Toronto New Home + Condo Guide -November 23, 2019 by NextHome

Greater Toronto Area Nov. 23â&#x20AC;&#x201C;Dec. 7, 2019

The first and only complete guide to pre-construction homes and condos

INSIDE:

WHICH SIZE CONDO SUITE SHOULD YOU BUY?

WILL BABY MAKE THREE?

INTRODUCING THE Villa Collection Mobilio's 3 Storey Townhomes create the perfect balance between a traditional residential community and an emerging metropolitan centre. Lush green space acts as a prominent feature throughout the Mobilio community, with parkettes, pedestrian mews and courtyards greeting you at every turn. Whether your lounging on your private rooftop terrace or enjoying the 1.7 acre linear park, you will feel connected to the outdoors as part of your daily lifestyle. Have it all, and be within minutes to the VMC mobility hub!

3 STOREY TOWNHOMES STARTING FROM THE LOW $900’S TOWNHOMES – COMING SOON TO VAUGHAN METROPOLITAN CENTRE CONDOMINIUMS & TOWNS | REGISTER AT MENKES.COM/MOBILIO

THE MENKES STORE

THE MENKES CONDO GALLERY

MON TO THUR 12PM – 6PM SAT & SUN 12PM – 5PM FRIDAY CLOSED

110 HARBOUR ST. UNIT 106

4954 YONGE ST.

accessible via 416.730.1600

416.323.0100

@MENKESLIFE | MENKES.COM See sales representative for details. Illustrations are artist’s concept only. E.&O.E.

CONNECTED LIVING IN VAUGHAN METROPOLITAN CENTRE

PATH-CONNECTED WATERFRONT RESIDENCES

Mobilio Condominiums & Towns

Sugar Wharf Under Construction

Now Previewing

CHURCH & SHUTER

YONGE & EGLINTON

DUNDAS E. & JARVIS

Fleur Under Construction Move In Next Year From the Mid $700’s

The Eglinton Completed Move In Now From $1.3 Million

in.DE Under Construction Now Previewing From the Mid $600’s

NOW OPEN! 501 SHELLARD LANE, BRANTFORD

TOWNS $ FROM THE MID

400’s

SINGLES $ FROM THE MID

500’s

ONLY MINUTES WEST OF HAMILTON BEAMSVILLE | BRANTFORD | CALEDONIA | HAMILTON | PARIS

LosaniHomes.com Prices and specifications subject to change without notice. E.&O.E.

N PE O W O N

NOW OPEN Luxury Suites from the mid $600s Bijou is situated in the heart of charming Bloor West Village. Just steps away from the subway and right next door to a wonderful world of boutique shops and restaurants, Bijou blends sleek modern design with grand Parisian style. For a limited time, enjoy an array of excellent incentives. CLOSING COSTS WAIVED • NO DEVELOPMENT CHARGES •

NO TARION ENROLMENT FEES • NO ADMINISTRATIVE FEES

Presentation Centre 2450 Bloor Street West 416.862.0888 | bijou@plazacorp.com

Actual Photography of Aquavista’s Penthouse Model Suite

Experience the splendour of Lakeside Living. Come and tour the magnificent penthouse model suite, and immerse yourself in panoramic lake views and stunning designer finishes. VISIT THE PRESENTATION CENTRE TODAY

261 Queens Quay East

tridel.com

CONTRIBUTORS

BILD REPORT | DAVE WILKES Dave Wilkes is president and CEO of the Building Industry and Land Development Association (BILD), the voice of the home building, land development and professional renovation industry in the GTA. For the latest industry news and new home data, follow BILD on Twitter at @bildgta or visit bildgta.ca

CHIEF REVENUE OFFICER

Jacky Hill jacky.hill@nexthome.ca EDITOR-IN-CHIEF

Susan Legge susan.legge@nexthome.ca ART DIRECTOR

STAT CHAT | BEN MYERS Ben Myers is President of Bullpen Research & Consulting. Ben provides pricing recommendation, product mix, and valuation studies on new residential housing developments for builders, lenders and property owners. www.bullpenconsutling.ca

Tammy Leung CONTRIBUTING EDITORS

Sara Duck Marlene Eisner Amanda Pereira SENIOR MEDIA CONSULTANTS

Jessica Wilson 416.873.1049 jessica.wilson@nexthome.ca

CONDO PRO | BARBARA LAWLOR Barbara Lawlor is president and CEO of Baker Real Estate Inc., and an in-demand columnist and speaker. A member of the Baker team since 1993, Barbara oversees the marketing and sale of condo developments in Canada and overseas. baker-re.com

Natalie Chin 416.881.4288 natalie.chin@nexthome.ca SALES & MARKETING CO-ORDINATORS

Gary Chilvers Sarah Khan DISTRIBUTION

distributionteam@nexthome.ca ACCOUNTING INQUIRIES

LEGALLY SPEAKING | JAYSON SCHWARZ Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. He can be reached by visiting schwarzlaw.ca or by email at info@schwarzlaw.ca or phone at 416.486.2040.

accountingteam@nexthome.ca DIRECTOR OF PRINT MEDIA

Lauren Reid–Sachs GRAPHIC DESIGNER & ASSISTANT MANAGER

Alicesa Pullan GRAPHIC DESIGNER & PRE-PRESS COORDINATOR

Hannah Yarkony GRAPHIC DESIGNERS

MARKET PLACE | SARA DUCK With more than a decade of experience in the magazine world, Sara Duck brings her passion for writing and expert eye for what’s on trend to our pages.

Sandra Hanak–Vujnovic, Johannah Lorenzo, Mike Terentiev, Kathleen Walker, Alice Wu Published by

nexthome.ca

STYLE FILE | JO ALCORN Jo Alcorn is a design specialist and designer on HGTV’s Home to Win. She has her own furniture collection, signature pillow and dog bed line and is known for her savvy design concepts. Visit Jo at whitewashco.ca

KEEHN ON MONEY | KELLEY KEEHN A financial literacy advocate, Kelley Keehn is on a mission to “make Canadians feels good about money.” She is the author of eight published books and is also a speaker, media personality and consumer advocate for the Financial Planning Standards Council. kelleykeehn.com

INSPIRATION | ALEEM KASSAM Award-winning Interior Designer Aleem Kassam is one of the principal designers along with Phyllis Lui for Kalu Interiors. The firm provides bespoke design services for clientele throughout Canada. kaluinteriors.com

Advertising Call 1.866.532.2588 for rates and information. Fax: 1.888.861.5038 Circulation Highly targeted, free distribution system aimed at real estate buyers using street level boxes and racking. Call 1.866.532.2588 to discuss distribution opportunities. Copyright Notice All copyright and other intellectual property rights in the contents hereof are the property of NextHome, and not that of the individual client. The customer has purchased the right of reproduction in NextHome and does not have the right to reproduce the ad or photo in any other place or publication without the previous written consent of NextHome. Contents of this publication, in hard copy format as well as online, are covered by copyright law, and offenders will be prosecuted. Copyright 2019 All rights reserved. Reproduction, storage in a retrieval system or transmission, in any form or by any means, whether electronic, mechanical or otherwise, in whole or in part, without prior written permission of NextHome is strictly prohibited. Terms Advertisers, Editorial content are not responsible for typographical errors, mistakes or misprints. All prices are correct as of press time. Editorial Submissions from interested parties will be considered. Please submit to the editor at editorial@nexthome.ca.

8 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

EDITOR’S NOTE

BOOK SMART Have you noticed how many books there are on the market right now heralding the power of “screwing” up and “not giving a ‘youknow-what’” about something or other? Self-help authors are championing failure as part of personal growth — telling us we need to fail multiple times in order to succeed. This theory is true under certain circumstances, of course, but not when it comes to buying real estate. I’ve yet to see a book called The Hidden Benefits of Totally Messing Up Your Real Estate Purchase, despite the catchy title. Messing up a real estate purchase isn’t something you want to do once, let alone repeat. Chances are it will be expensive and lifechanging, and not in a good way. So, how is it possible to mess up a real-estate purchase? I’m glad you asked. It could include doing things like: • Choosing not to use a real estate lawyer. You should be in contact with a real estate lawyer during every step of the purchasing process, including before you sign any legal documents. • Deciding not to thoroughly check out the neighbourhood you’re buying in BEFORE you sign on the dotted line.

SUSAN LEGGE EDITOR-IN-CHIEF New Home + Condo Guide EMAIL: susan.legge@nexthome.ca TWITTER: @SusanLegge

WANT MORE NEWS IN YOUR INBOX? Sign up for our newsletter to receive the latest highlights by visiting nexthome.ca/subscription.

+ get social

• Not seeking out an accredited, reputable mortgage broker, lender or banker and not getting preapproved for a mortgage before home shopping. • Not figuring out how much of a mortgage you can actually afford and deciding to put a downpayment on a home anyway. • Not understanding what a downpayment involves and thinking you can just borrow money for one. • Underestimating the real cost of buying, selling, moving and operating a home. • Not researching the reputation of the builder you’re considering buying from. You get the picture. Instead of setting yourself up for failure, do your homework. By compiling a team of real estate experts and getting the info you need to succeed, you can close the book on failure.

Interact with us on social media: nexthome

10 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

UNWIND IN STYLE. When it comes to amenities, 55 Charles’ are singularly spectacular. Take this stunning lounge, with its elegant seating area, cozy fireplace and inviting communal table, it’s perfect for an evening of entertaining or a morning of working and thinking. 55 Charles’ meticulously conceived amenities are designed to enhance the lives of residents. Make it yours.

Priced from the $700’s to over $2.5M 55charlesresidences.com

PRESENTATION CENTRE 23 St. Thomas Street, Toronto ON M5S 3E7 info@ 55charlesresidences.com 416.968.3342

Mon-Thurs 12-6pm Sat-Sun 12-5pm

Prices and specifications subject to change without notice. E. + O.E. Exclusive Broker MarketVision Real Estate Corp. Brokers protected. Illustration is artist’s impression.

Nov. 23-Dec. 7, 2019 | volume 28, issue 22

Contents Cover Story

20 Branthaven ElEvatEd living. attainablE luxury at uppEr wEst sidE condos in oakvillE’s oakvillagE 12 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

Property profiles 28 Reserve Properties + Westdale Properties A collaboration with Pharrell Williams results in Untitled, the name of a new condo at Yonge and Eglinton

34 lanterra Developments No. 31 condominiums in the Distillery District bring together art, culture and style

40 heathwood homes Family friendly design and decor found at The Willowglen model at Country Lane in Whitby

40 #InsidetheGTA

#BeyondtheCity

In every Issue

46 Design File

contributors

hot Properties GTA

#insideTheGTA

Designing a sweet girl’s room in a small space

The latest news, numbers, trends and events

by Jo AlcoRN

by susAN leGGe

bilD Report

by DAve Wilkes

24 inspiration Balance and function — inside a designer’s condo

by sARA Duck

What suite size is best?

48 market Place Make way for dark and dramatic floral prints by sARA Duck

50 keehn on money Should you help your child buy a home?

condo Pro Does baby make three? by bARbARA lAWloR

66 What’s online

by Jo AlcoRN

30 legally speaking by JAysoN schWARz

63 index of Advertisers

Designing a sweet girl’s room in a small space

by beN myeRs

Why you need a survey

59 hot Properties sWo

46 Design File

by Aleem kAssAm

26 stat chat

home Decor H&M Home partners with Jonathan Adler for a cool collaboration

Fixing the GTA’s housing problems using solutions

48 Glossary

celebrity homes + condos A home in Majorca fit for Hollywood royalty nexthome.ca 13

#InsidetheGTA by SUSAN LEGGE

GTA

THE FUTURE IS NOW. Marketed as a city unto itself, the Exchange District in Mississauga is Camrost Felcorp’s latest master-planned community. The latest 40+2-storey tower, EX2, is priced from the $400s. Located on City Centre Drive, it is within walking distance of transit and Square One. Register for EX2 by visiting THEEXCHANGEDISTRICT.COM

Two high-rise towers planned for Dawes and Danforth Marlin Spring and Osmington Inc. just acquired 10-30 Dawes Road in Toronto’s Danforth Village neighbourhood where they plan to develop a landmark mixed-use project with two high-rise towers with over 500 homes. The transit-oriented project is located in a flourishing neighbourhood within walking distance to the subway and the Danforth GO Station. “Acquiring this key property in the Danforth Village allows us to create 14 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

another mixed-use development with much needed housing options along public transit lines. We are very pleased to be able to work with our valued partners at Osmington on this exciting new project,” said Benjamin Bakst, CEO, Marlin Spring. “We are delighted to have built a deep and trusting relationship with the Marlin Spring Team over the past few years and we look forward to further strengthening our relationship with this Osmington/

Marlin Spring partnership,” said Jason Levin, Executive Vice President, Investments at Osmington Inc. “We are looking forward to developing this monumental project together.”

For the third consecutive year, Toronto holds steady as the No. 1 Canadian destination city according to the latest U-Haul migration trends report. The report is based on the more than 2 million one-way U-Haul truck sharing transactions that occurred in 2018.

The Randall Residences opens its doors in Oakville

The Randall Residences’ distinguished homeowners and special guests celebrate the official grand opening of the acclaimed signature Oakville address in the heart of South East Oakville.

Rosehaven Homes recently celebrated the official grand opening and ribbon-cutting ceremony of its acclaimed signature Oakville address, The Randall Residences. Rosehaven principals, the Guglietti family, together with The Randall’s distinguished homeowners, celebrated this milestone occasion with a guided tour of the newly finished common areas of the luxury building. Call 905-849-1033 for a private appointment to view the penthouse model.

Lakeshore C.I. celebrates John Zanini Foundation Scholarship recipients Ten graduating students from Lakeshore Collegiate Institute had more than their commencement to celebrate recently. Each of them was a recipient of a $2,500 scholarship from the John Zanini Foundation. The scholarship program was created to assist students who are continuing on with their post-graduate studies. John Zanini, president of Dunpar Homes, welcomed the opportunity to meet the students at the commencement at the school and to congratulate them on their accomplishments. The John Zanini Foundation,

was established to assist at risk youth and encourage them to continue onto post secondary education.

John Zanini met and congratulated some of the students that were recipients of a John Zanini Foundation scholarship to assist in their post-secondary education.

Construction begins at High Park project

Happy purchasers, friends and family joined Medallion Capital Group’s principals Mike and Chris Giamou (l-r wearing poppies, centre) and their team at the official 260 High Park Church Lofts and Residences ground breaking.

PHOTO: JELENA LAZAREV

DID YOU KNOW?

Medallion Capital Group has broken ground at 260 High Park Church Lofts and Residences, the re-envisioned Alhambra Church located on the southwest corner of Annette St. and High Park Ave. in Toronto. The design retains and repurposes the elements that are of historical value in the heritage building, while introducing a new addition massed sensitively around the main sanctuary, in an ideal Toronto community. “The project is over 70 per cent sold,” said Chris Giamou, Medallion Capital President and Co-Founder. “High Park area is an esteemed part of the west end of Toronto and a thriving community – from the beautiful park just minutes away, to the Bloor West Village and Dundas West neighbourhoods, there’s a ton of character making it such a desired place to live. We recognized these attributes and wanted to develop something unique but still beautiful.” 260highpark.com nexthome.ca 15

ADVICE | bIlD rEport

Fixing GTa’s HousinG Problems neeDs HoWs, not Why-nots

Dave Wilkes

As the president and CEO of an organization that represents 1,500 member companies and runs some of North America’s largest home shows, I always employ an approach that focuses on solutions not problems. In order to solve the generational housing shortage in the GTA, a situation that is eroding affordability and driving up rents, 16 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

we need to adapt this same philosophy and define forward looking solutions. The root of the GTA’s housing supply challenge goes back over a decade. Consistently, building the infrastructure, work places, and homes of the region has suffered from a “why not to do it” attitude versus a “how do we get it done” mentality. As a consequence, we have consistently underbuilt housing and neglected vital new infrastructure projects and infrastructure renewal. As migration to the region picked up

in the later half of the last decade, we found ourselves with our backs against the wall. One simply needs to see our insufficient rapid transit, clogged highways and arterial roads, and a shortfall of over 10,000 new housing units every year in the GTA, to know we are ill prepared. Especially in light of the projected 115,000 new residents that will call the region home each year through 2041. Over the past two weeks BILD has been running a campaign to draw attention to how the …continued on page 18

“

Over the past two weeks BILD has been running a campaign to draw attention to how the provincial government is taking positive steps to increase housing supply and bring balance to the market.

…continued from page 16

”

provincial government is taking positive steps to increase housing supply and bring balance to the market. Please look at the material at bildgta.ca/themathissimple. The government introduced its Housing Supply Action Plan in the spring of 2019 and regulations under Bill 108 are nearing completion. As next steps, municipalities will have to adjust their processes and procedures to comply over an implementation period. The government’s plan recognizes the overwhelming majority of housing in Ontario is built by private companies

18 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

in compliance with provincial requirements and municipal interpretations. The process of bringing new housing to market is slowed by layers of bureaucracy and red tape. Changing rules and interpretations also add years to the process. In addition, government fees, charges and taxes add tens, to hundreds of, thousands of dollars to the cost of a new home. The changes being proposed in the government plan will make it SIMPLER to bring new homes to market by streamlining the process, make it FASTER to build new homes by reducing approval times, and FAIRER by making sure

fees and taxes are equitable. BILD supports this approach. These are the types of actions that bring solutions to address the challenges faced by the region; challenges that we all collectively bear responsibility to address for the new residents and future generations of the GTA. I encourage all involved — residents, municipalities, industry and government agencies to get behind the basic solution of Simpler + Faster + Fairer = More Housing Supply and a more affordable market.

Dave Wilkes is President and CEO of the Building Industry and Land Development Association (BILD), the voice of the home building, land development and professional renovation industry in the GTA. For the latest industry news and new home data, follow BILD on Twitter, @bildgta, or visit www.bildgta.ca.

+more adViCe online nexthome.ca/news/advice

Cover Story

Coming soon to oakville.

UppEr West side Condos Elevated Living. Attainable Luxury. Introducing Upper West Side Condos, a captivating new landmark at Trafalgar and Dundas, in Oakville’s highly desirable Oakvillage neighbourhood. “Upper West Side Condos is really an enclave; a community within a community,” says Steve Stipsits, president of Branthaven. “It’s a new luxury midrise condo within our highly successful Oakvillage neighbourhood.” Located on Oakvillage’s upper 20 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

west side, Stipsits says, “Upper West Side Condos will provide a unique opportunity to live a highquality urban condo lifestyle surrounded by Oakville’s renowned amenities and Oakvillage’s abundant greenspaces. Branthaven is excited to be able to bring our brand’s attainable luxury and our signature Fresh Thinking built-in features and finishes to discerning buyers.”

“

Upper West Side Condos will provide a unique opportunity to live a high-quality urban condo lifestyle surrounded by Oakville’s renowned amenities and Oakvillage’s abundant greenspaces.

”

Upper West Side Condos’ architecture celebrates a new modernism with its chic colour and crisp materials palette. Rising 14 storeys on Trafalgar Road and cascading down to 11 and then six stories, Kirkor Architects and Branthaven have designed Upper West Side Condos to impress from every angle. Each façade is accentuated with expansive glazing, patios, balconies and terraces. “Day or night, the large suite windows and outdoor living spaces will provide impressive views of Oakville’s lush landscapes and the panoramic cityscapes beyond,” adds Stipsits. nexthome.ca 21

Amenity spaces are also impressive. Upper West Side’s amenities were created in collaboration with II BY IV DESIGN and inspired by leading design hotels and boutique condos. Amenity spaces have custom lighting, contemporary art and bespoke furniture adding a collected and curated ambience. The concierge will welcome you and your guests to the stunning double height lobby with its custom artisanal brick feature wall. This warm and inviting design element is seamlessly carried through all ground floor amenity spaces including the convenient co-working space, social lounge, the sophisticated entertainment lounge and bar as well as the fitness studio. Rich herringbone brick picks up this theme adding instant warmth and character to the outdoor amenity spaces including the ground level courtyards, landscaped patio and the stunning landscaped 11th floor Rooftop Terrace Lounge. Suite choices range from one bedroom, one bedroom plus den, two bedroom and two bedroom 22 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

plus den collections as well as a very limited edition of two-storey ground level condos. Whatever your size requirements, there’s no compromise on size, style or outdoor space. Upper West Side Condos’ well-designed layouts have floor-to-ceiling sliders, oversized windows and living spaces that lend a fresh, airy feel throughout. Kitchens feature upgraded cabinetry, quartz counter surfaces, textured tile backsplash and exceptional functionality in their layouts — perfect for your everyday lifestyle and entertaining. Bathrooms draw their inspiration from boutique hotels with their intelligent use of space and luxe spa-inspired fixtures. Upper West Side Condos are conveniently located. Residents can walk to an array of local amenities including parks and trails, shops and services. Old Oakville and the lakefront are within easy reach with an abundance of restaurants, shopping and nightlife. Prestige schools, state-of-the-art community centres and Oakville Trafalgar Memorial Hospital are nearby. For commuters, Oakville

Transit is at your door and there’s easy access to the Oakville Trafalgar GO Train or Hwys. 403, 410 and the QEW.

Live the Life you have always wanted. Upper West Side Condos are perfectly suited to your lifestyle. From the mid $300s. Register Now for VIP Access. UpperWestSideCondos.ca

Location Oakville DeveLoper Branthaven DeveLopment Upper West Side Condos Home type Midrise condominium contact UpperWestSideCondos.ca

SOLVING THE HOUSING AFFORDABILITY EQUATION IN THE GTA With the GTAʼs population growing by 115,000 people every year and our housing supply problem, our housing market is out of balance.

THE MATH IS SIMPLE.

simpler

+faster +fairer

We must streamline the process of bringing new homes to market.

We must shorten the time it takes to build new homes.

We must ensure that fees, taxes and charges on new homes are fair and equitable.

MORE HOUSING SUPPLY AND A MORE AFFORDABLE MARKET

THATʼS WHY WE SUPPORT THE PROVINCIAL GOVERNMENTʼS EFFORTS TO INCREASE HOUSING SUPPLY AND BALANCE THE HOUSING MARKET IN ONTARIO AND THE GTA.

BUILDING A BETTER GTA FOR TOMORROW, TODAY To ﬁnd out more visit bildgta.ca/themathissimple *Altus Report – 2019. Creative by

and

Bold

designer notebook

beautiful

INSPIRATION |

Aleem Kassam of Kalu Interiors shares why his condo is the perfect balance of function and high style.

When you find true love, you know it right away. You feel it in your bones. It’s the same with real estate! When I saw this two-bedroom condo, I knew we were destined for a life together. The 10-year-old, 19th-floor sub-penthouse packed plenty of promise, with its coveted corner placement, stunning views, and 1,150 sq. ft. of living space to play with. One of the benefits of being both designer and client, in this case, was not having to adhere to a strict timeline or deadline. Another significant advantage 24 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

was the opportunity to live in and experience the space, which allowed me to assess its functionality first-hand. With time on my side and a clear view of what worked in the area – and perhaps more importantly, what didn’t – I had a great launching point for my pending project. Now, before I get into the design side of things, let’s revert to myself in client form. I love dinner parties. Entertaining is essential in my household, so this was a key consideration, from concept to completion.

StyLe Gold is the trending embellishment in this space. I love its warm glow and simplistic opulence. This modern metal became a running theme throughout this space, carrying from the kitchen and dining area, into the bedroom and retreating to the bath. But notice that this trendy addition comes in the form of “soft” accessories. Translation: Relatively inexpensive and easy to replace, when this trend eventually runs its course (which it will). Behind that, you’ll find a space that is neutral with solid staying power.

Function As it was, our new home’s layout wasn’t conducive to how I live. The kitchen was tiny, with an adjacent bedroom that didn’t offer proper privacy. This would require moving walls, but the result was well worth the effort. The new kitchen is twice as large and stocked with all the trimmings, including a butler’s pantry, corner cabinets, a 36inch fridge, full-sized wall oven, microwave, wine fridge and coffee maker. Essentially, everything you need to throw a good dinner party. Designer advice: Function first!

Light The condo boasted an excellent balance of wall space and windows, which facilitated ample natural light throughout. The finishes, on the other hand, were much too dark. We replaced the circa-1990s dark-stained floors and cabinets with white oak millwork, which lightened up the interiors. And, since it’s an open floorplan, the impact benefits the entire space. Light in this space also comes via mirrors – a trick of the trade, when used correctly. By positioning mirrors opposite windows, you’ll double the view and bounce natural light throughout the room.

Award-winning Interior Designer Aleem Kassam is one of the Principal designers along with Phyllis Lui for Kalu Interiors. For more than a decade this Vancouver-based design firm has become known and focus on creating thoughtfully curated interiors that enhance and inspire how you live. The firm provides bespoke design services for clientele throughout Canada. kaluinteriors.com

+more InspIratIon onlIne nexthome.ca/news/inspiration

nexthome.ca 25

ADVICE | stAt ChAt

What is the Best Condo Unit to BUy? Ben Myers

In mid-November I had the pleasure of presenting the latest market data and statistics to a small industry group at BILD’s educational summit event. The Building Industry and Land Development Association (BILD) is the voice of the home building, land development and professional renovation industry in the Greater Toronto Area and has over 1,500 members. I spoke to the crowd about the demographics driving the industry, including the Baby Boomers trading down to smaller single-family homes, and buying luxury apartments. I also spoke about Millennials, which include first-time home buyers, and move-up buyers looking to accommodate a growing family. Despite the shifting demographics, rising prices, and changing preferences, I showed that the unit mix of popular floorplans for new Toronto condominiums was virtually unchanged from 2018 to 2019. I found this very strange, as price growth has not been consistent across new condominiums by bedroom type. Asking prices for new studio apartments are up 23 per cent annually in the City of Toronto, while one-bedroomplus-den suites are up 19 per cent. On the other hand, growth for two-bedroom-plus-den units was 26 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

just 2 per cent year-over-year in October. When looking at yearto-date figures, the average price for suites from 300 to 400 sq. ft. are up 34 per cent annually and suites from 400 to 500 sq. ft. are up 25 per cent. Yet builders are not programming more of these micro

suites than they did last year. Let’s be honest, most people don’t want to live in a 350-sq.-ft. unit, but as an investment it can be a very desirable option. The price is obviously much lower than other unit types, and because the price is inexpensive, more

“

Let’s be honest, most people don’t want to live in a 350 sf unit, but as an investment it can be a very desirable option.

people can qualify to buy it in the resale market when you decide to ultimately sell it. Just because you wouldn’t want to live in it, doesn’t mean a person just starting out would not want to. Some tenants and first-time buyers just want access to the city,

”

they live in the neighbourhood first, and their unit second. The trade off of living in a tiny new condo is everything is new, the appliances are stainless steel, the countertop is granite, the ceiling is high, and the building has all the new bells and whistles. A tenant or young buyer will take into consideration the money they’re saving by having a state-of-the-art gym, a theatre, and most importantly these days, a co-working space! It might not be their forever home, but it’s a good place to start out. And it might be a great investment, too. There is no doubt in my mind that part of the reason that developers haven’t programmed more studios is cost related, as they need more kitchens, more bathrooms, more front doors for three 300-sq.-ft. units, in comparison to a 900-sq.-ft. open-concept, two-bedroomplus-den unit. The other factor is the planning process and public consultation that tries to shame developers into building larger units (which cost more!) and projecting their desires and preferences on a building they’ll never step foot in. If someone wants to live in 350 sq. ft., that’s their business, they have the choice of a larger and less luxurious unit in an older project, or a brand new small unit. With all this said, I really haven’t answered the question posed in the title of this article. Price appreciation has been greatest for the smallest units, so if you’re concerned about price growth, studios and one-bedroom suites

might be the way to go, as affordability worsens, having a less expensive unit opens the market up to a wider range of future buyers and tenants. However, the latest data from the Rentals.ca National Rent Report shows that the highest rent growth in Canada went to two-bedroom suites. If you’re an investor looking to hold for 10-20 years, twobedroom suites have historically been the most popular rental units in most markets across the country. If you’re reasonable with your rent request, you shouldn’t have trouble finding tenants. If you’re in the market for a new home for yourself or as an investor, do your research on the area, the builder, and the market. Most importantly, surround yourself with a team of experts, including a realtor that specializes in the new home market, a mortgage broker, and a lawyer. Lastly, buy what you can afford, and only buy for the long term. Good luck.

Ben Myers is President of Bullpen Research & Consulting. Ben provides pricing recommendation, product mix, and valuation studies on new residential housing developments for builders, lenders and property owners. Ben’s firm produces monthly rental housing analysis and publishes a quarterly report on high-rise land values. Visit www.bullpenconsutling.ca or find him on Twitter @benmyers29

+More adVICe online nexthome.ca/news/advice

nexthome.ca 27

Photo credit: Anthony cohen

PROPERTY PROFILE

phaRRell Williams collaborates with ReseRve pRopeRties and Westdale pRopeRties on new project Reserve Properties and Westdale Properties just announced an unprecedented collaboration with Pharrell Williams on a new twotower, residential development at Yonge and Eglinton, the epicentre of Toronto. Untitled is the culmination of a multi-faceted design process that saw the internationally acclaimed artist, musician and designer collaborate with an extended project team, including architects IBI Group and Interior Designers U31, to deliver a new vision for residential living. Marketing for the project launched at a press conference in Toronto’s Yonge-Dundas Square, with sales slated to begin in early 2020. It’s a tremendous honour to announce our collaboration with Pharrell Williams,” says Sheldon Fenton, President and 28 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

Chief Executive Officer, Reserve Properties. “The partnership was born out of a desire to do something really unique for Toronto and architecture as a whole. We believe by bringing in a cultural icon with vision and ideation from outside the realm of real estate it will allow us to break the mold in terms of what has traditionally been done. The experience has been off the charts and beyond our expectations.” The Grammy award-winning artist, producer, songwriter, philanthropist, fashion designer and entrepreneur is known for high-profile collaborations, including a capsule collection with Chanel and a long-standing relationship with Adidas and Human Made. Other collaborative projects include an upcoming

Youth Centre in Virginia Beach with Oppenheim Architecture + Design, work with Zaha Hadid Architects and the creation of the Something in the Water Festival. The collaboration with Reserve and Westdale marks Pharrell’s first foray into multi-residential development. “The opportunity to apply my ideas and viewpoint to the new medium of physical structures has been amazing,” says Williams, detailing his involvement in the project. “Everyone at the table had a collective willingness to be open, to be pushed, to be prodded and poked, to get to that uncomfortable place of question mark, and to find out what was on the other side. The result is untitled and I’m very grateful and appreciative to have been a part of the process.”

Rendering of ‘untitled’, the newly announced collaboration between Pharrell Williams, Reserve Properties and Westdale Properties.

A series of design meetings were held in New York, Los Angeles and London over the course of the past year to hone the vision for the project. During this time key themes around essentialism, connections to the elements and the universality of space emerged to guide the overall direction of untitled. Pharrell worked alongside Reserve Properties, Westdale Properties, IBI Group and U31, responding to everything from the vision and materiality of the architectural facade, to the overall interior programming and even the furnishing choices for individual spaces. “The thinking and philosophy that ended up governing the whole process was less about adding items and instead focusing on reducing and stripping away to get us to the essential core elements of the design,” explains Shane Fenton, Chief Operating Officer, Reserve Properties. “Pharrell pushed us towards designing spaces that felt

imAge credit: norm Li

Pharrell Williams announced an unprecedented collaboration with Reserve Properties and Westdale Properties on a new residential development called untitled. Video message from Pharrell aired at Toronto’s Yonge-Dundas Square at 10:35 a.m. today.

universal. Instead of dictating a lifestyle onto our purchasers and residents, we aimed to create harmonious spaces that could serve as the backdrop to their lives. That lens was applied throughout the entire building until we ended up with something that felt both timeless and singular.” The ethos of universality is also how the team landed on the brand untitled, which encapsulates the notion that physical space is only a backdrop. “To live your life untitled means not having to live up to something or perform beyond a standard. For the standard to literally just be this beautiful matrix that allows people to create their own world,” explains Williams. “How could we as designers ensure the essentials were really thought out and expertly crafted, but delivered in a way that left everything else up to the imagination of the person occupying the space.” Untitled is another joint-venture between Reserve Properties and

Westdale Properties, following the sell-out success of Line 5. With untitled, the two leading Torontobased developers are once again returning to mid-town with 750 units, split between two towers and a joint-podium. “Yonge and Eglinton is in the midst of a tremendous transformation that is unlike anything else happening in North America”, says Mitchell Cohen, Chief Operating Officer, Westdale Properties. “We were one of the first to invest in the area and to see just how far midtown has come since then has been a highlight. As developers with a long track record in this neighbourhood, collaborating with Pharrell is about pushing ourselves to do better. But it’s also an opportunity to give back to a community that has given us so much.”

untitled will feature 750 units and will launch in early 2020. For more information, register at untitledtoronto.com nexthome.ca 29

ADVICE ADVICE| |LEGALLY MORTGAGE SPEAKING INTEL

WHY YoU neeD A SURVEY JAYSon SCHWArZ

Living in a home or cottage by the water is a dream for many Ontarians. But how do you get there without all of the hidden dangers that exist in buying your dream? Buying a cottage or country home is different in many ways from buying a house or a condo in the city. There are different kinds of ownership, and more importantly, there is a huge difference in title and things that need to be checked in cottage country. This article will focus on one part of buying a 30 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

simple freehold cottage or home somewhere in Ontario on a lake. If you have identified a cottage you want, and the agent has done up the Agreement of Purchase and Sale (the “Offer”) and you are ready to sign . . . WAIT!!!!!!! The first question to be asked before you sign anything is whether there is a current survey, an existing survey or if the vendor should supply one. This is a must when buying outside the city. The reason is that cottage and country lots are often irregular and may have uncertain boundaries. They may have easements, shore road allowances and road allowances running through them. The cottage may have been built too close to the water or a lot line or maybe access is only available

through a neighbour’s property. All of these things can lead to danger, disappointment or disaster. We recommend to all of our clients that if a survey is not available and the vendor doesn’t cooperate, then the purchaser must have the right to have a survey done at his or her expense and has a right to terminate the transaction if the survey discloses a matter that, in the purchaser’s unfettered discretion, detracts from their enjoyment of the property. The survey will disclose many of the matters that can be of concern. As an example, a friend recently purchased a cottage and in the heat of the moment, waived the survey clause, but still had the right to do one. His survey disclosed that a ‘Road Allowance’

“

The first question to be asked before you sign anything is whether there is a current survey, an existing survey or if the vendor should supply one. This is a must when buying outside the city.

”

cut through the middle of the property and in fact, bisected the original cottage built in 1932. A Road Allowance is a 66-ft.-wide strip that generally runs from a township road through private property to the lake and, if needed, could be developed by the local municipality to provide access for the public to the lake. In this case, there were two problems, the first being the possibility of having a road someday being built, and the second that my friend did not own the whole building and could not fix it up. In this case, having a good lawyer and an understanding municipality paid off and the township offered to lease the area around the building for 99 years.

Almost every lake in Ontario has a deeded parcel that belongs to the local municipality running along the shoreline. This is called the ‘Shore Road Allowance’. Many years ago, this was put into place to allow public access to the water for roads, lumbering and public use of all kinds. As development has evolved and private individuals have acquired and built on the property abutting the Shore Road Allowance, it has become the practice of the municipalities to sell the Shore Road Allowance to the adjacent owner. The survey will demonstrate where it is and who owns it. The next issue is to establish the boundary lines. Cottage properties are often ill defined, and if you

have plans to demolish, rebuild, remodel, add or subtract buildings on the land you are buying, this is critical. Quite often, access is an issue either for you to get into your home because it may be on a private road (who owns it?) or others may have the right to drive over your property, which can be quite disturbing. So there it is! The first thing to consider, GET THAT SURVEY! It is not something to be overlooked. Buying a cottage or country home should be an enjoyable experience. Please find a lawyer who understands rural property and get good legal advice BEFORE you firm up that offer.

Jayson Schwarz LL.M. is a Toronto real estate lawyer and partner in the law firm Schwarz Law LLP. Visit online at schwarzlaw.ca or email info@schwarzlaw.ca with your questions, concerns, critiques and quandaries.

+more adVICE online nexthome.ca/news/advice

nexthome.ca 31

ADVICE | ConDo pro

WILL BABY MAKE THREE?

“

When you shop for suite designs, look carefully at wall space. Whatever you can hang, including a change table, means shelf and drawer space is freed up.

BArBArA LAWLor

If you are considering purchasing a new condominium suite and you plan on having a family in the near future, buy with baby “stuff” in mind. Sure, a two-bedroom suite is optimal, but perhaps you can afford only a one-bedroom at this time. With the benchmark price of new condos in the GTA having reached $841,159 in September, it is understandable that young buyers may have to start out in a compact design. In fact, many people have managed quite well in small condos, and you will find all sorts of advice from them online. Here are a few things I learned with just a little bit of surfing. Ask your builder about the possibility of having barn rather than swing doors. A lot of space is opened up for use when doors do not need clearance. If barn doors are not an option, consider having no doors. It will be years before the child needs or wants privacy. Buying new means you may have the ability to alter your floor plan accordingly. 32 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

”

“

Can you afford a one-bedroom + den? If so, the den can become a nursery.

Can you afford a one-bedroom + den? If so, the den can become a nursery. When you shop for suite designs, look carefully at wall space. Whatever you can hang, including a change table, means shelf and drawer space is freed up. Remember when you select furnishings that multi-purpose is the way to go. Many items nowadays have storage built right into them, which is a real bonus for things like toys, diapers, etc. Does the suite have any built-in storage? If so, that’s a plus. Do you own a vacuum sealer? I know of young couples who vacuum seal the baby clothes that are too big now and slide them under the bed or other furniture until the child grows into them. Flat storage is a clever way to make the most use of typically unused space. Ask the sales representative what the developer has done to provide kid-friendly areas in the building. If you have a large play area with toys and equipment available, that means you can keep fewer of this type of item in your suite. Check out what local amenities are within a stroll of the buildings you are considering. Libraries usually feature story time for little ones, and community centres may offer parent-tot swim lessons. And are there parks nearby? During the nice weather, nothing beats a brisk walk in the outdoors. Once you move in, start or join a parent-baby or parenttot get-together in the building. You can work on socializing the

children and enjoying some adult conversation in the process. At Baker Real Estate Incorporated, we see an increase in families choosing to live in condominiums for financial and lifestyle reasons. Remember that layout is more important than square feet when it comes to livability. With a little ingenuity, you can make room for a baby and enjoy extra time parenting your little sweetheart by leaving exterior maintenance and the upkeep and repair of common amenities to someone else!

”

Barbara Lawlor is president and CEO of Baker Real Estate Incorporated, winner of the pinnacle 2017 Riley Brethour Award from BILD, and an in-demand columnist and speaker. A member of the Baker team since 1993, she oversees the marketing and sales of condominium developments in the GTA and overseas. Keep current with The Baker Blog at blog.bakerrealestate.com

+more AdVICE onLIne nexthome.ca/news/advice

nexthome.ca 33

PROPERTY PROFILE

Lanterra deveLopments Announces Landmark Project no. 31 new condominium in toronto’s coveted Distillery District combining art, culture and style Renowned for contributing to Toronto’s skyline and culture, Lanterra Developments, led by Chairman Mark Mandelbaum, President and CEO Barry Fenton and President of Lanterra Construction Management and COO Christopher Wein, are pleased to announce that sales for the residences at No. 31 have commenced. The building, located in the iconic Distillery District neighbourhood, will provide residents access to the best of the city’s downtown amenities, including Sugar Beach, the new SmartTrack and various TTC stations, while living in the heart of art, culture and history. No. 31 will consist of a 41-storey residential tower with approximately 428 units averaging 350 to 1,079 sq .ft. Ranging from studios to three34 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

bedroom units, prices will start in the high $400s. Extraordinary interiors by Alessandro Munge of Studio Munge will provide a refined living experience that reflects the essence of the Distillery District, with a curated collection of old and new, mixing dark earth tones, exposed brick and pipping elements. “The aesthetic of this project was inspired by the mix of elegant and edgy qualities of the Distillery District,” says Mark Mandelbaum. “Our vision for No. 31 is to create a community that has the beauty and grace of a European sidewalk, with a creative and dynamic essence you would find walking the streets of New York’s Chelsea neighbourhood.” “We are well versed in creating landmark communities that attract a certain type of buyer,” says Barry nexthome.ca 35

Fenton. “To be able to bring No.31 to the historic and culture-infused neighbourhood of the Distillery District is a privilege, creating the city’s next highly sought-after address.” “Having worked in the industry for many years, I’m excited to now be working with Lanterra and our exceptional partners to bring to market this incredible new building,” says Christopher Wein. “No. 31 will provide residents the best our city has to offer; from theatre and art by local vendors within the Distillery District, to close proximity to various transportation options and leisure waterfront activities.” nO. 31 aRcHITEcTURE

Designed by award-winning firms, Arquitectonica and local architect of record IBI Group, the graceful 41-storey glass tower equipped with a brick framing, blends elements of the iconic Distillery District within its structure. Inspired by the area’s cobblestoned walkways, charming shops and historic beauty, the building naturally fits into this hub of arts, culture and entertainment. 36 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

nO. 31 InTERIORS

Moved by the charm of Toronto’s Distillery District, Alessandro Munge of Studio Munge aimed to not only support the buyer’s lifestyle, but enhance the essence of the notable city node through every design detail, giving residents a sense of comfort, style and wonder from the moment they approach the building until they arrive in their unit. “We were inspired by the immediate design elements around us within the Distillery District when planning the look of No.31,” says Alessandro Munge. “We wanted to bring these attributes to the project through clean lines, merging contemporary and modern kitchen touches, and incorporating a palette of dark earth tones mixed with organic textures to showcase personality and style.” Shared space features will include a state-of-the-art fitness centre, complete with the latest equipment and yoga studio, a unisex dry sauna, indoor pool that has floor-to-ceiling windows with spectacular views of the Distillery District and Lake Ontario; multi-

purpose party room with catering kitchen; reflective pavilion with sunken fire pit; 24-hour concierge; children’s play area and a pet spa and relief area For more information and to register for the project, please visit www.31condominiums.com and on social media at @no.31condos

LOcaTIOn Toronto DEvELOPER Lanterra Developments DEvELOPmEnT No. 31 HOmE TYPE Highrise cOnTacT www.31condominiums.com

#Beyond theCity Must-see properties Including… Semi-detached, detached, condominium suites & townhomes

IN THIS SECTION:

BRANTFORD, CALEDONIA, FONTHILL, GRIMSBY, HAMILTON, NIAGARA, OAKVILLE, WELLAND & MORE nexthome.ca 37

INSPIRATION |

home decor

COOL collaboration!

American designer, potter and author, Jonathan Adler, teams up with H&M Home for an exclusive collection of decor accessories.

EDITOR’S

pick!

These mugs are on my wish list.

+MORE INSPIRATION ONLINE nexthome.ca/news/inspiration

38 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

Jonathan Adler’s distinct bold, modern and glamorous designs have made him one of the world’s most recognizable designers. Since establishing his company in New York City in 1993, he has stayed true to his design ethos. He is wildly celebrated for declaring “colours can’t clash” and “minimalism is a bummer.” This sort of design confidence has helped him to stay consistent and relevant throughout his career, and no doubt inspired H&M Home to pick him as their first-ever design collaboration. “Our first design collaboration is a wonderful opportunity to continue championing personal style in the home, and we could not have found a better partner than Jonathan Adler. His boundless energy and passion for irreverence is infused in every piece of this collection, and we’re so excited to be offering our customers a glimpse into the Jonathan Adler world,” says Evelina Kravaev Söderberg, H&M HOME’s Head of Design and Creative. The well-priced collection (starting from $15) includes a range of decorative items such as sculptures, vases, boxes, mugs, cushions and more, sure to be a big hit this season! For Canadians, the collection will be available only online at hm.com beginning Nov. 14, 2019.

PHASE 2 COMING SOON!

It’s everything you’ve been waiting for — a peaceful neighbourhood It’s everything you’ve been waiting for — a peaceful neighbourhood where you can unwind. A community with warmth and character. where you can unwind. A community with warmth and character. A home nestled in the Niagara region with countless amenities at your A home nestled in the Niagara region with countless amenities at your fingertips. It’s a remarkable opportunity in remarkable Fonthill. fingertips. It’s a remarkable opportunity in remarkable Fonthill.

SINGLES SINGLES on on spacious spacious 40’ 40’ lots lots designed designed for for elegant elegant and and convenient convenient family family living living starting starting in in the the high high $500s. $500s. REMARKABLE REMARKABLE

homes homes..

REMARKABLE REMARKABLE living living..

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SALES SALES OFFICE OFFICE

130 Hwy 20 Unit C-1, Fonthill

289.897.8548 289.897.8548

SALES OFFICE HOURS: SALES OFFICE HOURS: Monday, Wednesday,

Monday, Wednesday, Thursday, Saturday, Sunday 1 - 6 p.m. Thursday, Saturday, 1 - 6 p.m. Tuesday and FridaySunday by appointment Tuesday and Friday by appointment

www.mountainview.com www.mountainview.com

Prices are subject to change without notice. E.&O.E. Offer valid for a limited time. Subject to availability. Not valid with any other promotion. Prices are subject to change without notice. E.&O.E. Offer valid for a limited time. Subject to availability. Not valid with any other promotion.

PROPERTY PROFILE

DISCOVER FAMILY FRIENDLY DESIGN AND DÉCOR AT THE WILLOWGLEN MODEL AT

COUNTRY LANE If a picture is worth a thousand words, for new home shoppers, a walk through a decorated, furnished model is priceless. At Heathwood Homes’ Country Lane community in Whitby, The Willowglen model on a 36-ft. lot is a must-see. Sean Swayze, a principal at The Patton Design Studio, says the inspiration for their décor was the purchasers, who are mostly families. “The home has a lot of flexibility. We chose to design for move-up buyers with a newborn, 10-year-old boy and teenage girl. This home is spacious and bright, and features mostly 40 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

standard finishes, as Heathwood’s quality is outstanding.” Sporting 10 foot ceiling heights, the main floor has an openconcept kitchen, breakfast area and great room, which Swayze calls the home’s central hub. The kitchen floor is rich porcelain that looks like marble. “They’re doing wonderful things with porcelain nowadays, and the look is beautiful. The large island is a natural gathering spot, and two-tone cabinets in dark espresso and ivory are timeless.” The neutral colour palette is accentuated by pops of teal. “Jewel tones are on trend right

now,” Swayze explains. He stresses that The Patton Design Studio philosophy includes a bit of whimsy, which is evident in the dining room. “On one wall, we placed bronze plates you might find in Bali to offer a sense of travel. It’s fun, eclectic and calming.” Hardwood flooring graces the Great Room, dining room and master bedroom for continuity. In the master bedroom, an ink blue spread follows the theme of jewelone accents. In the sumptuous master ensuite, wallpaper gives the look of tile, and dark cabinetry sets off the multiple neutrals. The

second bedroom’s leather-tufted feature wall actually features wallpaper! “We had fun with this teenage girl’s room,” Swayze says. “The white bedding has furry red pillows for a pop of colour, and the white ensuite has an attractive geometric mirror frame.” In the Willowglen model, the third bedroom could easily be an office. Swayze appointed it for a pre-adolescent boy who could have friends over to play video games at the desk. This room shares a bath with the fourth bedroom, which is decorated as a nursery with a safari theme. In the finished lower level, which has a bedroom, games area and bathroom, Swayze says they had a teen retreat in mind. The Willowglen model is 3,637 square feet, with 843 sq. ft. of finished lower level. Heathwood has a selection of single-family

homes available starting from $778,900 to $1,069,900 ranging in size from 2038 sq. ft. to 3422 sq. ft. This desirable community is located at Taunton Road and Country Lane, just two minutes to the new Hwy. 412 that links the 407 and 401, minutes to a GO Station, and adjacent to Heber Down Conservation Area. A division of Herity, Heathwood Homes has been bringing communities to life for more than 40 years. A high level of repeat and referral customers speaks to the company’s dedication to excellent design, quality and service. One look and you’ll be “Home At Last”.

LOcaTIOn Whitby DEvELOPER Heathwood Homes DEvELOPmEnT Country Lane HOmE TYPE Detached SaLES cEnTRE 4145 Country Lane Road

Visit the Country Lane sales centre at 4145 Country Lane Road. Call 647-287-7042, or to take a virtual tour of the model home, visit heathwoodcountryland.com

cOnTacT 647-287-7042 heathwoodcountryland.com

nexthome.ca 41

Upper West Side Condos Coming Soon to Oakville.

ELEVATED LIVING ATTAINABLE LUXURY Branthaven.com

All renderings are artistâ&#x20AC;&#x2122;s concept. Prices, sizes and specifications are subject to change without notice. E&O.E.

BOUTIQUE CONDOS PERFECTLY SUITED TO YOUR LIFESTYLE STARTING FROM THE MID $300’s.

BRANTHAVEN is pleased to announce a brand new luxury condominium community is coming soon to the successful Oakvillage neighbourhood. Upper West Side Condos is perfectly located on Trafalgar Road and Dundas, at the gateway to Upper Oakville. From the soaring lobby to the stunning rooftop terrace, smart coworking space and social lounges to the New York-style fitness studio, Upper West Side Condos delivers high style and attainable luxury. Live the Life™ you have always wanted at Upper West Side Condos.

FOCALPOINT

e-NEWS!

monthly podcast series â&#x20AC;&#x201C; featuring your favourite in-the-know lifestyle experts

NEW CONTESTS

Benjamin Moore Paint Contest Enter for your chance to WIN five gallons of premium Benjamin Moore paint and a professional colour fan-deck for you to create your own uniquely colourful decorating experience! Prize value $500 Cdn.

studiotouronline.com

REAL ESTATE GLOSSARY AdjuSTAbLE-RATE And fixEd RATE moRTgAgES There are generally two types of conventional mortgages – a fixed-rate and an adjustable-rate mortgage. An adjustable-rate mortgage means the interest rate can change over the term of the loan. A fixed-rated mortgage simply means that the interest rate stays the same through the entire term of the mortgage and is “locked in”.

AmoRTizATion This process combines the interest and principal together in an established schedule of payment installments, rather than simply paying off interest at the start, which helps build home equity early on.

ASSESSEd vALuE This is how much a home is worth according to a public tax assessor who makes this determination in order to figure out how much city or state tax the owner owes.

CLoSing Closing refers to the meeting that takes place where the sale of the property is finalized. At the closing, buyers and sellers sign the final documents, and the buyer makes the down payment and pays closing costs. It is advisable to have a lawyer facilitate closing.

Condominium ownership is real estate that is independently owned and sellable, but the owners of the individual units also collectively own the common areas, amenities and utilities which are managed collectively by the owners as outlined in the Ontario Condominium Act.

CLoSing CoSTS In addition to the actual price of a home, there are also closing costs, which will typically make up about two to five percent of the purchase price, not including the down payment. Examples of closings costs include the mortgage processing costs, title insurance, and excise tax, and legal fees.

dEbT To SERviCE RATio This amount shows the ratio of your household’s debt payments to gross household income. Banks look at this when assessing how much money to loan you.

fREEhoLd ownERShip Freehold means permanent and absolute tenure of land or property with freedom of full use and control of the land and buildings on it, subject to any rights of the Crown, local land-use bylaws and any other restrictions in place at the time of purchase.

gRoSS dEbT SERviCE RATio The percentage of your gross monthly income that housing-related payments (mortgage, property taxes and heating) eats up. Depending on your situation, to qualify for a mortgage, your GDSR should be 39 per cent (or less) of your gross monthly income.

NOW OPEN IN BRANTFORD!

Condo ownERShip

see page 2 for more info

INSPIRATION |

design ﬁle

weet SPOT

Designer Jo Alcorn creates a charming girl’s bedroom in a small space.

46 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

love designing bedrooms. They come in all shapes and sizes, so a cookie-cutter approach doesn’t work, especially when the space is small or awkward. For this bedroom, I was met with a host of challenges. I had to come up with a unique sleeping arrangement and lots of storage for three little girls in one small room. Fitting three girls into a small space certainly made sleeping a challenge. My only option was bunk beds. With tight space restrictions, I had to take it a step further and have custom beds

created. To have them fit into this small, square room, I had to get creative! First, I turned the hinges on the bedroom door so that it would open in the other direction. Then I built in a wall, creating a pseudo hallway inside the room. That wall was able to serve as a headboard, and I mounted the bed ladder right on the wall, making use of every square inch of space. Because little girls have a lot of stuff, I embedded drawers on wheels under the bed and added an open shelving area for additional storage. We also tucked

“

Because little girls have a lot of stuff, I embedded drawers on wheels under the bed and added an open shelving area for additional storage.

”

a window seat into the wall and surrounded it with storage, too. I wanted to add texture and a modern twist by changing the closet doors to Masonite’s Melrose Safe ‘n Sound door, from Metrie (metrie.com). I went with their Safe ‘n Sound core option for the weight and feel of the door, and most importantly, to keep the noise down. For room accessories, I looked to Wayfair.ca for some great finds. I added their geo-shaped wallpaper to create a feature wall. I also used their stylish blackout blinds in all white; its soft, cascading design made the space seem larger and airy. I accented the room with light colours through a patterned rug and the polka-dot sheets – which keeps the room looking clean and fun at the same time.

I added hypoallergenic, dust mite control, fully washable pillows and bedding from my line called Alcorn Home (alcornhome. com). I cannot stress enough the importance of “washable” with little ones! Finally, I added some pink velvet pillows (also washable), and a black and

white throw blanket to balance off the wallpaper at the end of the bed. The artwork is another source of colour and pattern. By enlarging and hanging cute family photos, it added personality and a sense of belonging for the kids. A fulllength mirror at the end of the hall is functional and created a runway for playtime. There was enough floor space for the girls to get out their dollhouses and other toys, and still have room for everyone to enjoy whatever they were doing at any time. The biggest lesson to learn from this makeover is that sometimes you have to think outside of the box – literally! If I had stayed with the square room as it began, it wouldn’t have the wonderful personality and function it has now.

+more InspIratIon online nexthome.ca/news/inspiration

nexthome.ca 47

INSPIRATION |

market place

NI HT ARDEN by SARA DUCK

FEMININE FLORAL PRINTS ARE DARK AND DRAMATIC, FOR A STRIKING LOOK THIS SEASON.

6 5 7

5| Trade large floral hardshell suitcase (34-in) by Herschel Supply Co. $260. Thebay.com

6| Flora Magnifica. $60. Hm.com 7| Circular mirror with golden floral detail. $60. Homesense.ca 8| Floral appliqué gloves. $40. Marshalls.ca 9| Filodendron duvet cover and pillowcase. $80. Ikea.ca

+MORE INSPIRATION ONLINE nexthome.ca/news/inspiration

nexthome.ca 49

ADVICE | kEEhn on monEy

Should you help your child

buy a home?

“

You hear it every time you get on a plane. In the event of an emergency, you need to put your mask on first before helping others. But when it comes to your kids, that’s easier said than done.

Kelley Keehn

Many Boomers have, well, boomed in real estate over the past several decades. Now, a good number of Boomer parents desire to help their adult children get their first home, which is pretty much unaffordable. So, the question becomes, should you help your kids with housing? And can you? Jason Heath, fee-only, Certified Financial Planner with Objective Financial Partner says, “Homeownership may be a good idea for younger folks. Part of the benefit of homeownership is not just financial – it’s peace of mind.” But whether parents should assist their kids is not something Heath feels parents ought to pressure themselves about. “No parent should ever feel obligated to help their children financially, especially if it’s to their own detriment. That’s the biggest concern I have – parents stretching and compromising their own retirement, simply to help their children buy a home.” 50 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

”

If you ArE goIng to hElp, now whAt?

Heath advises: “Making a gift to a child is certainly one option. If you do this, it’s important to consider some ‘what if’ scenarios. What happens if your child divorces? Oftentimes, 50 per cent of that gift ends up going to a divorcing son- or daughter-in-law. What happens if you die and you have other children to consider?” DoCumEntAtIon Is kEy

“If nothing is documented,” Heath warns. “One child may benefit at the expense of another. A loan is always an option. Some parents will loan money at a commercial interest rate, so the child is paying a fair rate and they are earning a fair return on their money. This may work in a case when a child can’t borrow enough money from the bank, but then again, if they can’t borrow enough, that tells you something.” whAt If you CAn’t AfforD to hElp

You hear it every time you get on a plane. In the event of an emergency, you need to put your mask on first before helping others. But when it comes to your kids, that’s easier said than done. “If a parent can’t afford to help, or even if they’re not sure if they can afford to help,” says Heath.“Financial assistance for a child may not be possible. I think a parent needs to put themselves first. Compromising retirement to help a child can be a big financial risk. You may or may not be able to count on your kids if you run out of money and need help from them!”

Kelley Keehn is an award-winning, best-selling author and personal finance educator. She’s also the Consumer Advocate for the Financial Planning Standards Council. Find her at kelleykeehn.com.

+more adVice online nexthome.ca/news/advice

nexthome.ca 51

Celebrity Homes + Condos

Michael Douglas’s Mediterranean island!

o stranger to real estate investment and development, Academy Award-winning actor Michael Douglas began his real estate sideline at age 21. With the first money he ever made, working on one of his father’s films in 1966, he bought 70 acres of raw land in Vermont - which he still owns. Unlike many celebrity house flippers, Douglas holds on to his properties for decades. Now at the age of 74, Douglas and Academy Award-winning wife, Catherine Zeta-Jones, have been spending their time between their homes in New York and Bermuda and rarely have the opportunity

52 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

to visit their Mediterranean estate, S’Estaca, on the Spanish island of Majorca, which Douglas has owned for 30 years. It is listed at $32.7 million. From 1838 when Chopin spent his winters there, Majorca has been the place to be seen for celebrities from the arts to politics. In Hollywood’s heyday, Audrey Hepburn and Elizabeth Taylor vacationed at Hotel Formentor, which was also where Grace Kelly and Prince Rainier had their honeymoon. In more recent times that person who looks so familiar could be Gwyneth Paltrow, Harrison Ford, Noel Gallagher or Sting checking out the day’s catch in the local fish market. Douglas hosted many of his Hollywood friends at S’Estaca over the years, which is set up to sleep 20. Filled with romantic history, and completely private on its almost 200 acres spanning the mountains to the sea, S’Estaca was purchased by Archduke Ludwig Salvator of Habsburg in 1867 as a place where he could hide his paramours away from prying eyes and would transport them to the island via his steam-yacht the Nixe. For his cousin Archduchess Mathilde, his

nexthome.ca 53

Celebrity Homes + Condos continued

one great love, he had steps carved out of the rock so she could walk into the sea to swim. Michael Douglas purchased the estate in 1990 and upgraded the seven separate buildings and grounds by pouring millions into the property. With a total of 10,764-square-feet of living space, there are 10 bedrooms and 10 baths modernized to today’s luxury standards. Included are large formal rooms, a library, gym, multimedia room, and a master suite with fireplace, terrace and sea views. The exceptional grounds overlook the sea and contain a swimming pool, ancient olive trees, vineyard, terraces and Moorish pavilion. A large wine cellar contains casks and bottle storage for wines that have been produced on the property. With the estate abutting the port of S’Estaca, there is also a private pier and dock for yachts. Michael Douglas and wife Catherine Zeta-Jones are selling their stunning Majorca estate at the edge of the Mediterranean surrounded by almost 200 acres of mountainside woodland and privacy. Priced at $32.7 million, the listing agent is Eddy Barrera of Engel Voelkers, Majorca Westcoast. Photo credit: Engel Voelkers https://www.toptenrealestatedeals.com/homes/ weekly-ten-best-home-deals/2019/06-24-2019/1/

54 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

HOT PROPERTIES

find your next home

The latest properties in the greater toronto Area to keep your eye on d. impressions By: Fieldgate Homes City: The Village of Kleinburg Housing type: Luxury singles fieldgatehomes.com

e. illumina By: Molinaro Group City: Burlington Housing type: Condo illuminacondos.ca

h. aqualuna 8. edenBridGe kinGsway

Gta prevIew reGistration

By: Tridel Location: Toronto Housing type: Condominium Tridel.com

1. saturday in downsview park

13. moBilio

By: Mattamy Homes City: Toronto, North York Housing type: Condominium mattamyhomes.com

2. suGar wharf By: Menkes City: Toronto Housing type: PATH-connected waterfront condos menkes.com

3. klein estates By: Lindvest City: Kleinberg Housing type: Upscale detached homes on 42 and 50 ft. lots lindvest.com

By: Menkes City: Vaughan, Concord Housing type: Condo menkes.com/mobilio

17. eleven altamont By: Heathwood Homes City: Toronto, North York Housing type: Townhomes Heathwood.com

By: Tridel City: Toronto Housing type: Condo tridel.com/aqualuna

j. evermore By: Tridel City: Etobicoke in Toronto Housing type: Condo Tridel.com

k. auBerGe on the park By: Tridel City: Toronto Housing type: Condo www.tridel.com/auberge

21. 55 charles By: Mod Developments City: Toronto Housing type: Condominium 55charlesresidences.com

new openinGs

4. Bijou on Bloor By: Plaza City: Toronto Housing type: Condo pureplaza.com

5. whitBy meadows By: Fieldgate Homes Location: Whitby Housing type: Detached fieldgatehomes.com

7. thirty six zorra By: Altree Developments Location: Toronto Housing type: Condominiums thirtysixzorra.com

a. country lane By: Heathwood Homes City: Whitby Housing type: Detached homes. Models now open Heathwood.com

B. upper valleylands By: Fieldgate Homes City: Brampton Housing type: Semis, single-detached and freehold townhomes from upper $500s fieldgatehomes.com

maps Locate properties using the map on the following page

Builders If you would lIke to Include your prevIew regIstratIon, new release or sIte openIng In thIs feature, just emaIl the detaIls to editorial@nexthome.ca nexthome.caâ&#x20AC;&#x192; 55

HOT PROPERTIES | GREATER TORONTO AREA

F D 3

13 17

B 16

21 8 15

MAPS Match the map numbers with property listings on the previous Hot Properties page

56 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

17 14 C

NEW HOMES NEW CONDOS

CARTOGRAPHY: MARKETMAPS.COM

MAP LE GE N D

nexthome.caâ&#x20AC;&#x192; 57

Readers remember more More focused attention, less distraction Preferred by majority (even millennials)

Higher comprehension and recall

Your trusted authority for the latest real estate news and trends Source: “What Can Neuroscience Tell Us About Why Print Magazine Advertising Works?” A White Paper from MPA–The Association of Magazine Media, Scott McDonald, Ph.D. Nomos Research, October 2015

HOT PROPERTIES

Find your next home The latest properties in southwestern ontario to keep your eye on e. elements By: Mountainview Homes City: St. Catharines Housing type: Luxury oneand two-bedroom condos elementscondo.com

F. the PreserVe By: Mattamy Homes City: Oakville Housing type: Townhomes mattamyhomes.com

9. homestead

sWo prevIew registration 1. casa di torre By: Branthaven Homes City: Stoney Creek Housing type: Condos from 550 to 978 sq. ft. from the low $300s branthaven.com

2. one tWenty condominiums By: Mountainview Homes City: Fonthill Housing type: Condominiums mountainview.com

3. the mcKenzie By: Losani Homes City: Caledonia Housing type: Towns and singles mckenziecaledonia.ca

4. Brant West By: Losani Homes City: Brantford Housing type: Towns and singles brantwest.com

5. the Peninsula By: Losani Homes City: Paris Housing type: Towns, semis and singles parispeninsula.com

6. synergy By: Branthaven Homes City: Oakville Housing type: Urban trailside condos branthaven.com

By: Branthaven Homes City: Mount Hope in Hamilton Housing type: 33, 36, 38 & 40 ft. singles branthaven.com

10. Winona county By: Branthaven Homes City: Winona county Housing type: 36 & 40 ft. singles branthaven.com

g. FallingWaters By: Losani Homes City: Stoney Creek Housing type: Luxury townhomes email: Pronto@LosaniHomes.com

h. timBerWood estates By: Mountainview Homes City: Thorold Housing type: Townhomes, detached homes timberwoodestates.ca

11. WaterWorx By: Losani Homes City: Hamilton Housing type: Townhomes LosaniHomes.com

neW oPenings a. lyonâ&#x20AC;&#x2122;s creeK By: Mountainview Homes City: Niagara Falls Housing type: Semis lyonscreekhomes.com

B. Vista ridge By: Losani Homes City: Beamsville Housing type: Townhomes and detached losanihomes.com

i. saFFron estates By: Mountainview Homes City: Fonthill Housing type: Townhomes, detached homes saffronestates.ca

J. simPly grand By: Losani Homes Location: Paris Housing type: semis and singles losanihomes.com

K. Wallaceton By: Heathwood Homes Location: Kitchener Housing type: Towns and detached homes heathwood.com

c. sParroW meadoWs By: Mountainview Homes City: Welland Housing type: Singles and townhomes sparrowmeadows.com

d. lincoln estates By: Losani Homes City: Lincoln Housing type: Single-detached homes losanihomes.com

maPs Locate properties using the map on the following page

Builders If you would lIke to Include your prevIew regIstratIon, new release or sIte openIng In thIs feature, just emaIl the detaIls to editorial@nexthome.ca nexthome.caâ&#x20AC;&#x192; 59

HOT PROPERTIES | SOUTHWESTERN ONTARIO AREA

KITCHENER–WATERLOO

Guelph

Waterloo Kitchener

Milton

Cambridge

Brantford

Hamilton

LONDON

London

MAPS Match the map numbers with property listings on the previous Hot Properties page

60 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

Mississauga

MAP LE GE N D NEW HOMES

F 6

NEW CONDOS

Oakville

Burlington

G B

E D

St Catharines H

Niagara Falls

Welland CARTOGRAPHY: MARKETMAPS.COM

nexthome.caâ&#x20AC;&#x192; 61

It’s diverse Did you know…

of adults 18–29 read magazines vs. 81% who use Facebook. People of all ages read magazines — especially younger adults.

Your trusted authority for the latest real estate news and trends Sources: the Magazine Media Factbook 2018 – MPA–The Association of Magazine Media; Pew Research Center Social Media Fact Sheet, Feb 2018; GfK MRI, Fall 2017

townhome

Condo

Bungalow

Location BuiLder/deveLoper name Site name

semi

#IntheCity

detached

index of advertisers

priceS

page

Bloor West village

Plaza pureplaza.com

Bijou on Bloor

•

Inquire

5, BC

Bloor Yorkville

Mod developments inc.

55 Charles Residences

•

From 500's

downsview park

Mattamy Homes mattamyhomes.com

Saturday in Downsview Park

•

$4,990

IBC

etobicoke

tridel tridel.com

Evermore

Inquire

4,5

etobicoke

Mattamy Homes mattamyhomes.com

Vita on the Lake

•

Inquire

IBC

etobicoke

Mattamy Homes mattamyhomes.com

Vita Two

•

Inquire

IBC

north York, on

Mattamy Homes mattamyhomes.com

Origins of Don mills

•

Inquire

IBC

north York, on

Mattamy Homes mattamyhomes.com

Park Place on Patricia

•

Inquire

IBC

Queens Quay east

tridel tridel.com

Aqualuna

•

Inquire

6,7

Scarborough

Mattamy Homes mattamyhomes.com

Thomson Towns

•

Inquire

IBC

Scarborough

Mattamy Homes mattamyhomes.com

Upper Summerside

•

Inquire

IBC

toronto

altree developments

Thirty Six Zorra

•

From 300's

toronto

Menkes menkes.com

Sugar Wharf

•

Inquire

IFC

toronto

tridel tridel.com

Auberge on the Park

•

Inquire

6,7

toronto

tridel tridel.com

Edenbridge

•

From 900's

6,7

•

nexthome.ca 63

Beamsville

Losani Homes losanihomes.com

Vista Ridge

•

Bracebridge, on

Mattamy Homes mattamyhomes.com

White Pines

•

Brampton

Mattamy Homes mattamyhomes.com

Union Mount Pleasant

Brantford

Losani Homes losanihomes.com

Brant West

caledon/Brampton Border

fieldgate Homes fieldgatehomes.com

Upper Valleylands

• •

caledonia

Losani Homes losanihomes.com

The McKenzie

•

Fonthill

Mountainview Homes mountainviewhomes.com

One Twenty Condominiums

Fonthill

Mountainview Homes mountainviewhomes.com

Saffron Estates

Fonthill

Mountainview Homes mountainviewhomes.com

Homestead

Hamilton

Losani Homes

Waterworx

Kitchener

Heathwood Homes

Wallaceton

•

Kleinburg

fieldgate Homes fieldgatehomes.com

Impressions

•

Kleinburg

Mattamy Homes mattamyhomes.com

Kleinburg Summit

Lincoln

Losani Homes losanihomes.com

Lincoln Estates

markham

Mattamy Homes mattamyhomes.com

The Condominiums of Cornell

milton

Mattamy Homes mattamyhomes.com

Hawthorne South Village

•

niagara Falls

Mountainview Homes lyonscreekhomes.com

Lyon's Creek

•

oakville

Branthaven Homes thetauntonapartments.com

The Taunton

oakville

Mattamy Homes mattamyhomes.com

oakville

townhome

Condo

Bungalow

semi

Location BuiLder/deveLoper name Site name

detached

#BeyondtheCity

•

priceS

page

From $300’s

4,45

$419,990

IBC

From $300’s

IBC

From 400's

4,45

•

From $500’s

•

Inquire

4,45

•

Inquire

•

Inquire

•

Inquire

•

From $300’s

4,45

•

From $500’s

Inquire

$799,990

IBC

Inquire

4,45

By Appointment

IBC

Inquire

IBC

From $400's

•

Inquire

42, 43

East Preserve

•

$580,000

IBC

Mattamy Homes mattamyhomes.com

The Preserve

•

Inquire

IBC

oakville

Mattamy Homes mattamyhomes.com

The Preserve Woodland Estate

•

Inquire

IBC

paris

Losani Homes losanihomes.com

Simply Grand

• •

Inquire

4,45

paris

Losani Homes losanihomes.com

The Peninsula

• •

Inquire

4,45

pickering

Mattamy Homes mattamyhomes.com

Seaton Whitevale

•

Inquire

IBC

pickering

Mattamy Homes mattamyhomes.com

Seaton Taunton

•

$400,000

IBC

richmond Hill

Mattamy Homes mattamyhomes.com

Richmond Green

•

$845,000

IBC

64 New Home + Condo Guide | Nov. 23–Dec. 7, 2019

• • •

•

• • •

•

St catharines

Mountainview Homes mountainviewhomes.com

Elements

Stoney creek

Branthaven Homes casaditorrecondos.com

Casa Di Torre

Stoney creek

Losani Homes losanihomes.com

Fallingwater

West Brampton

fieldgate Homes fieldgatehomes.com

Valleylands

•

Welland

Mountainview Homes mountainviewhomes.com

Sparrow Meadows

•

Welland

Mountainview Homes mountainviewhomes.com

Timberwood Estates

•

Whitby

Mattamy Homes mattamyhomes.com

Queen's Common

Winona

Branthaven Homes branthaven.com

Life

Winona

Branthaven Homes branthaven.com

Winona County

townhome

Condo

Bungalow

semi

Location BuiLder/deveLoper name Site name

detached

#BeyondtheCity

• • • • • •

•

priceS

page

Inquire

From $300’s

42, 43

From $600’s

4,45

Mid $900’s

Inquire

499,000

IBC

Inquire

42, 43

Inquire

42, 43

nexthome.ca 65

WHAT’S ONLINE

TRENDING NOW THE LATEST REAL ESTATE NEWS FROM ACROSS CANADA

WHAT ARE PUBLIC AND PRIVATE RESPONSIBILITIES IN A CONDO?

WARM UP YOUR HOME DECOR FOR A COSY WINTER

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TOP FOUR TIPS FOR SELLING YOUR HOME IN THE WINTER

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T O W N H O M E S W I T H PA R K V I E W S .

Looking for a city address? Welcome to Parkside Towns at Saturday. Nestled beside Downsview Park, these Classic and Urban townhomes are a great option. With a $10,000 initial deposit and great incentives, it’s affordable and convenient. Close to the subway, highways and other life’s necessities, it’s easy to fall for Parkside Towns.

TOW NHOME S S TA RTING FROM THE HIGH $60 0’S.

It’s unbe-leaf-able!

SHEPPARD KEELE

DOWNSVIEW PARK

Saturday in Downsview Park Sales Centre. 2995 Keele Street, North York Mon to Thurs 12-7pm / Fri 1-6pm / Sat & Sun 11-6pm. 416.630.8282. MATTAMYHOMES.COM Prices, specifications and promotions are subject to change without notice. E. & O.E.

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