Tatlow Trophy at the Pier Seymour Village x61

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

604-983-9065 604-998-8540 604-699-0036 604-988-3617 kindredmoodyvill.ca 604-435-9477 604-727-1594 604-800-2120 604-983-9065 604-986-8862 604-983-9065 604-924-0818 604 971 3181

From $379,900 Call Call Coming Soon Coming Soon From $469,900 From $378,900 Call Call Coming Soon Coming Soon Call From $699,900 Call

PITT MEADOWS Orion

LR

www.orionliving.ca

Coming Soon

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

LR TH LR LR TH HR LR

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

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

PORT MOODY Station, The Sutherland

TH TH

604-492-3338 604-889-0873

Call Call

RICHMOND Alfa HR 604-276-2532 Call Calla at the Gardens MR 604-271-3331 Coming Soon Concord Gardens HR 604-233-7748 From $300,000’s Dayton Avenue234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf SF 604-518-8396 Call 1 Elle HR 604-273-1313 From low $300’s Empire Living TH 604-244-9622 Call Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

Grand, The Kenstone Gate Kingsley Estates Kingston Gate Livia Mandarin Walk Monet Opal at Richmond Centre Ora Orchid by Beedie Parc Riviera Park Residences at Minoru Pier, The Pinnacle Living at Capstan Pinnacle Living Sorrento Quintet Riga Riva River Green River Park Place River Inlet Vogue Westminster Terrace SQUAMISH / WHISTLER Elaho Ocean Crest ParkHouse Ravens Plateau Ravenswood Seven Peaks Aqua University Heights SUNSHINE COAST SECHELT Edgewater at Porpoise Bay SilverStone Heights SURREY 3 Civic Plaza Esplanade at Waterstone Evolve Greenwood Townhomes Guildford The Great Guildhouse Harvest Heights Highcrest HQ Joi Living Monarch Crossing Panorama 62 AM 2015-01-16 11:37 Park Avenue West Park Place Village Mid Rise (MR)

Low Rise (LR)

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

CONTACT

PRICE

604 278 3880 604-218-3338 604-821-1384 604-760-6024 604-364-2159 604-278-0808 604-233-7748 604-303-7575 604-278-8838 info@orchidbeedie.ca 604-231-5900 604-303-8878 604-274-7326 604-303-0148 604-303-0148 604-303-8878 604-715-1250 604-278-8825 604-233-2633 604-356-7719 604-233-2633 604-715-1250 604-204-1077

Call From $529,900 Call Call Call Call From $300,000’s From $464,900 Call Coming Soon From Low $200’s Call Call Call Call Call Call Call Call Call Call Call Call

TH SF LR SF SF TH TH/LR LR

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

Coming Soon From $1,298,000 From $167,900 Call From $800,000 Coming Soon From $239,000 Call

TH SF

604- 885-8556 604-741-1877

From $309,900 From $479,900

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

604-951-3331 604-530-5399 604-497-0102 604-621-3331 778-293-2222 604-574-1143 604-576-7722 604-618-6175 604-584-7273 porte.ca/HQ 604-574-8888 604-719-7730 778-885-6700 604-583-9866 604-617-7763

Call From $219,900 Call Coming Soon Call Call Call From $339,900 From $345,900 Coming Soon From $339,000 Call Call From $250’s From $359,000

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

SEPT 30 - OCT 14, 2016 | NEW HOME & CONDO GUIDE 89

PROJECT

TYPE

Prime on Plaza Sync Summit University District Wave Westpointe

HR TH TH HR HR TH

CONTACT

PRICE

604-498-3888 778-590-7283 778-591-6685 604-588-5795 604-951-9283 604-833-9193

Call From Under $300’s From mid $600’s From $233,900 From $291,900 Call

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

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

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

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

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

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

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

WEST SIDE 7302-7358 Granville 1555 West Eighth 41West 6th & Yukon 8X On The Park 99 West W10th & Maple Aperture Arbutus Ridge Aston Block 100 Boulevard Cambie Star Canvas Cardero Central Citti Edward Epic at West Eton

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

604-891-1288 604-828-3998 604-563-8336 cressey.ca 604-801-6861 604-620-8600 604-239-2080 604-345-9000 604-738-0001 604-418-6809 604-682-8801 604-685-5778 604-876-9222 604-875-8508 604-568-5888 604-662-3373 604-880-6880 604-325-2216 604-707-9378 604-221-8598

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

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

Penthouse (PH)

90 YPNEXTHOME.CA

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

Granville at 70th Henry Kerrisdale Gardens Livingstone House Maisonette MC2 McKinnon Monarch Northwest Oak + Park One, The Parc 26 Parc Elise 35 Park West Pinnacle Living at False Creek Pinnacle Living Broadway Primrose Prodigy Q16 Shaughnessy Residences Sterling Sota The Grayson The Spot The Ivy The Creek/Navio The Grey The Regent Tisdale W10th & Maple WEST VANCOUVER 23rd and Bellevue Evelyn Galleries on the Bay Kerrisdale by Cressey VICTORIA Black & White WHITE ROCK / SOUTH SURREY Blu The Estates at Morgan Heights Grandview Heights Hudson Hycroft 2 Kichener Morgan Rise Old School Prescott Commons SoHo South on 16th South Ridge Club Westpointe Westside at Orchard Grove Westside Zirkon Mid Rise (MR)

Low Rise (LR)

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

CONTACT

PRICE

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

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

HR MR LR LR

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

Coming Soon Call From $490,000 Coming Soon

MR/PH

778-265-3464

From $279,900

TH SF TH TH TH RH SF TH TH TH TH TH SF SF TH TH

604-691-5160 From $679,000 Inc. GST 604-560-1053 Call discovergrandviewheights.com LiveAtHudson.ca Coming Soon 605-541-2495 Call 604-538-8895 Coming Soon 604-560-6438 Call www.dawsonsawyer.ca Call 604-541-8092 From $309,900 zenterra.ca/soho Coming Soon 604-720-7478 From $609,900 604-582-1113 From $420’s 604-833-9193 Call 604-372-0383 Coming Soon miracon.ca/westside Coming Soon 778-885-5790 Call

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

SPACIOUS BEDROOM WITH WALK-IN CLOSET

W.I.C.

BATH

EXPANSIVE BALCONIES

BEDROOM BALCONY

W/D

BALCONY FOR 607, 707, & 807

SPA-INSPIRED BATHROOMS

ENTRY WELCOMING ENTRY

DW

F

LIVING KITCHEN

DEN

DINING

MW

LARGE, FLEXIBLE DENS

R1 06

OPEN CONCEPT LIVING, DINING & KITCHEN

T1 07

LARGE WINDOWS DRESSED WITH MODERN ROLLER BLINDS

S1 06

MUCH, MUCH MORE THAN UNIT B1 ONE-BEDROOM AND A DEN. E1 05

D3 03

L1 21

S1 06

B1 08

B1 11

01

B1 12

M1 21

C1 13

1 Bedroom + Den, 1 Bath G1 A1 A1 H1 15 16 18 19 Interior: 649 sf | Exterior: 67 - 278 sf | Total: 716 - 927 sf Level 1

B1 09

D3 03

B2 10

K1 20

A2 19

F1 05

B1 08

F1 05

B1 09

D1 02

T1 07

D3 03

B2 10

D1 02

B1 11

01

B1 12

M1 21

C1 13

A1 18

A1 16

G1 15

Level 2

K1 20

A2 19

A1 18

T1 07 W1 05

B1 08 B1 09

D4 03

B2 10

V1 06 B1 07 B1 08 B2 09

D1 02

B1 11

D2 02

B1 10

01

B1 12

N1 01

B1 11

A1 17

A1 16

Y1 18

C1 13 G1 15

Levels 3 & 5

CALLACalla offers a collection of well-appointed one-bedroom and den residences with thoughtful details

P1 17

A1 16

B1 12 A1 15

Z1 13

Levels 6 - 8

May 19, 2016 and luxury finishes. Indulge in open layouts, over-height ceilings, vast windows that let the sunlight pour

in, air-conditioning, and spacious balconies with breathtaking views that look out to the neighbouring areas based on preliminary survey square footages and may require verification. twelve acre park and beyond. Experience luxury parksideUnit living first-hand – visit us today.

THE ONLY URBAN VILLAGE OF ITS KIND IN SOUTH RICHMOND. NOW SELLING. VISIT US TODAY.

TOWNLINE.CA 604 271 3331 This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E.&.OE.

10880 No 5 Road Richmond Open Daily 12-5pm (Except Fridays)

PE

VE

WEST 29TH AVE

L

AV E

E AV

O

NM

DI

NT

RI

HILLCREST PARK

N

The Aquatic Centre at Hillcrest

E AV

QUEEN ELIZABETH PARK

IA TH LO

ID

M

COMING SEPTEMBER TO VANCOUVER’S WEST SIDE

CAMBIE ST

Nat Bailey Stadium Park

Located at 33rd Avenue in the prominent Cambie corridor on Vancouver’s West Side, Primrose will offer a limited collection of Floral 1, 2 and 3Bloedel bedroom homes and townhouses nestled on the edge ofLittle Mountain Conservatory Baseball Clubhouse and Queen Elizabeth Park. Register today to receive the latest information Main Diamond Seasons on this blossoming in the Parknew development.

QUEEN ELIZABETH PARK

Register at www.PrimroseVancouver.com

WEST 33RD AVE

N

KE L RS

This is not an offering for sale. Any such offering can only be made with a disclosure statement. Artist’s rendering and map are representations only and may not be accurate E.&O.E.

ONTARIO ST

Vancouver Raquets Club

AN D D