October 31 - November 14, 2014 Volume 22 Issue 22
GRAND OPENING
KeatonTownhomes.com
INSIDE THIS ISSUE
ALL ABOUT MORTGAGE DEFAULT INSURANCE
THE BENEFITS OF BUYING POWER SMART
WHAT CIVIC ELECTIONS MEAN TO YOU
FREMONT INDIGO
FREMONTNOVEMBER INDIGO 1ST AVAILABLE AVAILABLE NOVEMBER 1ST
YORK YORK SAVE UP TO 10,000*
CAMBRIA CAMBRIA BEST HOMES NOW AVAILABLE
SAVE UP TO 10,000*
BEST HOMES NOW AVAILABLE
A BETTER HOME. A BETTER HOME. From deliberating every detail and making the most of every inch to creating
From deliberating every detail and making the most of every inch to creating beautiful street appeal, our obsession with design is evident in each home we build. beautiful street appeal, our obsession with design is evident in each home we build.
Please ask us for details. E.&O.E. Please ask us for details. E.&O.E.
FREMONT GREEN DOORS NOW OPEN
FREMONT, PORT COQUITLAM 604.552.0319 WILLOUGHBY, LANGLEY 604.882.6758 CAMBIE + 50TH, VANCOUVER 604.325.2216 FREMONT, PORT COQUITLAM 604.468.0084
See the design-driven difference. Visit a MOSAIC Home Store or
mosaichomes.com
Metro Vancouver's Most Trusted Builder BUILDING SINGLE FAMILY HOMES FOR OVER 60 YEARS
MOVE IN READY HOMES AVAILABLE
112 Ave 240 St
Haney Bypass
ed
ghe
Lou y
Hw
FROM THE $880’S (incl. net GST) OPEN DAILY Noon to 5pm 16145-28A Avenue, Surrey 604-560-1053 | morgan@qualico.com
Kanaka Way
MOVE IN READY HOMES AVAILABLE
PLATINUM COLLECTION FROM THE LOW $900’S (incl. net GST) 4 Bedroom 'Huntington' Show Home OPEN DAILY Noon to 5pm 3498 Princeton Avenue, Coquitlam 778-285-6299 | burke@qualico.com
NOW SELLING!
FROM THE $550’S (incl. net GST) OPEN DAILY Noon to 5pm 23915 - 111A Avenue, Maple Ridge 604-380-0045 | cliffstone@qualico.com
Pre-selling at the Morgan Heights Show Home OPEN DAILY Noon to 5pm 16145 - 28A Avenue, Surrey 604-560-1053 | estates@qualico.com
COMING SOON: 180 Street & 68 Avenue Cloverdale
158 Street & 29A Avenue South Surrey
Register for updates at foxridgehomes.ca/metrovancouver
4 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
EX VACEL LU LE E! NT Single family homes & townhomes From $289,900 (Incl. GST) NOW SELLING PHASE 3 MyLunaHome.com 778.895.5862 30748 Cardinal Ave, Abbotsford
(Incl. GST)
Brand New 3 bdrm, 2.5 bath Townhomes from just $299,900 +gst. Hurry before they are gone! LIMITED NUMBER OF HOMES AVAILABLE! YorkLiving.ca 604.534.9495 7298 199A St, Langley
Divine Duplexes -- Like Homes From $679,900 $649,900 (Incl. GST)
This is not an offering for sale. Any such offering must be made with a disclosure statement. Prices are subject to change. E.&O.E. **OAC. Conditions apply. OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 5
Bishop Hill
THE NEW FACE OF LUXURY LIVING Bishop Hill offers 4200+ square feet in a premium ocean front setting. These handsomely appointed homes offer Thermador速 appliances, steam showers, home theatres, and full sized wine cellars. Command your home with Lutron速 smart phone and tablet enabled lighting, security and other features to give you complete control. A truely private oasis of rest and relaxation, Bishop Hill sets a new standard in luxury living. Starting from $1,568,000 + GST
CHOOSE A GREENER PATH.
6 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014 230014_BishopHill_Ad_NHG_(Oct_2014)_prd01.indd 1
1512 Bishop Road | White Rock, BC
Now Showing By appointment only 604.727.5478 | arthursimon.ca
Prices are subject to change. E.&O.E.
maskeen.ca
2014-10-17 12:15 PM
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 7
How’s this for black + white? New townhomes in Burquitlam. Coming soon. The Black+Whites on Foster Avenue are classic, light-filled
3 + 4 bedroom townhomes
three-storey townhomes in Burquitlam. These homes are sophisticated and tailored, and yet genuine, familiar and inviting.
PRICED FROM $500,000s
You get your own front door, your own yard, attached parking
blackandwhites.ca
and renowned Intracorp scrutiny of every last detail. Don’t you wish all decisions in life could be so black+white?
This is not an offering for sale. Any such offering may only be made with a disclosure statement. Prices and sizes are approximate. E&OE. Sales and Marketing by Intracorp Realty Ltd. Intracorp Foster Avenue Limited Partnership Intracorp. Foster Avenue Limited Partnership
intracorp.ca
8 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
contents
OCTOBER 31 - NOVEMBER 14, 2014 || VOLUME 22 ISSUE 22
ON THE COVER
p. 16
special features 12 Editor’s Note 22 One44
October 31 - November 14, 2014 Volume 22 Issue 22
Urban living meets lush greenspace
GRAND OPENING
by Susan M. Boyce
KEATON TOWNHOMES
39 York Townhomes
A brand new home designed for life, work and play
Georgian Inspiration: West Coast Style by Susan M Boyce
by Michelle Hopkins
42 Buyer Profile
Brenda and Carlos at Redwood – a family on the grow by Susan M Boyce
KeatonTownhomes.com
INSIDE THIS ISSUE
ALL ABOUT MORTGAGE DEFAULT INSURANCE
THE BENEFITS OF BUYING POWER SMART
WHAT CIVIC ELECTIONS MEAN TO YOU
54 Southbrooke
Look to your future – at Southbrooke in South Surrey by Susan M Boyce
PRESIDENT, WALL2WALL MEDIA
Jacqueline Hill
EDITOR-IN-CHIEF / DIRECTOR OF CONTENT
Susan Legge
DIRECTOR OF SALES, NATIONAL
Josh Heppner
SENIOR SALES MANAGER, WESTERN CANADA
Edwin Rizarri ART DIRECTOR
Megan Pike EDITORS
Stephanie MacDonald Diane Duf lot (on leave) CONTRIBUTING EDITORS
39 56 Hycroft
The wait is over – a new release of rowhomes in South Surrey
in the news 52 Power Smart
Savings plus sustainability – eliminate buyer’s remorse when purchasing a new home
by Michelle Hopkins
62 Loden Green
Townhomes offer idyllic living in North Vancouver by Michelle Hopkins
63 Neighbourhood
homebuyers’ help 18 On the Horizon
Checking out what’s hot and new in the Lower Mainland’s residential marketplace and beyond
Spotlight
North Vancouver – a Mecca for the outdoor enthusiast by Michelle Hopkins
columns
by Susan M Boyce
Complete listings of more than 250 new-home developments throughout Vancouver and the Lower Mainland
Speaking
Low mortgage rates a window of opportunity for buyers
36 Mind over Mortgage Understanding mortgage default insurance by Jorge and Alisa Aragon
58 Insider Advice
Vote on November 15 and help shape your city! by Cameron McNeill
68 Mortgage Advice
Are collateral mortgages good? In theory, yes by Alyssa Richard
74 Taxing Issues
Assessing how you will be taxed by Henry Choo Chong
DESIGN EDITOR
Yanic Simard MEDIA CONSULTANTS
Dave Bird 604.319.7102 Brenda Everitt 604.319.7103 SALES COORDINATOR
Justin Salvador PRODUCTION MANAGER
Bala Gnanapandithan GRAPHIC DESIGNERS
Viosa Barileva PRODUCTION CO-ORDINATOR
Hannah Yarkony
CONTRIBUTING EDITORIAL WRITERS
Susan M Boyce Janine Mackie
88 Listing Directory
24 Fundamentally by Wayne Karl
Lydia McNutt Neil Mangan Wayne Karl
district maps 14 48 60 66 70 76 78
Surrey/Langley South Surrey/White Rock North Shore/Squamish/Whistler Richmond Maple Ridge/Pitt Meadows Tri-Cities Burnaby/New West
Published By
The Vancouver New Home Guide is a free publication published 25 times per year. Submit articles or advertising to Suite 102 - 4180 Lougheed Highway, Burnaby BC V5C 6A7 PHONE 604.519.6080 FAX 604.519.6088
newhomeguide.ca
COPYRIGHT 2014 covers the contents of this publication and prevents reproduction in whole or in part: offenders will be prosecuted. We reserve the right to refuse any advertising, to make changes or edit advertising as necessary. Care will be taken to ensure copy accuracy but no warranty is implied or given by the publisher. The views and data expressed by columnists do not necessarily represent those of the publication.
//EDITOR’S NOTE
Three simple steps to success Consider these pointers before heading out on your search
S
SUSAN LEGGE
EDITOR-IN-CHIEF Wall2Wall Media
hopping for a home online is a great way to narrow your search, but there’s nothing like visiting the sites, models and sales offices to get down to the nitty-gritty. Before you venture out, here are some pointers: First, be clear about what you want and expect in a new home and in your builder. Remember, the range of prices in the new-home market generally reflects differences in location, features and home styles. There’s no magic involved. If a builder’s pricing seems out of whack with others in the area, ask for an explanation. Higher prices could mean better quality materials, finishings, features and service. Make sure that
the price you are paying will deliver the quality you want. Second, understand exactly what is included with the home you are buying and what is optional. Ask the sales representative to show you samples, and request a “spec” sheet that clearly lists what is included, as well as any upgrade options. Third, evaluate any promises that have been made during your visit. Is the builder prepared to put them in writing? Hearsay comments should not be included as part of your evaluation process. Sit down with your sales representative, ask questions and discuss your Agreement of Purchase and Sale in detail – then take it to a lawyer before it’s finalized.
Susan.Legge@wall2wallmedia.com Follow me on Twitter at Twitter.com/SusanLegge Like us on Facebook. Search: New Home Guide
Shaping the future of your city With civic elections fast approaching, do your research and get out and vote!
T
STEPHANIE MACDONALD EDITOR Wall2Wall Media
Stephanie.Macdonald@wall2wallmedia.com Follow me on Twitter at Twitter.com/stephmacW2W
12 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
here are a lot of different reasons to care about who is running the government of your city. From development permits to noise by-laws to garbage and leaf collection, your civic government makes many decisions that will affect you on a daily basis. Different political parties have differing and often conflicting priorities and agendas, so it’s a good idea to spend some time researching the philosophy and background of the people running. And it’s not just city council that’s up for election, it’s also the school trustees and the parks board as well. On Saturday, November 15, 2014,
you can help elect: Mayor and 10 Council members for Vancouver City Council, seven Park Board Commissioners for the Vancouver Board of Parks and Recreation, and nine School Trustees for the Vancouver School Board. You can also vote on whether to authorize the City to borrow a specific amount of money for major projects such as building and transportation infrastructure, public safety projects, and parks. Your vote gives you to power to effect change for the better in this city, so get out there and cast your ballot.
NO
WS
EL L
GRAND OPENING NOV 8TH
IN G
The Estates At Southwood is the newest community of single-family homes by Benchmark. These luxurious homes offer a combination of high end fi nishing and contemporary design. Our homes feature 3600-3700 square feet of family-focused living space, situated on generous sized lots that offer you and your loved ones the space you need and expect. Although Southwood is surrounded by action, you will enjoy the peaceful setting tucked away off 168th street and 22a avenue. When you live in Southwood, everything you need is next door.
NOW SELLING!
2 FULLY FURNISHED DISPLAY HOMES OPEN DAILY 1–5PM (EXCEPT FRIDAYS) 604 648 8065 16780 22A AVE, S. SURREY
BENCHMARKHOMESLTD.COM
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 13
116th Ave
SURREY / LANGLEY
d rR no ve os r G
112nd Ave
104th Ave
Tynehead Regional Park
Golden Ears Bridge
96th Ave
88th Ave
88th Ave
A9
A17 B9
99a
64th Ave Watershed Park
58TH AVE
A11
176TH ST
A1
A22
A3. Ashbury Hill
14833 - 61st Ave. 604-953-1211
A4. Panorama Station 5957 152nd 604-372-2275
A5. Clayton Heights 7310 - 191B Street 604-723-4497
A6. Madison
14356 63A Ave. 604-543-6262
Serpentine Fen Nature Reserve
A7. Brixton
14433 60 Ave 99 604-503-0488
10
LANGLEY BYPAS S
Gra de Rd
A13. Eton
14888 - 62nd Ave. 604-953-0833
A14. Highlands at Sullivan Ridge
A9. The Rockwoods
A15. One 92
A10. Fusion
A16. Panorama Woods
16241 - 84th Ave 604-503-1188 13886 62Ave 778-578-9779
A11. Redwood 6929 142 St 604-503-6929
A12. Sun 72
195th & 72nd Ave. 604-575-8806
B1
B3
A8. Uptown Clayton Village 19525 73rd Ave. 778-574-0146
B5
B7
B6
GEORGE B LVD
15152 91st Ave 604-498-3811
A18
B2
56TH AVE
G
10
A2. Dawson + Sawyer Fleetwood Mac
A15
60th Ave
56TH AVE
18681 68th Ave 604-372-0400
A19 64th Ave
A13 A3 A6 A20 A10 A2161A A14 A7 A16 A4 KI N
A1. Dawson + Sawyer Creekside
72nd Ave
A8 A12
RD
72nd Ave
B4 208th St
A5
B8
200th St
192nd St
188th St
168th St
160th St
144th St
152nd St
80th Ave
128th St
120th St
112th St
80th Ave
232rd St
1a
G LO VE R
Bear Creek Park
SURREY
96 th Av e
216th St
FR AS A2 ER HW Y
6085 - 146 St. 778-565-7768
6685 192nd St. 604-576-1772
6123 138th Street 778-593-9954
A17. Silverwood
84th Ave. & 164th St. 604-953-0288
A20. Blackberry Walk A21. One 44 5888 144 Street 604-503-6402
A22. Teo 13864 Highland Rd 604-288-8981
LANGLEY B1. Serenity
21017 76th Avenue 604.371.1538
B2. Exchange
A19. The Grove
B3. Marquee
68th Ave. & 194 St. 604-533-6968
48th Ave
B4. York 40th Ave
84th Ave & 207A St 604-533-1415
14271 60th Ave. 604-501-6119
A18. Salix
6477 196th Street 604-530-0054
FRA SER HW Y
B5. Keaton
7686 209 Street 604-882-3733
B6. Summerhill
19938 70 Ave 604-418-7072
B7. Arcadia
208 St & 77A Ave 604-513-9090
B8. Evergreen at Yorkson
84 Ave & 206 St
B9. Parkside
7822 209th St. 604-535-8587
19752 55A Ave. 604-427-3550
NOW SELLING! VISIT US TODAY
14271 - 60TH AVENUE, SURREY
14 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
20597 84th Ave 604-648-9428
240th St
Green Timbers Urban Forest Park
96th Ave
Gl ov er Rd
SF ras er
104th Ave
216th St
Wa y
12 0th
St
108th Ave
An inspired place to let your dreams unfold and your family thrive. This collection of townhomes features smart
GRAND OPENING NOVEMBER 1ST, 12 NOON Handcrafted 3 & 4 Bedroom Homes starting from
design, stylish spaces and sophisticated details in the emerging community of Willoughby.
Show Homes located at 7686 209th Street, Langley
604.882.3733 KeatonTownhomes.com
3 Bed $319,900 4 Bed $389,900 Developed by
Marketing & Sales by
//COVER STORY
Keaton Townhomes
GEORGIAN INSPIRATION: WEST COAST STYLE » by SUSAN M BOYCE
Grab your pen and mark the date: November 1st, 2014. Why? Because that’s the date of the public Grand Opening at Keaton. Located in Langley’s Yorkson neighbourhood, this collection of 80 three- and four-bedroom homes is already impressing savvy buyers looking for something that’s a little out of the ordinary — starting with space to live life large. “These homes are big — up to 1,957 square feet,” explains sales manager Amber Pogue. “Young families love them because they know these are homes they can grow into. Downsizers love them because they have the space for their single-family-sized furnishings and treasures they’ve collected over a lifetime. It’s a win-win scenario for everyone.” 16 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
STYLE TO SATISFY
Style begins immediately with Keaton’s Georgian-inspired architecture. Gabled rooflines, covered front porches, and generous, fenced yards — it all adds up to easy living in all four seasons. Step inside and Keaton is smart and sophisticated, yet inviting. Nine-foot ceilings and oversized windows give every main floor an airy, sun-drenched ambiance. Master suites are, naturally, filled with details to delight — five-foot walk-in
“Keaton creates a family-friendly setting that encourages people to actually get to know their neighbours — an urban village in a rural setting.” — Amber Pogue shower with glass enclosure, dual-sink vanity, and modernist lighting fixtures. Plus there’s the convenience of a generously-sized, walk-in closet because there’s no such thing as too much closet space — just ask anyone who loves shoes, shirts, or sports jerseys. Still, it’s the gourmet kitchens that Amber says are truly the star attraction for buyers of all ages. So much more than just a cooking area, Keaton kitchens are culinary and social hubs. For contemporary buyers, this is where life happens, so details like Keaton’s stainless steel appliances, quartz counters, and the convenience of a cozy eating bar for “get me going quick” morning lattés or as an entertainment buffet score big time points — after all, everyone knows it’s still true that the very best parties always end up in the kitchen. And here’s a cool bonus: an almost half-acre, lineal park runs directly through the centre of the community. “There will be 33 homes on one side of this protected green space and 47 on the other,” Amber says. “Here’s where owners will also be able to enjoy garden plots and a children’s playground. It’s part of the way Keaton creates a family-friendly setting that encourages people to actually get to know their neighbours — an urban village in a rural setting.”
ENVIABLE LOCATION
When you’re ready to ask about convenience, Keaton has the answers you want to hear. “Parents are thrilled when they learn that one of the Lower Mainland’s 19 StrongStart Day Care Centres is located right across the street in the Richard Bulpitt Elementary,” Amber says. Plus there are schools at all levels from kindergarten to university as well as “outside the box” educational options like dance, equestrian, and even flight —yes, as in airplanes. Local amenities are equally impressive. The Langley Events Centre is just down the road, shopping at Willowbrook Mall or the bog box delights of the Langley Power Centre is barely a five-minute drive, and if you’re looking for an historical adventure, Fort Langley is sure to satisfy. The Keaton show homes will be open noon to 5 p.m. daily except Fridays at 7686 – 209th Street in Langley starting November 1st. Prices start at $319,900 for a three-bedroom home or $389,900 for a four-bedroom home. To find out more, visit keatontownhomes.com or call 604.882.3733.
//ON THE HORIZON
6th + Steel
VANCOUVER TOWNHOMES
on the horizon Checking Out What’s Hot and New in the Lower Mainland’s Residential Marketplace and Beyond » by SUSAN M BOYCE
Tell us YOUR NEWS Got a new development you’d like us to feature in On the Horizon? Drop me a note at onthehorizon@ wall2wallmedia.com, and we’ll do our best to get you in the next edition.
18 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Iconic, one-of-a-kind architecture includes strong vertical orientation, pristine white façade with whimsical curve, plus an innovative privacy screen made from weathered steel. The central courtyard echoes the ambiance of an open-air, übermodern art gallery — sleek, white, with a dynamic visual rhythm and a full-width steel “sculpture” that defines the property line. All homes now move-in ready. Two, three, and four-bedroom homes priced from $939,900. Two underground parking stalls included. 6th + Steel is located at 6th Avenue and Willow Street in Fairview. For more information visit sixthandsteel.com or call 604.336.2800.
Residences on West 15th
VANCOUVER TOWNHOMES Very cool looking infill project located at 1975 West 15th Avenue right on the edge of Shaughnessy in Vancouver. Two garden homes plus a three-bedroom coach house. Elegant, traditional architecture with covered porch and balconies, gabled roof, and heritage colours. Open weekends or call Ken Chong at 604.671.1025 for more information.
Fremont INDIGO
PORT COQUITLAM ROWHOMES
Launching November 1st, MOSAIC will introduce the newest offering at the FREMONT Riverfront District located adjacent to Pitt River in Port Coquitlam. This dynamic collection of rowhomes will showcase the sophisticated yet utterly charming Salt-Box architecture that’s made this master planned community such a resounding success already — plus there will be some rich, new exterior colours and even more extensive use of brick. Featuring some of the largest floorplans to date — most homes are three- or four-bedroom although a limited number of two-bed-
room and den will be available. Fremont INDIGO will also be the final release of parkside homes. For more information and to register for priority viewing, visit mosaichomes. com or call 604.552.0319.
Brooklyn Village
SURREY TOWNHOMES
Conveniently located in the popular Sullivan Heights neighbourhood, this collection of 119 stunning townhomes puts you close to a diverse array of amenities including schools, shops, and parks. These spacious home feature functional floorplans ranging from two-bedroom and den to four-bedroom – meaning there’s something to suit every lifestyle. Interior finishings include full stainless steel appliance package, open plan gourmet kitchens, and luxurious master suites with generously sized closets. Prices start at just $299,900 for a three-bedroom home and for a limited time, net GST is included. Brooklyn Village is located at 5858 – 142 Street in Surrey. For more information visit brooklynvillageliving.com or call 604.593.3351.
Roberson Heights
SINGLE-FAMILY HOMES IN MAPLE RIDGE
Just released by Morningstar, Roberson Heights brings 128 single-family homes the Maple Ridge. Contemporary designs and features including vaulted ceilings and window seats give the feel of a larger, custom residence but at a much lower price — from the mid $400,000s including GST. Six fully furnished show homes to choose from with floorplans ranging from 2,625 to 3,072 square feet including unfinished basements. First occupancies anticipated for early 2015. The Roberson Heights sales office is located at10455 Robertson Street in Maple Ridge. For more information visit mstarhomes.com or call 604.380.4708.
SURREY/LANGLEY
20 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
SURREY/LANGLEY
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 21
//PROJECT PROFILE
URBAN LIVING MEETS LUSH GREENSPACE
One44 » by MICHELLE HOPKINS
Up on the crest of a hill lies an urban townhome masterplanned community nestled adjacent an environmental reserve and anchored by old growth trees. It’s a quiet, restful
place where residents can lull a few hours away on benches in picturesque pergolas and landscaped gardens. Welcome to Vesta Properties Ltd.’s townhome community of One44. Situated within the burgeoning Panorama neighbourhood in Surrey, One44 is a collection of 138 spacious contemporary residences ranging from 1,350 to 1,897 square feet. “We have already sold more than 50 per cent and we still haven’t released 36 townhomes yet,” says Sherry Scott, sales manager at Vesta Properties. One44 still offers a great selection of two-bedroom plus den (or flex room), and three-bedroom plus flex plans in these three-level homes distinguished by modern culture stone columns, square low-profile roofs, rear balconies and patios and private fenced front or backyard. Inside, the open concept homes feature soaring nine foot ceilings, oversized double-glazed windows allowing for lots of natural light, modern gourmet island kitchen with stainless steel appliances and granite countertops. Each home also comes complete with contemporary, durable laminate floors throughout the main floor and spacious master bedrooms with large walk-in closets and spa-inspired ensuite bathrooms with dual vanities.
22 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
“though more than 138 families will call this community home our development team has put much effort into making the community feel intimate,” says Ray Dietz, senior marketing manager for One44. “Our price point also has brought in lots of traffic – our homes start from the high $200s making it a smart, affordable place to invest, lay your roots for a growing family, or downsize without compromising your lifestyle.” Dietz went on to say: “There’s a floor plan for everyone and this is what buyers are looking for – variety within a community”. In addition, each resident will have access to a private, 2,000 square foot indoor amenity space, featuring a fitness studio with weights and equipment, meeting room and a lounge with television and kitchenette for entertaining guests and community gatherings. One44 is surrounded by parks, bike and walking trails, and is walking distance to elementary and secondary schools. It is also close to numerous family amenities, such as the Panorama Village Shopping Centre and the Surrey Farmer’s Market for fresh produce, cheese and artisan breads. It is also within a few minutes from the Surrey YMCA, the Bell Centre for the Performing Arts and numerous golf courses, to name just a few. You are also close to Highways 99 and 91 for easy access to downtown Vancouver. The award-winning Vesta Group of Companies has nearly 25 years in the residential building industry in both B.C. and Alberta. They have built more than 3,500 homes, ranging from entry level town homes to executive-style single family homes in over 40 award-winning neighbourhoods. With prices starting at $298,500 (excluding GST), you better ACT FAST! The One44 presentation centre and show home, located at #22 5888 144th street, Surrey, are open Saturday to Wednesday from 1 to 5 p.m. For more information, call 604.503.6402, email at sherry@ vestaproperties.com or visit liveatone44.com. Tentative occupancy: Some are move-in ready homes and some haven’t been released yet.
//FUNDAMENTALLY SPEAKING
Window of opportunity MORTGAGE RATES REMAIN AT HISTORICAL LOWS, SO TAKE ADVANTAGE WHILE YOU CAN – BUT CAREFULLY » by WAYNE KARL
WAYNE KARL
is an award-winning writer and editor with experience in real estate and business. In Fundamentally Speaking, Wayne explores the basics – such as economic fundamentals – you need to examine when buying property. He can be reached at
wayne.karl@wall2wallmedia.com
or follow him on Twitter at Twitter.com/WayneKarl
Last month marked a significant milestone in the mortgage world: It’s now been four years since the Bank of Canada last adjusted its influential overnight target rate. Yes, four full years. In its latest announcement on Sept. 3, the BoC again held firm at one per cent – where the rate has been since September 2010. And with rates expected to remain at these historical lows until mid-2015 at least, the window of opportunity for those looking for a home remains wide open. If you could lock in at a low rate over 10 years, for example, that gives you the comfort of knowing what your mortgage payments will be over that period, while over that time you can also take advantage of any pre-payment and lump-sum payment options to pay down your mortgage. Another appeal of this scenario is that, as we often point out, experts advise you take a long-term view of your home purchase. For example, there has been some talk recently about cooling prices and softening sales. But even if that were to happen in your market and housing type, ask yourself: in 10 years, is a home you buy today likely to be worth more or less? If you need an answer to this question, just take a look back at prices 10 years ago. Of course, there are no guarantees, but if you’re in the homebuying mode anyway, today’s low rate environment makes a pretty compelling reason to act sooner than later to take advantage of these opportunities. Low rates notwithstanding, the banks, financial firms, brokers and other experts still advise homebuyers to practice smart borrowing. Indeed, a recent study from CIBC shows the number of Canadians taking advantage of low rates to pay down their mortgages sooner declined this year, compared to
24 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
2013. Some homeowners, it seems, are being lulled into a false sense of security. Experts stress that even as rates remain low, buyers should explore everything from putting down a larger down payment to taking advantage of pre-payment options to “stress-testing” your mortgage at a higher rate to ensure your finances can accommodate rate fluctuations or other unforeseen circumstances.
Take advantage of today’s low rates while you can, but also spend the time necessary to find a broker or banker you trust and who knows their business, and explore the options that are best for you. One day, perhaps next year, the mortgage landscape will change. And if you’re among those homeowners who have been somewhat spoiled by continuing low rates, you could be could be in for an unpleasant surprise. Take advantage of today’s low rates while you can, but also spend the time necessary to find a broker or banker you trust, who knows their business, and who can help you explore what options might be best for you. More so than in any other area of homebuying, you’re going to rely on this advice – now more than ever. It will prove to be time well spent.
SURREY/LANGLEY
2 & 3 BEDROOM TOWNHOMES. FROM $289,900*
Is Brixton the right choice for you?
Royale Properties is an award-winning builder focused on delivering a customer service approach that gives homeowners peace of mind.
• • • • • • • •
Eye-catching colonial architecture with brick accents. Quiet location along a protected greenbelt. Walking distance to schools. Thoughtful floorplan layouts. Private spacious fenced in backyards. Access to the Brix House. Low monthly strata fees. Best of all, every home comes with quality finishings included in the purchase price.
Visit Brixton today and see for yourself if it’s the right fit. 14433 60 Ave., Surrey. Open Daily 12PM - 5PM (Except Fridays)
Call for current availability. 604 503 0488
BrixtonTownhomes.com Prices and incentives are subject to change or be withdrawn without prior notice. Sizes are approximate. E.&O.E. Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 25
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SURREY/LANGLEY
80 AVE 200 ST
192 ST
176 ST
19525 73rd avenue
73 AVE 195 ST
72 AVE
Presentation Center Open Daily 12-5PM (Except Fridays)
WEST REAL ESTATE SERVICES This is not an offering for sale. Any such offering must be made with a disclosure statement. Prices are subject to change. E.&.O.E.
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 29
Published by
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60 AVE
D LV
144 ST
EB
SALES CENTRE
142 ST
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Get all of this and more at Blackberry Walk, the perfect place to call home.
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Be at the centre of this vibrant neighbourhood, where excellent schools are just a short walk away, and trails to parks and playgrounds start right at your doorstep.
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Blackberry Walk boasts more thoughtful, functional homes featuring stylish kitchens, large master suites, bonus rec. rooms and generous living spaces, along with a variety of special upgrade and customization options.
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Choose from signature townhomes, many offering private basement-level rec. rooms that provides extra space and flexibility.
BLACKBERRYWALK.COM OR CALL 604.501.6119 This is not an offering for sale. An offering for sale can only be made with a disclosure statement. E.&O.E.
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 31
YOUR BEST SOURCE OF REAL ESTATE INFORMATION TO BUY, SELL, RENT OR RENOVATE. Pick us up at over 750 convenient locations including: Safeway, IGA, Skytrain Stations, Community Centres and More.
TO ADVERTISE CALL 604.519.6080 October 31 - November 14, 2014 Volume 22 Issue 22
October 31 - November 14, 2014 Volume 04 Issue 22
GRAND OPENING
E XP E R IE N C E
A DE R A .C O M | 6 0 4 - 9 8 0 - 0 0 1 6
KeatonTownhomes.com
INSIDE THIS ISSUE
ALL ABOUT MORTGAGE DEFAULT INSURANCE
THE BENEFITS OF BUYING POWER SMART
WHAT CIVIC ELECTIONS MEAN TO YOU
INSIDE THIS ISSUE
SPOTLIGHT ON OUTDOORSY NORTH VANCOUVER
FALL LUXURY WITH SMALL DETAILS
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SEPTEMBER-OCTOBER 2014 VOLUME 13 ISSUE 5
VIEW US ON ANY DEVICE
FANTASTIC VIEWS OF FALSE CREEK & ENGLISH BAY
the tale of
Shakespeare Homes MUCH ADO ABOUT BEAUTIFUL LIVING SPACES
SPACIOUS 1 TO 6 BEDROOM APARTMENTS CURRENTLY AVAILABLE
CALL US TODAY! 1311 Howe Street, Vancouver Phone 604.754.5668 www.vivasuitesvancouver.com INSIDE THIS ISSUE
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• ATLANTIC CANADA • CALGARY • EDMONTON • MONTREAL • VANCOUVER • WINNIPEG
feeling confined in your current home? why nOt SPREAD OUt A LIttLE. Our spacious townhomes range from 1463 – 1706 sq.ft. and include amazing finishings and features that will make you feel like you are in a single-family home. Don’t miss out on this scarce offering. Priced from $334,900 homes are selling fast.
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OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 35
//MIND OVER MORTGAGE
Ensure your peace of mind UNDERSTANDING MORTGAGE DEFAULT INSURANCE » by JORGE & ALISA ARAGON
JORGE & ALISA ARAGON
are Mortgage Experts with Dominion Lending Centres Mountain View. They are active members of the Greater Vancouver Home Builders Association. Jorge & Alisa focus on the overall needs and plans of their clients and then find the best mortgage to suit their needs. For more information visit YourMortgageSolutionsGroup.ca or contact them at aaragon@dominionlending.ca.
Mortgage default insurance is commonly referred to as mortgage insurance. It is often mistaken with homeowner/ property insurance or mortgage life insurance. Homeowner/ property insurance protects the individual’s home and possessions in the home against damages including loss, theft, fi re or other unforeseen disasters. Mortgage life insurance is designed to repay any outstanding mortgage debt in the event the homeowner death or long-term disability. The mortgage default insurance increases the opportunities for homeownership with a low down payment as saving for a 20% down payment can be difficult in today’s housing market. There are two types of mortgage options; conventional mortgages which are loans with a minimum 20% down payment and high ratio mortgages are loans with less than 20% down payment. In Canada, mortgage insurance is required by the Government of Canada on all high-ratio mortgages. The insurance protects the mortgage lender only against a loss caused by non-payment of the mortgage by the borrower and it is not a protection for the homeowner. However, the mortgage insurance enables borrowers to purchase a home with a minimum down payment of 5%.
36 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
The insurance protects the mortgage lender only against a loss caused by non-payment of the mortgage by the borrower and it is not a protection for the homeowner. Mortgage default insurance is provided by insurers such as Canada Mortgage and Housing Corporation (CMHC), Genworth Financial Canada and Canada Guaranty. Each mortgage insurer has its own criteria for evaluating the borrower and the property and it decides whether or not a mortgage can be insured. The lender and not the borrower selects the mortgage insurer. It is possible that the mortgage application can be approved by the lender but might not be approved by the insurer. The mortgage default insurance premium is a one-time charge and it is paid by the borrower to the lender. The premium can be paid in a single lump sum at the time of closing or it can be added to the mortgage amount and repaid over the amortization period (or the life of the mortgage). The cost of default insurance is calculated by multiplying the amount of the funds that are being borrowed by the default insurance premium, which typically varies between 0.5% and 6.0%. Premiums vary depending on the amortization period of the mortgage, the loan to value ratio, the size of the down payment and the product. Example of a premium calculation for a home purchase: Property value:
$300,000
Mortgage basic Loan amount:
$300,000 - $15,000 = $285,000
Down payment:
Amortization period: Loan to value ratio: Premium amount:
Default insurance cost:
Total mortgage amount:
5% or $15,000 25 years 95%
$285,000 x 3.15% $8,977.50
$293,977.50
* The cost of default insurance is subject to change if the purchase price or appraised value, the amount of down payment or the amortization changes. The final premium and the cost of the mortgage default insurance will be disclosed in the mortgage commitment document from the lender.
It is important to note that for insured mortgage loans the maximum purchase price or as-improved property value must be below $1,000,000. The borrowers can port the mortgage loan insurance from an existing home to a new home and may be able to save money by reducing or eliminating the premium on the financing of the new home. Since there are different products available from individual lenders and are subject to lender’s guidelines, it is important to talk to a Mortgage Expert to analyze your situation, present several options and help you decide which product works best for you.
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 37
FREE METRO VANCOUVER EDITION www.homedecorandrenovations.com
SEPTEMBER-OCTOBER 2014 VOLUME 13 ISSUE 5
the tale of
Shakespeare Homes MUCH ADO ABOUT BEAUTIFUL LIVING SPACES
VANCOUVER’S EXCITING FREE MONTHLY HOME DESIGN MAGAZINE Featuring the newest products and hottest design trends for your home, inside and out.
604.519.6080
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UP CLOSE AND PERSONAL WITH HGTV’S
Colin & Justin! 2014 HOME + DESIGN SHOW AN EXCITING SNEAK PEEK
SEPT/OCT ISSUE on stands now!
//PROJECT PROFILE
A brand new home... designed for life, work and play! TRUE VALUE — TIMELESS WEST COAST CRAFTSMAN-STYLE TOWNHOMES STARTING FROM JUST $299,900 » by MICHELLE HOPKINS
Over the years, people have discovered Langley because of its urban sophistication and peaceful, rolling countryside. Savvy buyers have also been drawn to
Langley because of the affordable prices, which average 57 per cent less than Vancouver. Now there’s another reason – York Townhomes! In the centre of Willoughby is where you will find York, a master-planned community by well respected builder, Phoenix Homes. Now selling final Phase 3, York is a unique collection of 62 homes with a playground area and green space located in a great, quiet neighbourhood, conveniently close to everything. “Phases 1 and 2 are completely sold out and there are only 16 homes remaining. Today buyers have a lot of inventory to choose from, but a York townhome gives them a lot of bang for their buck,” says Natalie Evaniew, Sales Manager and Realtor with Prudential Power Play Realty. “Where else can you buy a brand new three-bedroom, two and a half bath home in Willoughby, Langley for $299,900 plus GST?” York offers four different floor plans ranging from 1,341 to 1,872 square feet. All homes have laminate flooring throughout the main, nine-foot ceilings, large windows for maximum light, a cozy, electric fireplace and a concrete patio opening up onto a large, fully fenced back yard. The generous bedrooms will surprise you, allowing for double size or king size bed. All ensuites have a beautiful jetted soaker tub, granite countertops and tile floors. The functional kitchens feature a granite eating bar, stainless steel appliances, wood veneer cabinetry and pantries. Many homes have an open concept design that is perfect for entertaining, with a tandem style garage giving you room for storage, workshop or a hobby/ exercise area and skylights in the bathrooms. This same width carries on up thru the main floor and the upper floor, where the laundry is conveniently located. If the location and great prices aren’t enough, for a limited time, Phoenix is paying the BC
Transition Tax on all remaining homes. “That’s a minimum savings of $6,198,” adds Evaniew. This is an opportunity to own a new home in Willoughby, for a fantastic price. Everything is within easy walking distance, including Starbucks, Farmers Markets, the new Langley Events Centre and a short drive to everything an urbanite wants. From great shopping in blockbuster stores, to fine dining, to hiking and walking trials, to all of the recreation amenities sports enthusiasts want, are all right here. For nearly two decades, Phoenix Homes has been and continues to be a trusted name in the industry; having built more than 500 homes in the Lower Mainland. Based on delivering a new home in a timely fashion, you can rest assured that your home will be one you cherish for years to come. Phase 3 is the last phase and an opportunity you definitely don’t want to miss. Homes are move-in ready now! The York Display Home is located in #34 – 7298 – 199A Street, Langley. Open daily, except Fridays, from noon to 5 p.m. For more information, call 604-534-9495, e-mail: sales@yorkliving.ca, or visit yorkliving.ca
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 39
SURREY/LANGLEY
40 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
SURREY/LANGLEY
REMAIN! 5 HOMES
333,900
Come Experience the Difference of Summerhill! ›› ›› ›› ››
2 storey, side by side double garage homes Solid maple wood, soft close cabinets Quartz counters, Crown Moulding & 9’ ceilings Only 11 homes in a quaint community of Willoughby Langley ›› Located close to all amenities, recreation, shopping & transit ›› Homes start at $379,900 plus gst
40% ALREADY SOLD!
HURRY BEFORE THESE BEAUTIFULLY FINISHED HOMES ARE GONE! DISPLAY HOME Open Wed & Thurs, Sat & Sun 1-5pm 19938 – 70th Avenue, Langley, BC ENTER THROUGH SUMMERWOOD Phone: 604-780-3186 OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 41
//BUYER PROFILE
Brenda and Carlos at Redwood A FAMILY ON THE GROW » by SUSAN M BOYCE Brenda and Carlos hadn’t actually been planning to buy a home this summer. Sure they’d been causally checking out the market, but they anticipated it would be at least a year until they could afford to take the step to homeownership. But when opportunity knocked, they embraced it wholehearted and two months ago, moved into their brand new, three-bedroom and flex home at Redwood. “We knew the developer, and when he asked if we’d like a tour of a new townhouse property he was developing we said yes,” Brenda explains. The couple were immediately smitten by Redwood’s single-family ambiance and livable floorplans. “There’s so much attention to detail: under-cabinet lighting in the kitchen, nine-foot ceilings, washer/dryer upstairs where you generate the laundry, walk-in closet in the master bedroom, kitchen and bathroom counters that match — we saw a lot of places where the developer cheaped out on the bathroom counters. Not here. Even the blinds feel luxurious.” SPACE TO LIVE
Size definitely mattered to Brenda and Carlos. “We both come from very large families, so it’s not unusual for us to have 20 or 30 people over… and that’s just his family or mine,” Brenda says with a laugh. “When 42 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
you’ve got that many people, you need a big main floor and a big kitchen with a center island. And I like the formality of having a bit more separation so you can’t actually see what’s going on in kitchen when you’re sitting in the living room.” The spacious bedrooms garnered Redwood yet another positive checkmark on the couple’s list of must have features. “Yes, our children are small right now, but they’ll grow up. These bedrooms are large enough that they’ll still work when our kids are teenagers.”
We already love living here, and this home will serve us well far into the foreseeable future. — Brenda Brenda says their home’s generously proportioned backyard is already getting plenty of use for barbequing and as a play area for the kids, but having access to the community’s common greenway was an unexpected bonus. “My husband and his buddies get together there all the time to play soccer.” There’s even the double, side-by-side garage the couple wanted but didn’t think they’d get. “We work at different times, so there’s always lots of coming and going. A tandem just would not have worked for us.” On the first night in their new home, Brenda and Carlos chose one of the most time-honoured ways to celebrate — by popping the cork on a bottle of ice-cold champagne. “We already love living here, and this home will serve us well far into the foreseeable future.” Redwood is located at 6929 – 142nd Street in Surrey. For more information visit redwoodtownhomes.com.
SURREY/LANGLEY
OWN A PIECE OF THE LAND Located where city meets country, Parkside is perfect for homeowners who want to be part of a vibrant community. Parkside’s 39 non-stratified rowhomes, which range in size from 2,377 to 2,533 square feet, allow homeowners the rare opportunity to own a piece of the land.
SHOWHOMES NOW OPEN S TA R T I N G F R O M $ 4 8 0 , 0 0 0 I N F I N I T Y P R O P E R T I E S. C A
C L A R E P L AY E R & S T E V E H A R D E R
SALES CENTRE OPEN DAILY 1-5 (except Fridays) 20597 84TH AVE, LANGLEY | 604.648.9428
44 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Play. Love. Grow. Raising a family takes commitment, love, patience and a safe, nurturing home. Where you choose to raise your family is your biggest concern. You want the best schools, parks and convenient services nearby. You want a home that has room for you and your kids to grow together. Arcadia is a collection of just 88 family friendly townhomes that are perfectly located within the vibrant Yorkson neighbourhood. Within walking distance of schools, shops and parks, Arcadia is the start of something great. The start of your next family adventure together.
2 bed + den up to 3 bed + rec room townhomes from
279
$
414
900 — $
900*
Arcadia is currently not an offering for sale. Prices quoted are an anticipated range only, exclusive of taxes and are subject to change without prior notice. E.&O.E.
vip appointments are now happening. register today for yours and be one of the first in!
arcadialiving.ca
604.513.9090
Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. www.fifthave.ca
SURREY/LANGLEY
98
Innovative Townhomes with Rooftop Living Spaces. Designed to Fit Your Lifestyle. Perfecting the Art of Parties
2 Bedrooms Coming Autumn 2014
LANGLEY BYPASS
208 St
72 Ave
80 Ave
83 Ave
77A Ave
209 St
LOCATION 7811 209 Street Yorkson, Langley
46 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
hayerlifestyle.com 604.371.0044 *Prices and incentives are subject to change or be withdrawn without notice. Prices quoted exclude applicable sales taxes. Please ask the sales representative for further details. Sales and marketing by Fifth Avenue Real Estate Marketing Ltd. 604.583.2212. E.&O.E
WOW now
70% sold SALES CENTRE and DISPLAY homes 19752 55A AVE, LANGLEY sat–thurs: 12–5pm closed Fridays
VISIT MARQUEELIVING.COM OR CALL 604.427.3550
Prices exclude tax and are net of all incentives. Prices, discounts and incentives are subject to change without notice. Visit our Marquee Sales Team for full details. E.&O.E.
Serpentine Fen Nature Reserve
SOUTH SURREY / WHITE ROCK 40th Ave
99 11
12
Sunnyside Acres Urban Forest Park
24th Ave
152nd St
140th St
148th St
Y
2
Ma rine Dr
4
1
W
16th Ave
24th Ave
13
10
H GE OR GE
128th St
26th Ave
G KIN
16th Ave
8
24th Ave
South Surrey Athletic Park
20th Ave
5
160th St
Crescent Park
164th St
7
32nd Ave
6 14 9
16th Ave
184th St
Crescent Beach / Blackie Spit
176TH ST
99a
168th St
d nt R sce e r C
15 3
10th Ave 8th Ave
8th Av
SOUTH SURREY / WHITE ROCK 1.
CANADA The Estates 4. The Hamptons UNITED STATES OF AMERICA at Southwood 16437 23 Ave. 16780 22A Ave, 604-648-8065
2.
Royce 14855 Thrift Ave 604-538-8028
3.
Southbrooke 10th Ave. & 165th St. 604-805-2941
8.
16145 28A Ave. 604-560-1053
604-723-4497
5.
Jacobsen 2687 158 St. 604-538-5591
6. 7.
Blu
15988 32 Ave. 604-782-5258
Belcroft 15977 26 Ave. 604-568-8830
Morgan Heights
9.
The Heights 2845 156th St. 778-545-8737
10. Breeze #5 16223 - 23rd Ave. 604-582-1113
11. The Woods 32nd Ave. & 156A St. 604-538-8876
12. South Point Walk 29A Ave & 152 St 604-560-3238
13. Hycroft Rowhouse 16467 - 24th Ave. 604-541-2495
14. Hyde Park
15811-28th Ave 604-506-1852
SOUTH SURREY/WHITE ROCK
FALL SALE
2 BED + DEN + 2 ½ BATH “CURRENT” FLOOR PLAN MODELS STARTING FROM $324,900*
IMMEDIATE OCCUPANCY
VISIT OUR PRESENTATION CENTRE
24 AVE
162 ST
BREEZE | 604.582.1113 #15-16223 23A Avenue, Surrey | ADERA.COM Open Daily from Noon – 5pm
23A AVE
*LIMITATIONS APPLY. CONTACT SALES FOR DETAILS. OFFER EXPIRES NOVEMBER 30, 2014. SALES BY DISCLOSURE STATEMENT ONLY. E&OE. BREEZE ADERA PROJECTS LTD. ADERA REALTY CORP. 2200 – 1055 DUNSMUIR ST., VANCOUVER V7X 1K8 | 604.684.8277
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 49
THE GRANDE FINALE
EXPERIENCE THE ROYCE PRESENTATION GALLERY ONE LAST TIME. We’re putting the final touches on our stunning new homes and will be saying goodbye to Royce’s award winning sales centre in preparation for Spring opening. Visit the Royce Presentation Gallery before November 30th and ask us about our limited time Fall promotions. Move in ready Spring 2015. Homes available from $314,900 to $1,625,000 Presentation Gallery & Display Home Open Daily 14855 Thrift Avenue Appointments Recommended 604.538.8028
ROYCELIVING.COM
®
Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. www.fifthave.ca
Prices quoted are subject to change without notice and exclude applicable sales tax. E&OE.
SOUTH SURREY/WHITE ROCK
NOW SELLING
Come in and view our professionally decorated show home now open daily from 12-5pm (except Fridays).
MOVE IN FALL 2014!
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 51
//IN THE NEWS
Savings plus Sustainability ELIMINATE BUYER’S REMORSE WHEN PURCHASING A NEW HOME For years you reduced your expenses, saved your pennies, and now you have finally saved up enough to purchase a shiny, brand new home - sparkling new appliances, funky spa bathroom, entertaining media room – and the list goes on. Excitement mounts as you begin house hunting. As you narrow down your search criteria you realize that there are so many decisions to make – neighbourhood, features, size, layout, etc. In order to make the search process simpler, many BC homebuyers are making the decision that their new home must be Power Smart. Power Smart new homes use approximately 20 per cent less energy than standard homes on the market, resulting in lower energy bills. They are also healthier and more comfortable to live in, and they have less of an impact on the environment. The decision to buy a Power Smart new home reduces a lot of the anxiety that comes along with making a large purchase, both before and after the transaction is complete. With approximately 20 per cent of new homes built in BC now being Power Smart new homes, there are a lot more options for homebuyers looking for an energy efficient home. Power Smart homes have an EnerGuide rating of 80 or higher, out of 100, which indicates that they have extra insulation, and better heating, appliance and lighting systems. Certified Energy Advisors analyze building plans and complete tests to confirm the air tightness of the home. The final EnerGuide rating on a Power Smart home ensures that the house is energy efficient compared to many other homes. Energy efficient features of a Power Smart new home include ENERGY STAR labeled bathroom fans that uses half the energy of a regular fan, or heat recovery ventilators that circulate fresh air throughout the house. These features create a healthier environment by reducing mould and pollutants, and improve the air quality. ENERGY STAR labeled windows reduce the amount of heat that can escape from a home, and also creates a more comfortable home by keeping out cold air during the winter months, and hot air during the summer. ENERGY STAR labeled refrigerators are 20 per cent more energy 52 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
efficient than standard models, and ENERGY STAR labeled clothes washers reduce overall energy usage by up to 50 per cent. Dishwashers that are ENERGY STAR labeled can save up to 20 per cent on water heating costs. Another reason to purchase a Power Smart new home is that buyers may be eligible for a 10 per cent refund on their mortgage loan insurance premium from the Canada Mortgage and Housing Corporation (CMHC). When purchasing a new home, buyer’s remorse is common, yet avoidable. Power Smart new homes ensure that you will be living in a home that saves money year after year on energy bills, is comfortable and healthy to live in, and leaves a smaller environmental footprint. Visit https://www.bchydro.com/ powersmart/business/programs/ new-home/developments.html for a list of Power Smart new homes and developments in your area.
//PROJECT PROFILE
Southbrooke LOOK TO YOUR FUTURE » by SUSAN M BOYCE It’s no secret that I love my luxuries, especially when it comes to the place I call home. So I’m always intrigued by the opportunity to visit Southbrooke in South Surrey, because these spacious, single-family residences put a whole new spin on the phrase “luxurious elegance.” Lot sizes are nothing short of astonishing — a minimum of 6,000 square feet. “Plus, Genex has designed each home exclusively to fit the individual lot it sits on,” explains Susan Vollmer, marketing manager. “And if you buy before construction starts, you’re able to put your personal stamp on it by choosing many of your finishing details — things like light fixtures, countertops, crown mouldings. So really, you’re getting a custom home in a well-established neighbourhood without paying the sky-high custom home price tag.” EXPERIENCE EXCELLENCE
And make no mistake, these homes aren’t just beautiful, they’re built with all the attention to fine detail that Genex is known for. It’s quality I can feel from the moment I step into the showhome. The kitchen, always one of my first stops on a tour, is clearly just waiting for some serious cooking to begin: massive centre island with a raised eating bar at one end, pot drawers everywhere, Jenn-Air appliances and space for the entire family to hang out during the holiday season or other celebrations. 54 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Mind you, the adjacent living room looks incredibly inviting too, with a fireplace, big bright windows, and lots of seating space for when you want to just relax. From here, I can also see a spectacular outdoor deck that immediately gets me thinking about built-in barbeques and outdoor fireplaces to keep me toasty and warm all year long. Then there are all the small details that make big differences in day-to-day living: laundry room with linen storage, vaulted master with spa-style ensuite, even a full mudroom — a real one with closets, sink, and work counter. CELEBRATE HOME
I’m just about to head out when I hear laughter coming from kitchen. “You’re right, you’ll finally have enough space for all your cooking stuff,” says a woman ensconced at that eating bar. “And I told you it wouldn’t be raining here — this isn’t like Port Moody. Maybe I’ll just go to the beach or shopping when you’re in baking mode.” Ah yes, a woman after my own heart. Brought to you by Genex, Southbrooke offers just 19 custom designed homes ideally located at 10th Ave. and 165th St. in South Surrey. Showhome and presentation centre open noon to 5 p.m. daily except Fridays. For more information visit southbrookeliving.com or call 604.805.2941.
SOUTH SURREY/WHITE ROCK
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 55
//PROJECT PROFILE
Freedom, sophistication and quality defines Hycroft rowhomes THE WAITING IS OVER – THE NEW RELEASE OF HYCROFT ROWHOMES IN SOUTH SURREY IS NOW AVAILABLE » by MICHELLE HOPKINS It’s not a strata town home and it isn’t an expensive single family home, it’s a freehold rowhome, and buyers are falling in love with them. One of the most talked about and exciting new project developments, Hycroft, is now selling in South Surrey. This collection of 65 freehold rowhomes is situated in the heart of the thriving South Surrey neighbourhood. Reminiscent of European or eastern American cities, rowhomes have certainly provoked an emotional response in buyers. StreetSide Developments, a part of the well-known respected developer Qualico, released its first phase on September 20 and sales have been swift, prompting an earlier-than-planned release of phase 2. Part of what buyers love is the concept of not having strata fees and owning their own lot, for significantly less than the price of a new single family home. “We are the only freehold rowhome project in South Surrey,” says Vanessa Isler, marketing and sales manager at StreetSide. “The concept had been very popular in Langley and is proving to be equally well received here. Buyers are really seeing the value of what we are offering at Hycroft.” Hycroft is nestled in the sought after Grandview Heights neighbourhood. These expansive three-storey rowhomes, ranging from 2,276 to 2,491 square feet, offer a unique main level entry, walkout patios and fenced yards, finished basements and a detached garage. The four-bedroom Arts and Crafts style homes showcase striking exteriors with brick facades, dramatic rooflines, hardi plank siding and a detached garage with an additional parking spot. Hycroft’s thoughtful design includes open plan layouts and modern interiors. Distinguished by luxury finishes including nine-foot high ceilings on the main floor, luxurious Nu-Heat in-floor heating in ensuites, gas fireplaces with marble surround in the living room, rich laminate wood flooring on the main floor and spacious patios for outdoor living, “Finishings that you would expect to be upgrades come standard at Hycroft,” adds Isler. Homeowners will enjoy expansive windows and gourmet kitchens with solid quartz slab countertops, mosaic marble tile backsplash, soft-close custom Shaker-style cabinetry and sleek Jenn-Air industrial looking stainless steel appliances, including a gas range. Qualico was founded more than 60 years ago and is now one of the largest fully integrated, privately owned real estate companies in Western Canada. Committed to offering a full range of home options, Qualico delivers homes of superior quality and design. StreetSide Developments continues Qualico’s 56 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
legacy of excellence and with Hycroft’s rowhomes, provides homebuyers with an attractive freehold housing ownership that promises to create a legacy for years to come. Neighbouring the pedestrian shopping areas of Morgan Crossing and Grandview Corners, this area has undergone a tremendous transformation in less than 10 years. With some of the best shopping, dining, entertainment and recreational amenities an urbanite demands, Hycroft’s rowhomes offer more than a home; they offer an incredible lifestyle. Your new Hycroft home will also be steps away from the brand new Grandview Aquatic centre, featuring an Olympic-size pool, slated to open in the fall of 2015. Starting from $549,900, these rowhomes won’t last! For more information, call 604.541.2495, email sales@hycroftrowhomes.com or visit www.hycroftrowhomes.com. The Sales Centre is open daily except Fridays from noon to 5 p.m. Completion for phase 1 at Hycroft is slated for January 2015.
SOUTH SURREY/WHITE ROCK
SPACE AND FREEDOM – HYCROFT’S ROWHOMES OFFER THE BEST OF BOTH.
NOW SELLING COMING SOON
There is a unique sense of place that exists at Hycroft. The Ar ts and Crafts style architecture adds a welcoming ambiance and enhances the sense of separate homes. Spacious interiors f low seamlessly into private patios and gardens. Quality is woven into ever y detail. Hycroft is def initely a place you will be proud to call home. • • • • •
Beautifully crafted 4 bedroom rowhomes Freehold ownership – no strata fees Located in the desirable Grandview Heights neighbourhood Over 130 shops and services 5 minutes away Close to parks, beaches, nature trails, & golf courses
164 ST
$549,900
G
E
99
RG
N
AY W 20 AVE
VD BL
604 541 2495 hycroftrowhomes.com
EO
16467 24 Avenue Surrey BC V3S 0C4
G
NEW HOMES RELEASED!
24 AVE
GH
N
HI
KI
PRICED FROM
Any prices exclude taxes. StreetSide Developments reserves the right to make modifi cations and changes to the building designs, specifi cations and features should they become necessary. Floor plans, elevations, room sizes and square footages are based on preliminary architectural drawings and may vary from the actual built home. E.&O.E.
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 57
//INSIDER ADVICE
Be a True Citizen! VOTE NOVEMBER 15, 2014 AND SHAPE YOUR CITY » by CAMERON MCNEILL
CAMERON MCNEILL
is the owner of MAC Marketing Solutions, one of B.C.’s and Alberta’s leading real estate sales and marketing firms. Cameron also co-founded TAC Real Estate, a resale firm, and MPC Intelligence, a real estate market-research firm. Together with his experienced and dedicated team of sales, marketing and administration professionals, he has transacted more than 14,000 new homes and $5 billion in sales. Email him at cm@macmarketingsolutions.com or follow him on Twitter @mac_marketing
In previous articles I’ve spoken about the need for people to get involved in their local city process. By attending neighbourhood design workshops, open houses, or joining a committee or panel you can have direct involvement in the way your city is changing. On November 15, 2014, you have another important opportunity to shape your city by voting for City Mayor, City Councillors, and School Board Trustees (Check your local city website for a full list of electoral candidates. For example, Vancouver also elects Park Board Commissioners). The Mayor and City Councillors are responsible for representing your voice in how you would like to see your community evolve. They approve new developments, protect or change parks or public spaces, manage the municipal budget, buy and sell property and pass bylaws which regulate businesses, noise, land use, services, etc. Our education system is likely still in the forefront of our minds considering recent events and the elected School Board Trustees are entrusted with representing the parents and students in their area while setting operational and educational policy and allocating and managing funds. These officials play a vital role in shaping the community in which you live. Candidates were announced on October 10, 2014, which means you still have a few weeks to learn about the candidates’ public policy goals and how they plan to reach them as well as potentially meet with candidates at various community events.
Our municipal government shapes our city’s skyline, public spaces and services. Make sure to vote and have your say.
58 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Check your city’s website as soon as possible to: ›› Confi rm that you are a registered voter (you can also call Elections BC at 1-800-661-8683). ›› Confi rm which polling stations you are eligible to vote at. ›› Confi rm advance polling days and locations to avoid lineups on November 15, 2014. ›› Search for “candidate profi les” to confi rm the positions you are electing and read about the candidates. Most importantly, exercise your democratic right, get involved and vote Saturday, November 15, 2014!
IF YOU COMe OUt tO the WOOds tOdaY, YOU’Re In FOR a BIG sURPRIse! 3 Bedroom homes in south surrey with studio space and Rooftop Patios starting from the low $400’s
OveR 50 hOMes sOLd
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NORTH SHORE / SQUAMISH / WHISTLER
Lynn Headwaters Regional Park
Chippenda
ne D
r
Dempsay Rd
Mathers Ave 21st St
25th St
Lighthouse Park
Capilano River Regional Park
ley
Lonsdale Ave
Mari
le Rd
Stevens Dr
thbo Sou
Rd owl ress B Cyp
15th St
Cypress Falls Park
roug
h Dr
Nelson Canyon Park
Cypress
n
n Ly
l Va
1a Marine Dr
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Rd
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NORTH SHORE
Mt Seymour Pky
Keith Rd E
ns
da
le
Av e
Keith Rd W
Lo
A1
Stanley Park
NORTH SHORE A1. Loden Green
2135 Heritage Park Lane 604-988-0022
60 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
vel Rd
Low Le
E
Main St
n Hwy
Dollarto
NORTH SHORE/SQUAMISH/WHISTLER
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OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 61
//PROJECT PROFILE
Loden Green townhomes offer idyllic living in North Vancouver VANCOUVER’S BEST TOWNHOME VALUE WITHIN 15 MINUTES OF DOWNTOWN STARTING AT JUST $599,900 » by MICHELLE HOPKINS
Situated alongside the award-winning Spirit Trail, only minutes from Lonsdale Quay and the SeaBus to Vancouver, is where you’ll discover one of North Vancouver’s most exciting new townhome projects in the master-planned community of Maplewood Village. Guilford Brook Estates’ Loden Green features a boutique selection of 30 exclusive townhome residences, ranging in size from 1,347 to nearly 1,400 square feet, in the heart of emerging Maplewood Village Centre. The two and three-storey West Coast-Craftsman homes feature three bedrooms with two and a half bathrooms, private attached double car garages and front porches and fenced in yards. Inside, the spaces are airy and bright, designed in west coast style with timeless-yet-contemporary interiors ideal for family living. These sophisticated interiors are distinguished by laminate hardwood flooring in the living and dining rooms, kitchen and stairs (with an option to upgrade to engineered hardwood floors), plush carpeting in the bedrooms and hallways, high ceilings and sprawling windows to bring the outdoors in. “Most homes feature three bedrooms on one level, which young families really like,” says Cristy Edmonds, Vice President with rareEarth Project Marketing. “Then, we have a few with the master bedroom on the top floor for extra privacy.” The gourmet kitchens include Fhiaba soft-closed cabinetry, composite Quartz stone countertops, glass tile backsplash, double stainless steel undermount sinks and a KitchenAid stainless steel appliance package. You will be pleased to know that each home is built to rigorous Built 62 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Green Gold standards, meaning your home is not only beautifully crafted and designed, but energy efficient and extremely comfortable. In addition, the North Shore is blessed with an abundance of natural beauty – from the majestic North Shore Mountains, to spectacular ocean views and seemingly endless hiking trails. These are the reasons so many young professionals and outdoor enthusiasts choose to live here. Within 15 minutes of your home you are at some of the Lower Mainland’s top outdoor destinations, including Deep Cove, Mount Seymour and Grouse Mountain. When you look at the entry price-point level starting at $599,900, in one of the most desirable cities with all the quality finishings you could want, this is excellent value. “We conducted research and this is the best townhome value within 15 minutes of downtown Vancouver,” adds Edmonds. “Its location off of the Ironworkers Memorial Bridge means you can be in Gastown in 13 minutes.” Loden Green is ideal for family living. Maplewood Village is emerging as a new master-planned community, and as such, great care has been taken in making sure the needs of its residents are met. Bounded on three sides by Spirit Trail and park, and on the fourth by Heritage Park Lane, your new home is nestled a short walk away from the scenic Seymour River. “This is an opportunity to get in on the ground level into a community that is up-and-coming,” adds Edmonds. Don’t miss out: The VIP Preview weekend happens Saturday, Nov. 1 and Sunday, Nov. 2 from noon to 5 p.m. in the brand new sales centre and display home, located at #101-2135 Heritage Park Lane, North Vancouver. The official opening begins the following weekend, November 8th. After November 8th, the Sales Centre and Display Home will be open daily (except Fridays) from noon - 5pm. First completions for Loden Green are slated for February 2015.
//NEIGHBOURHOOD SPOTLIGHT
North Vancouver is a Mecca for the outdoor enthusiast NORTH VANCOUVER IS MOTHER NATURE’S PLAYGROUND; ATTRACTING EVERYONE FROM THE YOUNG TO THE OLD TO ITS SHORES » by MICHELLE HOPKINS Bill and Yolande Paine are avid outdoor enthusiasts. They spend countless hours hiking the North Shore Mountains. Twelve years ago, the couple decided to sell their Vancouver town home to buy in North Vancouver. “We were able to buy a lot more house for our money than on the west side of Vancouver,” says Yolande, a retired banker. “When you cross the bridge there is a feeling of serenity and calm; and yet you’re 15 minutes from downtown.” OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 63
“When you cross the bridge there is a feeling of serenity and calm; and yet you’re 15 minutes from downtown.” - Yolande Paine
She went on to say how both love the fact that the woodsy trails are literally right at their doorstep. Bill adds: “And we love the air, full of oxygen and the gorgeous mountains so close by — North Vancouver is an oasis.” They aren’t alone. Talk to anyone who lives in North Vancouver and they literally gush about its assets. Home to approximately 50,926, the city has a number of distinct neighbourhoods and commercial districts worthy of exploration. “Every day is a new adventure” can aptly illustrate what living on the North Shore is all about. Located on the southern slopes of the Coast Mountains, North Vancouver appeals to those who love small town living, yet want quick access to the “big city” as it is only a 15 minute drive to the city centre. Besides its world class recreational amenities and its numerous oceanside parks, urbanites can still enjoy great dining, eclectic shopping districts, theatre, and many cultural events and festivals – think the wildly colourful and sexy Caribbean Days Festival in late July, June’s North Shore Jazz Festival and the Artists for Conservation Festival up on Grouse Mountain from Sept. 26 to Oct. 5th. Mother Nature really blessed North Vancouver with some heavy hitting natural attractions – skiing, snowboarding, and hiking on Grouse, Cypress, and Mount Seymour, boating, kayaking, and canoeing on Indian Arm near Deep Cove, walking over the Lynn Canyon and Capilano Suspension bridges, fishing, golfing, mountain biking – it’s all here. Is there anything not too like about this city? Traffic congestion and bridge nightmares come quickly to mind! Need I say more? Any brave soul who attempts to get in and out of North Vancouver (unless you absolutely have to) on the Lion’s Gate bridge during peak hours better bring some reading material! Living in North Vancouver also means having to put up with more precipitation
than in most other regions of the Lower Mainland: but then North Vancouverites will quickly remind you “that’s why it’s so lush and green!” Not all is lost though, with housing costs a bit lower than West Vancouver, a rich culture, and a vibrant and eclectic community, North Vancouver – most notably Lower Lonsdale — has become the location of choice for young families to set down their roots. Celebrating its shipyard heritage, Lower Lonsdale is very much the city’s lifestyle and cultural anchor; with the pier, Lonsdale Quay, SeaBus terminal, and boutique hotels. Highrise and condo developments are happening up and down Lonsdale – all the way from water’s edge to near the Trans-Canada Highway. It’s easy to see why – the neighbourhood truly retains a pedestrian friendly charm.
“I can’t imagine a better place to raise my three children — we are all very active and we can kayak at Deep Cove, paddleboard and go hiking. Everything you want is right here.” - Beverly Chysyk You can spend a leisurely afternoon at the Lonsdale Quay, which is home to more than 90 shops and services. Lonsdale Quay Market boasts fresh produce, beautiful boutique shops, international cuisine to eat-in or take-out, a play area for kids and a hotel. At the foot of Lonsdale Avenue, the Burrard Dry Dock Pier offers spectacular views of the North Shore and Vancouver skylines.
The city also showcases some other great enclaves - Edgemont Village, tucked away between Mosquito and Mackay Creeks, and Upper Lynn Valley with its fusion of parkland, community centre, and commercial district. Deep Cove is another favourite; it boasts the largest seaside park in the city, with six kilometers of waterfront trails that wind past sandy beaches, and a sheltered harbour town centre with quaint cafes, eateries and unique shops. Beverly Chysyk has lived in Deep Cove for more than two decades. Originally, she admits she was reluctant to leave Vancouver. “I thought I’d be stuck in suburbia,” she says. “I can’t imagine a better place to raise my three children — we are all very active and we can kayak at Deep Cove, paddleboard and go hiking. Everything you want is right here.” With many of the Lower Mainland’s most beloved parks and attractions and an increasing number of housing options, it’s easy to see why North Vancouver residents like to brag! OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 65
RICHMOND / DELTA / LADNER / TSAWWASSEN Vancouver International Airport (YVR)
Rive r Dr
ay chie W Grant McCona
Richmond Centre
Cambie Rd
RICHMOND HWY
Alderbridge Way Lansdowne Park Mall Richmond Nature Park
Westminster Hwy
Granville Ave
No 6 Rd
Cambie Rd
No 4 Rd
A1
Shell Rd
ss
No 3 Rd
Ru
Ba ke rW ay
Garden City Rd
Bridgeport Rd
No 5 Rd
RICHMOND
KNIGHT ST
River Rd
99
91
Westminster Hwy
Granville Ave
A2
Blundell Rd
Fr
No 5 Rd
Williams Rd South Arm Park
No 4 Rd
No 3 Rd
No 2 Rd
Gilbert Rd
Francis Rd
Railway Ave Steveston Hwy
Garry Point Park
56 St 18 Ave 55 St
Cemetery
TSAWWASSEN B1. Tsawwassen Shores 604-943-6677
NO
A2. Modern Estates
17
h Bluff Rd
7411 Moffatt Road 604.788.8833
66 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Dr Arthur
Gr ov eR oa d
28th Ave 56th St
8A Ave
Boundary Bay Regional Park
Be ac h
53rd St
W AY RD E
L
South Delta Park
48th Ave
47th A Ave 47 e
Way son Jack
5171 Brighouse Way 604-233-2633
8A Ave
W r Rd Rive
56 St
A1. River Green
53A St
113 St
RICHMOND
53A St
75A Ave 74 Ave
BU
17
55 St
52 St
75 Ave 115 St
r
72 AVE
Chalmers Park
119A St
Dr
Beach Grove Golf Course
12 Ave
12 Ave
78B Ave
116 St
Delta Nature Reserve
Monroe Dr
D ore rym Bar
on ica
118 St Rd English Bluff
M
80 Ave
SCOTT RD
82 Ave
80 Ave Mackie Park
112 St
Sa nt a
84 Ave
Grauer Park
Coast Tsawwassen Inn
Tsawwassen Golf Club North Delta Park
TSAWWASSEN
41st B St
RD R
17
Riv er Rd
No 3 Rd
116 St
RI VE
52 St
Finn Rd
90 Ave Splashdown Park
112 ST
Y
NORDEL WAY
HW ACIS ANN 91
Deas Island Regional Park
B1
NORTH DELTA
Blv d
er
99
96 Ave
ilts hir e
Ri v
Rd er Riv
Steveston Hwy
Moncton St
W
a
r se
62nd B St
No 1 Rd
No 6 Rd
Francis Rd
Blundell Rd
12th Ave
RN S
DR
RICHMOND/DELTA/LADNER/TSAWWASSEN
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 67
//MORTGAGE ADVICE
Are collateral mortgages good? In theory… » by ALYSSA RICHARD
ALYSSA RICHARD
is the Founder and CEO of RateHub.ca, a mortgage rate comparison site that aims to empower Canadians to make smart financial decisions.
When you sit down with a mortgage broker or bank to talk about your mortgage financing options, one of the products they may offer you is a collateral mortgage. Collateral mortgages are a readvanceable mortgage product, meaning it comes with the option to borrow more money as your property value increases, without having to refinance your mortgage. In theory, this should be a fantastic product for mortgage holders. Normally, if you wanted to borrow equity from your home partway through your mortgage term, you’d have to refinance your mortgage – and pay a hefty penalty to do so. As well, whenever you refinance, you have to pay a real estate lawyer to oversee the transaction. Hello, legal fees – and more costs that need to come out of your pocket. Unfortunately, the grass isn’t always greener on the other side, and a collateral mortgage might not always be as great as it sounds. Why? Well, for starters, on paper, having a collateral mortgage can make it look like you have more debt than you actually do. Collateral mortgages are registered with a collateral charge, meaning lenders register the home as being worth slightly more than it is (up to 125 per cent more, in fact). They do this so that when the value of your home does go up you’re able to borrow up to 80 per cent of the increased value – not the original amount it was valued at when you first bought it. The downside to this is the collateral charge could make it look like you have more debt than you really do. If, sometime throughout your mortgage, you wanted to secure secondary financing for other things, a lender would have to review your credit history and would see this larger amount registered under your name. Depending on your financial situation at the time, this may be reason enough for them to decline your application for more financing. The second and final reason collateral mortgages aren’t always as great as they sound is that you can’t transfer them to another lender – not even when your mortgage term is up. See, collateral loan agreements aren’t registered with your land title or registry office. Instead, they’re registered under the Personal Property Security Act (PPSA) of Canada. For that reason, it may contain
68 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Unfortunately, the grass isn’t always greener on the other side, and a collateral mortgage might not always be as great as it sounds. terms that other lenders don’t agree with. So, if you ever decided you wanted to switch lenders, you would need to hire a real estate lawyer (and pay those legal fees) to get you out of your agreement. Now, I’m still not saying you should just steer clear of these products. If you think you’ll need to borrow equity in the future, and plan to keep your mortgage with the same lender, a collateral mortgage would be a great product for you! But for those who favour flexibility: do all your research, before simply signing on the dotted line.
HO ON M L ES Y RE 12 M AI N
Choose from a great selection of homes – starting from just $499,900 Home Type
Size
Bedrooms
Price Range
Plan A – The Mayne
1720 SF
3 Bed + Den / 2½ Bath (Master on Main Floor)
$
585,900 – $679,900
Plan A2 – The Mayne
1900 SF
4 Bed + Den / 2½ Bath (Master on Main Floor)
$
589,900 – $689,900
Plan B – The Salt Spring
1865 SF
2 Bed + Den / 2½ Bath
$
589,900 – $689,900
Plan B2 – The Salt Spring
1865 SF
3 Bed + Den / 2½ Bath
$
589,900 – $689,900
Plan C – The Galiano
1905 SF
2 Bed + Den / 2½ Bath
$
589,900 – $689,900
Plan D – The Pender
1225 SF
2 Bed / 2 Bath (Rancher)
$
499,900 – $645,900
* PR IC E S A R E FOR A B A SIC HOM E A S PE R T H E S TA N DA R D SPEC I F IC AT IONS. T H E DE V E L OPE R R E SE RV E S T H E R IG H T T O M A K E C H A NG E S A N D MODI F IC AT IONS T O T H E I N FOR M AT ION C ON TA I N E D H E R E I N W I T HOU T PR IOR NO T IC E . R E N DE R I NG S, M A P S A N D PHO T O GR A PH S A R E R E PR E SE N TAT IONA L ON LY A N D M AY NO T BE AC C U R AT E . E .& O. E .
Visit the Presentation Centre & Display Homes Today! Show Homes
Presentation Centre & Display Homes
Hw
y
17
52 St
Tsaww ass en Dr
1875 Tsawwassen Drive ( last right before the ferry terminal ) 604.943.6677 tsawwassenshores.com Open 12–5pm daily, except Friday
A N OF F E R I N G F OR S A L E C A N ON LY BE M A DE A F T E R F I L I N G A DI S C L O S U R E S TAT E M E N T. P HO T O S A N D R E N DE R I N G S A R E R E P R E S E N TAT ION A L ON LY. E & OE
Cedar Dr
PITT MEADOWS / MAPLE RIDGE
Dominion Ave
236th St
232rd St
3
r Rd Rive
116th
Derby Reach Regional Park
240th St
207th St
Ave
Way aka Kan 7 2
4
110th Ave 108th Ave r Maclure D
240th St
ED GHE LOU
Golden Ears Bridge
Y HW
104th Ave 102th Ave
Jac kso n
Harris Rd
Pitt Meadows Airport
Dewdney Trunk Rd 248th St
Dewdney Trunk Rd
132 Ave
Abern ethy W ay
124th Ave 224th St
216th St
203rd St
123rd Ave
5
Hammond Rd S Bonson Rd
Ford Rd
Meadow Gardens Golf Course
1
227th St 228th St
Dewdney Trunk Rd
HW Y
Harris Rd
LO UG HE ED
210th St
Dewdney Trunk Rd
224th St
136 Ave
6
MAPLE RIDGE 1.
Hampstead at Silver Ridge
13555 230A Street 604-466-9278
2.
Wynnridge
11005 Buckerfield Drive 604-466-6388
70 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
3.
Village Green
5.
Myron's Muse
4.
Montgomery Acres
6.
Jackson Park
7.
Cliffstone
12161 237th Street 604-476-2292 24405 112 Ave 604-477-2959
23651 132nd Ave 604-380-1801 24406 102 Ave. 604-805-4669 23915 – 111A Avenue 604-380-0045
Start Living this family-oriented community of 3 bedroom, 2.5 bath single family homes, close to parks, trails, schools and shopping. It’s all here, waiting for you!
244 St
Backing onto Jackson Park in picturesque Maple Ridge, discover
240 St
Dewdney Trunk Rd
102 Ave Lo
ug
he
ed
Hw
y
N
Single Family • Detached • Non-strata
Introductory pricing from
409,900
$
*
Show Home Open
12–4pm daily (except Friday)
24406 102nd Ave, Maple Ridge JacksonPark.ca | 604.805.4669
*Prices subject to change without notice. Plus net GST. E.&O.E.
PITT MEADOWS/MAPLE RIDGE
on the move//
packing tips To make your move a little easier • Gather boxes in all sizes from friends, neighbours and stores.
• Collect cushioning material such as bubble wrap, foam pellets, furniture pads, old blankets, plastic bags, tissue paper, newspapers and small towels to use as padding inside boxes.
• Create a “portable packing kit” with marking pens, a tape measure, packing tape, twine and scissors. Carry it with you as you pack up items in your home. • Reinforce the bottom of boxes with extra tape for added strength.
• Label each box with the name of the room in your new home where it should be placed.
field
Dr
ker
ris
Buc
C
re
Kanaka Cre ek
ek
Rd
240 St.
a nak Ka
Creek l Park
1
Har
Ave
238 St
Dr
Green Space
109 A
• List the contents of the box on the side of it.
• Label boxes containing fragile items with large red lettering.
• Place china in plastic bags and stack plates upright on their sides, not flat. • Pack your TV, stereo and computer in their original boxes whenever possible. • Keep boxes to 50 pounds or less.
• Pack heavy items into their own smaller boxes and place lighter items together into larger boxes. (Hint: Don’t pack all your books into one box!)
• Don’t move flammable, combustible, corrosive or explosive items such as paint, gasoline and ammunition. • Pack a bag of personal items you’ll need during the move and keep it in an easy-to-find place when you pack. 72 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
PITT MEADOWS/MAPLE RIDGE
Starting From $255,900 Open
Wed to Sun 1-6 PM
132 Ave
es Cr
trails, greenbelts - it’s all here!
Cedar Park
rn Fe
Valley yet only minutes from local amenities, parks,
Silver Valley
237a St
planned community designed for open space and functionality. Nestled in the natural beauty of Silver
232 St
An enclave of spacious townhomes in a strategically
236 St
COMPETITIVELY PRICED 2 & 3 BEDROOM COMMUNITY TOWNHOMES
Maple Ridge Park
23651 – 132nd Avenue, Maple Ridge, BC
Dewdney Trunk Rd
Lougheed Hwy
Register today!
www.MyronsMuse.com This is not an offering for sale. Prices subject to change and exclude taxes. E. & O.E.
604-380-1801
Sales & Marketing by Coldwell Banker Westburn Realty & Sutton Group West Coast Realty.
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 73
//TAXING ISSUES
ASSESSING HOW
you will be taxed » by HENRY CHOO CHONG
Q
Q
A
A
I worked as an independent contractor for a construction company in Toronto for the past three years. An agreement between the company and myself was signed. Last year, I was audited by Canada Revenue Agency who determined I was an employee and denied my deductions for the last three years. What can I do? Jesse, Oakville HENRY CHOO CHONG,
CGA, sits on many committees and provides accounting and tax services to individuals and businesses. Questions to Taxing Issues can be emailed to choochonghcga@yahoo.ca
With increasing pressure from rising employee benefits and costs, employers seek methods to reduce expenses and improve bottom lines. Employers are increasingly using temporary independent contractors or more permanent independents for jobs that were previously performed by employees. Many employees may also prefer to be classified as an “independent contractor” because of deductions allowed for self-employed individuals who are not available to employees. Therefore, there are incentives for both employers and employees to be designated as “self-employed.” It is difficult to determine your relationship with the company, as there are many factors to consider. However, you may wish to file an appeal to CRA’s decision. An agreement between an individual and an employer that specifies you are an independent does not necessarily mean you are an independent for tax purposes. Typically, an employee receives payment net of Canada Pension Plan (CPP), employment insurance (EI) and income taxes etc. An independent/self-employed does not have payroll taxes deducted. There are several tests used in determining if an individual is an employee or an independent operating his or her business. Here are several factors commonly used by CRA: 1| Who determines the time and way the services are to be completed? 2| Who provides the tools to complete the job? 3| Does the worker share economic risk and financial rewards from the job? 4| Does the worker have agreements with other employers, or merely the same employer for the past several years? Many workers share commonality pertaining to employee and self-employed relationship, such as commissioned salespersons, IT consultants, construction workers, real estate agents, etc. Speak to an employment lawyer or an accountant before proceeding.
74 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
I am in the high-income tax bracket, married with one child who is six years old. Can I place money into investments or purchase real estate in my son’s name, and he pays the tax on the investments? Gary, Toronto
Income from investments for minor children that originates from the parents is attributed back to the parents. Therefore, you will be taxed on the interest, dividends or rents collected. However, investment such as the sale of publicly traded shares, real-estate investments or the subsequent re-investment of the income from such investments will be taxed in the hands of the child.
3 BEDROOM TOWNHOMES
FROM $302,900*
Is Village Green really rare? •
Village Green has a wide footprint and large fenced backyard, while some other townhomes are 3 storey’s tall and skinny.
12161 237th St. Maple Ridge
•
Based on 50 sales in a relatively short time-frame, people want a home that looks and feels like a single family home including: easy access to the main floor from the garage, which makes life easier when coming home with the kids, sporting gear, groceries, etc.
Shopping for a new home in Maple Ridge? Visit today and decide for yourself. *
Prices are subject to change without notice. E.&O.E.
237 ST
604.476.2292 VillageGreenLife.ca
232 ST
Village Green is the only 2 storey 3 bedroom townhome offering in the area. Starting from $302,900*.
DEWDNEY TRUNK RD
Sales and Marketing by Fifth Avenue Real Estate Marketing Ltd. fifthave.ca
Park w
Blvd
ay
vd
Bl
eau Plat
COQUITLAM / PORT COQUITLAM / PORT MOODY
Lincoln Ave
F 3498 Princeton Ave. 778-285-6299
A2. Secret Ridge
#107 - 3458 Burke Village www.secretridge.ca
sy St
Shau g h ne s
Y
Mariner Way
Dominion Ave B1
Dewdney Trunk Rd
LO UG HE ED
Colony Farm Regional Park
RY MA
COQUITLAM A1. Burke Mountain Heightsr a s e r R i v e r
Kin gs wa yA ve
A3. Bridlewood
3470 Highland Dr 604-871-4194
A4. Black&Whites
Foster Ave/Burquitlam blackandwhites.ca
SS PA BY L L HI
PORT COQUITLAM B1. Fremont Blue
2332 Ranger Lane 604-552-0319
Ford Rd
Dewdney Tru
HW Y
Harris Rd
LOU GHE ED H WY
Daw es H ill Rd
HW Y
Meado Garde Golf Cou
Hammond Rd
Pitt Meadows Airport
Harris Rd
A ve ette Brun
Mundy St
Austin Ave
LOUG HEED HW
Linton St
Gatensbury St
Blue Mountain St
Cla rk eR d North Rd
Mundy Park
LO UG HE ED
S Bonson Rd
Prairie Ave
mal Dr
Austin Ave
A4
Como Lake Park
Dr
Cedar Dr
Y
Smith Ave
A2
Coast Meridian Rd
HW
A5
A1
ia or ct Vi
Victoria Dr
The r
Como Lake Ave
A3
Ottawa St
ET
Dav id A ve
Johnson St
BA R N
David Ave He rita ge Ioc Mo oR Town un d tai Centre Lan n Shoreline Park Bl sdo vd Park wn eD Pioneer r Memorial Rocky Point Inlet Park Park Park Coquitlam BARNET HWY Centre ST JOHNS ST Dewdney Trunk Rd
Coast Meridian Rd
Pin etr ee Wa y
Ridge Park
A5. Nest
638 Regan Avenue 604-492-4123
Golden Bridg
FAMILY-SIZED 3 + 4 BED HOMES AVAILABLE NOVEMBER 1ST
mosaichomes.com
COQUITLAM/PORT COQUITLAM/PORT MOODY
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 77
BURNABY / NEW WESTMINSTER BURNABY
Barnet Marine Park
U
G ag
Royal Oak Ave
Willingdon Ave
Deer Lake
h 8t
Gilley Ave
Royal Oak Ave
Nelson Ave
Patterson Ave
th 10
e Av
St
eD rin
A RD SON EW WA ST Y
r
MARIN E WAY
Duncan St
B1. Dominion
Boundary Rd
B2. Canoe
68 Sixth Street 604-525-8980
78 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
260 Ewen Ave aragon.ca 604-544-2258
A1
y Wa nt rwe De
St yd Ewen Bo e Av
NEW WESTMINSTER
e Av
Queen’s Park
St
Southridge Dr Ma
e Av h 6t
A3
A6
h 8t
Cla rke Rd
Braid St e Av
DE RI CB M
h 8t
h 6t
Mari ne D r
th 16
e Av
e Av
St
Imperial St
r sD th iffi Gr
MARINE W AY
t lS ria pe Im
th 10
nd rla be m Cu
Oakland t S KIN GS WA Y Metrotown
SE Marine Dr
3748 Thurston St 604-563-7001
Deer Lake Park
Imperial St
7458 Britton St 604-298-1313
A4. Thurston Street Burnaby Lake Regional Park
Can ada
ay W
Av e
Central Park
Sprott St
1710 Gilmore Ave 604-291-9130
A3. Britton
Lougheed Mall Austin Ave
da na Ca
49 t h
y Wa di lar
ay W
BOUNDARY RD
BCIT
A2. Aviara North Rd
Sperling Ave
Cliff Ave
Holdom Ave
Squint Lake Park Burnaby Mountain Golf Course Broadway
A4
A5
Un ivers ity Dr E ag lar di Wa y
Grey sto ne D r
Rivers Walk
809 S Dyke Road (at Wood Street) Queensbourough 604-533-3575
r sit y Dr nive W
SFU
Brentwood Mall
A1.
BARNET HWY
G
Willingdon Ave
HASTINGS ST
A2
Burnaby Mountain Park
INL ET DR
Confederation Park
B1e v lA ya o R
A5. Lift
9350 University High St 604-320-3386
A6. Highland Park 6088 Beresford St. 604-671-5565
CUSTOM WOOD PANELLING THAT FEELS LIKE AN EXTRA. IT’S NOT. DESIGNFORWARD ARAGON.CA CANOE Custom wall panelling constructed of rich, imported wood from South America seems like it should be an extra feature. It’s not. Come discover Canoe, a unique collection of triplex, townhomes and single family homes. Starting from $439,900. NOW SELLING! Call or visit: 604.544.2258 or Aragon.ca/Canoe
260 EWEN AVENUE, PORT ROYAL
*Prices and availability subject to change or be withdrawn without notice and do not include taxes. E&O.E.
#ARAGONFORWARD
Aragon Properties Ltd.
BURNABY/NEW WESTMINSTER
$529,900
Premium Riverfront Homes Still Available!!
80 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
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Proudly developed by OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 81
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HOMEBUYERS’ HELP//
Homebuyers’ Resource Section You love the home, see what you can afford! » Compare mortgage rates for your best deal
» Calculate your mortgage payments using the mortgage payment calculation chart
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 85
Calculate your mortgage payments INTEREST RATE
AMORTIZATION PERIOD
CHART FIGURE
EXAMPLE: 5%
25 YEARS
5.82
MORTGAGE AMOUNT ÷ 1,000 (MORTGAGE AMOUNT $125,000)
125
MONTHLY PAYMENT
$
Follow these steps to see if you’ll qualify for a mortgage on your dream home
01 02 03
Calculate the combined monthly before-tax income of you and your spouse. Divide by three. This figure is the monthly payment you can afford to make on your home. Take the total price of the home and subtract the amount of money you expect to make as a down payment. This is the money you will have to borrow.
04
Refer to the chart on the opposite page. Look down the left column and locate the interest rate you expect to pay. Line this up with the amortization period of your choice. (Most firsttime buyers take the 25-year amortization.)
05
06 07
Add to this your estimated monthly heating costs and monthly property taxes. If this figure is equal to or less than one-third of your gross monthly income (calculated in Step 2), you’ll qualify for a mortgage on your dream home.
Multiply this figure by the amount you need to borrow. Divide by 1,000. » Bear in mind that this is a rough estimate. If you have several other large loans already, you may qualify for less. Also, banks and trust companies vary in their policies. The best way to know what you can afford is to go to the lending institution of your choice andget pre-qualified.
86 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
Mortgage payment calculation chart %
INTEREST RATES
AMORTIZATION PERIODS
10 YEARS
15 YEARS
20 YEARS
3.00%
9.65
6.90
5.54
3.50%
9.88
7.14
5.79
3.25% 3.75%
4.00%
4.25%
4.50% 4.75%
5.00%
5.25%
5.50%
9.76
9.99
10.11
10.23
10.34 10.46
10.58
10.70
10.82
7.02 7.26
5.53
5.04
7.75
8.14
6.85
6.10
8.40
7.12
8.01
8.66
7.25%
11.68
9.07
7.75%
8.25%
8.50%
11.94
12.06
12.19
12.32
8.75%
12.45
9.25%
12.71
9.00% 9.50% 9.75%
10.00% 10.25%
10.50% 10.75%
8.93
9.21
9.34
9.48
9.62
9.76
13.24 13.37 13.50
10.48
10.63 10.77 10.92
11.06
7.26
6.55
6.11
7.41
6.91
8.28
7.63
7.25
8.59
7.95
8.14
8.44
14.18
14.32
12.75%
14.59
12.50%
14.46
11.82
8.10
8.78
8.45
8.95 9.12
9.84
9.29 9.63
10.00
9.46
10.32
9.80
10.65
10.15
10.81
11.97
10.98
12.28
11.31
12.13
8.45
9.52
9.68
11.15
7.42
7.59
7.76
8.62
9.36
7.08
8.12
9.20
10.49
12.00%
7.79
8.28
11.52
12.25%
7.47
8.86
13.91
11.66
6.75
7.32
11.50%
14.04
6.59
6.42
7.99
10.16
11.75%
7.00 7.16
11.22 11.36
6.26
7.84
7.69
5.95
6.70
6.85
13.64 13.77
6.40
7.55
11.00% 11.25%
5.49
5.64
5.79
9.05
10.33
5.19
5.34
6.25
10.19
12.84
5.96
4.90
6.98
8.74
10.05
13.10
6.74
9.90
12.58
12.97
5.67
5.82
8.80
8.00%
6.44
5.40
6.57
11.43
11.81
6.17
7.88
6.75%
7.50%
4.61
6.30
8.53
11.56
4.48
5.13
7.63
11.19
7.00%
4.99
5.91
4.34
4.76
6.25%
11.31
4.21
4.86
5.26
8.27
6.50%
4.73
5.66
6.04
10.94
11.07
30 YEARS
7.38
7.50
5.75%
6.00%
25 YEARS
9.97
10.32 10.49 10.67
10.85
7.93
8.28 8.63
8.80 8.98 9.16
9.34 9.52
9.70
9.88
10.06
10.25 10.43
10.61
This table shows the monthly payment of principal and interest for each $1,000 of mortgage. Example: The monthly principal and interest payment for a $125,000 mortgage with a 25-year amortization period at 5% is as follows: ($125,000 รท 1,000) X 5.82 = $727.50 OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 87
BRITISH COLUMBIA’S NEW HOME DEVELOPMENTS PROJECT
TYPE
ABBOTSFORD Abacus Uptown Auguston Cedar Landing Eagle Estates Eagles Gate Falcon Ridge Foxwood Hudson’s Loft 2 Lift Luna Waterleaf
LR SF TH SF SF SF SF LR LR TH LR
PRICE
PROJECT
604-309-7155 604-308-8660 604-850-5040 604-859-3141 604-309-7729 604-309-0540 604-850-5040 hudsonsloft.ca 604-557-1047 778-895-5862 604-850-3694
$109,900 inc net GST From $559,000 Fr. 274,900 inc net GST From $599,900 From $373,500 From $789,000 From $524,900 Call Call From $289,900 From $179,000
HR HR HR HR TH TH HR TH HR TH LR/TH LR HR HR LR LR TH HR HR MR LR TH LR HR HR HR HR LR TH LR
604-451-9517 604-456-8883 604-291-9130 604-563-8386 604-293-1818 604-436-1100 libertyhomes.ca 604-329-8228 goldhouseliving.com 604-671-5565 604-320-3386 liveatburnabyheights.com 604-899-8800 604-899-8800 604-435-9477 604-435-9477 604-435-5565 604-435-8866 604-456-0688 604-536-5777 604-431-6033 604-438-9922 604-527-7955 604-525-8496 604-435-8866 604-298-8800 604-438-1113 604-528-8906 604-438-1113 604-218-3338
$409,900 From Mid $200’s Call From $299,900 From $539,900 From $499,900 Call Call Coming Soon Coming Soon Call Coming Soon From $349,800 Coming Soon Call From $439,900 Call Call From $389,900 Call Call From $334,900 From Mid $200s Call Call From Low $300’s Call From Low $300s Call From $249,900
SF TH SF SF/LR/TH
www.livethefalls.com 604-795-6938 604-534-5079 604-824-5062 604-858-7179 1-877-858-2408 1-800-830-7175 604-991-5151 604-991-1777 604-991-8250 604-824-6473 1-800-830-7175
From $389,900 From $242,900 From $249,900 Call From $269,900 From $399,900 From $184,900 From $149,900 From $259,900 Coming Soon From $508,000 From $242,900
604-472-1123 604-514-4359 604-931-0302 blackandwhites.ca 604-939-8808 604-472-9018 778-285-6299 604-492-3388 604-939-0018 crownbybeedie.ca 604-942-2672 intracorp.ca 604-936-1888 778-829-1500
Call Coming Soon From low $200’s Coming Soon $264,000 $529,900 Call Call From $208,800 Coming soon From $273,900 Coming Soon From $309,900 From $220,500
BURNABY Aldynne on the Park Altitude Aviara Brentwood Britton Casa d’oro CentreBlock at Univercity Eden at Edmonds Gold House Highland Park Metrotown Lift Madison Met 1, The Met 2, The Metro One Metro Two Metro Metroplace Modello Novella OakTerra Paddington Mews RedBricks Reflections Silver Solo District Station Square Storybrook Thurston Trio CHILLIWACK / SARDIS Camden at The Falls Centre Field Englewood Village Garrison Crossing Heron’s Landing Jinkerson Vistas La Cason Radius River Walk Seasons at Cedar Sky Summit Residences, The Townsend Terrace
C O N TA C T
COQUITLAM 1123 Westwood Amberleigh Austin Black + Whites Bloom Bridlewood Burke Mountain Heights Charland Como Crown Evergreen Foster Ave Rowhomes Grand Central 2 Hazel Penthouse (PH)
SF LR LR TH TH SF TH HR SF HR TH LR/TH TH SF LR LR HR HR TH HR LR
Live Work (LW)
City Home (CH)
High Rise (HR)
TYPE
Kingston Mackin Park MTwo MThree Nest Novella Oasis Reef Regan’s Walk Riley Secret Ridge Somerton Sterling The Windsor Uptown2 DELTA NORTH DELTA Delta Rise Kaleido Lakeside Luxor South Pointe TSAWWASSEN Brio Tsawwassen Heights Tsawwassen Shores Tsawwassen Springs LANGLEY Athenry Gate Arcadia Cornerstone Elements Exchange Evergreen North Yorkson Focal Point Keaton Ivy Row Kensington Marquee Mason & Green McBride Station Mission Green Parkside Serenity Summerhill Varsity Virtue York York by Mosaic Yorkson Creek Yorkson South MAPLE RIDGE 223 North Albion Station Cascada Cliffstone Edge on Edge Grant Hill Estates Hampstead at Silver Ridge Jackson Park Jackson Ridge Mainstone Creek Meadows Pointe Montgomery Acres Myron’s Muse Parc Vue Pointe, The River’s Edge Robertson Heights Signature at Falcon Centre Spencer’s Green
Mid Rise (MR)
Low Rise (LR)
Loft (LO)
C O N TA C T
PRICE
SF LR HR HR TH MR HR TH LR TH DP SF SF HR HR
604-514-4359 604-939-8874 604-472-9555 604-472-9555 604-492-4123 604-563-5777 604-464-2701 604-288-8909 604-492-0222 604-468-7688 secretridge.ca 604-469-8581 604-464-2260 604-941-8305 604-939-2611
Coming Soon From $199,900 From $599,900 From $281,900 Call Call Call From $349,900 From $199,900 From $349,900 Coming Soon From $699,900 From $689,900 $319,900 From $258,900
HR TH TH LR SF
604-594-7473 604 871 4192 604-585-7107 604-590-8003 604-584-2908
From $189,900 Coming Soon From $578,000 From $199,900 From $699,900
LR SF SF SF/LR
604-943-8811 604-271-7288 604-943-6677 604-948-HOME
Call Call From $499,900 Call
RH TH TH LR TH TH TH LR SF
604-882-8857 04-513-9090 604-534-6000 604-533-7718 604-535-8587 604-648-8956 604-377-7000 604-882-3733 604-999-9323 604-427-3311 604-427-3550 604-852-5382 604-533-0881 604-871-4288 604-648-9428 604-371-1538 604-418-7072 604-539-2200 604-534-6800 604-534-9495 604-882-6758 yorksoncreek.com 778-785-1673
From $137,500 From $279,900 From $199,900 From $199,900 Coming Soon From $645,000 Coming Soon Call for Info Fr. $479,900 inc GST From $199,900 From $254,900 From $319,900 Coming Soon From $314,900 From $480,000 Call for Info From $379,900 From $139,900 Call for Info Call From $259,900 From $179,900 From $440,000
LR TH LR SF LR SF SF SF SF SF LR SF TH LR SF LR SF LR SF
604-463-0588 604-351-3261 604-318-5254 604-380-0045 604-466-8783 604-230-3935 604-466-9278 604-805-4668 604-351-3261 604-463-5000 604-522-8970 604-477-2959 604-380-1801 604-467-8884 604-999-2452 604-318-5254 604-514-4359 604-477-1500 778-846-3200
From $174,900 From $254,900 Call From $549,900 From $149,900 Call From $498,900 Coming Soon Call Call Coming Soon From $509,980 Call Call From $489,900 From $174,900 Call Call From $528,900
LR TH LR LR TH SF LR TH RH LR TH TH TH
Duplex (DP)
Townhouse (TH)
Row Home (RH)
ConneCting buyers to the best new home o p p o r t u n i t i e s i n m e t r o p o l i ta n Va n C o u V e r new h omes starting from the mid $100’s
FIFTHAVE.CA 88 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
n e w h o m e s a l e s and marKeting eXpertise
The listings included on the following pages are meant to offer a comprehensive overview of those new home developments currently being marketed throughout Greater Vancouver and the Fraser Valley. Pricing is subject to change; you should contact the specific development for current details or special promotions. To report any changes or corrections to this information, please contact our office at 604.519.6080, fax 604.519.6088, or email homes@wall2wallmedia.com PROJECT
TYPE
C O N TA C T
PRICE
PROJECT
Station One Summit at Grant Hill Two Birds Village Green Village Walk Wellington Station Wynnridge
LR SF TH TH SF LR SF
604-467-9300 604-405-4437 604-467-7000 604-476-2292 604-465-6524 604-380-0300 604-466-6388
Coming Soon From $769,900 inc gst Call From $279,900 Call From $189,000 Call
MISSION / HARRISON Fraser Landing Horizons
TH TH
1-888-826-1177 1-888-826-1177
From $249,900 From $319,800
NEW WESTMINSTER 258 on Sixth Alexander Walk Brewery District Canoe Dominion Elliot St English Mews Glass House Lofts Grove, The Lookout at Victoria Hill, The Northbank Parkside at Victoria Hill Rivers Walk Thompson Landing Trapp & Holbrook Viceroy
HR TH HR TH MR HR TH LR LR LR HR HR TH SF HR LR
604-377-9630 604-779-1292 604-694-1188 aragon.ca 604-525-8980 604-524-8080 604-517-1688 604-520-9890 604-523-0733 604-523-0733 604-523-0081 604-523-0733 604-533-3575 604-520-3226 604-525-0223 604-522-2583
Call From $349,900 Coming Soon Coming Soon Call Call Call Call From $266,900 Call From $249,900 Call From $469,900 From $476,900 From $299,900 Call
HR LR LR MR/TH LR MR HR LR LR LR TH HR/LR/TH TH LR LR LR/TH MR LR LR LR MR/TH HR LR LR
604-980-9949
NORTH VANCOUVER 15 West 221 East 3rd Anchor, The Atrium at the Pier Canyon Springs Capstone CentreView Destiny 2 Drive, The Heywood on the Park Latitudes Local on Lonsdale Loden Green Maplewood North Mill House Northlands Pinnacle Residences at the Pier Remix Tatlow The Ave Boutique Res. Trophy at the Pier Seylynn Village Shore, The x61
From $539,900 Coming Soon 604-988-8800 From Mid $200s 604-983-9065 Call 604-973-0298 $349,900 604-929-8870 Call 604-998-8540 Call 604-929-1915 From $259,900 604-986-8138 Call 604-985-0003 From $288,900 604-435-9477 From $469,900 604-998-0219 Call 604-988-0022 From $599,900 604-727-1594 From $378,900 www.marcon.ca/millhouse Coming Soon 604-800-2120 Call 604-983-9065 Call 604-924-4488 Call info@tatlowliving.com Coming Soon 778-985-4676 Call 604-983-9065 From $509,900 604-980-5000 Call 604-980-0016 Call x61living.com Coming Soon
PITT MEADOWS Cedar Downs Liv42
LR LR
778-846-3200 604-460-6601
From $194,900 From $134,900
PORT COQUITLAM Altura Carmandy Citadel Heights Dominion Fremont Blue Fremont Green La Via Orchid Prima Residences Shaughnessy, The South Verde The Maple Valorie on the Park
LR LR SF TH TH LR LR LR LR HR LR TH LR
604-552-5887 604-435-9477 604-468-2169 604-469-8988 604-552-0319 604-349-9245 604-475-5100 604-866-4206 604-945-3999 604-468-8252 604-468-8640 604-720-7478 604-464-4764
From $219,900 From $209,900 From $829,900 Call From$319,900 Coming Soon From $169,900 From $149,900 From $219,900 Call Call Coming Soon From $246,900
Penthouse (PH)
Live Work (LW)
City Home (CH)
High Rise (HR)
TYPE
PORT MOODY Residences, The Station, The
HR TH
C O N TA C T
PRICE
604-552-0552 604-492-3338
Call Call
RICHMOND Alexandra Court Avanti Blue Heron Marine Estate Cadence Concord Gardens Empire Living Gardens, The Grand, The Harmony Kenstone Gate Kingston Gate Modern Estates Monet Elle Opal at Richmond Centre Ora Orchard (Beedie) Pinnacle Lilving at Capstan Pier, The Remy Riga River Inlet River Park Place Saffron Southpointe Cove Tempo Vogue Westminster Terrace
LR LR/HR SF HR HR TH LR HR HR TH TH TH HR HR HR HR HR HR/MR/TH LR LR TH MR/TH HR LR TH HR TH TH
604-278-5809 604-276-9186 604-649-8630 604-276-8683 604-233-7748 604-244-9622 604-271-3331 604 278 3880 604-278-3939 604-218-3338 604-760-6024 604-788-8833 604-233-7748 604-273-1313 604-303-7575 604-278-8838 live@orchard.ca 604-303-0148 604-274-7326 604-279-8866 604-715-1250 604-233-2633 604-282-7838 604-270-2482 604-273-2828 604-276-8885 604-715-1250 604-204-1077
$319,900 From $354,900 From $1,700,000 Call From $300,000’s Call From $298,800 Call From $318,800 From $529,900 Call Call From $300,000’s Coming Soon From $464,900 Call Coming Soon From $299,900 Call From $211,900 Call Call From $229,500 Call Call From $283,900 Call Call
SQUAMISH / WHISTLER Elaho Ocean Crest Ravens Plateau Aqua University Heights
TH SF SF TH/LR LR
604-898-2232 604-896-2235 1-888-852-7575 1-877-344-5566 1-888-852-7575
Coming Soon From $1,298,000 Call From $239,000 Call
SUNSHINE COAST SECHELT SilverStone Heights
SF
604-741-1877
From $479,900
SURREY 3 Civic Plaza Ashbury Hill Ascend Balance Bishop Creek Blackberry Walk Boardwalk Brixton Brookside Canvas Connect Creekside Dawson + Sawyer Creekside Edgewood Esplanade at Waterstone Eton Fusion G3 Residences Grove at Cambridge, The Guildford Greens Heights Highcrest Highlands Horizons Hyde Park Joi Living Kendra Latis Latitude
HR TH LR LR TH TH TH TH TH TH LR TH TH TH LR TH TH HR TH TH TH TH SF SF TH TH TH LR LR
604-951-3331 ashburyhill.com 604-596-2202 tiensher.com 604-588-0005 604-501-6119 604.506.1852 604-503-0483 604-372-2071 604-598-8873 778-395-1886 604-372-0400 604-498-3811 604-644-7811 604-530-5399 etonliving.com 778-578-9779 604-453-6688 604-597-7177 604-307-0400 604-538-8888 604-584-7273 778-565-7768 778-565-7768 604-506-1852 604-574-8888 604-590-9122 604-575-0669 604-596-5075
Call From High $200’s From $170’s Coming Soon From $354,900 Coming Soon From $341,900 From 299,900 Fr. $279,900 Call From $118,800 High $200’s Coming Soon From $344,900 From $219,900 From Low $300’s From $344,900 Call From Low $300’s From $349,900 Coming Soon Fr. $345,900 Call for Info Call for Info Call From $339,000 From $329,900 From $194,900 From $264,900
Mid Rise (MR)
Low Rise (LR)
Loft (LO)
Duplex (DP)
Townhouse (TH)
Row Home (RH)
OCT 31 - NOV 14, 2014 | METRO VANCOUVER NEW HOME GUIDE 89
PROJECT
TYPE
Lingo Lumina Madison Manarola Oliver’s Lane One 44 Panorama Station Panorama Woods Park Avenue Quattro 3 Redwood Rockwoods, The Silverwood Teo Hyland Residences Ultra at West Village Verve The Walks University District Wave Wynd Zen CLOVERDALE Clayton Heights The Grove MacKenzie Estates One92 Sun 72 Salix Uptown Clayton Village
PRICE
PROJECT
LR LR TH LR SF TH TH TH HR LR TH TH TH TH TH/HR LR TH HR HR HR TH
604-727-5478 604-727-5478 604-543-6262 604-825-1038 604-543-3868 604-503-6402 604-372-2275 778-593-9954 604-583-9866 604-581-8000 604-503-6929 604-503-1188 silverwoodliving.com 604-288-8918 604-588-6999 604-588-3783 604-440-8070 604-588-5795 604-951-9283 604-951-9283 604-355-0166
From $159,900 From $274,900 From $323,000 From $179,900 Incl. GST From $489,900 From $289,900 From $299,800 From $314,900 From $250’s From $159,900 Call for Info From Low $300’s From Low $300’s From $299,900 From $186,900 From $160’s Call From $221,900 Call From $199,900 Call
TH/DU TH TH LR/TH TH LR TH
604-723-4497 604-533-6968 604-538-2125 604-576-1772 604-575-8806 604-530-0054 778-574-0146
From $549,900 Starting From $269,900 From $349,900 From $199,900 From $292,900 From $241,900 From $339,900
604-879-9996 604-338-5233 burrardgateway.ca 604-781-4303 604-620-6692 604-620-2018 604-682-8813 604-687-4353 604-879-2010 604-899-8800 604-685-0855 604-682-8107 604-876-9222 604-568-8283 604-893-8958
From $327,400 Call Coming Soon Call From $349,900 From $239,900 From $269,900 Call From $465,900 From $300’s From $349,900 Call From $685,000 From $268,000 Call
VANCOUVER & AREA DOWNTOWN 999 Seymour HR Addition HR Burrard Gateway HR Fairmont Pacific Rim Estates HR Fairmont Pacific Rim Estates HR Keefer 188 LR Keefer Block LR Mark, The HR Modern HR One Pacific HR Pacific Pt HR Private Residences at Hotel Georgia, The HR Sapphire, The HR Tate Downtown HR Vancouver House HR EAST SIDE 238 W Broadway LR Bohème LR Charm LR Cordovan LR Focal LR The Independent at Main Gem, The LR Grandview Cascades TH Jade LR Kensington Gardens LR Killarney Ridge SF Laureates, The Local LR Main Street LR Marquee on the Drive LR Mercer by Cressey LR Oxford LR Rhythm MR Shine MR Skyway HR Triumph TH View 388 LR The Heatley at Strathcona Village MR Vya MR Wall Centre Central Park HR Woodshire TH WEST SIDE 41West MR 6 & Fir HR 5555 Dunbar LR W10th & Maple MR/TH Alder Crossing TH/Studios Penthouse (PH)
C O N TA C T
238westbroadway.ca Call 604-569-3388 From $227,900 604-330-8838 From $266,900 cordovan.ca Coming Soon 604-563-6777 Coming Soon independentatmain.ca Coming Soon liveatthegem.com Coming Soon grandviewcascades.com Coming Soon 604-338-5233 Call 604-620-7886 Call Killarneyridge.ca Coming Soon 604-221-4450 Now Previewing 604-688-5527 From $349,900 604-877-1116 From $339,900 604-559-2011 Call 604-879-6400 Call 604-779-0091 Call 604-871-4125 Coming Soon 604-261-3936 Coming Soon 604-436-1100 Call 604-563-6200 Call 604-330-8838 From $219,900 604-683-0900 From $199,900 vyaliving.com Coming Soon 604-874-9232 From $299,900 604-719-1700 From $420,900 41westliving.com 604-899-8858 604-568-7551 604-239-2080 604-600-5405
Live Work (LW)
City Home (CH)
Coming Soon From $449,900 From $349,900 From $429,900 From $290,000 High Rise (HR)
TYPE
Aperture Arbutus Ridge Binning Tower Block 100 Cambie & 7th Cambie Star Cambria Canvas Central Citti Elizabeth Empire at QE Park Granville at 70th Kerrisdale Gardens Kits360 Lido MC2 Meccanica Midtown North West One, The Opsal Parc Elise Pinnacle Living at False Creek Pinnacle Living Broadway Prodigy Q16 Radius Sail Shannon Wall Centre Kerrisdale Sixth & Steel Sixth and Willow The Laureates Tisdale Tower Green at West Village on False Creek, The Vya WEST VANCOUVER 23rd and Bellevue Evelyn Kerrisdale by Cressey WHITE ROCK / SOUTH SURREY Adagio Avra Belcroft, The Beverley Blu Breeze Elevate at the Hamptons Elgin House Essence at the Hamptons Gemini George Grandview Heights Headwaters Heights, The Hycroft Rowhouses Hyde Park Juniper Morgan Heights Morgan Living Newport at West Beach On The Course Promenade Royce Sakura Saltaire Sausalito Southbrooke South Point Walk Summerfield The Village at Southwood Winter Street Woods
Mid Rise (MR)
Low Rise (LR)
Loft (LO)
C O N TA C T
LR/TH MR HR HR HR/TH MR LR MR HR MR LR LR HR MR LR HR HR MR LR HR MR/HR HR MR MR MR HR TH LR MR LR TH TH HR TH HR MR LR HR LR LR LR HR TH MR TH TH DU LR TH LR TH TH LR TH/LR TH TH SF SF SF LR TH LR LR TH LR MR SF LR/TH SF SF LR TH Duplex (DP)
PRICE
778-616-7008 604-738-0001 604-646-1111 604-682-8801 604-568-5060 cambiestar.com 604-325-2216 604-875-8508 604-687-4353 604-880-6880 604-687-8800 604-568-5060 604-687-2298 604-559-9848 604-737-0360 604-872-2672 604-638-9998 604-876-8819 604-563-3330 onni.ca 604-874-8368 604-876-7332 604-273-6266 604-874-8368 604-739-2080 604-221-8878 604-263-8090 604-731-5522 604-221-8878 604-267-8882 sixthandwillow.com 604-336-2800 604-871-4474 778-846-5990 604-707-9378 604-733-2010 604-559-1070
From $$450 Call From $499,900 Call Call Coming Soon Call Call Call Call Coming Soon Call Call Call From $379,900 From $513,900 Call From $349,900 Call Coming Soon From $349,900 Call Call From $369,900 From $399,900 From high $300s Call Call Call Call Coming Soon Call Coming Soon Call Call From $414,500 From $239,999
cressey.com 604-922-0330 cressey.com
Coming Soon Call Coming Soon
604-531-6659 From $288,900 604-531-9030 From $319,900 604-568-8830 From $599,900 cressey.com Coming Soon 604-782-5258 From $599,900 incl. GST 604-582-1113 Call 604-723-4497 From $629,900 604-514-8092 Call 604-723-4497 From $379,800 604-536-1663 Call 604-571-6400 Call discovergrandviewheights.com 604-535-1451 From $232,900 778-545-8737 Call 605-541-2495 From 549,900 hydeparkliving.ca Coming soon liveatjuniper.ca From $769,000 604-560-1053 Call 604-385-0551 From $699,000 604-536-0256 Call 604-385-0111 From $300’s 604-531-1111 From $314,900 604-538-8028 From $314,900 604-538-5588 Call for Info 604-560-1656 Call 604-531-2200 Call 604-805-2941 Call 604-560-3238 From $230’s 604-536-1155 From $684,900 604-560-3450 Call 604-364-7455 From $299,900 604-538-8876 From $379,900 Townhouse (TH)
Row Home (RH)
www.macmarketingsolutions.com We sell the homes you want to buy. /MacMarketingSolutions 90 METRO VANCOUVER NEW HOME GUIDE | OCT 31 - NOV 14, 2014
@MAC_Marketing
/MACMSTube
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