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Please visit our Open House at 104 1352 10TH AVE W in Vancouver.
Open House on Saturday, October 1, 2016 2:00PM - 4:00PM Public Open House
Welcome to Tell Manor, one of South Granville’s finest Buildings! This lovely garden suite offers close to 800 square feet of functional living space and will accommodate your finest furnishings! There is also a large open den / flex space that can be enclosed for added privacy. Other highlights incl: In-suite laundry, updated bathroom & kitchen, large private south facing patio, cozy wood burning fireplace, plenty of in-suite storage, one secure under ground parking spot and one full size storage locker. The Building has been meticulously maintained with most age related items repaired or replaced. Rain-screened in 2002, Roof 2001, Re-plumbed 1995, Columns in Parkade 2003, Southside parkade membrane in 2005, Exterior painted in 2012, and the Hot water tank / Boiler replaced in 2013. The location is a block and a half from all of the fantastic shops / restaurants that Granville Street has to offer! One cat is permitted, sorry no rentals. Open house - October 2 & 3, Sat/ Sun from 2-4.
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Please visit our Open House at 104 1352 10TH AVE W in Vancouver.
Open House on Sunday, October 2, 2016 2:00PM - 4:00PM Public Open House
Welcome to Tell Manor, one of South Granville’s finest Buildings! This lovely garden suite offers close to 800 square feet of functional living space and will accommodate your finest furnishings! There is also a large open den / flex space that can be enclosed for added privacy. Other highlights incl: In-suite laundry, updated bathroom & kitchen, large private south facing patio, cozy wood burning fireplace, plenty of in-suite storage, one secure under ground parking spot and one full size storage locker. The Building has been meticulously maintained with most age related items repaired or replaced. Rain-screened in 2002, Roof 2001, Re-plumbed 1995, Columns in Parkade 2003, Southside parkade membrane in 2005, Exterior painted in 2012, and the Hot water tank / Boiler replaced in 2013. The location is a block and a half from all of the fantastic shops / restaurants that Granville Street has to offer! One cat is permitted, sorry no rentals. Open house - October 2 & 3, Sat/ Sun from 2-4.
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Vancouver, Toronto and other major Canadian cities have had a huge drop the first half of 2016. The distance between what people earn pre-tax and what homes are costing now is ever increasing and detached homes and places to raise a family are hard to find. But the drop in the cost of higher end detached homes may only start to become reality later in the year if this trend continues.

 

This trend has started to encourage more townhouse and condo developments in outlying regions such as Maple Ridge where homes and condos have now separated by larger margins in terms of what people can afford.

 

Some analysists say that Vancouver is expected to receieve a small housing correction but nothing too alarming as the demand for homes and affordability in the Lower Mainland is ever present.

 

Even though Vancouver and some outlying cities have seen a small decline, the rest of BC has improved and continues to be a strong market.

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Government to introduce a 15 per cent foreign buyer tax effective August 2


The provincial government will implement a 15 per cent foreign buyer tax on all residential transactions effective August 2, 2016. The tax will be added to the Property Transfer Tax and will apply to all residential properties purchased by foreign nationals or foreign-controlled corporations.


The new tax will be payable on applicable transfers registered with the Land Title Office on or after August 2 regardless of when the deal was completed.


The tax will apply to any transferee that is a foreign national, foreign corporation, or taxable trustee. Foreign nationals are defined as people who aren’t Canadian citizens or don’t have permanent resident status in Canada. (Permanent residents will have a valid permanent resident card issued by the Canadian government.)


“Housing affordability concerns all of us who live in the region. Implementing a new real estate tax, however, with just eight days’ notice and no consultation with the professionals who serve home buyers and sellers every day needlessly injects uncertainty into the market,” Dan Morrison, Board president said. “Government has had a long time to take action on the affordability issue, yet they decide to bring this new tax in over a long weekend, with no notice, and no time to prepare. It would have been prudent to seek consultation from the people most knowledgeable about the impact.”

Under the new tax, for example, a foreign buyer or foreign-controlled entity will pay an additional $300,000 in tax on a $2 million home.


“To minimize short-term volatility in the market, we’re calling on government to exempt real estate transactions that are in the process of closing from this new tax,” Morrison said.  


Foreign corporations are any corporation not incorporated in Canada, or are incorporated in Canada but controlled in part, or wholly, by a foreign national or corporation. Publicly traded companies are excluded.


Commercial properties are excluded, and mixed-use properties will only pay the tax on the portion of the property’s value that’s for residential use.

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We have just  sold a home at 402 736 14TH AVE W in Vancouver.
Welcome the The Braebern, one of Fairview's best kept beautifully designed and extremely well but buildings! This stunning TOP FLOOR corner suite offer two bedrooms /2 full bathrooms and a home office! Highlights include: an open functional floor plan with no wasted space, new engineered white oak hardwood floors, sleek white appliances, tiled backsplash, new built in microwave oven, new dishwasher, new hot water tank, custom window screens, walk in closet, vaulted ceilings, covered North facing balcony, one parking and much much more! The Building is like NEW, built with Rainscreen and allows pets and rentals. Open house Sun July 10 from 2-4
If you would like to know what this home sold for, please feel free to contact us directly.
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Please visit our Open House at 402 736 14TH AVE W in Vancouver.
Open House on Sunday, July 10, 2016 2:00PM - 4:00PM
Welcome the The Braebern, one of Fairview's best kept beautifully designed and extremely well but buildings! This stunning TOP FLOOR corner suite offer two bedrooms /2 full bathrooms and a home office! Highlights include: an open functional floor plan with no wasted space, new engineered white oak hardwood floors, sleek white appliances, tiled backsplash, new built in microwave oven, new dishwasher, new hot water tank, custom window screens, walk in closet, vaulted ceilings, covered North facing balcony, one parking and much much more! The Building is like NEW, built with Rainscreen and allows pets and rentals. Open house Sun July 10 from 2-4
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We have just  listed a new home at 402 736 14TH AVE W in Vancouver.
Welcome the The Braebern, one of Fairview's best kept beautifully designed and extremely well but buildings! This stunning TOP FLOOR corner suite offer two bedrooms /2 full bathrooms and a home office! Highlights include: an open functional floor plan with no wasted space, new engineered white oak hardwood floors, sleek white appliances, tiled backsplash, new built in microwave oven, new dishwasher, new hot water tank, custom window screens, walk in closet, vaulted ceilings, covered North facing balcony, one parking and much much more! The Building is like NEW, built with Rainscreen and allows pets and rentals. Open house Sat / Sun July 16/17 from 2-4.
If you have any questions or would like more information, please don't hesitate to contact us!
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The Office of the Superintendent of Financial Institutions (OSFI) issued a letter this morning to all federally regulated financial institutions (FRFI). The letter expresses concern about the rising levels of household debt in Canada and serves to remind FRFIs of their obligations under Guidelines B-20 and B-21 to assess and underwrite mortgage loans and mortgage insurance in a prudent manner. 


The letter states: 
Given the current economic environment in Canada, with record levels of household indebtedness and growing risks and vulnerabilities in some housing markets, OSFI’s supervisory scrutiny in the area of mortgage underwriting will continue. Moving forward, OSFI will place an even greater emphasis on confirming that financial institutions conduct prudent mortgage underwriting, and that their internal controls and risk management practices are sound and take into account market developments.


OSFI has identified the following five specific areas that it expects lenders to consider diligently during their underwriting process:
Income Verification
Due diligence processes for lenders must be in place.  Inadequate income verification can adversely affect the assessment of credit risk, anti-money laundering and counter terrorist financing (AML/CTF) compliance, capital requirements and mortgage insurability. More stringent due diligence for incomes outside of Canada should be applied, and there should not be any reliance on collateral values as a replacement for income validation.


Non-Conforming Loans
OSFI warns that the 65% loan-to-value threshold should not be considered a demarcation point below which, sound underwriting practices and borrower due diligence do not apply; a borrower’s character and capacity to service the loan should always take precedence over the value of collateral when underwriting mortgage loans or insurance.


Debt Service Ratios
Incomes should be conservatively calculated and appropriately questioned. In particular, rental incomes from the underlying property should be critically examined. OSFI also suggests that relying on current posted five-year interest rates to test a borrower’s ability to service its obligations does not represent an adequate stress test in a rising interest rate environment.


Appraisals and LTV Calculation
OSFI suggests that rapid house price increases create more uncertainty about the reliability of property appraisals. Institutions should use appraisal values and approaches that provide for a conservative LTV calculation, and not assume that housing prices will remain stable or continue to rise.


Risk Appetite and Portfolio Management
OSFI’s supervisory work indicates that the risk profile of newer mortgage loans is generally on the rise. OSFI reminds mortgage lenders and mortgage insurers to revisit their Residential Mortgage Underwriting Policy and Residential Mortgage Insurance Underwriting Plan regularly to ensure a stringent alignment between their stated risk appetite and their actual mortgage/mortgage insurance underwriting and risk management practices.


OSFI’s letter further states that they are working on various capital policy initiatives to strengthen the measurement of capital held by the major banks and mortgage insurers to ensure their ability to weather losses from residential mortgage defaults. New measures are targeted for implementation in November 2016 and January 2017 respectively. Risk Sensitive Floors, Capital Requirements for Mortgage Insurers, and BCBS Revisions to the Standardized Approach for Credit Risk are each included in these reviews. 

We are pleased that OSFI is committed to consultations with our industry prior to the implementation of these new rules. Mortgage Professionals Canada will be involved in these discussions and we will keep you informed of any developments.

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We have just  sold a home at 510 1635 3RD AVE W in Vancouver.
Spectacular City and Mountains Views! This North West TOP FLOOR 800 sq ft 2 bedroom / 2 Bathroom suite has everything you need! Highlights include: open floor plan and neutral colour scheme, large windows to enjoy the view, Bosch & Blomberg appliances, granite counters, in-siute laundry, in-suite storage or flex space, large balcony, geothermal heating/air-conditioning and 1 parking (LCP) & 1 storage. The location is PRIME! Shopping, restaurants, transit, downtown, Granville Island, Kits beach are all nearby. Amenities include gym, rooftop deck and bike room. Pets & Rentals are OK. Great Building with Warranty remaining. Open House Sat, June 25, 2-4
If you would like to know what this home sold for, please feel free to contact us directly.
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Please visit our Open House at 510 1635 3RD AVE W in Vancouver.
Open House on Saturday, June 25, 2016 2:00PM - 4:00PM
Spectacular City and Mountains Views! This North West TOP FLOOR 800 sq ft 2 bedroom / 2 Bathroom suite has everything you need! Highlights include: open floor plan and neutral colour scheme, large windows to enjoy the view, Bosch & Blomberg appliances, granite counters, in-siute laundry, in-suite storage or flex space, large balcony, geothermal heating/air-conditioning and 1 parking (LCP) & 1 storage. The location is PRIME! Shopping, restaurants, transit, downtown, Granville Island, Kits beach are all nearby. Amenities include gym, rooftop deck and bike room. Pets & Rentals are OK. Don't miss out! Showings by appointment only. Open House Sat, June 25, 2-4
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We have just  listed a new home at 510 1635 3RD AVE W in Vancouver.
Spectacular City and Mountains Views! This North West TOP FLOOR 800 sq ft 2 bedroom / 2 Bathroom suite has everything you need! Highlights include: open floor plan and neutral colour scheme, large windows to enjoy the view, Bosch & Blomberg appliances, granite counters, in-siute laundry, in-suite storage or flex space, large balcony, geothermal heating/air-conditioning and 1 parking (LCP) & 1 storage. The location is PRIME! Shopping, restaurants, transit, downtown, Granville Island, Kits beach are all nearby. Amenities include gym, rooftop deck and bike room. Pets & Rentals are OK. Don't miss out! Showings by appointment only.
If you have any questions or would like more information, please don't hesitate to contact us!
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We have just  sold a home at 605 123 1ST AVE W in Vancouver.
Welcome to the Olympic Village a Green Water Front Community! This Like new 1 BED & flex space offers beautiful Water, Mountain & City Views with Functional no wasted space floor plan !! Highlights include: Engineered hardwood floors, Open kitchen with MIELE S/S appliances incl a Sub-Zero fridge-freezer, Gas Cook top and stunning cabinetry, Spa-like washroom with & Quartzite (combining beauty & durability), radiant capillary heating & cooling system. CLUB MILLENNIUM offers all residents an indoor pool, hot tub, sauna, steam room & change rooms. A rooftop deck & amenity room are also featured in this building. Location is super central and has so many great shops, restaurants.
If you would like to know what this home sold for, please feel free to contact us directly.
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We have just  listed a new home at 510 1635 3RD AVE W in Vancouver.
Spectacular City and Mountains Views! This North West TOP FLOOR 800 sq ft 2 bedroom / 2 Bathroom suite has everything you need! Highlights include: open floor plan and neutral colour scheme, large windows to enjoy the view, Bosch & Blomberg appliances, granite counters, in-siute laundry, in-suite storage or flex space, large balcony, geothermal heating/air-conditioning and 1 parking (LCP) & 1 storage. The location is PRIME! Shopping, restaurants, transit, downtown, Granville Island, Kits beach are all nearby. Amenities include gym, rooftop deck and bike room. Pets & Rentals are OK. Don't miss out! Showings by appointment only.
If you have any questions or would like more information, please don't hesitate to contact us!
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For countless months the Vancouver real estate market has been booming, yet this market has been arguably reserved for the wealthy. Consequently, there has been a large portion of the Lower Mainland’s population left out in terms of purchasing real estate.

 

Research put forth by Vancity has determined that 61% of Vancouver millennials (aged 18 - 24), are still living at home in addition to having the lowest discretionary income in the country - disputing the longstanding argument that millennials have an inability to effectively save their money. Despite the fact that Vancouver led Canada in job creation in April of 2016 and the unemployment rate has dropped significantly, a frustrating truth is realized.

 

National Bank Financial put forth that a down payment on an average Vancouver property equates to approximately 9 years of saving. Because of this, it leads individuals to wonder whether it is worth it to stay in the Vancouver area. This is why we see an upswing of young professionals and recent graduates spending a few years in a rental property to gain work experience, before relocating to a more affordable housing market. 

 

In the Vancouver area, it is more cost effective for millennials to consider purchasing a townhouse or condominium to increase their discretionary income. The issue being, there is a distinct lack of these types of properties available to those who cannot afford to purchase a home.

 

A poll administered by CIBC discovered that 75% of Canadians believe that entering the housing market is more difficult for millennials than it was for previous generations. Additionally, something should be done to ease the financial burden millennials face in buying a home.

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We have just  sold a home at 1091 CLYDE AVE in West Vancouver.
This 6600 SQUARE FOOT LOT hasn't been on sale in over 50 years!!! GREAT VEIWS from this PERCHED HIGH UP LOT in BEAUTIFUL AMBLESIDE. Ocean Views and completely central location in AMBLESIDE!!! BUILD 4000 SQUARE FEET!!! 54 FOOT FRONTAGE BY 122 LENGTH. OFFERS, IF ANY, MONDAY MAY 30th at 6PM AT THE HOUSE>
If you would like to know what this home sold for, please feel free to contact us directly.
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Please visit our Open House at 605 123 1ST AVE W in Vancouver.
Open House on Saturday, May 28, 2016 12:00PM - 2:00PM
Welcome to the Olympic Village a Green Water Front Community! This Like new 1 BED & flex space offers beautiful Water, Mountain & City Views with Functional no wasted space floor plan !! Highlights include: Engineered hardwood floors, Open kitchen with MIELE S/S appliances incl a Sub-Zero fridge-freezer, Gas Cook top and stunning cabinetry, Spa-like washroom with & Quartzite (combining beauty & durability), radiant capillary heating & cooling system. CLUB MILLENNIUM offers all residents an indoor pool, hot tub, sauna, steam room & change rooms. A rooftop deck & amenity room are also featured in this building. Location is super central and has so many great shops, restaurants. Open May 28, Sat 12-2 pm
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Please visit our Open House at 605 123 1ST AVE W in Vancouver.
Open House on Saturday, May 28, 2016 2:00PM - 4:00PM
Welcome to the Olympic Village a Green Water Front Community! This Like new 1 BED & flex space offers beautiful Water, Mountain & City Views with Functional no wasted space floor plan !! Highlights include: Engineered hardwood floors, Open kitchen with MIELE S/S appliances incl a Sub-Zero fridge-freezer, Gas Cook top and stunning cabinetry, Spa-like washroom with & Quartzite (combining beauty & durability), radiant capillary heating & cooling system. CLUB MILLENNIUM offers all residents an indoor pool, hot tub, sauna, steam room & change rooms. A rooftop deck & amenity room are also featured in this building. Location is super central and has so many great shops, restaurants. Open May 28, Sat 2-4
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We have just  listed a new home at 605 123 1ST AVE W in Vancouver.
Welcome to the Olympic Village a Green Water Front Community! This Like new 1 BED & flex space offers beautiful Water, Mountain & City Views with Functional no wasted space floor plan !! Highlights include: Engineered hardwood floors, Open kitchen with MIELE S/S appliances incl a Sub-Zero fridge-freezer, Gas Cook top and stunning cabinetry, Spa-like washroom with & Quartzite (combining beauty & durability), radiant capillary heating & cooling system. CLUB MILLENNIUM offers all residents an indoor pool, hot tub, sauna, steam room & change rooms. A rooftop deck & amenity room are also featured in this building. Location is super central and has so many great shops, restaurants all within a 5 min walk!
If you have any questions or would like more information, please don't hesitate to contact us!
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Please visit our Open House at 313 4550 FRASER ST in Vancouver.
Open House on Sunday, May 8, 2016 2:00 PM - 4:00 PM
Welcome to The Century built by one of BC's most recognized builders, Ledingham Mcallister! This fabulous one bedroom & den PLUS flex space offers a quiet courtyard & fountain view. Highlights incl: Open functional floor plan, recessed lighting, Gorgeous black tile backsplash, granite counter tops, Stainless steel appliances, beautiful white shaker cabinets, cheater en-suite, soaker tub, upgraded washer/dryer, electric fireplace, California closets, one parking and a storage locker. The location is incredible! Just steps to Starbucks, No-frills grocery store, Shoppers Drug Mart and several awesome restaurants! Pets and Rentals are welcome. Opens : Wednesday, May 4 from 5-6 and Sunday, May 8 from 2-4.
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We have just  listed a new home at 313 4550 FRASER ST in Vancouver.
Welcome to The Century built by one of BC's most recognized builders, Ledingham Mcallister! This fabulous one bedroom & den PLUS flex space offers a quiet courtyard & fountain view. Highlights incl: Open functional floor plan, recessed lighting, Gorgeous black tile backsplash, granite counter tops, Stainless steel appliances, beautiful white shaker cabinets, cheater en-suite, soaker tub, upgraded washer/dryer, electric fireplace, California closets, one parking and a storage locker. The location is incredible! Just steps to Starbucks, No-frills grocery store, Shoppers Drug Mart and several awesome restaurants! Pets and Rentals are welcome. Opens : Wednesday, May 4 from 5-6 and Sunday, May 8 from 2-4.
If you have any questions or would like more information, please don't hesitate to contact us!
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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the REBGV, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the REBGV, the FVREB or the CADREB.