BC New Home and Condo Guide - Nov 25, 2016 by NextHome

NOV 25 - DEC 9, 2016 VOLUME 1, ISSUE 24, FREE

METRO VANCOUVER EDITION

INSIDE THIS ISSUE

THE GVHBAâ€™S COATS FOR KIDS CAMPAIGN

FALLOUT FROM THE FOREIGN BUYERS TAX

HOLIDAY DECORATING IN STYLE

COMING SOON 2 + 3 BEDROOMS

THE ROWHOME DIFFERENCE

NOW SELLING PRICED FROM $879,900 * Many people ask what is the difference between a rowhome and a townhome - isn’t it the same thing? There are in fact many differences between a rowhome and a townhome. Freedom is among the many benefits that a rowhome provides that a townhome simply can’t.  You own your home and the land  No strata fees to pay!  Not part of any strata corporation  Main level entry and finished basement for single family feel  Homes start from approximately 2,300 sq. ft.

164 ST

Visit us at the Hycroft sales centre to choose your home!

G EO

20 AVE

VD BL

604 541 2495 hycroftrowhomes.com

AY W

16467 24 Avenue Surrey BC V3S 0C4

24 AVE

Open daily from 12-5pm (except Fridays)

Any prices exclude taxes. StreetSide Developments reserves the right to make modifications and changes to the building designs, specifications and features should they become necessary. Floor plans, elevations, room sizes and square footages are based on preliminary architectural drawings and may vary from the actual built home. E.&O.E. Sales by Qualico Realty. * Before applicable taxes.

6 YPNEXTHOME.CA

PREVIEWS BEGIN JANUARY

REFINED CITY LIVING

THOUGHTFULLY DESIGNED 2 + 3 BEDROOM RESIDENCES ARE COMING TO THE HEART OF DOWNTOWN VANCOUVER’S ARTS + EVENTS DISTRICT. STARTING FROM 1,000 SQFT, THESE ELEGANT INTERIORS ARE DESIGNED WITH AN OBSESSION FOR DETAIL TO CREATE AN UNPRECEDENTED LIVING EXPERIENCE FOR OUR HOME OWNERS.

TheSmithe.ca

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

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 7

LIVE IN CANADA'S LARGEST NEW MASTER PLANNED COMMUNITY.

NOW PREVIEWING

The City of Lougheed will be shaped by these 8 fundamental values:

VISION & MASTER PLAN: A 40-acre master plan by the same team that brought you The Amazing Brentwood.

SERVICE & SECURITY: Experience a level of investment security seen nowhere else, including on-site, round-the-clock concierge, valet, landscapers and security personnel.

TRANSIT & LOCATION: A convenient, central location with on-site access to the Millennium or Evergreen SkyTrain lines, direct-route buses and more.

SHOPPING, DINING & CULTURE: New retail and dining will be part of The City of Lougheed, including 300+ shops and a diverse array of restaurants.

HOMES & DESIGN: Shape brings elevated standards with floorplans and features that showcase the best in intelligent living.

INDOOR & OUTDOOR AMENITIES: Enjoy a remarkable, state-ofthe-art recreational facility with 18,000 sq. ft. of indoor/outdoor space to socialize, exercise or entertain friends in style.

LANDSCAPING & GREENERY: Relax in The City of Lougheed’s 1.6-acre central park, jog along the northern greenbelt, play in the pocket parks or stroll its many landscaped boulevards.

VERIFIED VALUE: The design, transit, service, shopping, and entertainment experience at The City of Lougheed means strong investment fundamentals and long term value for every Shape homeowner.

TOWER 1: 500+ HOMES 2 SKYTRAIN LINES BURNABY, B.C.

NORTH

RD.

Y. 1

. WY

H ED

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18,000 SQ.FT PRESENTATION CENTRE & THREE SHOW HOMES NOW OPEN 12-6PM DAILY — 9850 AUSTIN RD, BURNABY (Lougheed Shopping Centre)

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

A PROJECT BY SHAPE MARKETING

contents NOVEMBER 25 - DECEMBER 9, 2016 | VOLUME 1 ISSUE 24

ON THE COVER

Grosvenor Ambleside

Oceanfront splendour in West Vancouver project profiles

28 Tudor House

Timeless British rowhomes in South Vancouver

+ online NEIGHBOURHOOD

HOME SEARCH

MORE +PHOTOS +VIDEOS +ADVICE +INSPIRATION +TRENDING

MAPS

One-of-a-kind opportunity in Richmond

LOOK FOR THE CIRCLE

Executive living in South Surrey

advice

44 The Residences at Sunstone Village

WITH

DYNAMIC

River District Vancouver

Introducing Avalon Park at River District

62 Greenway at South Ridge Club

Simon

Boldly modern in West Coquitlam

Fundamentally Speaking

Let’s talk housing by Wayne Karl

Valley Views

What the third quarter numbers mean for 2017 by W. Scott Brown (continued on page 14)

10 YPNEXTHOME.CA

(continued from page 10)

+ plus

Condo Sense

Foreign tax check-in

PRESIDENT, YELLOW PAGES NEXTHOME

by Cameron McNeill

Jacqueline Hill

Mind over Mortgage

SPECIAL INSERT

What is mortgage insurance? by Alisa Aragon

Mortgage Advice

Be ready for unexpected costs

Susan Legge DIRECTOR OF SALES, NATIONAL

Moe Lalani SENIOR SALES MANAGER, WESTERN CANADA

by Alyssa Furtado

neighbourhood profile

EDITOR-IN-CHIEF / DIRECTOR OF CONTENT

Ambleside

Marquee at Lougheed Heights

Edwin Rizarri

A transit-oriented community in the heart of Metro Vancouver

Stephanie MacDonald

West Vancouver’s charming seaside village

EDITOR

ART DIRECTOR

Megan Pike CONTRIBUTING EDITORS

inspiration

Designer Advice

The top ten condo upgrades by Yanic Simard

Style File

Decorating inspiration for the holidays by Lisa Rogers

Canadian real estate may be overvalued GVHBA’s warming fundraiser kicks off

by Elisa Krovblit

What’s Online

Urban Analytics head Michael Ferreria talks about the current market

Yanic Simard

MEDIA CONSULTANTS

Dave Bird 604.319.7102 Ricardo Hernandez 604.319.7103 SALES COORDINATOR

Hot Properties

Justin Salvador

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

88 Listings Directory

DESIGN EDITOR

buyers’ resource section

50 Game of Homes

by Susan M Boyce

Susan M Boyce

86 Luck in Real Estate

You win some, you lose some

What’s going down online at ypnexthome.ca

Wayne Karl Elisa Krovblit Lydia McNutt STAFF WRITER

Coats for Kids by Bob de Wit

trending

CMHC Report

in every issue

Editor’s Note

PRODUCTION MANAGER

Helen Pearce GRAPHIC DESIGNER

Miguel Cea PRODUCTION CO-ORDINATOR

Hannah Yarkony Published by

district maps

North Shore/Squamish

26 Vancouver 36

Burnaby/New Westminster

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

42 Richmond 48 Maple Ridge/Pitt Meadows

ADVERTISING Call 604.519.6080 for advertising

rates and information.

58 South Surrey/White Rock

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.

68 Surrey/Langley

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

52 Abbotsford/Chilliwack 56 Tri-Cities

OVER 80% SOLD OUT VISIT US TODAY!

Editors’ Notes

DUNDARAVE - ARCHIBALD

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

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

You’re in the driver’s seat Whether this is your first time buying a new home or your tenth, the process can be hectic, exciting and stressful. Before you do anything, relax and take control of the situation. Understanding the market is just part of the story. Knowing what you need and what you can afford is the more important part of the process. Making a wise purchasing decision that doesn’t keep you up at night when interest rates rise or market news becomes the talk of the town is up to you. Any expert will tell you that buying a home or condo is a long-term

commitment. In this magazine and online at YPNextHome.ca, we offer key advice from the experts, as well as the latest news designed to help you make a wise purchasing decision. Also at YPNextHome.ca, our Neighbourhood Profiles take you on a virtual tour through 2,700 neighbourhoods across Canada. You’ll get all the facts, photos and fun tidbits that you need to help you decide which neighbourhood is right for you. There’s lots to take in, so kick back, relax and enjoy. You’re in the driver’s seat!

Homemade holiday shopping

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

+ get social 14 YPNEXTHOME.CA

The holidays are on their way, and one of the best things about this is all the wonderous Christmas markets that happen at this time of year. Whether you’re looking for something for your goth neice, or your mum who wears crocs and bedazzled sweatsuits, you can find a unique treasure for anyone at these eclectic marketplaces. In Vancouver this December you can visit the famous Germaninspired Vancouver Christmas Market (vancouverchristmasmarket.com) every day until December 31, and ride the Christmas carousel, partake in festive

food and bevvies and do your shopping all in one place. For something a bit edgier, let me personally recommend the fun and fabulous East Side Flea holiday market (eastsideflea.com). There’s a bar (delicious and cheap Caesars!) and a DJ to help get you in the shopping mood, along with over 50 vendors selling everything from rodent skulls in vintage glass to beautiful leather accessories to soaps and scents for stockings. With all these great shopping options you have no excuse to give boring gift cards this year.

Interact with us on social media: ypnexthome

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Contemporary design and bold architecture intersect as Pennyfarthing Homes introduces Hawthorne â€“ the legacy edition of their distinguished Cambie Collection. A new benchmark for luxury living rising 7 storeys above the park, these 1 to 4-bedroom homes are marked by meticulous finishes and tailored detailing. Expansive windows offer sweeping natural light throughout homes with unobstructed views from upper floors.

E A R L Y

2 0 1 7

R E G I S T E R T O D AY T O C O N F I R M Y O U R I N T E R E S T

604.558.1907

L I V E AT H AW T H O R N E . C O M

THIS IS NOT AN OFFERING FOR SALE. ANY SUCH OFFERINGS MAY ONLY BE MADE WITH A DISCLOSURE STATEMENT. E.&O.E.

Now Selling! Single Family Homes Available from just $349,900*

Actual Site Photo

Nature Is Your Neighbour

Creekside Estates is a Master Plan Community of just 30

truly the heart of your home. At Creekside Estates nature

exclusive Single Family Home opportunities on beautiful

is your neighbour with endless year round recreation,

Silver Hope Creek just outside the hustle and bustle of

fishing, hiking, biking, and quad trails. Only minutes

Hope, yet close to everything you need. Choose from

to schools, shopping, and all the amenities that Hope

two and three bedroom home layouts all with double car

has to offer. Easy freeway access and only 30 minutes to

garages included, and experience the gourmet kitchens,

Chilliwack.

it 1 6

Exit 170

creeksideliving.ca

Hop e Rd Silv er H ope Rd

Silver v Rd

Floo d

63650 Flood Hope Rd

View Our Full Display Home Open Thursday – Sunday 12–5pm

604-750-0281 Prices quoted exclude GST and are subject to availability at time of visit and/or to change without notice. In our continuing effort to improve and maintain the high standard of the Creekside Estates development, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer's sole discretion. All dimensions and sizes are approximate and are based on preliminary survey measurements. As reverse plans occur throughout the development please see architectural plans if material to your decision to purchase. Renderings are an artist’s conception and are intended as a general reference only. E.&O.E.

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NEW CONDOS:

A1. CONNAUGHT

B1. RAVENSWOOD

A3. PROMENADE AT THE QUAY 21 Lonsdale Avenue 604-986-8862

A4. GROSVENOR AMBLESIDE grosvenorambleside.com 604-922-1380 CH E

B UC

SQUAMISH

KLEY AVE

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DA VE DA VE

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SEARCH ONLINE ypnexthome.ca

18â€ƒYPNEXTHOME.CA

VE YA WA AV ST UT WE E N T AV ES CK CH LO M R HE DD OR ILF GU

IN S T

www.ravenswoodliving.ca 604-670-7862

R RY

NEW HOME:

A1. CONNAUGHT Edgemont Blvd. & Ridgewood Dr. 604-699-0036

38220 Eaglewind Boulevard 604-892-5888

rton

Dolla

B2. SUMMITS VIEW AT EAGLEWIND

3rd St. E & Ridgeway Ave. www.kindredmoodyvill.ca

ROBIN DR

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NORTH SHORE

A2. KINDRED FINCH DR

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Edgemont Blvd & Ridgewood Dr 604-699-0036

RAVEN DR

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THE FINAL BUILDING 42 NEW RESIDENCES NOW PREVIEWING

C A L L T O A R R A N G E Y O U R P R I VAT E A P P O I N T M E N T T O D AY 6 0 4 . 26 5 .4724 | G ro sve n o r A m b l e s i d e .co m

The developer reserves the right to make changes to the information contained herein without notice. Rendering is representational only and may not be accurate. This is not an offering for sale. E.&O.E.

Property Profile | GROSVENOR AMBLESIDE

cover story

Grosvenor Ambleside Spacious, elegant waterfront homes in the heart of West Vancouver ACROSS THE WATER FROM STANLEY PARK, on the shores of West

Vancouver’s charming Ambleside village, construction is well underway on Grosvenor Ambleside’s first building. The spectacular success of the first building, slated to be finished in late 2017, has prompted the unveiling of the second and final building of 42 new residences. With unparalleled attention to detail and a world-class location, the final building will complete this full-block waterfront development and realize a vision for Ambleside over ten years in the making. “The first phase of Grosvenor Ambleside was well-received by existing West Vancouver residents looking to downsize, and the second and final building will continue this focus while completing what will be a significant development for the Ambleside community,” says Michael Ward, Grosvenor’s senior vice president of 20 YPNEXTHOME.CA

development. “Grosvenor Ambleside has a limited offering of 57 homes in the first phase and now 42 in the second and final building. This provides all of those who were not able to purchase a home in the first phase another opportunity to secure the home they desire.”

Timeless West Coast modern design James Cheng is an architect who truly understands West Coast modernism. The two terraced buildings integrate seamlessly with the location and are designed for optimal privacy and water, mountain and park views. The modern exterior mirrors the spectacular natural West Coast setting using clean lines and elegant concrete, steel, glass timber and natural stone. “There is nothing similar in Vancouver, not even in the world. Grosvenor Ambleside is a unique site and a unique response,” he explains.

Seamless indoor and outdoor spaces define the homes, which range from just over 750 square-foot one bedrooms to a 4,000 square-foot penthouse. Expansive outdoor living terraces up to 4,000 square-feet are enhanced by wide-plank ipe hardwood, decorative stone surrounds and landscaped terrace edges. All are ready with gas, water and power connections to create your own personal outdoor oasis. Inside, designer Mitchell Freedland has created a rare combination of classic proportions, natural materials and all the finishes and features you would expect from a West Vancouver single-family home. Featuring abundant natural light, and three West Coast colour palettes, Freedland says, “Every residence has it’s own unique personality, from stellar views to individualized private terraces and highly intelligent living spaces.” Of the 42 new residences, there are

“The first phase of Grosvenor Ambleside was wellreceived by existing West Vancouver residents looking to downsize, and the second and final building will continue this focus while completing what will be a significant development for the Ambleside community.” – Michael Ward 35 unique floorplans which allow homeowners to select a residence tailored to their unique needs and lifestyle. Italian cabinetry by Snaidero is tailored for every home, and topof-the-line Wolf appliances, including gas cooktop, convection oven, steam oven, warming drawers, and Sub-Zero refrigerator and wine fridge, and Meile dishwasher, create a welcoming gourmet kitchen that will excite even professional chefs. Custom walk-in closets by Snaidero, expansive ensuite bathrooms, wellfinished laundry rooms by Snaidero and private garages for most homes enhance convenience and lifestyle. The art of living well is celebrated at Grosvenor Ambleside, and this extends to the public realm through arts, culture and retail. Paintings by local artist and

Order of Canada recipient Gordon Smith, whose work is held in collections such as the Vancouver Art Gallery and the National Gallery of Canada, and sculptures by noted West Vancouver writer and artist Douglas Coupland will be featured throughout the lobbies and public spaces including the expansive glass-covered galleria. Vancouver establishments Meinhardt Fine Foods, Heirloom Vegetarian Restaurant, and Earls’ new concept restaurant will help to anchor a growing community of carefully-selected retail tenants. Inside the building, a 24-hour concierge, fully-equipped gym, residents’ lounge and yoga room complete the picture of a truly remarkable place to live, in one of the most desirable neighbourhoods in Canada. “Phase two continues what phase one started, with significant

Location

West Vancouver Builder

Grosvenor Development

Grosvenor Ambleside Home Type

Condominium homes and townhomes Sales Centre

1340 Marine Drive Contact

info@grosvenorambleside.com or call 604.922.1380

enhancements to the public realm of Ambleside, including significant sculptures by Douglas Coupland.” says Ward. Grosvenor has over 60 years of experience building exceptional properties in Canada. The Grosvenor Ambleside presentation centre is open by appointment at 1340 Marine Drive. For more information visit www.grosvenorambleside.com or call 604.922.1380 NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 21

Neighbourhood Profile | AMBLESIDE

Ambleside By Mike Archibald

this beautiful neighbourhood is bordered by Burrard Inlet to the south, Queens Avenue to the north, and 22nd St. to the east. The western boundary twists and turns, including Braeside Street, 11th Street and Highway 99. This is a place of comfortable upper middle-class living, with tourist attractions and a nice commercial area to boot.

The Vibe: Whether you’re looking to raise a family, live out a peaceful retirement or just have a fun day, this neighbourhood will meet your needs. On a nice day you’ll find tourists by the sea, taking in the sights; shoppers stocking up on high-end produce; and people of all stripes on Marine Drive, chatting and relaxing over pie and coffee.

Lifestyle: Laid back and luxurious, Ambleside is a great place to reside. With its seaside location, spacious parks and cluster of eateries and shops, it’s also a top destination spot for shoppers, tourists and visitors looking to have an enjoyable afternoon. Up the slope from Marine Drive are high-rises and spacious homes, and the neighbourhood is right off Lions Gate Bridge. For convenience, beauty and recreation, this place is tops.

Meet the Neighbours: Ambleside is a solidly middle-class neighbourhood, with a fair bit of ethnic diversity and a strong contingent of retirees. It’s a very family-friendly place, with parks for athletics and family recreation. As with most of West Vancouver, the average income and education level is pretty high. The area is far from exclusive, though, as you’ll see from the large numbers of visitors on any given day.

SITTING BY THE SEA in West Vancouver,

22 YPNEXTHOME.CA

In the Area: There are plenty of amenities on offer, including the city’s Municipal Hall; the headquarters of the West Vancouver Police Department; and parks galore, including Millennium Park and Ambleside Park. There are three schools: Ridgeview Elementary, Hollyburn Elementary, and West Vancouver Secondary. Clinching its status as the perfect family neighbourhood, Ambleside also boasts a great library, West Vancouver Memorial, and the Pauline Johnson Preschool. Dollars & Sense: Whether it’s rent, groceries or food and beverages, this place is a little on the steep side. In 2015, two-bedroom apartments can be found going for up to $4200/month on the Unique Accommodations website listings. Restaurant fare is moderate to high-end, and artisanal meat and produce go for high prices.

Planes, Trains & Automobiles: Marine Drive is a great place for a casual stroll, as are the parks down below it by the sea. Uphill from there it gets a little steep, and you’ll find that most residents get around by car. Bus transportation is good, with four main routes taking you elsewhere on the North Shore or into neighbouring Vancouver. The area is great for bicycling. The Good, the Bad & the Rest: Friendly, beautiful and close to nature, this is a sweet spot for visitors and tourists as well as residents. With its seaside parks, gorgeous vistas, sports fields and homey commercial outlets, it’s got most of what you could ask for in a neighbourhood. The downside, predictably, is the expense: for buyers, renters and shoppers, Ambleside comes with a big price tag.

Quick Facts » Average Home Price: $$$ » Types of Properties: Condo, apartment, townhouse, detached house, semi-detached house. » Distance from Vancouver City Hall: 7 km

Real Estate Market For renters, Ambleside offers apartments, townhouses and detached homes, all at high prices. Buyers can find townhouses, condos and detached homes, most of them on the upscale side of things and also going for high prices. According to the Real Estate Weekly circa 2015, houses start at around $1 million, with that figure being about the average for condos and townhouses. All in all, this is an expensive area even by Lower Mainland standards.

Street Corner I grew up here, and I’d like my kids to be able to grow up here too. It’s beautiful—that’s the best thing about it—but there are many other great things. I love it here. – Amber, student and barista My family and I are new residents here. We feel very lucky to live in such a beautiful place. We love to go over the bridge to Stanley Park on weekends. – Aidan, small business owner I moved here back in 1998 and I have been staring out at the view ever since! Lucky me. I couldn’t ask for a better place to spend my years. – Florence, retiree

Hot Spots

Savary Island Pie Company A true delight for the taste buds. Features slices and whole pies, ranging from chicken to strawberry rhubarb. For takehome dessert or a quick slice and a cup of coffee, they’ve got you covered. savaryislandpiecompany.com/ Farm to Table Ethical, artisanal grocery shopping, providing top-drawer dairy, meat and produce. This is a perfect outlet for the high-end, conscientious shopper. Everything on offer is of the finest quality. Well worth your money. facebook.com/ farmtotablemarket The Avant Gardener Owner Darlene Sanders is a warm presence at this boutique gardening shop, and her selection of accessories, seeds, books and more shows a strong personal signature. Check out her selection of grocery carts by Rolser. avantgardener.com/ Ferry Building Gallery One of the key cultural institutions on the North Shore, this gallery is dedicated to showcasing local art of the highest calibre. Located right by Burrard Inlet in a beautiful heritage building. ferrybuildinggallery.com/ Hollyburn Sailing Club Inclusive and welcoming, this club offers cheap membership fees for access to everything from boat storage to sailing lessons and so much more. It’s a great place to make friends! hollyburnsailingclub.ca/ Carmelo’s Great casual dining, with a mix of classic Italian and West Coast cuisine. Their lunch menu offers a selection of delicious antipasti, and the wood-fired oven pizza is delicious. Staff is warm and friendly. carmelos.ca/ NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 23

NORTH SHORE/SQUAMISH/WHISTLER

24 YPNEXTHOME.CA

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

KINDREDMOODYVILLE.CA

604.770.0791

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.

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 25

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

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

3. AVALON MEWS 5808 Wales 604-438-5050

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

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

STERLING 49th & West Boulevard 604-428-8858

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

9. ETON 5696 Berton Avenue 604-221-8598

10. THE GREY Dunbar and 16th thegreyliving.com

Sales Center Open Sat & Sun 2-4pm, or by appointment.

26 YPNEXTHOME.CA

11. 1335 HOWE Downtown Vancouver Onni.com

12. AVENUE ONE Presentation Centre 88 Pacific Blvd. avenueone.ca

13. BELPARK Vancouver Westside 604 891 1281

NEW HOMES: 14. ASTON Oak and 38th 604-418-6809

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

SE MARIN E

16. OAK + PARK 604-558-5851

17. PRIMROSE West 33rd and Cambie PrimroseVancouver.com

18. SHAUGHNESSY RESIDENCES

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

8123 Shaughnessy Street 22. BROWNSTONES 4344 Knight 604 558 5848 604-620-6616

19. MAISONETTE

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

20. MCKINNON West Blvd & 48th Ave. mckinnonbycressey.com

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23. TUDOR HOUSE Cambie St & 63rd Ave. info@tudorliving.ca

Property Profile | TUDOR HOUSE

Location

Vancouver Builder

Formwerks Boutique Properties Development

Tudor House Home Type

Townhomes Contact

tudorliving.ca or 778.939.9280

Tudor House Timeless British Rowhomes COMING SOON, Tudor House is a collection

of just 15 rowhomes that is poised to redefine elegant living in South Vancouver, one of the city’s most prestigious and sought-after neighbourhoods. “People love this location,” says Jaclyn Chan, marketing manager. “You’re just two blocks from the Marine Drive Canada Line and the expanding amenities along Cambie, but it feels so secluded here because you’re tucked into an existing residential area. Streets are lined with mature trees and Winona Park is just a block away, so no matter whether you’re looking out the front or back, it feels serene and lush.”

Never-before seen, house-sized features “These homes are designed with many features you’d typically associate only with single-family residences,” Jaclyn says. 28 YPNEXTHOME.CA

“For example, kitchens are extra wide — most are 17-feet with full-height pantries, dining buffet, kitchen island, and integrated double French door fridges. For anyone who loves to cook, that’s a dream. There’s also a powder room, a laundry room with either sideby-side or stacking washer dryers with smart storage solutions or a utility sink, built-in bookshelves, linen closets, and in-suite storage.” Then there’s the master-bedroom, occupying the entire top floor — a secluded retreat with a lavish ensuite, walk-in closet, vanity, and a spacious den large enough for a queen bed and has a huge window. There’s also plenty of room for a king bed, night tables, dresser, and comfy reading chairs, making this an ultimate get-away. Whether you’re an early riser or a night owl, the private rooftop terrace

is perfect for savouring the sunrises and sunsets. “Even in single-family homes, rooftop decks are rare unless you’re looking at a custom build,” Jaclyn says. “At Tudor House, you really do have it all.”

Discover more Previews for Tudor House begin soon in Formwerks Boutique Properties’ Sales Gallery located at 3-1151 West 8th Avenue Vancouver. Be sure to register now so you’re on the list to experience these homes for yourself. These 3 bedroom plus den homes are anticipated to start at $1.8 million with sales commencing in the New Year. For more information and to register, visit TudorLiving.ca or call 778.939.9280.

VANCOUVER

SALES AND MARKETING BY ICON MARKING INC. PRICES ARE SUBJECT TO CHANGE. THIS IS NOT AN OFFERING FOR SALE. SALE CAN ONLY BE MADE BY DISCLOSURE STATEMENT. E&O.E. RENDERINGS ARE ARTIST’S CONCEPT ONLY.

C O M M E M O R AT I N G B R I T I S H T R A D I T I O N S I N A RC H I T E C T U R E Known for their dedication to quality and timeless design, Formwerks Boutique Properties presents Tudor House: an exquisite collection of fifteen homes nestled within the tranquil neighbourhood of South Vancouver. These one to threebedroom and den stacked townhomes are a portrait of classic Tudor-style architecture offering spacious floorplans and

R E G I S T E R TO DAY

SKYTRAIN 2 BLOCKS

stately interiors with convenient proximity to schools, parks, shops and the Marine Drive Canada Line Station.

TUDORLIVING.CA

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 29

Designer Advice

TOP 10

CONDO UPGRADES By Yanic Simard | Photos by Brandon Barre

TRENDS COME AND GO, but some things are timeless. Knowing where to make a little extra investment into your condo will help not just with resale value down the road, but also with creating that warm and inviting space that makes it “home.” To kick-start the metamorphosis from cookie-cutter to one-of-a-kind, here are my top 10 upgrade options to consider: 30 YPNEXTHOME.CA

In the kitchen 1. Cabinetry: In an open plan, upgrading the cabinetry means improving the view from every angle. Wood is both a hot trend and an ageless classic, so consider skipping the safe white or near-black espresso and going with the grain, so to speak, such as a gorgeous, textural walnut stained in a medium grey hue.

2. Hardware: Why invest in new cabinets and settle for standard hardware? Even existing cupboards will benefit from the facelift provided by this relatively inexpensive upgrade. Try pairing sleek pulls for the bottom cabinets, with a contrasting knob for the uppers. Also consider upgrading doorknobs and other oft-forgotten hardware details to achieve true bespoke appeal.

3. Backsplash: A mirrored backsplash dramatically opens the visual space, making 800 sq. ft. feel like 1,600! Plus, there will be no trendy tile patterns that will grow dated in a few years. One of my favourites is a grey glass that gives a warm, smoky character to the reflection for sophisticated elegance, with minimal cuts for a seamless look. 4. Countertop: I love mixing different materials to get a sense of contrast between the island top and the main counters. There’s nothing wrong with pairing clean quartz and rich marble. To save costs, invest in a beautiful material

OPPOSITE PAGE: This kitchen renovation by Toronto Interior Design Group features added lighting to highlight the new island top, and a mirrored backsplash to double the space, as well as upgraded cabinetry and hardware. BOTTOM: A simple focal point gives the eye

the direction it craves. RIGHT: The custom open vanity provides storage for essentials without occupying too much visual space, despite its weighty, masculine appeal.

for the island where it will be shown off, and save the standard finish for the back counters where they draw less attention.

In the bathroom 5. Tiling: Taking the tile from floor to ceiling creates a polished look essential to a feeling of spa-like luxury – a key to both market value and for your own day-to-day feeling of relaxation. Try a 1/3 offset pattern for subtle movement. 6. Shower: Once you have beautiful tiling in place, show it off with a glass shower panel rather than a curtain. If your space doesn’t already have one, you’ll find it almost essential for resale down the road. Allow for at least a 22inch opening, or use a glass door for access. 7. Vanity: Storage is important, but so is feeling like you have room to move and breathe. A vanity with legs and plenty of open space will expand your bathroom without knocking down any walls. This custom unit gave my client functional shelving without eating up more of the room than necessary.

In the living room: 8. Lighting: I have worked on many condo renovations that involved concrete ceilings where no extra lighting could be added – or so you thought! A dropped ceiling panel added over your island will reduce the perception of lofty ceiling height, while allowing for the installation of pot lights or pendants. Adding this extra layer of light avoids harsh shadows and dim spots. 9. Floor: In a small space, avoiding breaks between flooring provides the illusion of greater square footage. Let one hardwood run throughout as much area as possible (even through the kitchen) for a harmonious look that seems to go on forever. 10. Focal point: Last, but not least, create a focal wall to balance the visual weight of built-in features like cabinetry. This may seem like a superficial upgrade, but even just one large mirror will open the space while providing the visual anchor, enhancing the way you and your guests psychologically perceive the rest of your material investments.

Yanic Simard is New Condo Guide’s design editor, principal designer of award-winning Toronto Interior Design Group (tidg.ca), and regular guest expert on City’s Cityline. Check out Yanic’s accessory line, Yanic Simard Selected, by visiting online at ysselected.com

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 31

Property Profile | RIVER DISTRICT VANCOUVER

River District Vancouver The Parkside Privileges of Avalon Park Location

Vancouver Builder

Wesgroup Development

River District Vancouver Home Type

Condominiums and townhomes Sales Centre

8700 Kinross Street Contact

riverdistrict.ca or 604.879.8830

32 YPNEXTHOME.CA

IT’S NO SECRET: I fell in love with River District

Vancouver the first day I visited. And the feeling has only grown stronger over time. The riverside trails are one of my favourite cycling routes from Vancouver to Burnaby and New Westminster. The lush greenery of parks and landscaping found everywhere throughout this master-planned neighbourhood always brings a sense of tranquility into my busy lifestyle. And to say this neighbourhood is outgoing is an understatement — people who live here are friendly, welcoming and active. Seems I’m not the only one either. “People tell us all the time that they can’t find anything else like this in the Lower Mainland — it just feels so different,” says Ben Taylor, director of sales with Wesgroup Properties.

elegant mid-rise buildings in a beautiful parkside location. “Avalon 1 will bring 129 new homes to River District Vancouver — from one-bedroom condos to threebedroom townhomes,” Ben says. “The three-bedroom townhomes are really special, with large, open floorplans, additional outdoor space, and most have three bathrooms and a flex room for added convenience and flexibility.”

Neighbourhood Amenities

New Opportunity

With plenty of enticing amenities and community programming already in place — Romer’s Restaurant, urban beach volleyball, drive-in movie nights, and a wonderfully diverse Farmers Market throughout the summer and fall — the opening of River District’s Town Centre is going to add even greater convenience. “We’ve confirmed Save-On-Foods, Starbucks, TD Bank, and Westminster Savings will all be opening in 2018 — about the same time we expect Avalon 1 to be complete,” Ben says. “So you’ll have all the benefits of these amenities as soon as you move in.”

And now, there’s a whole new opportunity to become part of this one-of-a-kind, award-winning neighbourhood with Avalon Park. Just steps from everyday urban essentials in the Town Centre, Avalon Park’s first release, Avalon 1, consists of two

The River District sales centre and display home are open noon to 5 p.m. seven days a week at 8700 Kinross Street in Vancouver. For more information visit riverdistrict.ca or call 604.879.8830.

SE LL IN G

NO W

3 TIMES THE SIZE OF GRANVILLE ISLAND 25 acres of green space

1.5 KM WALKING & CYCLING PATH Two sports fields + School + Daycares TOWN CENTRE RETAILERS OPENING 2018.

Avalon Park is the latest addition to this award winning neighbourhood. You’ll love to call it home. Hundreds already do.

SALES CENTRE

FRASER RIVER

SALES CENTRE BOUNDARY RD.

MARINE WAY

KINROSS ST.

River District Vancouver is three times the size of Granville Island and will be a vibrant walkable community like Yaletown. With shops, cafés, groceries, eateries, parks, community centre, walking paths, an elementary school, and daycares, it has every amenity you’ll need. It even has its very own farmers market.

KERR ST.

+ MORE!

8700 Kinross St. Vancouver 12pm to 5pm daily 604.879.8830 homes@riverdistrict.ca

RIVERDISTRICT.CA This is not an offering for sale. One can only be made by way of a disclosure statement. Prices are subject to change without noticeE.&O.E.

Advice | FUNDAMENTALLY SPEAKING

More than just a hashtag By Wayne Karl

MORE ADVICE ONLINE ypnexthome.ca/news/advice

THE NEXT SEVERAL weeks are crucial

in Canada’s housing market. No, it has nothing to do with the fall sales period, or any lull expected from the oncoming holiday season. It’s all about policy – seeing the real impact, over a longer period, of the latest round of changes to mortgage regulations – and what is to come from the federal government’s recent efforts to begin building a National Housing Strategy. Ottawa’s Let’s Talk Housing initiative (#LetsTalkHousing in social media vernacular) wrapped up consultations in late October, and is now working toward tabling the results on Nov. 22. For anyone expecting a full-on housing policy on that date – best not hold your breath. After consulting provincial bodies, industry experts and others, including everyday Canadians, Ottawa now faces a daunting task. As necessary and noble as the effort is, the near impossible challenge now is to come up with a national strategy that addresses the multiple and varied issues, and executes a vision that is equitable across differing economies, markets and conditions. From affordable housing to rental markets to home ownership, the issues are complex and far-reaching. Good luck. At least this time, the government had the good sense – as it should with a matter so comprehensive and serious – to consult with multiple sources for input and ideas on the future of housing in 34 YPNEXTHOME.CA

Canada. Topics range from finance and data to social inclusion and sustainability. For an example of the opposite, take the latest round of mortgage rule changes. Taking effect Oct. 17, the regulations were intended to reduce housing activity, slow home price growth and mortgage indebtedness. They are also, however, making it more difficult for first-time buyers, at a time, in many markets, where it’s already difficult enough to get into home ownership. In Toronto, affordability is a serious issue, and these changes make it harder to buy a home. In Edmonton and Calgary, pile these new rules on top of an already sagging economy and housing market. Indeed, this latest round of rule changes reduce one risk but create another, says Canadian housing market economist Will Dunning. Subsequent effects could include a severe reduction in housing market activity and negative effects in the broader economy. “The government is aiming to reduce the risk of a housing market implosion,” he says. “The new policy is based on a future event that is possible, but has a low probability of occurring – that in five

years, mortgage interest rates could be more than two points higher than they are today. In so doing, it is creating a risk that is also possible, and seems to have a higher probability of occurring – that its policy could have severe negative effects for the housing market and the broader economy. It would be useful to have more public discussion on the trade-off of risks.” All of this foreshadows the challenge of developing a National Housing Strategy, when, in fact, a “national housing market” doesn’t exist. How to devise a policy that is fair and equitable across a country as vast as Canada, with regional economies and wildly varying real estate markets? Let’s Talk Housing is more than just a hashtag. It’s only the beginning of meaningful, ongoing discussion. 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

FIRST RELEASE SOLD OUT Future Release Coming Soon

Burnaby | New Westminster BARNET MARINE PARK

EYS TON

BURNABY MOUNTAIN GOLF COURSE

G GA

BROADWAY

ITY

AR U DI WA Y

SQUINT LAKE PARK

E N IV

GA GL

A12. LUMINA

Brentwood luminabrentwood.com RD

R LA

BRENTWOOD MALL

CLIFF AVE

A11

Lougheed & Beta 604-435-1383

SFU

Y WA

SPERLING AVE

HOLDOM AVE

A12

A11. CONCORD BRENTWOOD

A12

WILLINGDON AVE

Barnet Hwy UN IVE RSITY DR

A13

NORTH RD CL

INL ET

HASTINGS ST

BURNABY MOUNTAIN PARK

CONFEDERATION PARK

ROYAL OAK AVE

A7 A4

WILLINGDON AVE

A13

NELSON AVE

H ST

Presentation Centre #150 - 3555 North Road

A4. BROOKMERE

B2. RIVERSKY

L YA RO B2

B1 DUNCAN ST

YD BO

BOUNDARY RD

A5. VERDI ON THE HEIGHTS 3908 Hastings St 604 563 3020

A6. STATION SQUARE 4670 Assemble Way stationsquare.ca

E AV

203 – 20 E Royal Ave. 604.523.0733

B4. THE PENINSULA

A8. CAMERON Presentation Centre 150A - 3355 North Rd 604-379-2191

A9. MILANO 4247 Lougheed Hwy. 604-294-8989

A10. GOLD HOUSE

A7. CROWN Presentation Centre #104 - 552 Clarke Rd 604-939-8868

6377 McKay Ave goldhouseliving.com

Sales Center Open Sat & Sun 2-4pm or by appointment

36 YPNEXTHOME.CA

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

B3. THE ROYAL

AY TW

2338 Madison Ave., 604-299-8573

AY NW

A3. FULTON HOUSE

260 Salter St 778-398-1344

E AV

B1. PORTAGE PORT ROYAL

7350 Kingsway 604-533-3033

QUEEN’S PARK

A2. KINGS CROSSING

8999 Cornerstone Mews. 604-298-9965

AR EW

E WAY

NEW CONDOS: A1. VERITAS

O DS

NEW WESTMINSTER NEW CONDOS:

E AV

FI SOUTHRIDGE DR

MAR IN

BURNABY

E AV H

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7385 Edmonds Ave @ Fulton Ave 604-528-6935

MAR IN E

A14. IVORY MEWS

BRAID ST

E AV

ROYAL OAK AVE

E AV

A14 IMPERIAL ST

MARIN E WA Y

IMPERIAL ST

AL RI PE I M A8

E AV

WA Y

H 6T

AY W

KI N

A14

A AD

METROTOWN

D ST

NEW HOMES:

North Road & Lougheed 604-328-7128 CU

OAKL AN

7180 Barnet Rd. 604-294-3802

A15. THE CITY OF LOUGHEED

DEER LAKE

DEER LAKE PARK

A10 PATTERSON AVE

BURNABY LAKE REGIONAL PARK

AD AW AY

SE MARINE DR

A15

N CA

CENTRAL PARK

AUSTIN AVE

CA N

A6 49TH AVE

SPROTT ST

GILLEY AVE

BOUNDARY RD

BCIT

LOUGHEED MALL

Lougheed Hwy

A13. PACIFICO

Port Royal 604-544-2258

B5. ELLIOT Elliot Street 604-662-8009

B6. THE COLUMBIA Sales Centre 285 Nelson's Court 604-525-3941

NO W

LLI

NOW UNDER CONSTRUCTION SALES CENTRE OPEN Monday-Thursday 2-6pm Saturday-Sunday 12-5pm

PRICED FROM $499,900

WARRANTY BY:

NORTH ROAD SQUARE

PRESENTATION CENTRE

LOUGHEED TOWN CENTRE

AUSTIN LO U

LOUGHEED MALL STATION

EED

NORTH RD

NORTHGATE VILLAGE

BARTLETT CRT

BELL AVE

CAMERON ST

looking for a new home? Itâ€™s only a tap away. Find the perfect new home or condo in the neighbourhood that fits your lifestyle.

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AV E TE ET UN

NEW WESTMINSTER

285 NELSON’S COURT AT S A P P E R T O N S KY T R A I N S TAT I O N

E COLUMBIA ST

R E G I S T E R AT T H E B R E W E R Y D I S T R I C T. C A SALES CENTRE OPEN NOON–5PM I N F O @ T H E B R E W E R Y D I S T R I C T.C A 604.525.3941

*Prices are subject to change without notice. Artist’s illustration only. This is not an offering for sale. One can only be made by way of a disclosure statement. E.&O.E.

R IVE

R IV

KNIGHT ST

Richmond | Delta | Ladner | Tsawwassen VANCOUVER INTERNATIONAL AIRPORT (YVR)

NO 3 RD

Richmond Hwy

ALDERBRIDGE WAY

RICHMOND NATURE PARK

RICHMOND CENTRE

96 AVE

Westminster Hwy 116 ST

NO 4 RD

GRANVILLE AVE

RICHMOND

CAMBIE RD

LANSDOWNE PARK MALL

WESTMINSTER HWY

NO 6 RD

CAMBIE RD

NO 5 RD

SHELL RD

W AY R KE RU

GARDEN CITY RD

BRIDGEPORT RD GRANT MCCONACHIE WAY

R DR

N O R T H D E LTA

GRANVILLE AVE

90 AVE 112 ST

EL RD

MONROE DR

CHALM E R S PAR K

DE LTA NATU R E R E S E RVE

S P LAS H D OW N 10727 Delsom Crescent PAR K sunstonevillage.ca

RD R

12 AVE

48TH AVE

AVE 47TH12 A AVE

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8A AVE

CE M ETE RY

ARTH

SOUTH DE LTA PAR K

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10388 No. 2 Road 604-821-1384

56 ST

A6. KINGSLEY ESTATES

53A ST

Oval Village riverparkplaceliving.ca

T S AW WA S S E N

B EACH G ROVE GOLF C OU R S E

ENGLISH BLUFF RD

A5. RIVER PARK PLACE

55 ST

A4. CALLA AT THE GARDENS

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

53A ST

52 ST

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

75A AVE 74 AVE

C OAST TSAW WAS S E N I N N

TSAW WAS S E N GOLF CLU B

A3. THE PIER

G RAU E R PAR K

18 AVE

BOU N DARY BAY R EG IONAL PAR K

AC H

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41ST B ST

U R DR

WWW.THEAGENCYREM.COM

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604-453-6600

INFO@THEAGENCYREM.COM

53RD ST

PROJECT SALES AND MARKETING PROFESSIONALS @THEAGENCYREM

6TH ST

28TH AVE 42â€ƒYPNEXTHOME.CA

78B AVE

62ND B ST

B2. SUNSTONE

6511 Buswell St ellerichmond.com

DEAS ISLAND REGIONAL PARK

A2. ELLE

NO 3 RD

5111 Hollybridge Way 604-233-2633

5550 Admiral Way FINN RD 604-946-8812

72 AVE

113 ST

A1. RIVER GREEN

115 ST

NEW CONDOS:

B1. FAIRWINDS

D RR

75 AVE

DELTA

R IV

YM RR

IC A

56 ST

RICHMONDMONCTON ST

GARRY POINT PARK

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NO 5 RD

80 AVE

119A ST

NO 4 RD

NT A

82 AVE

116 ST

NO 3 RD

MACK I E PAR K

BL VD

118 ST

GILBERT RD

84 AVE

112 ST

NO 2 RD

80 AVE

Steveston Hwy

52 ST

Steveston Hwy

I LT SH

RAILWAY AVE

NORTH DE LTA PAR K

is Hw

SOUTH ARM PARK

c Anna

WILLIAMS RD

NORDEL WAY

NO 1 RD

FRANCIS RD

SCOTT RD

FRANCIS RD

W AY

NO 6 RRD IV E

BLUNDELL RD

/THEAGENCYREM

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Visit our website: NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 43

Property Profile | THE RESIDENCES AT SUNSTONE VILLAGE

The Residences at Sunstone Village One of a Kind Opportunity Location

North Delta Builder

Delsom Estates Development

The Residences at Sunstone Village Home Type

Lowrise condominiums Sales Centre

10727 Delsom Crescent Contact

sunstonevillage.ca or 604.581.8886

44 YPNEXTHOME.CA

TICK TOCK, TICK TOCK. Time’s running out if

you want to own a brand new condominium in Sunstone, North Delta’s premier master planned community. “Sales for The Residences at Sunstone Village began October 1st, and by the end of the day 60 per cent of these homes were sold,” says Michelle DesRosiers, senior project marketer, adding that this is Sunstone’s first and only condominium offering. “A month later, we have less than a dozen home ownership opportunities left.” Translation: better hurry if you want to be one of the fortunate few.

the location and the sense of community that’s already developed here at Sunstone. “And now that The Retail at Sunstone Village is underway, it means the convenience of community shops, a licensed bistro, and a pharmacy will soon be open right in the neighbourhood.”

Enviable Location

Live Life Large

Located on a sloped property just south of the Alex Fraser Bridge, Sunstone also features over 10 km of walking trails that wind through the 100-acre property. Green spaces are dotted throughout the landscape inviting you to linger for a few moments, and there’s even a fully sustainable lake.

Homes in The Residences at Sunstone Village are spacious by design. “We have two-bedroom and den plans with 1,177 square feet of space — meaning they’re some of the largest new condominiums currently available,” Michelle says. “Plus every home comes with a storage locker and ample parking.” Buyers, she notes, are a diverse group who love

The Residences at Sunstone Village presentation centre is located at 10727 Delsom Crescent (just off Nordel Way). Remaining homes are priced from $339,900. Don’t miss this one-of-a-kind opportunity to live in one of North Delta’s most sought after and desirable neighbourhoods. For more information visit sunstonevillage.ca or call 604.581.8886.

RICHMOND/DELTA/LADNER/TSAWWASSEN

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

LESS THAN 12 HOMES REMAIN 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.

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 45

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

www.rivergreen.com 604.233.2633

VIEW

True Waterfront

BEDROOMS

3BR + Den ~ 4BR + Den

INDOOR LIVING

1,820 SF ~ 3,250 SF

OUTDOOR LIVING

Up to 2,600 SF

PARKING

Up to 3 car Private Garage

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 LU E

CANADA’S MOST SIGNIFICANT WATERFRONT COMMUNITY Aspac’s Max Collection, a finite reserve of Aspac’s most luxurious waterfront condominiums, featuring maximum square footage, maximum water views and maximum value.

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

ACTUAL VIEW

CEDAR DR

Pitt Meadows | Maple Ridge

DOMINION AVE

224TH ST

DEWDNEY TRUNK RD

210TH ST

DEWDNEY TRUNK RD

232RD ST

203RD ST

228TH ST

HARRIS RD

FORD RD

124TH AVE

123RD AVE

227TH ST

M EADOW GARDENS GOLF COURSE

224TH ST

216TH ST

DEWDNEY TRUNK RD

240TH ST

PITT M EADOWS

207TH ST

S BONSON RD

HARRIS RD

AIRPORT

R IVE

R RD 116TH

248TH ST

HAMMOND RD

AVE

D E R BY R EACH R E G I O N A L PA R K

A KA KAN

WAY

110TH AVE 108TH AVE GOLDEN EARS BRIDGE

104TH AVE

102TH AVE

NEW CONDOS:

NEW HOMES:

1. FALCON HOUSE

2. RUXTON VILLAGE

Presentation Center 12011 224th Street 604-477-1500

SEARCH ONLINE ypnexthome.ca

48â€ƒYPNEXTHOME.CA

Burnett Street & Haney Bypass 604-380-0300

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240TH ST

DR MACLU RE

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65% SOLD

124 AVE

N 227 ST

224 ST

222 ST

PROJECT SITE >

PRESENTATION CENTRE DEWDNEY TRUNK RD DOWNTOWN MAPLE RIDGE

LOUGHEED HIGHWAY

Feature Profile

The Game of Homes Michael Ferreira at UDI By Susan M Boyce

“IT’S BEEN ONE OF THE CRAZIEST YEARS EVER.” This was Michael Ferreira’s

assessment of the 2016 real estate market to date at his October address to the Urban Development Institute (UDI) in Vancouver. And as principal of Urban Analytics, he’s been following the ups and downs of real estate trends for over two decades — meaning he’s seen a lot of craziness.

Falling Supply, Rising Prices Across every sector throughout Metro Vancouver, the common theme was plummeting supply accompanied by the inevitable escalating prices. In Vancouver, the numbers were particularly startling: townhome supply was down 84 per cent when comparing the first quarter of 2016 with the same period in 2015. Lowrise condo supply dropped a whopping 50 YPNEXTHOME.CA

89 per cent, while highrise fared slight better with only an 80 per cent decrease in available inventory. Perhaps not surprisingly, Ferreira reported that line ups are back — especially in the ’burbs. Woodland Park (Infinity Properties) in Langley and Fairwinds (Polygon Homes) in Ladner were two developments Ferreira noted had seen buyers camping out for first crack at a home. In some cases, buyer eagerness extended even further — at Shape’s City of Lougheed in Burnaby, buyers lined up in order to just preview the first phase of offerings. Sales to date have been impressive. In Burquitlam, only 18 units out of the 1,101 launched across five projects remain unsold. Peninsula by Aragon set a new price-per-square-foot record for highrise in New Westminster and still

sold 66 out of the 118 homes released. In Metrotown, approximately 600 of the final phase homes at Station Square by Anthem Properties were sporting SOLD stickers in less than three weeks. On the North Shore, “land of the rising prices” as Ferreira described it, West Vancouver has now pushed over the $2,000/square-foot benchmark — a figure that created gasps of astonishment not that many years ago in Coal Harbour. Grosvenor’s Connaught, the first condominium project located in Edgemont Village in many years, is commanding $1,200/square foot with

LEFT TOP

City of Lougheed will bring up to 30 new tower residences to Burnaby’s Lougheed neighbourhood. MIDDLE TOP

The only highrise offering in New Westminster’s Port Royal master planned community, Peninsula offers luxury homes surrounded by water and with access to a private marina. RIGHT TOP

Station Square in Metrotown integrates a state-of-the-art SkyTrain station, diverse retail and services, plus exceptional homes. BOTTOM

Woodland Park in Langley compressed the traditional phased release into a single day with virtually no buyers rescinding.

Lower Lonsdale apartments close behind at $1,100/square foot.

built up by 55+ residents who ditched their mortgage and now own a clear title property.

Demand Drivers Not surprisingly, foreign capital flow was at the top of Ferreira’s list of demand drivers. He noted that between 2008 and 2015, the Chinese banking system has mushroomed from $10 trillion to almost $25 trillion — a difference that equals the size of the US banking system although that country took 100 years to reach this amount. There’s also the influx of approximately $197 billion in tax-free equity that’s been

Say Yes to Increased Supply Ferreira came down hard on all levels of government for attacking demand rather than offering solutions to the ongoing affordable housing issue. “The BC Liberals have made a 180-degree turnaround with the foreign buyer tax — aka the Chinese Buyer tax,” he noted. “Yes, they had to do something. But I wish they’d thought it through more, and it is unconscionable not to grandfather existing sales contracts.

I suspect that if Christy Clarke were to arrive in this room today, she would not get the standing ovation she did during the last election.” He was also clearly unhappy with the Feds’ stricter mortgage rules suggesting that while “well intentioned,” these regulations ended up being a case of “let’s screw the buyers who’ve affected affordability least but are most impacted by it.” And he succinctly summed up his thoughts on Vancouver’s new vacant home tax with a slide saying #itsaboutsupplytoostupid. Ferreira’s top recommendation to alleviate housing affordability? Expedite construction permits and reduce red tape at city hall. Say “yes” to new housing projects, new rapid transit, and new infill housing forms that encourage higher density and greater diversity. “If you add more housing projects more quickly, prices will flatten or even drop,” he stressed, adding that at current levels of supply, all available inventory would take a mere six weeks to sell out assuming no new product was added. “A great city needs great neighbourhoods with a mix of ages, families, ethnic backgrounds and housing. Just say yes more often.” YIMBY rather than NIMBY. Now there’s an idea that’s definitely not crazy. NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 51

MA SW AY A2

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LAY

SOUTH FRASE R WAY

INS

1ST AVE 2ND AVE 3RD AVE 4TH AVE CHEAM AVE 5TH AVE

AVE

1ST AVE

ABBOTSFORD

YOUNG RD

HUNTINGDON RD

PREST RD

B ROADWAY ST

SUMAS WAY

ABBOTSFORD INTERNATIONAL AIRPORT

R LE YA

CHARLES ST

YOUNG RD

KING RD

MCCALLUM RD

CLEARB ROOK RD

TOWNLINE RD

D NR

MARSHALL RD

BEVAN AVE

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PREST RD

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Hwy 11

MCMILLIAN RD

OLD YALE

CLEARBROOK PARK

GLADWIN RD

UR CL MA

CLEARBROOK RD

TOWNLINE RD

MT LEHMAN RD

Abbotsford | Chilliwack

CHILLIWACK CENTRAL RD

BROOKS AVE

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AIRPORT RD

NEW HOMES:

CHILLIWACK MUNICIPAL AIRPORT

YA LE R

C H I L L I WAC K

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PREST RD

ABBOTSFORD

A1. MOUNT WADDINGTON

32035 Mt Waddington Ave. 604.618.1555 RD

PRAIRIE CENTRAL RD

CK IWA I LL

2180 Gladwin Road 778.255.9990

E YAL

A2. MAHOGANY AT MILL LAKE

R IV

COTTONWOOD MALL

EVANS RD

LUCKAKUCK WAY

KNIGHT RD

CHILLIWACK NEW HOMES: B1. RIVER’S EDGE

Intersection of Peach Rd. and Dyke Rd. 604.824.5062

HIGGINSON RD

STEVENSON RD

S SUMAS RD

VEDDER RD

WATSON RD

WEBSTER RD

KEITH WILSON RD

52 YPNEXTHOME.CA

PROMONTORY RD

THOMAS RD

WATSON GLEN PARK

ABBOTSFORD/MISSION/CHILLIWACK

Artist’s Rendering - Mahogany Plan B-2

2 BED./2 BATH. FROM

$364,900

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 Quantum Realty Inc. and Multiple Group Quayshore Realty Ltd. 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.

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 53

Advice | VALLEY VIEWS

Regulations and taxes and stress tests, Oh my! Third Quarter real estate markets face some unique challenges

By Scott Brown

MORE ADVICE ONLINE ypnexthome.ca/news/advice METRO VANCOUVER’S NEW MULTI-

New Home Market YTD Comparison YTD 2015 SALES

YTD 2016 SALES

% CHANGE

High Rise

6,888

8,746

27%

Low Rise

3,143

4,684

49%

Townhome

2,562

2,745

Total

12,593

16,175

28%

FAMILY housing market finally showed

signs of fatigue following the purchasing frenzy that occurred from late 2015 through the first half of 2016. The total of 3,004 new multi-family home sales reported in the Third Quarter were down 55 per cent from the last quarter’s record setting total and down 28 per cent from the same quarter last year. The sharp decline in sales activity can be attributed to general market fatigue, lack of affordability, and the general concern in the marketplace that followed the implementation of a foreign buyer tax. Slower sales resulted in a spike in overall released and unsold inventory levels. There were 2,520 released and unsold new multi-family units in Metro Vancouver recorded at the end of the Third Quarter, up 22 per cent compared to last quarter, but still down 54 per cent compared to the same quarter last year. On the supply side of things, there were only 62 completed and unsold new multi-family homes available to purchase at the end of the Third Quarter, which once again set a new six-year low. So much has changed in our real estate market since the beginning of this year, and even since the start of this quarter. At the outset of this quarter, we did not foresee the new mortgage qualification 54 YPNEXTHOME.CA

Third Quarter Performance in the New Home Market HIGH RISE

LOW RISE

TOWNHOME

TOTALS

Total Q3 2016 Sales

1,763

654

587

3,004

Total Inventory

1,371

520

629

2,520

Standing Inventory

178

Total # of Projects

178

HIGH RISE

LOW RISE

TOWNHOME

TOTALS

Total Sales

1,007

988

707

2,702

Total Active Listings

780

564

539

1,883

rules coming from the CMHC. While the changes may actually be for the greater good, they have certainly added to the stress levels of first time buyers, developers and economists alike. It seems odd that on the one hand the government is working to curtail housing inﬂation to make homes more affordable, while on the other hand making it even harder for first time buyers in the Metro area to own a home. This predicament reminds me of what one of my colleagues in Europe used to say to me when worked together, “We burned our mouths on the soup and now we are blowing on the yogurt”. Since the October introduction of the new policy, a myriad of opinions on the probable impact have been voiced. For instance, Cameron Muir, Chief Economist for the British Columbia Real Estate Association, had this to say: “The new rules will cause the sharpest drop in the purchasing power of low equity home buyers in years. At a time when housing affordability is a critical issue, deliberately chopping millennials’

purchasing power by as much as 20 per cent will only exacerbate a well-known problem”. Muir goes on to project that the policy will have the following impacts: a reduction in housing demand from first time buyers, a possible reduction in prices, a potential lag in development with related negative effects on employment and economic growth, and intensifying demand, contributing to another cycle of rapidly increasing prices as financially retrenched millennials buy up an undersupplied housing stock. Did you read the last part? Supply. Why is it so hard for many to believe that more supply and the required accelerated municipal approvals is part of the affordability solution? I am also curious why the “affordability” conversation almost never deals with the income side of the equation. What are we

doing to help millennials generate better paying employment? What are we doing to encourage a wealth creation, period? Of course, as we dealt with last month in this column, the foreign buyer tax remains a hot topic of conversation. Notable Fourth Quarter project launches include: In Vancouver Downtown – Onni’s 1335 Howe; in Vancouver West – Mosaic’s Edward, and Concord Pacific’s Avenue One; in Burnaby – Anthem/ Beedie’s Station Square Towers 4 & 5, Millennium Development’s Triomphe, Amacon’s Imperial, Polygon’s Fulton House and Ledingham McAllister’s Seasons; in Richmond – Intracorp’s River Park Place III; in New Westminster – Wesgroup’s The Columbia at Brewery District; in Coquitlam – BlueSky Properties’ Marquee at Lougheed Heights and Otivo’s

Simon; in North Vancouver – Polygon’s Juniper at Lynn Valley and Promenade at the Quay, and in Surrey/White Rock – Delsom Development’s Sunstone Village Residences, Infinity Properties’ The Belmont at Heritage and RDG Management’s The Wex. Where does all this leave us? With over 3,000 quarterly sales generated in these uncertain times, demand for new homes remains relatively resilient. Yet, today’s consumers are experiencing uncertainty and this has, and will, continue to impact the urgency with which consumers act in the near term. Heading into year end, simply put, buyers will still be acting but they are expected to take more time to make decisions. For more of Scott Brown’s ongoing insights about the housing market, check out fifthave.ca. NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 55

LV D

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COAST MERIDIAN RD

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Coquitlam | Port Coquitlam | Port Moody | Pitt Meadows

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DEWDNEY TRUNK RD

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MEADOW GARDENS GOLF COURSE

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FORD RD FRASER RIVER

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

56â€ƒYPNEXTHOME.CA

HARRIS RD

COQUITLAM A1. LOUGHEED HEIGHTS

DEWDNEY TR

HAMMOND RD PITT MEADOWS AIRPORT

NEW CONDOS:

123RD AVE

PORT COQUITLAM A7. LOUGHEED HEIGHTS

A10. NELSON ON FOSTER

Presentation Centre 581 Clarke Road (at Como Lake Ave) Open daily noon to 5pm 604-939-2677

North Road & Foster Ave. 604.998.8998

A8. PARKER HOUSE 1151 Windsor Mews 604-945-8741

NEW HOMES: A9. CRISTALLO HOMES 828 Gauthier Ave. 604-939-6816

A11. SIMON West Coquitlam 604-420-4896

NEW HOMES: GOLDEN EARS

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

207TH ST

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MARI NE R WAY

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MUNDY PARK

MUNDY ST

SMITH AVE

COMO LAKE PARK

GATENSBURY ST

LINCOLN AVE

COMO LAKE AVE

BLUE MOUNTAIN ST

NORTH RD

ypnexthome.ca

DEWDNEY TRUN K RD

A11

DO WN

Barnet Hwy

ST JOHNS ST

SEARCH ONLINE

210TH ST

PIONEER MEMORIAL INLET PARK PARK

203RD ST

TA IN

R TO IC

S BONSON RD

ROCKY POINT PARK

AVE

HARRIS RD

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DAV ID

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COAST MERIDIAN RD

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Property Profile | SIMON

Simon Boldly Modern

SUAVE, SOPHISTICATED, and distinctly

modern, Simon by Otivo is now selling and the response has been enthusiastic. Ideally situated in the heart of West Coquitlam, this collection of 64 homes introduces stylish plans ranging from one- to threebedrooms and an enviable proximity to a diverse array of urban amenity — from restaurants and grocery stores to schools and transit. Yet there’s a quiet tranquility here too, thanks to being tucked into an established residential neighbourhood with tree-lined streets and lush green parks. You could say, it’s the best of all worlds.

Get Where You’re Going Simon’s location makes getting around easy too. It’s walking distance to Lougheed Town Centre and Burquitlam Park, plus there are plenty of cycling and walking trails in the neighbourhood.

But the biggest news is the long anticipated opening of the Evergreen Line scheduled for December 2. “The new SkyTrain line, which is less than a five minute walk from Simon, is a big contributor to providing accessible and convenient neighbourhoods to live in,” says Donato V. De Cotiis, president of Otivo Development Group.“The West Coquitlam neighbourhood is going through a major revitalization. Living at Simon means that whether you’re commuting to downtown Vancouver for work or studying at a local post secondary institution such as SFU, BCIT or Douglas College, all these destinations are easily accessible. And you still have that quiet residential neighbourhood feel.”

Location

West Coquitlam Builder

Otivo Development Group Development

Simon Home Type

Midrise condominiums Sales Centre

170 – 3355 North Road Contact

info@simonbyotivo.com or 604.420.4896

See For Yourself Interior Style Interiors at Simon are designed to delight — quartz counters, dramatic herringbone backsplashes, frameless glass showers, and mirrored bathroom vanities, the list of standard features is a long one. “Every home also comes with full-sized KitchenAid appliances,” De Cotiis says. “So whether you’re looking for a one-bedroom or a three-bedroom — these homes were built with foodies in mind.” And with tons of options for farm-fresh produce and other groceries, that’s a good thing.

The Simon presentation centre and display suite are now open noon to 5 p.m. daily except Fridays at 170 – 3355 North Road in Burnaby. One-bedrooms from the mid $300,000s, two-bedrooms from the low $400,000s, and three-bedrooms from the low $500,000s. For more information visit SimonbyOtivo.com or call 604.420.4896

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 57

176TH ST

184TH ST

176TH ST

184TH ST

168TH ST

152ND

South Surrey | White Rock

40TH AVE

SERPENTINE FEN NATURE RESERVE

CRESCENT BEACH / BLACKIE SPIT

R NT

99a

32ND AVE 10 6

26TH AVE

4 SUNNYSIDE ACRES URBAN FOREST PARK

CRESCENT PARK

24TH AVE

164TH ST

168TH ST

152ND ST

148TH ST

16TH AVE

140TH ST

128TH ST

16TH AVE

20TH AVE

24TH AVE

SOUTH SURREY ATHLETIC PARK

16TH AVE

MA R

160TH ST

INE

15 10TH AVE

8TH AVE

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

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

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

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

5. SOHO Grandview Heights 778-945-2050

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

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

58â€ƒYPNEXTHOME.CA

6. PLATEAU AT GRANDVIEW HEIGHTS Preselling from 15879 29A Avenue, Surrey 604-560-6438

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

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

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

10. OLIVIA Presentation Centre 2855 158th St Surrey 604 536 9333

8TH AVE

THE HOME YOU DREAMED ABOUT

53 PREMIUM SINGLE FAMILY HOMES IN ORCHARD GROVE, SOUTH SURREY Morning strolls among fruit trees, backyard barbeques with family, or dinner and SERPENTINE FEN

a movie in the city—Westside at Orchard Grove allows you to enjoy it all. Desirably located in a blossoming South Surrey community, this stunning new collection of

TO WHITE ROCK CENTRE/ WHITE ROCK SOUTH

321

VANCOUVER

spacious single-family homes connects you to the comforts you want and offers 50 MINUTES

SOUTH SURREY PARK AND RIDE TO WHITE ROCK SOUTH/ GUILDFORD

375

you the space you need to unplug and unwind.

NICO WYND GOLF COURSE

LANGLEY 22 MINUTES 42

NOW SELLING

CRESCENT BEACH

ALDER CROSSING

32ND AVE

SOUTH POINT EXCHANGE

PENINSULA VILLAGE

A FINALIST IN THE OVATION AWARDS 13

AY HW

24TH AVE

DOGWOOD PARK

26TH AVE G HI

148TH ST

144TH ST

140TH ST

SUNNYSIDE ACRES URBAN FOREST 24TH AVE

124TH ST

miracon.ca/westside 604.372.0383

28TH AVE SEMIAHMOO TRAIL PARK

CRESCENT PARK

176TH ST

168TH ST

SOUTH POINT ANNEX

164TH ST

BLACKIE SPIT

160TH ST

16422 26TH AVE Open Daily 12–5pm, Closed Fridays

20TH AVE

Marketed by:

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.

TO BRIDGEPORT STATION/ CRESCENT BEACH

11 24

Developed by:

NORTH BLUFF RD

CENTENNIAL PARK

WHITE ROCK CENTRE

16 THRIFT AVE

RIN

152ND ST

MARINE DR

36 38 27

39 BUENA VISTA AVE

MERIDIAN

SOUTH SURREY/WHITE ROCK

Finely Appointed 3-Bedroom Townhomes Settled on a quiet residential street in South Surrey, minutes from the heart of Grandview Heights, this collection of 30 finely-appointed townhomes offers an exquisite finishing package. With more than 2,000 square feet of living space, these homes were designed for entertaining, with grand-scale interiors, rich with modern elegance and contemporary fixtures. This unique and private community of well-designed homes provide an opportunity to live a lock-and-go lifestyle without giving up the luxury of a custom single-family home.

Coming early 2017 Sign up for f irst in line access. EssenceLiving.com/Evolve

Proud to be Local Brought to you by Essence Properties, a family-run company with over a decade of history building quality homes in the Fraser Valley. This is currently not an offering for sale. Such an offering can only be made by way of disclosure. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 61

Property Profile | ADERA

Location

South Surrey Builder

Adera Development

Greenway at South Ridge Club Home Type

Townhomes Sales Centre

15928 Mountain View Drive Contact

southridgeclub@adera.com or 604.582.1113

Greenway at South Ridge Club Executive living in South Surrey GREENWAY, the second of three phases

at South Ridge Club in Surrey, is attracting young families and downsizers alike with its executive three- and four-bedroom townhomes. No wonder Greenway’s location appeals to families: situated in the coveted Semiahmooo catchment, with South Ridge Academy private school nearby and brand new Sunnyside Elementary adjacent, “kids can go to school just steps away from their home,” says Eric Andreason, vice president of Marketing and Sales at Adera Development. With The Shops at Morgan Crossing just a short walk up a greenway, it’s also a highly walkable neighbourhood attractive to downsizers. On top of these neighbourhood resources, homeowners will be members at the South Ridge Club, an exclusive 6500 square-foot stand-alone amenity space where residents can gather in the Fireside Lounge, cook a feast in the gourmet kitchen, dine around the communal table 62 YPNEXTHOME.CA

and wind down in the reclining chairs of the club’s movie theatre. In the summer months, get-togethers can happen in the club’s outdoor amenities, where there is another gourmet kitchen, a pool, a hot tub and a kids’ area. The club’s fully equipped fitness centre is the place to keep fitness goals on track. It’s got top-of-the-line cardio and strength-training equipment, as well as space for stretching, yoga or meditation. Those who prefer to sweat on a court can do so in the 1,300 square-foot twostory multi-purpose gymnasium, which contains a basketball court, a regulationsized badminton court and access to indoor sports equipment. Eric points out that homeowners will also have ample space to spread out in homes, which “range from 1,550 to just under 2,000 square feet with an additional outdoor space of up to 750 square feet. All homes have Western lanais, or rooftop decks, some with gorgeous views of the

North Shore Mountains, others with sunny southern exposure.” Adera’s i.D. by Me program allows homeowners to select customized upgrades that reflect their personal style, as well as enhance their outdoor living spaces with items like a hot tub. Eric mentions that homeowners can “tailor the already upscale features in their space, like flooring, lighting and plumbing fixtures. They can even add air conditioning.” Remaining homes start at $629,900; a steal, when you consider that Greenway’s proximity to Crescent Beach and Morgan Creek Golf Club allows homebuyers to forego the purchase of a vacation property. Less than 15 homes remain at Greenway. The presentation centre, located at 15928 Mountain View Drive, in Surrey, is open daily from 12 p.m. to 5 p.m. For more information, visit adera.com, email southridgeclub@adera.com or call 604-582-1113.

NOW AVAILABLE

Advice | CONDO SENSE

Foreign Buyers Tax three month check-in Condo sales remains strong

By Cameron McNeill

MORE ADVICE ONLINE ypnexthome.ca/news/advice

The chart shows pre-sale inventory released vs. absorbed into the market since the foreign buyers tax was implemented on August 2nd, 2016. In this time frame, 23 new projects were released in Greater Vancouver representing a total inventory of 2676 homes.

IN AUGUST 2016 the Province of British

Columbia introduced a 15 per cent foreign buyers tax as a way to cool demand for Metro Vancouver real estate. Although the market was starting to cool from its peak in the spring, the tax had the largest impact in the single family market and the upper end of the housing spectrum. It is anticipated that the multimillion-dollar single family home market will continue to see slower sales rates and experience downward price pressure. However, condo and townhome resales and pre-sale developments continue to have very strong sales activity with high demand and limited supply telling another story. Strong Resale for Condos and Townhomes Townhomes under $1,000,000 in Vancouver and Burnaby are still seeing healthy sales activity with sales-tolistings ratios over 38 per cent. A sales-to-listing ratio over 20 per cent is a seller’s market and generally indicates upward price pressure for homes. There continues to be a need for more townhome product in the Greater Vancouver Area as inventory levels for this product type and price point are low. The condo resale market is still seeing strong activity. Homes at 64 YPNEXTHOME.CA

$499,999 or less have a high salesto-listing ratio of over 50 per cent for Vancouver East and Westside. For apartments selling between $500,000 to $749,999, the sales-to-listing ratio is over 40 per cent. An Increased Demand for Pre-sale Developments As people continue to be bullish on real estate, home buyers are turning to pre-sales where move-in is delayed for two to three years. This shows buyers confidence in the long-term health of the market with their focus on future planning and savings. Between August and October, 23 new projects were released in Greater Vancouver and 60 per cent or 1603 of the 2676 homes have been sold. Three pre-sale developments have sold out

within weeks of launching in Burnaby, Vancouver and Richmond. The pre-sale market is anticipated to remain strong and active with continued low interest rates and limited supply levels for attainable housing options for price sensitive home buyers. Statistics and data was collected from the Real Estate Board of Greater Vancouver, Fraser Valley Real Estate Board, Altus Group, Urban Analytics and MAC Marketing Solutions and BLVD’s Marketing Group’s Advisory department. Results are reliable within +/- 5 percent at the 95% confidence level. 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

HWY #15

9 #9 4 AVE

67 Spacious 2, 3, and 4 bedroom townhomes in South Surreyâ€™s Douglas neighbourhood. Located on a tranquil country road and backing onto natural park land, The Crossing has been designed to be a respite from the busy world around it. With numerous walking trails nearby and safe residential streets, The Crossing harkens back to a time when kids played freely, and parents were free from worry.

5 OPPORTUNTIES TO MOVE-IN THIS YEAR REMAIN.

gramercy.ca/thecrossing 604.542.2883

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 artistâ€™s conception and are intended as a general reference only. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd.

CANADA UNITED STATES

Presentation Centre 288 171 Street, Surrey Open 12 to 5 pm Daily (Closed Fridays)

171 ST

FROM HUSTLE TO HOME FOR THE HOLIDAYS.

Advice | MIND OVER MORTGAGE

What am I insuring? Understanding mortgage default insurance.

By Alisa Aragon

MORE ADVICE ONLINE ypnexthome.ca/news/advice

MORTGAGE DEFAULT insurance is

commonly referred to as mortgage insurance. It is often mistaken with homeowner/ property insurance or mortgage life insurance. Homeowner/ property insurance protects the individual’s home and possessions in the home against damages including loss, theft, fire or other unforeseen disasters. Mortgage life insurance is designed to repay any outstanding mortgage debt in the event the homeowner death or longterm disability. The mortgage default insurance increases the opportunities for homeownership with a low down payment, as saving for a 20 per cent down payment can be difficult in today’s housing market. There are two types of mortgage options; conventional mortgages, which are loans with a minimum 20 per cent down payment and high ratio mortgages are loans with less than 20 per cent down payment. In Canada, mortgage insurance is required by the Government of Canada on all high-ratio mortgages. The insurance protects the mortgage lender only against a loss caused by non-payment of the mortgage by the borrower and it is not a protection for the homeowner. However, the mortgage insurance enables borrowers to purchase a home with a minimum down payment of five per cent. Mortgage default insurance is provided by insurers such as Canada 66 YPNEXTHOME.CA

Mortgage and Housing Corporation (CMHC), Genworth Financial Canada and Canada Guaranty. Each mortgage insurer has its own criteria for evaluating the borrower and the property and it decides whether or not a mortgage can be insured. The lender and not the borrower selects the mortgage insurer. It is possible that the mortgage application can be approved by the lender but might not be approved by the insurer. The mortgage default insurance premium is a one-time charge and it is paid by the borrower to the lender. The premium can be paid in a single lump sum at the time of closing or it can be added to the mortgage amount and repaid over the amortization period (or the life of the mortgage). The cost of default insurance is calculated by multiplying the amount of the funds that are being borrowed by the default insurance premium, which typically varies between five and six per cent. Premiums vary depending on the amortization period of the mortgage, the loan to value ratio, the size of the down payment and the product.

Example of a premium calculation for a home purchase: Property value:

$400,000

Down payment:

5% or $20,000

Mortgage basic loan amount:

$400,000 - $20,000 = $380,000

Amortization period:

25 years

Loan to value ratio:

95%

Premium amount:

$380,000 x 3.60%

Default insurance cost:

$13,680

Total mortgage amount:

$393,680

* The cost of default insurance is subject to change if the purchase price or appraised value, the amount of down payment or the amortization changes. The final premium and the cost of the mortgage default insurance will be disclosed in the mortgage commitment document from the lender. It is important to note that for insured mortgage loans the maximum purchase price or as-improved property value must be below $1,000,000. The borrowers can port the mortgage loan insurance from an existing home to a new home and may be able to save money by reducing or eliminating the premium on the financing of the new home. Since there are different products available from individual lenders and are subject to lender’s guidelines, it is important to talk to a Mortgage Expert to analyze your situation, present several options and help you decide which product works best for you.

Surrey | Langley 116TH AVE

112ND AVE

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SURREY NEW CONDOS: A1. VENUE

604-581-8000 Venuelife.ca

A2. UNIVERSITY DISTRICT 104th & University Dr 604-588-5795

A3. EVOLVE

133 Street & 103A Avenue 604-497-0102

A4. SUNSTONE

10727 Delsom Crescent sunstonevillage.ca

A5. HQ

Surrey City Centre porte.ca/hq

A6. EVOLVE

13328 104 Ave. 604 497 0102

68 YPNEXTHOME.CA

232RD ST

216TH ST

A14

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208TH ST

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B6 152ND ST

128TH ST

120TH ST

112TH ST

72ND AVE

1a 144TH ST

King George Blvd

80TH AVE

GOLDEN EARS BRIDGE

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GL OV ER

TYNEHEAD REGIONAL PARK

Fr as

216TH ST

GREEN TIMBERS URBAN FOREST PARK

96TH AVE

48TH AVE

SERPENTINE FEN NATURE RESERVE

NEW HOMES: A7. DAWSON + SAWYER GUILDFORD THE GREAT 15340 Guildford Dr 99 778-293-2222

A8. DAWSON + SAWYER KINGS LANDING 8130 - 136A Street

A9. DAWSON + SAWYER GUILDFORD THE GREAT II 10463 158 St, Guildford Dr. 778-293-2222

A10. ASHBURY + OAK 8138 204th Street 604-539-6281

A11. SYNC

14555 - 68th Ave 778-590-7283

A12. SUMMIT

Panorama Heights 778-591-6685

A13. WESTPOINTE

Presentation Centre 604-833-9193

A14. HARVEST AT BOSE FARMS 16488 64 Ave 604-576-7722

LANGLEY NEW CONDOS: B1. ELEMENTS

20211 66th Ave. 604-533-7718

B2. THE WEX

Willoughby Town Centre 604 513 8655

B3. BELMONT

778-277-1611 MadeInMurrayville.ca

NEW HOMES: B4. ARCHSTONE 40TH AVE

#4 7672 209th Street 604-888-9671

B5. PRESTWICK AT MILNER HEIGHTS #1-7059 210 St. milnerheights.ca 604-371-0928

B6. WOODLAND PARK 205 – 6360 202nd St. 604-532-6060

B7. EVERLY GREEN

8217–204B Street www.everlygreen.ca

B8. GABRIOLA PARK

8217–204B Street www.gabriolapark.com

B9. ZETTER PLACE

West Yorkson District livezetter.com

Trending

Most Canadian housing markets overvalued, price growth to slow through 2018: CMHC CANADA MORTGAGE AND HOUSING CORP. (CMHC) is finding strong evidence

of problematic conditions for Canada’s housing markets. Home prices have surpassed economic fundamentals like personal disposable income and population growth, resulting in overvaluation in many Canadian housing markets. However, the combination of overvaluation and overbuilding should help slow the growth in resales and house prices and lead to a moderation in the pace of housing starts. This analysis is the result of combined insight from two major CMHC reports published concurrently for the first time: the Housing Market Assessment (HMA) and Housing Market Outlook (HMO). According to the HMA, Canada now shows strong evidence of problematic conditions overall due to overvaluation and price acceleration. CMHC’s last HMA report in July flagged the likelihood of seeing this evidence, by the fall. In addition, overvaluation continues to be detected in nine census metropolitan areas (CMAs) across the country and overbuilding in seven. The HMA serves as an early warning system, alerting Canadians to areas of concern developing in our housing markets, so that they may take action in a way that promotes market stability. Meanwhile, the HMO highlights important regional differences in housing activity which will gradually dissipate over the forecast horizon. At the national level, housing starts and MLS sales are expected to decline slightly in 2017 before stabilizing in 2018 to levels more consistent with economic fundamentals and demographic changes. The HMO is a forecasting tool which provides a 70 YPNEXTHOME.CA

range of possible outcomes to better help Canadians in their decision-making process. REGIONAL REPORTS: » The Toronto housing market is showing strong evidence of problematic conditions, in part due to imbalances between house prices and fundamental drivers like incomes and population growth. These imbalances are expected to moderate through a slow-down in home price growth in 2017 and 2018 as factors such as rising mortgage rates and modest job growth later in the forecast period lead to resales moving off their record highs. » Housing demand in Vancouver is partially supported by robust employment growth, a growing population and low mortgage interest rates. These factors are expected to remain solid through 2018.

That said, some moderation in housing starts and resales is forecast for 2017 and 2018, as the market continues to adjust to recent policy changes as well as an overvaluation of home prices. Price growth is also expected to slow, which should help to alleviate some of the imbalances currently detected by our HMA. » In the Prairie region this year, low commodity prices continue to impact investment, employment and housing demand. The result is slower new-home construction as builders focus on selling their existing stock of new homes, especially multi-family units. Housing starts are forecasted to stabilize in 2017 as inventory reduction continues to hold back growth. By 2018, reduced inventories, stronger economic and employment growth will help boost new home construction.

Two + Den, Three & Four Bedroom Townhomes Double Car Garages â€¢ Powder Rooms on the Main

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:

Single-family homes at Edgewood Gate in South Surrey.

EDGEWOOD GATE

LUMINA BRENTWOOD

previews and registration EDGEWOOD GATE Home Type: Single-family Developer: Foxridge Homes On the Street: 166th Street and 21st Avenue, Surrey On the Web: foxridgehomes.ca/metrovancouver Info: Register now for this vibrant community of 96 single-family homes coming early in the New Year to South Surreyâ€™s Grandview Heights neighbourhood. Efficiently designed threebedroom homes with over 2,360 square feet of living space, open-concept layouts, and detached double car garages. 72â€ƒYPNEXTHOME.CA

Home type: Condominium Developer: Thind On the Street: 2425 Beta Avenue, Burnaby On the Web: luminabrentwood.com Info: Experience life in balance. With garden plots, walking paths and vertical landscaping and just minutes from transit, Brentwood mall, schools, parks, grocery stores and restaurants, Lumina combines the vibrancy of urban living with the tranquility of nature. Register now for this offering of one-, two-, and three-bedroom condominium homes plus select penthouses and townhomes.

HAWTHORNE Home type: Midrise Developer: Pennyfarthing On the Street: 4988 Cambie Street, Vancouver Presentation Centre: 3373 Cambie Street

On the Web: liveathawthorne.com Contact: 604.558.1907 Info: An elite collection of modern residences to be located adjacent to Queen Elizabeth Park on Cambie Street. Rising seven storeys above the esteemed Cambie corridor, Hawthorne will offer generous floor plans ranging from one- to fourbedroom with expansive windows and over-height ceilings. Register now. Sales anticipated to begin in the New Year.

SHIFT Home type: Condominiums Developer: Aragon On the Street: Quebec Street and 35th Avenue, Vancouver On the Web: aragon.ca Info: A new collection of 43 modern, design forward condos tucked between Queen Elizabeth Park one block to the west, and Main Street

LUMINA BRENTWOOD

Lumina Brentwood’s first phase is preparing to begin sales.

one block to the east. A great opportunity to be part of the up-and-coming Cambie Corridor neighbourhood. Be sure to register now for more information as it’s released.

HAWTHORNE

RIDGEMONT Home type: Townhomes Developer: Nordel Developments On the Street: On the Web: ridgemonttownhomes.com Contact: 604.476.1777 Info: Set against breathtaking coastal mountains and wide blue skies, this collection of three- and four-bedroom townhomes features open floor plans, parking for at least two vehicles, and a family-oriented amenity building. Bordered by protected parkland and just minutes to Alouette Lake as well as access to over 200 kilometers of multi-use trails, this is an active equestrian community with countless opportunities for biking, hiking and kayaking.

new releases and grand openings BERTRAND CREEK Home type: Single-family Developer: Epic Homes Starting price: $759,980 On the Street: 27540 – 28th Ave, Aldergrove On the Web: bertrandcreek.com Contact: 604.262.2965 Info: A rare opportunity to own one of 61 spacious, single-family homes on a 20-acre site. Threeand four-bedroom plans available. Wide-plank flooring, 14-foot vaulted master bedrooms, and finished basements make this a true storybook neighbourhood. Showhomes now open, so check it out for yourself.

Hawthorne brings seven storeys of prestigious condominium living to the Cambie Corridor.

PELICAN COVE

COATS FOR KIDS:

Home type: Townhomes and Duplexes Developer: Aquilini Development Starting price: $589,900 On the Street: 1875 Tsawwassen Drive, Delta On the Web: tsawwassenshores.com Contact: 604.943.6677 Info: The fifth phase of the Tsawwassen Shores master planned community is now selling. Just steps to nature trails, the oceanside boardwalk, and the just opened Tsawwassen Mills destination shopping mall. Home range from 1,270 to 1,700 square feet. GST exempt. Previews now underway.

There’s still time to be part of the Greater Vancouver Home Builders’ Association’s Coats for Kids Campaign in support of the Lower Mainland and Surrey Christmas Bureaus. Now in its 21st year, this year’s drive runs until Thursday, December 1st, with 48 GVHBA member companies offering 63 drop-off locations across 13 municipalities. Visit gvhba.org to find a location near you where you can donate lightly used and new coats, scarves, hats, mittens, and gloves.

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

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 73

Inspiration

Paint pros reveal top colour trends for 2017 By Lydia McNutt

BENJAMIN MOORE has revealed its highly anticipated top picks for 2017 colour trends, and the Colour of the Year is (insert drumroll here)… Shadow 2117-30! This intense shade of purple is the polar opposite of the 2016 colour of the year, Simply White OC-117, quite possibly signaling a shift in style trends to a richer, more dramatic interior esthetic. “Allusive and enigmatic, Shadow is a master of ambiance. It is a colour that calls to mind a ‘past,’ yet it can also make a contemporary, colour-confident statement,” says Ellen O’Neill, Benjamin Moore creative director. “Shadow is sophisticated, provocative and poetic, it can bring energy to a space or harmony and a moment of respite.” Shadow is paired with a carefully

curated collection of 22 other hues, inspired by architecture, fashion, textiles, home furnishings and the arts. “It ebbs and flows with its surroundings and light brings it to life. Rich, royal amethyst can fade into the soft lilacgrey of distant mountains or morph into lustrous coal. Indulge your mysterious side. Let Shadow set the mood,” says O’Neill. “Fine art emerged as a leading inspiration, highlighting the correlation between an artist’s use of colour and light to create mood,” according to Benjamin Moore. “The inspirational Colour Trends 2017 colour card illustrates the use of colour in ways that celebrate how shadow and light travel throughout a space during the course of a day.”

2017 COLOUR OF THE YEAR

SHADOW 2117-30

PHOTOS COURTESY OF BENJAMIN MOORE

74 YPNEXTHOME.CA

2 DESIGNER DISPLAY HOMES NOW SHOWING!

NOW SELLING

NATURAL LIVING ON YORKSON PARK

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

1,400 to 2,200 Sq. Ft. of living from just $504,900*

gabriolapark.com Presentation Centre 20498 82nd Avenue, Langley, BC Open Daily 12 to 5 pm (Closed Friday)

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

Trending

GVHBA annual Coats for Kids Campaign generates a warm reaction THE GREATER VANCOUVER HOMEBUILDERS’ ASSOCIATION

members have been providing drop-off locations for people to donate lightly used and new coats since 1995, in support of the Lower Mainland and Surrey Christmas Bureaus, serving families in need. This year the campaign runs from Monday, November 14 through to Thursday, December 1st, with 48 GVHBA member companies offering 63 drop-off locations across 13 municipalities. More than just keeping a child warm, every coat donated warms the hearts of many people along the way. “The simple act of donating a coat to keep a child warm connects people contributing to a good cause. You can see the warmth and kindness shared between people as the coats are dropped-off and collected, and I think this is a reaction worth spreading”, said GVHBA Chair Darren Cranston of Polygon Homes. Last year the response to Coats for Kids was heartwarming as Lower Mainland residents donated more than 3,000 gently used and new coats, scarves, gloves, blankets, and new toys for distribution to children of all ages. Speaking with the Vancouver Christmas Bureau Executive Director Chris Bayliss, he said, “this year in particular, we are seeing more demand with the increase in refugees, and migration of workers and their families from Alberta, noting all those in need provide income statements and proof of residency. ” Chris continued, “The needs are real, and clothing is often overlooked. People think of toys and food around this time of year, but keeping kids warm is an essential need for every parent too; especially during the colder winter months.” He said “watching the relief on a parent’s face who finds a sizeappropriate coat for their child is a good feeling.” Coats for teens are always in high demand. Even though some teens fit adult sizing, the coats need to appeal their age group (hoodies are always a popular choice). Buying new items for donations is also an option, along with donating scarves, hats, gloves, and new unwrapped toys (hockey sticks, soccer and basketballs, and art supplies are always a hit).

Drop-off locations for the Coats for Kids Campaign include: ABBOTSFORD » Westerra Equipment LP - 31260 South Fraser Way; M-F: 8.00a - 5.00p 76 YPNEXTHOME.CA

BURNABY » Blue Ocean Construction Inc. - #103 8327 Eastlake Dr; M-F: 8.30a - 5.00p » Boffo Developments Ltd. - #200 4580 Hastings St; M-F: 8.00a – 5.00p » Dick’s Lumber & Building Supplies - 2580 Gilmore Ave; M-F: 6.30a – 5.00p, Sat: 7.00a – 4.00p » Federated Insurance - #108 4595 Canada Way; M-F: 8.00a – 4.00p » Mitsubishi Electric Sales Canada Inc. - #120, 8061 Lougheed Hwy (Loading Bay/Back Door); M-F: 8.00a - 4.30p » Monarch Floor and Window Coverings - 1627 Ingleton Ave; M- F: 8.00a - 4.30p » TQ Construction Ltd. - #106 8988 Fraserton Crt; M-F: 9.00a – 5.00p » WireChief Electric Ltd. - #201 3701 Hastings St; M-F: 9.00a - 5.00p COQUITLAM » Creative Home Furnishings -Unit D 1100 Lansdowne Dr; M-F: 10.00a- 5.00p, Sat: 10.00a – 5.00p, Sun 12.00p – 5.00p » Morningstar Homes Ltd. - 946 Brunette Ave, 2nd Floor; M-F: 8.00a – 4.00p » Nufloors Coquitlam - 1100 Lansdowne St; M-F:

9.00a - 5.30p, Sat: 10.00a – 5.00p, Sun: 11.00a – 5.00p » Trail Appliances - 2550 Barnet Highway; M-T: 9.00a – 5.30p, F: 9.00a – 8.00p, Sat: 9.00a – 5.00p & Sun: 11.00a – 5.00p » Troico Home Solutions & Manufacturing Inc. - 1308 Ketch Crt; M-F: 8.30a - 4.30p, Sat: 10.00a - 2.00p DELTA » Best Builders Ltd. - #103 5461 12th Ave; Mon-Fri: 9.00a - 4.00p » Sunbury Cedar - 10008 River Rd, Mon-Fri 7:30am - 5pm, Sat 8am - 5pm » Talisman Homes Ltd. - Tsawwassen Springs Clubhouse, 5133 Springs Blvd; M-F, Sat & Sun: 9.00a - 9.00p » Talisman Homes Ltd. - Tsawwassen Springs Centre, 5099 Springs Blvd; M-F, Sat & Sun: 12.00p – 5.00p (closed Mondays) » Taymor Industries Ltd. - 1655 Derwent Way, Annacis Island; M-F: 8.00a - 4.30p LANGLEY » Centra Construction Group - 20216 98 Ave; M-F: 8.30a – 5.00p » Country Lumber Ltd. - 22538 Fraser Hwy, M-F: 6.00a – 5.30p, Sat: 8.00a – 4.30p » Infinity Properties Ltd. - #205 6360 202 St; M-F: 8.30a - 4.30p » ‘The Belmont at Heritage’ Home Store - 22084 Fraser Highway; M-F, Sat & Sun: 12.00p – 5.00p (closed Fridays) » Hilti Canada - #400 19630 Langley Bypass; M-F: 7.00a – 4.30p » MAPLE RIDGE Falcon Homes - 12011 224th Street; M-F Sat & Sun: 12.00p – 5.00p NEW WESTMINSTER » Griff Building Supplies Ltd. – 340 Ewen Avenue; M-F: 7.00a – 5.00p; Sat: 8.00a – 4.00p NORTH VANCOUVER » Afdon Contracting Ltd. - #600 1055 West 14th Street; M-F: 9.00a – 5.00p » Dick’s Lumber & Building Supplies - 160 Hanes Ave; M-F: 6.30a -5.00p, Sat: 8.00 – 5.00p GD » Nielsen Homes Ltd. - #129 1305 Welch St; M-F: 9.00a - 5.00p PORT COQUITLAM » Port Coquitlam Building Supplies Ltd. - 2650 Mary Hill Rd; M-F: 6.30a- 5.30p, Sat: 8.00a – 4.30p, Sun: 9.00a – 4.00p PORT MOODY » Green Sheet Construction Data Ltd. - 100 Sycamore Dr: M-F, Sat & Sun: 9.00a – 5.00p

RICHMOND » Portrait Homes Ltd. - #1100 - 21320 Westminster Hwy; M-F: 8.00a – 4.30p » Preston Mobility - #128 13071 Vanier Pl; M-F: 8.00a – 5.00p » STOR-X Organizing Systems - #150, 11120 Hammersmith Gate; M-F: 8.00a – 4.30p SURREY » Dick’s Lumber & Building Supplies - 12433 80 Ave; M-F: 6.30a – 5:00p, Sat: 7.00a – 4.00p » Dick’s Lumber & Building Supplies - 19950 92 Ave, M-F: 7.00a – 4.00p Duradek – 8288 129 St, M-F: 8.00a – 4.00p » DVL Homes Ltd. - 16363 - 36A Ave; M-F: 10.00a – 2.00p » Greater Vancouver Home Builders’ Association - #1003, 7495 - 132 St, M-F: 8.30a – 4.30p » I-XL Masonry Supplies Ltd. - #105 19033 54 Ave; M-F: 7.00a – 4.00pm, Sat: 8.00a – 12.00p » MPB Construction Ltd. - #62 15515 24 Ave, M-F: 8.00a – 4.30p » My House Design / Build Team Ltd. - #2, 15356 Fraser Hwy; M-F: 9.00a – 5.00p » Shell Busey’s Home Improvements - #7 2320 King George Blvd, M-F: 9.00a – 3.00p » Stor-More Closet & Blinds Ltd. - #111 19231 54th Avenue; M-F: 8.00a - 5.00p, Sat: 9.00a – 1.00p » Trail Appliances – 6750 King George Blvd; M-T: 9.00a – 5.30p, F: 9.00a – 8.00p, Sat: 9.00a – 5.00p & Sun: 11.00a – 5.00p » Westerra Equipment LP - 10240 Grace Road; M-F: 8.00a - 4.30p VANCOUVER » Conwest Group of Companies - #250, 1311 Kootenay St; M-F: 7.30a – 4.30p » Creative Home Furnishings - 1738 West 2nd Ave, M-F: 11.00a – 6.00p, Sat: 10.00a – 5.00p, Sun: 12.00p – 5.00p » Kerr Construction - 1676 W 75th Ave, M-F: 8.30a – 4.00p » Kuhn LLP - #320 900 Howe St; M-F: 9.00a – 4.00p » maison d’etre design-build inc. – 118 W 2nd Ave, M-F: 8.30a – 5.30p » Marino General Contracting Ltd. - 1537 West 75th Ave; M-F: 8.00a - 4.30p » Mr. Build Vancouver - 9129 Shaughnessy St; M-F & Sat: 7am - 5pm » Polygon Homes - #900 1333 West Broadway; M-F: 9.00a – 4.00p » reVISION Renovations - #202 338 West 8th Avenue; M-F: 9.00a – 4.00p » Trail Appliances - 2876 Rupert Street; M-T: 9.00a – 5.30p, F: 9.00a – 8.00p, Sat: 9.00a – 5.00p & Sun: 11.00a – 5.00p » Wolrige Mahon LLP - #900, 400 Burrard St; M-F: 8.30a – 5.00p NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 77

Single-family sized hillside townhomes Crest, located in the heart of Langley is a collection of 16 wellappointed 4-bedroom townhomes. Fully loaded with top of the line features every home comes with large designer kitchens, KitchenAid appliances, quartz counters and natural gas features including high efficiency furnace, condensing water heater, range and barbecue outlet.

NOW PRESELLING BY APPOINTMENT Priced from the mid $600â€™s

EssenceLiving.com/Crest

201 St

70 Ave

200 St

Act now to be one of 16 register with

72 Ave

68 Ave

19938 70 Ave., Langley

Proud to be Local Brought to you by Essence Properties, a family-run company with over a decade of history building quality homes in the Fraser Valley. This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. Pricing quoted is approximate and anticipated only. E.&O.E. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca

SURREY/LANGLEY

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 79

Advice | MORTGAGE ADVICE

Hidden home ownership costs, and how to prepare increase the final purchase price. In British Columbia and Ontario, rebates are available to lessen the impact of the tax for first-time homebuyers.

By Alyssa Furtado

MORE ADVICE ONLINE

» GST/HST: New homes are subject to GST or HST on top of the purchase price. This, however, does not apply to resale properties.

ypnexthome.ca/news/advice

THE JOURNEY TO HOME ownership

takes patience and years of diligent saving. While it starts with a down payment, there can be unexpected costs that come up as a surprise. Prospective buyers need to set aside money in addition to the down payment. Here are some “unexpected” costs you should plan for: » Inspection and appraisal fees: Home inspections should be conducted to check for major issues prior to buying a new property. Inspections, which cost up to $700, assess conditions including the foundation, heating, roofing and electrical. Mortgage lenders may require an appraisal to corroborate the value of the property against the amount being borrowed. Expect to pay around $200 for the property valuation. A property survey may also be necessary to verify boundaries and measurements of the land being sold, which can cost $1,000. » Legal fees: Legal representation is needed to ensure that all required documentation is processed in a timely manner. A lawyer will handle mortgage details, conduct a title search to ensure that the seller of the property is the owner, register a new title, and hand over the keys. Expect to pay up to $2,500. » Mortgage insurance: Mortgages issued with down payments less than 20 80 YPNEXTHOME.CA

per cent incur a one-time insurance premium against payment default. Canada Mortgage and Housing Corp. mortgage insurance covers the lender and can cost between 1.8 to 3.6 per cent of the mortgage principal. In lieu of a single payment, lenders allow the premium to be added to the mortgage, subject to the same interest rate of the agreement. The premium can cost you thousands of dollars. If a down payment under 20 per cent is unavoidable, try to get the best mortgage rates to maximize savings on interest. » Home insurance: Home insurance protects the property and its contents in case of damage or theft. It also provides liability protection in case of injury. Home insurance isn’t regulated in Canada so it’s important to know what a policy covers. Depending on the provider, premiums can be paid monthly or via a lump sum for the year. » Land transfer tax: A land transfer tax (LTT) is charged whenever a property changes hands. While the amount varies for each province, the LTT is calculated as a percentage of the purchase price of the home. Some municipalities, like Toronto, also charge a municipal land transfer tax and will

» Property taxes: Property taxes can amount to a few thousand dollars. Divide the amount by 12 to gauge the impact of the additional monthly payment. Also consider a probable increase. » Recurring monthly costs, maintenance, and renovations: Monthly charges should be budgeted and can include utilities, condo fees and connections to services such as cable and Internet. A larger new home could cost more to heat and cool. The costs to renovate a kitchen or to repair faulty plumbing can add up quickly. While maintenance may not be necessary in a given year, repairs are inevitable. It’s a good idea to set aside three to five per cent of the home’s purchase price for ongoing maintenance and upgrades. » The bottom line: From an assortment of fees, taxes and insurance to regular maintenance, hidden home-ownership costs can come as a surprise. Set aside extra funds to cover these expenses. The last thing you want is to come up short on unexpected charges and have a deal on a dream home fall through.

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

Steeped in Tradition Located close to Murrayvilleâ€™s historic Five Corners and shops at Murrayville Square, The Belmont is the newest collection of executive condominiums in the neighbourhood. C A L L T O D A Y T O B O O K A N A P P O I N T M E N T 7 7 8 . 2 7 7. 1 6 11 HOME STORE | 22084 FRASER HWY | OPEN DAILY 12 â€“ 5 (EXCEPT FRIDAYS) N O W S E L L I N G

MadeInMurra y v ille.ca This is currently not an offering for sale. Such an offering can only be made by way of disclosure statement. E.&O.E. Rendering is an artist perception and is intended as a general reference only. Sales and Marketing provided by Fifth Avenue Real Estate Marketing Ltd.

Inspiration | HOLIDAY DECOR

TIPS FOR DECORATING & ENTERTAINING FOR THE

by Lisa Rogers I LOVE THE HOLIDAY SEASON, and I have always gone all out –

decorations, lots of entertaining, big trees (and finding needles for the next six months). But in these days of busy schedules, everyone wants the feeling of the holidays but not the huge amount of stuff or effort. So many of my clients are downsizing from large family homes, and I have many younger clients moving into their first homes 82 YPNEXTHOME.CA

– condos mostly, but always small. The result is less space to display and to store. Luckily, we’ve got technology on our side, helping to create big impact in smaller spaces – like strings of lights embedded right into the wire; and trees with bendable limbs for making your

own sculptural form but then detaches from the tree trunk for easy storage. Read on for my tips on easily creating the great holiday feel without crowding you out of house and home. 1. First impressions: Place a small tree on the hall console table, such as Restoration Hardware’s faux Norfolk Island pines wrapped in burlap. Also try bare sculptural branches arranged in a large glass vase, and hung with beautiful glass ornaments, or a basket filled with (faux or real) greens, pine cones and berries in the front entryway. 2. Faux is the way to go: The fake evergreen trees today look so real you have to touch them to know for sure and there’s no trail of needles for months and month. Faux garlands have the advantage of going anywhere – on the banister trimmed with ribbons and ornaments, woven into the dining room chandelier, the pot rack above your island, or on bathroom shelves. 3. Illuminate: Fill your home with the twinkle of LED bulbs. Get creative with placement – a strand woven around the buffet table is pretty, or strung over your indoor tropical plants. Candles, too, create gorgeous atmosphere, and to avoid any fire hazard (and mess from wax) try battery-operated ones. They look real – some are even made out of wax – and come with a remote control for instantaneous atmosphere. 4. A roaring fire invites getting cosy. It doesn’t even have to be real wood – the new gas models roar just as nicely. The mantel is an ideal place to pile on the vintage Christmas ornaments suspended from a string of beads, or to weave strands of LEDs through a garland or loose boughs, and around hurricane candle holders filled with glass balls. 5. Riots of colour. Stick with a scheme of red, or anything else you like, but be consistent – table mats, napkins, NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 83

candles, bowls of red ornaments, pillows and throws. 6. The nose knows: Pomanders and essential oils fill your home with the aroma of the holidays – pine oil, frankincense (great for keeping us calm during the holiday frenzy), or a mix of cinnamon, nutmeg and cloves. 7. Ho-ho-ho at the cottage: Send everyone out to gather pine cones, evergreen boughs, bare branches, birch bark (as long as it’s already off the tree, or on a branch that’s on the ground), and mix with vintage ornaments on the mantel, tree and dinner table. 8. Decking the deck: Looking out on a terrace or deck that’s covered in snow and lit up with evergreens and twinkly lights is magic. Even if you only have enough space for a wrought iron urn, fill it with evergreen bushes, or boughs, wrap with a strand of twinkly white lights and hang colourful ornaments.

ENTERTAINING 1. Keep it simple, good quality and stress-free. At holiday time, people’s party schedules often aren’t ﬂexible enough for lingering over dinner, so keep it simple with a drop-in. Either way, keep menus to an easy prep minimum. For drop-ins, too, a simple menu is best. It’s easier on the host, but it also keeps guests from feeling overwhelmed by food – remember most people have more than one holiday event on their calendars. Fresh oysters and champagne, for example, along with a few seasonal favourites, such as bowls of pears and mandarin oranges, bowls of almonds and cashews. A simple, beautiful cheese tray or charcuterie platter – you don’t need a lot, it just has to be good. The same goes for drinks – stick with minimal offerings to make it easy for you, as in craft beer and two great wines: one red, one white.

2. If it’s a dinner party, go potluck. Short on space? Set up a buffet at the kitchen island and invite guests to eat wherever they can find a spot to perch, and where communication is possible. 3. Just because there’s a little snow outside, doesn’t mean you can’t use the barbecue. I have friends who swear by deep frying turkey – and I’ve tasted the delicious results. Just get the oil really hot and deep fry the turkey, but make sure you don’t stuff the bird and make sure it’s defrosted. 4. As much as I like to keep things simple, especially at holiday time, I still like to make that one special traditional item, like the best ever shortbread from my grandmother’s recipe box. For me, the beauty in cooking is doing a good job, and seeing the effect it has on people. Because when my friends and family are happy I’m happy.

Lisa Rogers is exclusive interior designer for Dunpar Homes, adding her keen eye and design expertise to the builder’s passion for craftsmanship, quality materials and timeless design. Lisa has appeared on various TV shows, and is a regular guest consultant on City’s Cityline.

84 YPNEXTHOME.CA

yorkson

yorkson & 4 BEDROOM DELUXE 3TOWNHOMES

NOW SELLING Don’t miss this opportunity to own a new home in the highly sought-after Yorkson Neighbourhood. Shops at Willoughby Town Centre and Richard Bulpitt Elementary for growing families.

YOU GET • 3 or 4 Bedroom Deluxe Townhome ranging in size from 1,497 to 1,810sq ft. • Oversized side-by-side garages for big trucks or extra storage

• Move in ready homes • Walk-out rear yards (select homes) • Modern exteriors with hardi-panel siding • Gas cook top and oven with hoodfan • Custom wine rack built into cabinetry • Built-in coffee system with coffee, espresso or cappuccino options • Double sink in all ensuites • In floor heating in all bathrooms

PLUS SO MUCH MORE.

4-7665 209TH Street, Langley, BC

In our continuing effort to improve and maintain the high standard of Archstone Yorkson, the developer reserves the right to modify or change plans, specifications, features and prices without notice. Materials may be substituted with equivalent or better at the developer’s sole discretion. All dimensions and sizes are approximate and are based on Architectural measurements. Door swings are appoximate and may change. As reverse and/or mirrored plans occur throughout the development, please see architectural plans for exact details if this is material to your decision to purchase. Renderings are an artist’s conception and are intended as a general reference only. Please refer to disclosure statement for specific offering details. E.&O.E.

Trending

Need a little luck to find that perfect home? By Elisa Krovblit

WANT TO LIVE AT lucky number seven?

Would you ever live on the 13th floor? How superstitious are you, and how much would it affect your next home purchase? You might not think that finding the perfect home has much to do with luck and superstition, but for some, it’s on the list. You have to do your research and check out the tangible factors, but it just so happens that the wrong number can stigmatize a property and hurt the price — or add value because of a luck factor. Numerology plays highly into real estate superstition, because it’s so integral — street names, street numbers, floor numbers, suite numbers and even sale prices. Home pricing strategy, says realtor Yan Gurevich, is affected by numerology and personal connections to lucky or unlucky numbers, and to personal and sometimes weird preferences. He notes that you’ll see numbers that add to a specific lucky number, or the inclusion of repeated numbers, like an “888” price point. So what are the lucky — and not so lucky — numbers? 4 UNLUCKY

Tetraphobia. In Chinese it sounds like the word for death so 4, and any number with a digit of 4 is to be avoided: 40, 444, 441. Numerous buildings exclude the fourth floor. You may find buildings like hotels, apartments and even hospitals without a fourth floor and even without a room number 4. In fact, Vancouver has had an increasing problem with developers wanting to omit the fourth floor, 14th floor and any other floor with the number 4 — even excluding suites with 86 YPNEXTHOME.CA

the number 4. According to Chief Building Officer Pat Ryan, as reported in the Vancouver Sun November 2015, it was becoming a safety issue, and the city issued a bulletin to developers that removing floors for cultural or superstitious reasons would have to stop, citing that, for example, it could pose a danger to firefighters in case of emergency, who would not be able to rely on finding an actual floor by numerical sequence if random numbers were arbitrarily missing in some buildings. 7 LUCKY

Whether it’s the number of days it took the divine to create the world or the fact that 7 is a number that repeats itself in too many obvious ways — 7 seas, 7 colours in the rainbow’s spectrum, 7 notes on the scale — it’s lucky and it’s worked out well for playoff games and James Bond (007) too. My house address is number 7, and without fail, everyone that has ever visited has remarked that my home is lucky. I can’t disagree — it’s been good to me. 8 LUCKY

An auspicious number in Chinese culture, 8 is considered to be the luckiest number. Have you ever seen a property listing price with the last three digits 888 — as in $400,888? Now you know why. 9 UNLUCKY

In Japanese, 9 sounds like the word for torture or suffering and is to be avoided.

13 UNLUCKY

Triskaidekaphobia, or the fear of the number 13, has long been a superstition. Paraskevidekatriaphobia is the fear of Friday the 13th. Whether it stems from The Last Supper in the Christian faith, where Judas was the 13th apostle to sit at the table, or from Viking lore, we’ll never know — but it’s among the most famous of superstitions, enough so that a great number of buildings — rentals, condos and office buildings — don’t offer a 13th floor. 17 UNLUCKY

In Italy, 17 is not a welcome number. The Roman numerals for 17 (XVII) are an anagram for VIXI — a term implying you’re dead, similar to the term RIP (Rest In Peace). You don’t want your address denoting you’re dead. Real estate, in turn, rules out 17 — which is easier and less intrusive than ruling out the number 4! 18 LUCKY

In Hebrew, the same digits are used for letters and numbers, so every word can be read as a number and every number can be sounded out. The digits for 18 are read as the word “life” which is invested with a belief of luck, especially luck to live a long life. To live at number 18 or on the 18th floor would invest the residence with luck for a long life. 666 EVIL

From the book of Revelations, John The Apostle’s reference

to ‘The number of the beast’ (chapter 13) is associated with Hexakosioihexekontahexaphobia. Though in Chinese culture, the pronunciation of 666 sounds like “things going smoothly” so the number is favourable. I once had a colleague who lived at 668. She joked that she was ”The Neighbour of the Beast.” This one is pretty universal. There are other superstitions and signs of luck in real estate, beyond buying a home with a yard full of four-leaf clovers on St. Patrick’s Day. The colour red is a symbol of luck in Chinese culture and occasionally comes up, from the paint palette to the marketing material of new developments. Some agents and homeowners believe that burying a little statue of St. Joseph will help their home sell. There are a few differing views about how the statue should be buried, though all agree that the statue should be wrapped to keep it clean as a sign of respect. You can buy a St. Joseph House Selling Statue Kit online. Feng Shui is also given some consideration. If a property has bad energy or no flow, it can be a deterrent for a sale. Feng Shui can even relate to a residence’s placement on a street and how the energy will interact with the flow in the neighbourhood. A home at the T of an intersection can get too much chi too fast, and that’s not good. But for now, may luck be with you for your real estate ventures. NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 87

BRITISH COLUMBIA’S NEW HOME & CONDO DEVELOPMENTS PROJECT

TYPE

CONTACT

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

TH SF SF SF SF HR MR TH SF

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

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 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 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 $419,900 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 $298,900 604-536-5777 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 Call

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

SF TH SF SF/LR/TH

PRICE

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

LR LR TH

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

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

HR SF HR LR TH HR TH SF

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

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

Penthouse (PH)

Live Work (LW)

PROJECT

City Home (CH)

High Rise (HR)

TYPE

PRICE

SF SF

604-939-2677 montbleu.ca 604-998-8998 604-563-5777 604-945-8741 604-871-2439 604-464-2260 foxridgehomes.ca

Call Coming soon Call Call From $429,900 Coming Soon From $689,900 Coming Soon

HR TH LR SF TH

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

Call From $599,900 From $199,900 From $699,900 Call

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 604-513-8655 604-371-0733 livezetter.com

Coming Soon From $499,900 Call Call From $314,900 Call From $179,900 From $440,000 Coming Soon Coming Soon Call Coming Soon

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

604-551-5215 604-351-3261 604-879-8830 604-477-1500 604-230-3935 604-534-1234 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 From $534,980 From $489,900 From $459,900 Call From $164,900 From $369,900 From $189,000

1-888-826-1177

From $319,800

Lougheed Mont Bleu Nelson on Foster Novella Parker House Stanton House Sterling The Ridge at Burke Mountain Phase 2 DELTA Delta Rise Fairwinds Muse South Pointe Sunstone 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 The Wex Willoughby West Zetter Place MAPLE RIDGE Albion Crossing Albion Station Avalon Park Falcon House Grant Hill Estates Magnolia Grove Montgomery Acres Pointe, The Robertson Heights Ruxton Village Station One The Terraces Wellington Station MISSION / HARRISON Horizons

Mid Rise (MR)

CONTACT

Low Rise (LR)

HR HR LR MR LR

TH TH TH TH TH LR SF TH MR SF TH

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

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

604-525-3941 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

From $289,900 From $218,900 Call Call Call Call Coming Soon Call Call Call Coming Soon From $476,900

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

604-983-9065 604-998-8540 604-699-0036 604-922-1380 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 Call Coming Soon Coming Soon From $469,900 From $378,900 Call Call From $698,000 Coming Soon Call From $699,900 Call

PITT MEADOWS Orion

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

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 NORTH VANCOUVER Atrium at the Pier CentreView Connaught Edgemont Village Grosvenor Ambleside 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

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 Avenue SF 604-518-8396 Call Elle HR 604-273-1313 From low $300’s Empire Living TH 604-244-9622 Call Grand, The HR 604 278 3880 Call Kenstone Gate TH 604-218-3338 From $529,900 Kingsley Estates TH 604-821-1384 Call 234214_Axis_NHBG_BannerAd_(Full_Bleed)_prs01.pdf 1 Kingston Gate TH 604-760-6024 Call Livia TH 604-364-2159 Call Penthouse (PH)

Live Work (LW)

City Home (CH)

High Rise (HR)

PROJECT

TYPE

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 Belmont Crest Esplanade at Waterstone Evolve Greenwood Townhomes Guildford The Great Harvest Heights Highcrest HQ Joi Living Lattice at Milner Heights Monarch Crossing Panorama 62 Park Avenue West Park Place Village Prime on Plaza Sync Summit University District 2015-01-16 11:37 AM Wave Westpointe Mid Rise (MR)

Low Rise (LR)

CONTACT

PRICE

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

604-951-3331 778-277-1611 604-318-5167 604-530-5399 604-497-0102 604-621-3331 778-293-2222 604-576-7722 604-618-6175 604-584-7273 porte.ca/HQ 604-574-8888 milnerheights.ca 604-719-7730 778-885-6700 604-583-9866 604-617-7763 604-498-3888 778-590-7283 778-591-6685 604-588-5795 604-951-9283 604-833-9193

Call Call Call From $219,900 Call Coming Soon Call Call From $339,900 From $345,900 Coming Soon From $339,000 Coming Soon Call Call From $250’s From $359,000 Call Call From mid $600’s From $233,900 From $291,900 Call

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

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

NOV 25 - DEC 9, 2016 | NEW HOME & CONDO GUIDE 89

PROJECT

TYPE

VANCOUVER & AREA DOWNTOWN 1335 Howe 188 Keefer Avenue One Burrard Place The Charleson Eventide Fairmont Pacific Rim Estates Fairmont Pacific Rim Estates Mark, The Private Residences at Hotel Georgia, The Tate Downtown

HR LR HR HR HR LR HR HR HR HR HR Trump International Hotel and Tower® Vancouver HR Vancouver House HR EAST SIDE Avalon Mews Belpark Cordovan Focal Francis Gem, The Grandview Cascades Kensington Gardens Paragon Renfrew & 2nd R+R Skyway Strathcona Gardens Triumph View338 Woodshire 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 Granville at 70th Henry Kerrisdale Gardens Livingstone House Maisonette MC2

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

TH LR/MR MR LR HR MR MR/TH LR/TH MR TH HR MR MR MR HR HR MR LR HR LR/HR HR TH/MR MR LR TH HR Penthouse (PH)

90 YPNEXTHOME.CA

CONTACT

Onni.com 604-620-2018 avenueone.ca 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

604-438-5050 604-891-1281 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

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 604-687-2298 604-715-6060 604-559-9848 604-998-8988 www.marcon.ca/maisonette 604-638-9998 Live Work (LW)

PRICE

PROJECT

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

Call 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

High Rise (HR)

CONTACT

PRICE

McKinnon

mckinnonbycressey.com

Coming Soon

Monarch

604-568-6883

From $444,900

Northwest

604-325-5151

Call

Oak + Park

604-558-5851

Call

One, The

604-874-8368

Call

Parc 26

MR/TH

604 336 6380

Call

Parc Elise

MR/TH

604-336-6380

Call

35 Park West

604-563-8336

Call

Pinnacle Living at False Creek

604-874-8368

Call

Pinnacle Living Broadway

604-739-2080

Call

Primrose

PrimroseVancouver.com Coming Soon

Prodigy

604-221-8878

From high $300s

Q16

604-263-8090

Call

Shaughnessy Residences

604-558-5848

Call

Sterling

604-428-8858

Call

Sota

604-671-1025

From 2.5 million

The Grayson

604.558.1907

Call

The Spot

604-568-6886

From $269,900

The Ivy

604-566-5888

Call

The Creek/Navio

604-681-8282

Call

The Grey

thegreyliving.com

Coming Soon

The Regent

604-273-1313

Call

Tisdale

778-846-5990

Call

Tudor House

tudorliving.ca

MR/TH

604-739-2080

Call

W10th & Maple WEST VANCOUVER

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 From $888,000 Call Coming Soon From $540,900 From $639,900 Coming Soon Call

City Home (CH)

TYPE

23rd and Bellevue

cressey.com

Coming Soon

Evelyn

604-922-0330

Call

Galleries on the Bay

604-836-7355

From $490,000

Kerrisdale by Cressey

cressey.com

Coming Soon

778-265-3464

From $279,900

VICTORIA Black & White

MR/PH

WHITE ROCK / SOUTH SURREY

Mid Rise (MR)

Blu

604-691-5160

From $679,000 Inc. GST

Edgewood Gate

foxridgehomes.ca

Coming 2017

Evolve at the Hamptons

EssenceLiving.com/Evolve Coming Soon

Grandview Heights

discovergrandviewheights.com

Hudson

LiveAtHudson.ca

Hycroft 2

605-541-2495

Call

Kichener

604-538-8895

Coming Soon

Old School

www.dawsonsawyer.ca Call

Olivia

604-536-9333

Call

Plateau at Grandview Heights

604-560-6438

Call

Prescott Commons

604-541-8092

From $299,900

SoHo

zenterra.ca/soho

Coming Soon

South on 16th

604-720-7478

From $609,900

South Ridge Club

604-582-1113

From $420’s

Westpointe

604-833-9193

Call

Westside at Orchard Grove

604-372-0383

Coming Soon

Westside

miracon.ca/westside

Coming Soon

Zirkon

778-885-5790

Call

Low Rise (LR)

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

PRESENTATION CENTRE

the essence of seaside living AVENUE ONE is poised to become the most sought after address in Southeast False Creek. Every suite will feature a spacious Outdoor Living Room or Balconette Sliding Doors to enrich the experience of seaside living.

PRESENTATION CENTRE: 88 PACIFIC BOULEVARD, VANCOUVER 604.899.8800

COMING SOON | REGISTER NOW

AVENUEONE.CA

(BY APPOINTMENT ONLY)

All illustrations reflect the artist's interpretation of the project and do not take into account the neighboring buildings, physical structures, streets and landscape. The developer reserves the right to make modifications, substitutions, change brands, sizes, colours, layouts, materials, ceiling heights, features & finishes and other specifications without prior notification. This is not an offering for sale.the Anyartist's such offer may only be made with and the applicable statement and agreement of purchase sale. Concord One Limited Partnership. E & O.E. All illustrations reflect interpretation of the project do not takedisclosure into account the neighboring buildings, physicaland structures, streetsAvenue and landscape. The developer reserves

the right to make modifications, substitutions, change brands, sizes, colours, layouts, materials, ceiling heights, features & finishes and other specifications without prior notification. This is not an offering for sale. Any such offer may only be made with the applicable disclosure statement and agreement of purchase and sale. Concord Avenue One Limited Partnership. E & O.E.

CANADA’S LARGEST COMMUNITY BUILDER

Property Profile | MARQUEE AT LOUGHEED HEIGHTS

Marquee at Lougheed Heights A transit-oriented offering with over 17,000 square feet of private amenities CAN YOU IMAGINE living in a home

with stunning city and mountain views, minutes from downtown Vancouver by SkyTrain, in a quality building, equipped with all the high-end amenities you could ask for? Welcome to Marquee at Lougheed Heights, Bosa Properties’ and BlueSky Properties’ third and final phase at the extremely popular Lougheed Heights master-planned community in West Coquitlam. “In keeping with the rest of the community, we wanted to give residents a true resort lifestyle – so we’ve added 17,000 square feet of exclusive amenities to this third and

final tower” says Daryl Simpson, Senior Vice President. They’ve done this both inside and out. On the 3rd floor deck, you will enjoy a heated pool with sun loungers, poolside dining terrace with barbecues and harvest table, fireside lounge, community garden plots, landscaped courtyard and a dog run. Inside, you’ll be able to keep fit in the state-of-the-art gym with changerooms, or entertain guests in the lounge, complete with kitchen and large-screen TV. Marquee will also have a concierge, as well as a BOSAfreshTM temperature-controlled grocery delivery room at lobby level.

Truly connected living Located just a two-minute walk from the Burquitlam SkyTrain Station on the brand-new Evergreen Line, Marquee gives you access to destinations all over Metro Vancouver in minutes. But even better, you don’t have to leave your neighbourhood to shop, dine and play – everything you need is on your doorstep, from the 350 new shops and services coming soon to the Lougheed Town Centre Mall, to the global delicacies of North Road, to the walking and biking trails of peaceful Como Lake. You are right in the heart of this growing neighbourhood.

“Marquee at Lougheed Heights will offer great value for wise homeowners who are able to call this West Coquitlam community home.”

Development

“With the new SkyTrain line opening next month, everyone is going to want to live in this transit-oriented community. Marquee at Lougheed Heights will offer great value for wise homeowners who are able to call this West Coquitlam community home,” says Simpson. At Marquee, you get all the benefits of a transit-oriented community, just blocks from countless shops and services, but you are removed from the noise and congestion of Lougheed Town Centre.

Marquee at Lougheed Heights

Form and Function

Location

West Coquitlam Builder

BlueSky Properties and Bosa Properties

Home Type

Condominiums Sales Centre

581 Clarke Road Contact

lougheed@blueskyproperties.ca or call 604.939.2677

The stylish and functional one- and twobedroom homes feature upscale finishes in three designer colour schemes: Foster, North or Aspen, and expansive windows to show off the view and let in natural light. Kitchens are equipped with modern Italian cabinetry and premium Bosch appliances in all homes. An integrated

Bosch fridge and dishwasher complete the enticing kitchen, built for chefs. Bathrooms welcome relaxation with deep soaker tubs, freestanding showers in ensuites as well as functional sliding medicine cabinets and handset porcelain tile flooring. Most one-bedroom homes also feature the incredibly popular BOSAspaceTM system, which have built-in design details that change form and function to meet homeowners’ different needs. Marquee at Lougheed Heights is a collaboration between BlueSky Properties and Bosa Properties, where progressive design is backed up by a solid reputation, leading insight, and 50 years of homebuilding experience. The Marquee sales centre is open 12-5 p.m. at 581 Clarke Road, Coquitlam. For more information visit lougheed@blueskyproperties.ca or call 604.939.2677

BR E N T WO OD

169 HOTEL-INSPIRED HOMES CRAFTED BY AMACON P E R F E C T LY L O C AT E D IN METROTOWN LIVE WELL

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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

PARKSIDE LUXURY COMES TO SOUTH RICHMOND Part of a thoughtfully designed urban village built alongside a stunning twelve-acre park, Calla offers a collection of well-appointed one to two bedroom + den homes with artfully designed interiors, over-height ceilings, chef-inspired kitchens, and an abundance of natural light. All homes have been inspired by the works of Feng Shui Master, Sherman Tai to bring harmony and positive energy flow into each home. The Gardens offers stunning homes in an equally stunning setting. Experience luxury parkside living first-hand – visit us today.

THE ONLY URBAN VILLAGE OF ITS KIND IN SOUTH RICHMOND. 1 TO 2 BEDROOM + DEN CONCRETE, AIR CONDITIONED HOMES FROM $337,900.

NOW SELLING / 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.

PRESENTATION CENTRE OPEN DAILY (EXCEPT FRIDAYS) FROM 12PM – 5PM 140 –10880 NO. 5 ROAD, RICHMOND

NO W

64 MODERN RESIDENCES

NOW SELLING. VISIT US TODAY.

1 Bedroom Homes Starting From Mid $300,000s

170-3355 North Road, Burnaby

2 Bedroom Homes Starting From Low $400,000s

Open Daily 12:00-5:00pm

3 Bedroom Homes Starting From Low $500,000s

(except Fridays)

Artist conceptual rendering. Pricing is subject to change. Developer reserves the right to make modifications to specifications without notice. This is not an offering for sale. Any such offering can only be made with a Disclosure Statement. E&OE.

604.420.4896 | SIMONBYOTIVO.COM Presentation Centre

Interested parties please register at belparkliving.com or call 604

PR ES ENTATION CEN T RE AT OAK RIDGE MAL L LOCATED AT 4 1ST AVE & C AMBIE ST. (EN T RAN C E OFF OF 41ST ) OPEN DAI LY NOO N – 6 PM EXC EP T FRIDAYS

891 1281

1 Bedroom $659,900 · 2 Bedroom + Den $1,090,000 · 3 Bedroom + Den $2,390,000

NOW SELLING

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.

Oakridge Presentation Centre

NESTLED BETWEEN LANGARA GOLF COURSE AND WINONA PARK, BELPARK IS RIGHT AT HOME ON VANCOUVER’S WESTSIDE.