Vancouver New Home + Condo Guide – April 1, 2023

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

MORTGAGE OPTIONS AFTER A SEPARATION OR DIVORCE

INSIDE : A STRATA VERSUS A NON-STRATA HOME

Live Beautifully.

Choose a more intentional pace in this historic artisan village surrounded by the wilderness playground of the Sea-to-Sky. Where dramatic, chiseled mountains kiss the sparkling Howe Sound coastline — yet where you’re still about a half hour from the city.

PHASE

TWO NOW SELLI NG

14 HOMES REMAINING

Register today at britanniabeachliving.com New

351 Copper Drive, Britannia Beach

PROPERTY PROFILE

28 Citizen Urban energy meets human comfort

FEATURE

18 Industry News UDI’s 2023 housing industry forecast

BY SUSAN M. BOYCE

ADVICE

20 Mortgage Minute Life after a separation or divorce: What are your mortgage options?

BY ALISA ARAGON-LLOYD

30 Industry Expert Demystifying strata and non-strata homes

BY BRITTANY REIMER

NEIGHBOURHOOD PROFILE

16 West-end Vancouver One of the city’s shining stars

IN EVERY ISSUE

8 Editor’s Note

10 Inside Vancouver

32 Listings Directory

DISTRICT MAPS

12 Vancouver, Downtown Vancouver

22 Surrey, Langley, Abbotsford & Mission

24 Coquitlam, Port Coquitlam, Pitt Meadows, Maple Ridge & Port Moody

27 Burnaby, New Westminster

EXECUTIVE MEDIA CONSULTANT

Jacky Hill

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Amanda Pereira

EDITOR

Marlene Eisner

CONTRIBUTING EDITOR

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CONTRIBUTING WRITERS

Susan M Boyce, Michelle Hopkins

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Dave Bird

604.319.7102

dave.bird@nexthome.ca

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WHERE AND HOW

DO YOU WANT TO LIVE ?

You might spend a lot of time imagining the kind of home you want: The number of bedrooms and bathrooms and the style – a condo, a townhome or a single-family home. But do you ever think about where you want to live?

The neighbourhood and the surrounding area you choose to live in is as important as the size and style of your future new home. As you do your research and investigate all the fabulous housing developments that are available, check out if its location is a good fit for your lifestyle and needs. It’s so easy to get excited about a new condo or townhome development and put other things on the back burner, like the proximity to greenspace, transit and shopping. The last thing you want is to discover after you move into your lovely home that the ‘hood really doesn’t meet your needs.

MARLENE EISNER

EDITOR

New Home + Condo Guide

EMAIL: marlene.eisner@nexthome.ca

TWITTER: @MarleneEisner

While you are doing your research and considering the area in which you want to live, you may also be thinking about a strata home, and how it differs from a non-strata home. On page 30, industry expert Brittany Reimer takes the time to explain the differences between a strata and non-strata home. On page 18, Susan M. Boyce reports back from a recent panellist discussion at the Urban Development Institute on the 2023 housing forecast, and on page 20, our mortgage expert gives sound advice on how to obtain a mortgage after a separation or divorce. Thank you for picking up this copy of New Home + Condo Guide. Let us know what you think. We’d love to hear from you.

#InsideVan

by MICHELLE HOPKINS Vancouver

REACHING STEP 5: Foxridge Homes, a multi-family developer, is building its first net-zero home in an effort to test its conventional building practices.

According to Nicholas Bell, the director of operations at Foxridge Homes, the company wanted to see if it could achieve the highest tier of the BC Energy Step Code (Step 5), while also achieving the standards set out by the CHBA net-zero labelling program. This kind of home is designed and built to produce as much clean energy as it consumes annually, using on-site renewable energy systems. There are two levels of the CHBA net-zero labelling program; net zero and net-zero ready. The difference between the two is that a net-zero home has an on-site renewable system already installed.

NET-ZERO HOME

DID YOU KNOW?

According to a March 15 generational trends report released by Mustel Group and Sotheby’s International Realty Canada, 60 per cent of respondents think their property will match or exceed other financial investments in the next 10 years.

Free webinar on missing-middle housing

Parkside living

IMANI Development recently launched Savannah, a collection of 36 Georgian-inspired parkside three-bedroom townhomes, and one- and two-bedroom garden flats in Vancouver’s westside. Nestled directly across from Winona Park, the homes are a five-minute walk

to Marine Gateway Plaza and the Canada Line. “We love the location of this development, true parkside living, quiet tree-lined street and only one block off Cambie,” says David Zigelman, principal at Framework Real Estate Group. Register at liveatsavannah.ca.

Final phase now selling

After selling out Phase 1, Sightline Properties is releasing Dhalia, the final phase of its QE Collection — Just West, Seasons and Dahlia — a trio of Vancouver west side townhome communities. Dhalia offers 46, three- and four-bedroom luxury townhomes in the Cambie corridor. It will also be home to a spacious

outdoor amenity space with a variety of features including an open-air kitchen and dining table, and a kids’ play area on the northeast corner of the site. Located by Queen Elizabeth Park, Dhalia is within minutes of some of the city’s best shopping and dining districts, such as Main St., Cambie Village and Oakridge.

The Canadian Home Builders’ Association of BC (CHBA BC) on April 11 is hosting a Zoom presentation from 10 to 11 a.m. called ReHousing Neighbourhoods - Missing Middle Housing. The free webinar will discuss the ReHousing research project that explores how to convert single-family homes into multi-unit housing and support zoning reform to allow multiplexes across Toronto’s residential neighbourhoods. One of the guest speakers, Michael Piper, assistant professor at University of Toronto, said: “Our housing catalogue has over 50 plans for 13 of the most common house types in Toronto. We are currently applying this research through collaborations with nonprofit housing creators, development advisors and the City of Toronto’s planning group: Expanding Housing Options in Neighbourhoods (EHON).” The project’s jurisdictional scan includes Vancouver and Victoria’s missing-middle initiatives. For more information, visit chbabc.org.

Seasons

Michael Piper

VANCOUVER – DOWNTOWN VANCOUVER

1. CLARIDGE HOUSE 498 West 41st Avenue 604-941-8305 polyhomes.com

2. GRYPHON HOUSE 6191 West Boulevard 604.620.8295 gryphonhousevancouver.com

3. WEST WIND 2620 Acadia Road 604-260-8446

5. AMBER 604-871-8600 aragon.ca/amber

6. THESIS W 49 Ave & Cambie St liveatthesis.com

7. SHIFT 35th Ave & Quebec St. aragon.ca/shift

8. THE CONSERVATORY

10. GRACE Ash & W30th gracewestside.com

11. FORM 1558 West 6th Ave formbyanthem.com

12 PARK 1698 West Georgia Street anthemproperties.com

13. GRYPHON NOVA Oak & 67th

5656 BALACLAVA

ELEGANCE WITHOUT PRETENSE

It’s where Kerrisdale, Southlands, and Dunbar connect: A much-loved neighbourhood where people are friendly, cherry blossoms decorate the spring streetscapes, and a villagestyle vibe permeates life.

Introducing 5656 Balaclava, a fivestorey collection of 79 sophisticated, concrete condominium residences that create a perfect complement to the mature, leafy green setting. A combination of white and grey exterior, and dramatically cascading terracotta detailing give an iconic look that’s unique in the area—one that honours the past yet is distinctly 21st century.

A CELEBRATION OF GOOD TASTE

Whether you choose a one-bedroom, two-bedroom, or family-friendly three-bedroom, these spacious homes are curated to satisfy the most discerning homebuyer.

Kitchens, always the heart of a home, feature imported Italian cabinetry by Cellini paired with the sleek, contemporary look of quartz counters and full-slab porcelain backsplashes. The full suite of premium Miele appliances, including a convection oven, five-burner gas cooktop, and under-counter wine fridge that are part of every home, is sure to bring out your inner chef.

Soothing and serene, bathrooms incorporate a plethora of thoughtful details: Elegant soaker tubs, handtiled, zero-threshold showers with linear drains and frameless glass doors, plus oversized porcelain tile flooring all tied together with Italian vanity cabinetry. It all adds up to a tranquil, resort-inspired ambience where the cares of the world simply melt away.

And here’s a bonus seldom found in condominium living. Most homes include a full-sized laundry room with recycling centre enclosed in custom millwork to match cabinetry used throughout the rest of the home.

No more cramming your washer/ dryer into a closet. At 5656 Balaclava, you’ve got the space you deserve.

GET SOCIAL

In keeping with Kerrisdale’s outgoing, social character, 5656 Balaclava includes an expansive rooftop terrace and gathering space, the perfect place to catch up with friends and neighbours while enjoying unobstructed views over the lush green surroundings and a backdrop of the Gulf Islands. Green thumbs and their guests are sure to enjoy the community garden spaces for

bringing fresh produce and herbs directly from ground to dining table. For active living, there’s a fitness centre with dedicated yoga space, a sauna for unwinding after a workout, as well as a well-appointed bike repair room to keep your favourite two-wheeler in top shape. And for your four-footed family members who love getting out in any weather, there’s an indoor dog wash station so mud and muck get left behind.

RARE OPPORTUNITY

Need one more incentive? Be sure to ask how you can earn seven per

cent interest on your deposit until completion—that’s the equivalent of $57/day. But hurry, because this special offer is only available on the next three homes sold, so every day you delay means you’re losing out.

The 5656 Balaclava presentation centre and furnished, two-bedroom display home at 3130 Arbutus Street in Vancouver are open noon to 5 p.m. daily except Fridays. Parking available on West 15th Avenue.

Visit

or call 604.566.6606 for more information.

WEST END VANCOUVER

ONE OF THE CITY’S SHINING STARS

by MICHELLE HOPKINS

The west end of Vancouver lies downtown, bounded by Stanley Park in the west, West Georgia Street to the north, Burrard Street to the east and Pacific Avenue to the south.

It is a luminous and richly diverse kaleidoscope of hangouts for the urbanite, the socialite and the sport enthusiast. Although glass skyscrapers abound, there are tree-lined streets and lanes and garden oasis cared for by volunteer “green thumbs.” If you like walking, cycling or jogging, it’s a Mecca. For architecture lovers, there’s

a whole block of heritage homes dubbed Mole Hill, or art junkies will go for the funky, sometimes quirky, public art installations.

VIBE

Along with its eccentricities, the west end is the second oldest and most diverse neighbourhood in the city. It’s really one of the city’s shining stars! At one time, the west end was dominated by white wealthy elite! Today, Davie Street is famous for its gay nightclubs and the city’s best queer bars; Robson

Street has its luxurious and expensive shops and restaurants, and Denman Street its intimate and great ethnic eateries. In addition, there’s so much greenspace, it’s attracted young urban families, too. This effervescent mix is why so many people want to live here and visit.

IN THE AREA

The west end has two schools, Lord Roberts Elementary and King George Secondary, the historic St. Paul’s Hospital (which has the

distinction of being one of the first hospitals in the country to treat HIV/ AIDS patients and is a world leader in clinical research), libraries and a community centre.

DOLLARS & SENSE

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

THE GOOD, THE BAD AND THE REST

There’s not a lot of bad things to say about the west end, except

HOT SPOTS

if you drive … it’s a nightmare. Surrounded by world-class parks and beaches, bustling with shops and eateries, minutes away from the downtown core, Coal Harbour and more, can anyone come up with another negative comment? It is is home to the raucously fun Gay Pride Parade, the Honda Celebration of Light International Fireworks competition and the Polar Bear Swim!

PLANES, TRAINS & AUTOMOBILES

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

STANLEY PARK

Voted Best Park in the World 2014 by TripAdvisor, this beloved urban park is a 400-hectare rainforest almost completely surrounded by water. Walk, hike, cycle, eat, drink, lounge on the beach or visit the First Nations totem poles … I could go on and on!

WATER TAXI

There’s no better way to see the west end than by water. Hop on the colourful little ferry taxi and explore the area. A suggestion is to purchase a Hop On, Hop-Off day pass and really take in the spectacular scenery.

THE SYLVIA HOTEL

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

UDI’S 2023 HOUSING INDUSTRY FORECAST

PANELLISTS SHARE THEIR OUTLOOK

by SUSAN M BOYCE

The Urban Development Institute’s (UDI) January 2023 forecast, held on Jan. 26, brought together four respected industry leaders who shared their projections covering all sectors of the housing industry for the year ahead.

Panellists were Tim Grant, president of PCI Development; Beth Berry, vice-president of industrial development at Beedie: Rick Ilich, CEO of Townline; and Jennifer Podmore Russell, vice-president advisory at rennie. Avtar Bains, president of Premise Properties, and Anne McMullin, UDI’s CEO and president, shared moderating duties.

INFLATION AND INTEREST

Inflation will remain the most important metric for predicting

rate trends according to Tim Grant. While he anticipates a return to more normalized rates, he cautioned there are still forces at play that may make inflation more difficult to keep under control, including the move away from globalization toward domestic production.

However, Jennifer Podmore Russell said it’s employment that’s “the big thing we need to focus on in this region.” Her research, current as of that morning, indicated there are some 135,000 unfilled jobs in BC and only 122,000 people qualified to fill them. And with immigration—both international and from other parts of Canada—remaining net positive, the question remains how the construction industry can provide sufficient housing.

Skilled trades and medical/health were the two runaway sectors the audience said the federal government should emphasize when considering applications for immigration. In a live poll, each garnered just under 50 per cent, leaving engineering, software and technology, academia, and early education/childcare providers in the dust.

THE COST OF BUILDING

Although Anne McMullin noted she’s heard anecdotal evidence that construction prices may be softening, Tim Grant felt many projects remain unviable because labour constraints and supply chain challenges probably won’t be going away any time soon.

…continued on page 26

Left to right: Moderators Avtar Bains and McMullin. Panellists Tim Grant, Jennifer Podmore Russell, Rick Ilich and Beth Berry.

LIFE AFTER SEPARATION OR DIVORCE

WHAT ARE YOUR MORTGAGE OPTIONS ?

ALISA ARAGON-LLOYD

With well over 40 per cent of marriages ending in divorce, marriage break-ups affect a wide range of Canadians. For those dealing with the breakdown of their marriage, financial issues can be just as trying as the emotional ones. During a

separation or divorce, decisions on housing can loom large: A parent might want to keep living in the same neighbourhood to minimize disruption to the children, or former partners may wish to have two residences close together so that kids can attend one school and sleep over at different homes.

With more than 70,000 divorces in Canada every year, there is a large and growing number of Canadians looking for advice on how to pick up the financial pieces and set out

on their own. One of the more important financial issues is the need to maintain a healthy credit rating to help create financial independence and, among other things, provide a solid foundation to approach homeownership solo.

The following are some general tips on how to approach home ownership following a separation or divorce:

• Know what it takes to qualify for a mortgage. Whether you are planning to buy out your spouse’s equity or search for a new home,

after any property settlement, if you are divorced or separated, you must qualify for a new or refinanced mortgage with your own income. Most lenders will require a separation agreement before proceeding with a mortgage. Also, alimony and child support payments will have an impact on your mortgage qualification, so consult a mortgage expert to determine your specific situation.

• Keep an eye on your credit rating. After a separation or divorce, it is important for you to establish credit independently of your spouse, especially if you lack a credit history. A mortgage broker can advise you on how to improve your credit score before applying for a mortgage. Debt taken out in both you and your former spouse’s names is considered to be both of your responsibility. If joint debt is not handled in a timely manner during the divorce or separation period, this will impact the credit rating of both you and your spouse.

• Get a mortgage pre-approval. If you are purchasing a home after a separation or divorce, a mortgage pre-approval is vital, as it will clearly indicate how much of a home you can afford.

• Look for smart ways to manage extra expenses and personal debt. A separation or divorce can mean numerous added expenses. Getting a new mortgage can be an opportunity to access equity in your home or consolidate high-interest credit card debt. Some borrowers opt for lower

monthly payments, which can create a larger monthly cash flow.

MAKING A FRESH START

If you find yourself having to make a fresh start because of a separation or divorce, you can be faced with many uncertainties and decisions. This is where an experienced mortgage expert can help you take advantage of home-financing opportunities. You can gain valuable insight and information on maintaining or repairing your credit rating, plus a mortgage expert will give you access to a diverse range of borrowing options to help you get back on your feet.

Alisa Aragon-Lloyd has been a mortgage expert for more than 11 years. She has her own company, Bridgestone Financing Pros, powered by DLC Origin Mortgages and is on the board of directors for the Homebuilder Association of Vancouver (HAVAN) and an award-winning member.

“

”

One of the more important financial issues is the need to maintain a healthy credit rating to help create financial independence …

HOT PROPERTIES

SURREY – LANGLEY – ABBOTSFORD – MISSION

SURREY

1. PIANO 105A & City Parkway concordpiano.ca

2. PARK GEORGE 9908 King George Blvd 604-583-9866 parkgeorge.com

3. DISTRICT NW University Drive & 105 Avenue thind.ca

4. CENTURY CITY HOLLAND PARK 13583 98 Avenue centurycitysurrey.com

5. PURA 105 Ave & 132 St mypuracondo.com

6. AMAYA LIVING 106 Ave & 140 St amayaliving.ca

7. SEQUOIA 133 Street & 104 Avenue Sequoiawestvillage.ca

LANGLEY

8. ALDERGROVE TOWN CENTRE 3100 272 Street atcliving.com

9. HAYER TOWN CENTRE 76 Avenue & 200 Street 604-800-9662 hayerbuildersgroup.com

10. THE HIVE AT WILLOUGHBY 206222 80 Avenue 778-686-8572 thehivewtc.com

11. WESTBROOKE AT WILLOUGHBY 604-385-3540 foxridgehomesbc.com

12. HEATH 80 Ave & 206 St heathliving.com

ABBOTSFORD

13. THE RAIL DISTRICT 2774 Montrose Avenue 604-850-0040 raildistrict.ca

COQUITLAM – PORT COQUITLAM – PITT MEADOWS

COQUITLAM

1. WEST 505 Nelson Street westbybeedie.com

2. SYDNEY 545 Sydney Ave. 778-948-0333 sydneybyledmac.com

3. VUE Foster Ave & Whiting Way vueliving.ca

4. SOPHORA AT THE PARK #101 - 1135 Pipeline Road 604-942-8416 polyhomes.com

5. PRECIDIA 520 Cottonwood Ave 604-422-0080 precidiabyledmac.com

6. ALINA 604-259-8626 ownalina.com

7. SOL Como Lake Ave & Robinson 604-937-9688 solexperience.ca

8. DWELL Smith Ave & Clark Rd dwellbyanthem.com

9. PORT & MILL 604-936-8818 portandmill.ca

10. QUEENSTON 3431 Queenston Avenue 604-259-7178 queenstonliving.ca

MAPLE RIDGE

11. PROVENANCE 11295 Pazarena Place 604-467-2285 polyhomes.com

12. CREST KANAKA SPRINGS 25024 112 Ave 604-405-1903 kanakasprings.com

13. THE NORTH AT PORT HANEY 604-477-1500 thenorthliving.com

…continued from page 18

Beth Berry reported that Beedie’s construction costs have gone up 20 to 30 per cent since 2021 which, combined with rising interest rates, has created an almost 300 per cent increase on the company’s pro formas. Despite cancellations and delays, Rick Ilich predicted the industry will see a noticeable pullback on construction costs by the fourth quarter of 2023, possibly earlier.

WHERE WILL PEOPLE LIVE?

“We’ve established priorities for immigration of 500,000 permanent residents per year, and we know we’re growing by 1.25 million people in terms of visa issuances,” Jennifer Podmore Russell noted, adding that of the more than 400,000 international student visas issued in Canada last year, 100,000 were for BC. While those numbers are necessary to keep Canada vital and vibrant, questions such as how to provide adequate housing, including establishing workforce housing in urban centres, were asked.

“The predicament we’re in with housing has been 30 years in the making. You didn’t need to be a rocket scientist to see it coming,” said Rick Ilich.

FIRST NATIONS COLLABORATION OPPORTUNITIES

Jennifer Podmore Russell sees collaboration between the development community and First Nations who are “willing and able to take control of the permitting processing” as a triple win. In 2022, such collaborations resulted in 9,800 rental homes starts, a 48 per cent increase over the previous year and the largest number of rental starts since the 1970s. She’s also a fan of the way such collaborations result in communities designed with a different, more holistic mindset that creates flourishing, vibrant neighbourhoods.

THE NEW OFFICE CULTURE

And finally, what of office space?

The live audience poll indicated more than 80 per cent anticipated they would increase the number of

employees this year, however 37 per cent saud they would decrease their office space compared to the 44 per cent who expected their stick’n’bricks office footprint could rise.

Beth Berry said Beedie has always made the in-person office culture a priority—even during the pandemic. Her company invested heavily to create spaces that encourage people connect as friends in addition to colleagues.

Tim Grant agreed. “You don’t have to go into the office anymore to perform similar functions, but we believe there is a place for the office in good corporate cultures. People are relationship-driven and working exclusively over Zoom isn’t the same. In the future, we believe the world will demand a new flexibility. It might look and feel different, but the office has to be a place people want to come to, a place you’re proud to have clients come to.”

BURNABY

1. OASIS AT CONCORD BRENTWOOD 4863 Dawson Street concordoasis.com

2. JUNEAU 604-299-9191 juneaubyamacon.com

3. CEDAR CREEK 7166 14th Street 604-529-8868 liveatcedarcreek.com

4. ALASKA 4455 Alaska St 604-299-9191 alaskabyamacon.com

5. BORDEAUX 4247 Lougheed Hwy bordeauxliving.ca

6. ECLIPSE BRENTWOOD 2463 Beta Avenue thind.ca/eclipse

7. MOONLIGHT SONATA 3550 Wayburne Drive 604-716-0005 moonlightsonata.ca

8. O2 METROTOWN 5137 Kingsway 778-886-8280 o2metrotown.com

9. AZURE AT SOUTHGATE CITY 7662 18th Street 604-544-8800 azureatsouthgate.com

10. THE STANDARD Metrotown thestandardbyanthem.com

11. SLATE 5180 Lougheed Hwy slatebybeedie.com

12. CONCORD SKY-HOUSE 4750 Kingsway concordmetrotown.com

13. POLARIS METROTOWN 6699 Dunblane Ave 604-565-7733 polarismetrotown.com

14. NUVO 6075 Wilson Avenue nuvobyanthem.com

15. THE AMAZING BRENTWOOD 4567 Lougheed Hwy 604-298-7314 theamazingbrentwood.com

16. SOLO 4 2131 Willingdon Avenue 604-298-8800 soldistrict.com

17. CONCORD METROTOWN Nelson Ave & Kingsway concordmetrotown.com

18. HIGHLINE METROTOWN 6511 Sussex Avenue highlinemerotown.com

NEW WESTMINSTER

19. MOODY ON THE HILL 228 6th Street moodyonthehill.com 778-895-5533

20. THE KEARY 230 Keary Street thekearybywesgroup.ca

CITIZEN

URBAN ENERGY MEETS HUMAN COMFORT

It’s the newest addition to Anthem’s award-winning Metrotown Collection, an iconic tower that blends the lively vibe of a cosmopolitan city with the Zen-like tranquility of a personal sanctuary, a place to step back and relax into your own slice of paradise.

Introducing Citizen, a 66-storey mixed-use tower that will be the tallest in Burnaby. Following the success and accolades of Station Square, The Standard, and NUVO, this distinctive residence is poised to become a true vertical community and a beacon of Metrotown.

Here you’ll discover street-level restaurants and cafés, outdoor

gathering places filled with natural greenery and comfortable seating, as well as two large public art installations, including one by award-winning, experiential artist, Soo Sunny Park. Plus, there’s easy access to the shopping Mecca of the Metropolis Shopping Centre, Central Park, and SkyTrain.

A HOME ABOVE IT ALL

Designed by Ste Marie Design, Citizen’s 364 SkyHome residences begin on the 32nd floor, meaning every home will have panoramic views typically found only in the penthouse suites of nearby towers. Floorplans range from studio to

three-bedroom, each bringing the luxurious esthetic today’s most discerning homeowners insist on: wide-plank laminate flooring, nine-ft. ceilings, central air cooling/heating, a convenient tech niche, and a topof-the-line Bosch integrated kitchen appliance package. Some homes also include a convenient kitchen island with integrated dining table.

And if you love outdoor entertaining, every home includes a private balcony, some as large as 454 sq. ft. Plus, there’s a limited collection of three-bedroom townhomes. So, whichever you choose, it all adds up to an enviable lifestyle.

AMENITIES FOR SOCIAL HEALTH AND WELLNESS

Citizen’s amenities—more than 20,000 sq. ft. in total—are extensive and luxurious. Inspired by the exclusive clubhouses of old Manhattan, the entire top floor, aptly named Sky Lounge, is dedicated to social engagement. Here you’ll find indoor lounges, a private formal dining hall, a fully equipped catering kitchen, even a stargazing area, because with views like these, you’re going to discover new ways of enjoying the horizons.

On levels 32 and 33, fitness and convenience take centre stage. Amenities include a well-appointed fitness centre, dedicated yoga/dance studio, infra-red sauna, indoor and outdoor lounges, family playroom, and co-working spaces for when you feel like getting out of the home office.

There is also a concierge service, a dog wash on the lower level, and a bike repair room to keep your favourite two-wheelers well-tuned because, after all, bike routes and walking trails in every direction are just steps from your front door.

DON’T MISS OUT

Citizen will be located at 4663 Kingsway in the heart of Metrotown. In addition to the market condominium homes and townhouses, Citizen will provide a collection of rental homes, 4,800 sq. ft. of double-height retail, and 150,000 sq. ft. of AAA office space.

To join the evolution of this beloved neighbourhood, visit citizenbyanthem.com or call 604.449.2198 and register today.

DEMYSTIFYING

STRATA AND NON-STRATA HOMES

STRATA HOMES

BRITTANY REIMER

If you’re considering buying a property, it’s important to understand the different types of ownership. Two common types are strata and non-strata homes. In this article, I’ll explore the differences between the two and what you need to know if you’re considering buying a stratatitled property.

A strata home is a property whereby the owner holds title to a portion of a larger property, typically a multi-unit building or a townhouse complex, and shares ownership of common areas and facilities with the other owners. As a strata owner, you’ll also pay monthly fees for the maintenance and upkeep of these shared spaces.

The strata corporation is the governing body of a shared building, living space, or community. The strata council is responsible for the strata corporation and how the strata is managed. They oversee the building,

“

Whether you’re considering a strata or non-strata home, it’s essential to do your research and ask the right questions before making a purchase.

its management, and all associated aspects such as maintenance and upkeep of amenities. The council is made up of owners who are elected by their fellow owners.

Strata fees are monthly payments made to the strata corporation to cover the common expenses of the development or building, including building insurance, management fees, landscaping, waste collection, utilities and administrative costs, as well as irregular expenses such as lobby upgrades, a new roof, and sidewalk fixes. The specific amount each owner pays is determined by dividing the strata corporation’s total expenses by the unit entitlement based on the livable size of the lot.

QUESTIONS TO ASK WHEN PURCHASING A STRATA HOME

For new communities, developers create an estimated overall budget

to know what homeowners’ anticipated monthly fees will be. If you’re looking for a second opinion on the overall budget, check with an experienced realtor, lawyer, accountant, or property manager. When you’re purchasing a resale home, you should confirm if your fees include utilities such as hot water, heat and gas. Also, how much money is being contributed to the reserve fund each year and is it enough to cover unanticipated expenses? When is the building warranty expiring? Have any major repairs such as a new roof been recently made or are planned? Check the minutes of the strata council meetings to ensure you have a clear understanding of what’s been completed, where money is being allocated and spent and whether the council is proactive or tends to do the bare minimum, which could lead to greater issues.

NON-STRATA HOMES

In contrast, a non-strata home refers to a property where the owner holds full title to the land and any structures on it, without any shared ownership or maintenance obligations. Essentially, owning a non-strata property means having sole ownership and control over the entire property.

Non-strata homes typically don’t have monthly fees, and the owner is responsible for all maintenance and upkeep of the property. While this type of ownership offers more control, it also means taking on more responsibility and costs.

FINAL THOUGHTS

Whether you’re considering a strata or non-strata home, it’s essential to do your research and ask the right questions before making a purchase. With a strata-titled property, make sure to review the minutes of strata council meetings to understand how the strata is managed and where your fees are going. For non-strata homes, it’s important to budget for all maintenance and upkeep costs. By understanding the differences between strata and non-strata homes, you’ll be better equipped to make an informed decision when buying a property.

Brittany Reimer is managing director of MLA Canada’s Fraser Valley branch. Brittany uses her experience, relationships and passion for the real estate marketing industry to help push MLA into a new frontier.

ABBOTSFORD Court MR 604-621-5888 Now Selling Downtown Gate TH 604-357-1943 Coming Soon Falcon Ridge SF 604-309-0540 From $789,000 High Street Village LR/TH highstreetvillage.ca Coming Soon

JEM LR jemliving.ca Coming Soon McKenzie Mews TH mckenzie-mews.com Coming Soon

Montvue LR montvueliving.ca Coming Soon

Onyx at Mahogany LR 778-255-7099 Now Selling

The Peak at Mountainview TH mymountainview.ca Call The Rail District TH raildistrict.ca Register Now

BURNABY

O2 Metrotown HR o2metrotown.com Now Selling Azure at Southgate HR azureatsouthgate.com Now Selling Bordeaux HR bordeauxliving.ca Call Byrnepark LR/TH 604-228-8530 Now Selling Cedar Creek MR 604-529-8868 Call Concord Brentwood HR 604-435-1383 Call Concord Metrotown HR concordmetrotown.com Coming Soon

The City of Lougheed 2 HR 604-328-7128 Call

Contour Metrotwon HR contourmetrotown.com Coming Soon Eclipse Brentwood HR thind.ca/eclipse Coming Soon

Lumina HR/TH luminabrentwood.com Coming Soon

Highline Metrotown HR highlinemetrotown.com Call

Kings Crossing by Cressey PH 604-720-5357 Now Selling

Maywood on Park HR 604-435-8866 Now Selling

Moonlight Sonata TH moonlightsonata.ca Register Now

Nuvo HR nuvobyanthem Coming Soon

Oasis at Concord Brentwood HR 604-435-1383 Call Oslo HR osloliving.ca Call

Perla HR 604-434-2205 Register Now

Polaris at Metrotown HR polarismetrotown.com Selling Now

Tailor HR 604-299-1001 Call

Terraces at The Peak HR 604-559-5795 Call

The Amazing Brentwood HR 604-298-7314 Call

The Standard HR thestandardbyanthem.com Coming Soon

Riviera HR rivierabyledmac.com Coming Soon

Slate HR/TH slatebybeedie.com Now Selling SOLO 4 HR 604-298-8800 Coming Soon

Sun Towers 2 HR suntowersmetrotown.com Call

CHILLIWACK

Acadia at Garrison TH 604-991-5151 Call

Base 10 TH 604-991-9951 Call

These listings are meant to offer a comprehensive overview of new home and condo developments currently being marketed throughout Metro Vancouver and the Fraser Valley.

MISSION/HARRISON

Cedar Valley Rowhomes RH cedarvalleyrowhomes.ca Coming Soon Harrison Highlands SF 1-888-758-0850 Call Harrison Ridge TH 1-844-432-7444 From $690K Horizons TH 1-888-826-1177 From $319,800

Nelson & Grove SF mstarhomes.com Coming Soon Westminster Plateau LR/TH westminsterplateau.ca Coming Soon

NEW WESTMINSTER

Lighthouse LR 604-364-7424 Call

Moody on the Hill LR moodyonthehill.com Selling Now

Pier West HR 604-553-4211 Call River Queensborough TH 604-438-5050 Call

NORTH VANCOUVER

1313 Ambleside Residence TH 1331ambleside.com Now Selling

1515 Rupert LR 236-869-2515 Call

Aire at North Harbour MR northharbourbyconcert.com Now Selling

Apex at Seylynn Village HR/TH/PH apexatseylynn.ca Now Selling

AVA LR 604-736-0050 Call

Baden Park LR/TH badenparkbyanthem.com Register Now

Ebb & Flow GH/CH/TH 604.818.1177 Now Selling

Evolv35 TH 604.785.7653 Call

Executive on the Park LR/TH executiveonthepark.com Coming Soon

Forest Ridge LR 778-298-2280 Coming Soon

Founder’s Block South TH 604-689-3040 Coming Soon Green on Queensbury LR/TH qualex.ca/green Register Now

Innova LR liveinnova.ca Selling Now

Lennox LR 604-988-3617 Coming Soon

Lupine Walk Seymour Village LR seymourvillage.com Call Millennium Central Lonsdale LR millenniumlonsdale.com Coming Soon

Neu on 3rd TH neuon3rd.ca Coming Soon Park West HR 604-770-1336 Now Selling

The Trails TH liveat.thetrailslowerlonsdale.com Coming Soon

The Windsor HR 604-256-9178 Call

VANCOUVER & AREA

DOWNTOWN

1335 Howe HR 604-689-8535 Call

Bailey LR liveatbailey.ca Register Now

Burrard Place two HR burrardplace.ca Call

Curv HR thecurv.ca Coming Soon

Eventide LR eventidethree.com Coming Soon

Landmark on Robson HR 604-566-2288 Call

Mirabel HR 604-681-8110 Call

The Pacific HR grosvenorpacific.com Call

The Thurlow HR downtownabovebeach.com Coming Soon

Thesis LR liveatthesis.com Register Now

Vancouver House HR 604-893-8958 Call

EAST SIDE

2250 Garden Drive LR 2250gardendrive.com. Coming Soon

Ace one the Drive LR togetheronthedrive.ca. Coming Soon Assembly LR assemblystrathcona.com Coming Soon

Brock House TH/SF 778-388-8682 Call

Clive at Collingwood LR cliveliving.com Coming Soon

Focal LR 604-563-6777 Coming Soon

Frame HR liveatframe.com Coming Soon

Francis TH 604-330-8848 Call

Graphia LR grafia.porte.ca Coming Soon

Linx LR 604-394-2602 Coming Soon

Paragon LR 604-688-5566 Coming Soon

River District Ardea HR wesgroup.ca/ardea Coming Soon

The Saint George TH the saintgeorge.ca Now Selling Shift LR aragon.ca/shift By Appointment

Templeton TH templetonliving.ca Now Selling Triumph TH 604-563-6200 Call

The Windsor HR thewindsorliving.com Now Selling V on E49 LR 778-751-8930. Coming Soon

WEST SIDE

2030 Barclay HR 604-534-2020 Coming Soon 5656 Balaclava LR 5656balaclava.ca Now Selling 99 West MR 604-620-8600 From $528,800

LR/TH 604-871-8600 By Appointment Arbutus LR 604-307-0607 Call Autograph LR autographliving.ca Coming