Are foreign buyers driving up housing prices? Page 4.
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Foreign buyers are not driving up housing prices, B.C. group says Association says 32 per cent of all sold properties in Metro Vancouver went for less than $400,000 last year By BRENT JANG June 13, 2015 The influence of foreign buyers is concentrated on detached homes within the City of Vancouver, leading to exaggerated concerns about expensive real estate when there are affordable options such as condos and townhouses in the region, says the British Columbia Real Estate Association.
to shun measures aimed at curbing foreign investment because there is no evidence that first-time buyers are being shut out of acquiring entry-level properties in the region. “Until we have data that says foreign investment is an issue, why run around trying to make decisions that may have some unintended consequences? High prices for detached houses are largely the result of densification efforts,” he said in an interview.
Foreign investment from countries such as China is one component to examine when studying property prices in the Vancouver area, said Paul Kershaw, founder of Generation Squeeze, a lobby group formed to represent the views of Canadians in their 40s and younger.
Low interest rates, shrinking supplies of detached properties While the average price for detached homes and greater housing in Vancouver proper surged 19.2 per cent demand over one year to hit a record $2.23-million today last month, the association notes that prices in are sharply lower when looking at all housing Detached homes are becomurban ing the luxury segment of the types in the broader region, including subcentres local real estate market, he urbs such as Pitt Meadows, Port Coquitlam, comsaid, arguing that there are limSurrey and Langley. pared with ited supplies of detached houses a generaCameron Muir, the association’s chief econo- while developers are focusing tion ago are mist, said Wednesday that 32 per cent of sold on building multifamily projects – a other factors properties – detached homes, condos and combination that has helped push up valto consider, townhouses – went for less than $400,000 in ues for properties with a front and back yard. Mr. Kershaw Metro Vancouver last year. said. “Because Based on what little data are available, Mr. The price for all housing types averaged of the lack of data, I Muir estimates that foreign buyers of resi$738,000 in Metro Vancouver, where almost dential properties account for less than 5 per can’t speculate too much on the 70 per cent of resale properties changed degree to which foreign speculation cent of Metro Vancouver’s total sales activity hands below that regional average, Mr. Muir for detached homes, condos and townhouses. is driving housing costs in Vancousaid. ver,” he said. “There is some luck There is no requirement to attach a resiin getting into the housing market. He made the comments as he released his dency declaration on land-transfer forms, The parents of today’s young peoreport titled Market Implications of Foreign a situation that needs to be rectified to help ple lucked out with timing and they Buyers, which plays down the influence of understand the role of foreign investment in have gained a great deal of wealth with their offshore property purchasers on the price housing, Mr. Muir said. houses.” and supply of Vancouver-area real estate. The price gap between detached properties A recent study by Andrew Yan, an urban Last week, B.C. Premier Christy Clark disand condos has been widening for more missed a proposal by Vancouver Mayor Gre- than a decade. In Greater Vancouver – which planner with Bing Thom Architects, showed that 99 per cent of detached properties on gor Robertson, who called for the province includes suburbs such as Richmond and to introduce a speculation tax on people who Burnaby but excludes centres such as Surrey Vancouver’s west side had assessed values of at least $1-million on July 1, 2014. flip houses. and Langley – the average price for detached About this content: homes climbed 16.3 per cent over one year She also rejected his suggestion to selectiveLicensed from The Globe and Mail Inc. to reach a record $1.42-million last month. ly raise B.C.’s property transfer tax to target for republication in By contrast, the price of condos in Greater high-end transactions. Vancouver last month averaged $476,516, up White Rock/South Surrey Real Estate Guide Mr. Muir said the B.C. government is right 5.3 per cent from a year earlier. Published monthly and distributed to over 22,000 White Rock / South Surrey homes via Canada Post. Metro Vancouver Real Estate Guide Inc. Unit 1-1455 Brigantine Drive Coquitlam, B.C. V3K 7C2. ADVERTISING INQUIRIES: Phone: 604-360-7627 Email: RealEstateGuideBC@gmail.com Personal views expressed in this publication are solely those of the respective contributors and do not necessarily reflect those of the Publishers or its agents. Reproduction in whole or in part of this publication is prohibited without prior consent. Metro Vancouver Real Estate Guide Inc. believes that the information contained in this publication is correct. However, no representation or warranties of any nature are given, intended or implied, and you should rely on your own inquiries as to the accuracy of any information or material available from this Publication.
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Home ownership ‘unattainable’? Not if you can read a market By SHAADI FARIS June 13, 2015
Last month’s Real Estate Board of Greater Shaadi Faris is vice-president of Vancouver statistics showed that while the Intergulf Development Group in Vancouver. benchmark price for a single-family detached home in the city’s west side was $2,554,900, The headlines coming out of Vancouver these there were more affordable options available days are almost exclusively focused on how – with the Greater Vancouver benchmark unattainable housing is becoming for firstapartment sitting at $396,900, and towntime buyers. Reports placing the city second house at $501,000. To the financially literate only to Hong Kong in terms of unaffordabili- home buyer, these homes provide a prime ty reflect a growing concern about the future opportunity to get in the market. The firstof home ownership. It’s been a common time buyer is often investing with a goal of mantra for years that the best store of wealth upgrading in the future, whether that be to for our residents is in real estate. But in a a larger home, a better location or both. But market like ours, how is a first-time buyer how does a firstto participate? The answer lies in financial time buyer deliteracy. Financially literate investors undercide where stand that purchasing real estate in the kind to begin? of market we’ve seen in Vancouver, and a Start wide, few other Canadian cities in recent years, is and then attainable with the right approach. Aspiring focus. buyers have to understand their finances be- Comfore setting out to make what may well be the pare largest investment of their life. This reflection neighoften requires an adjustment of expectations. bourhoods based on the factors that matter to most people: PopulaFirst, they have to cut through the stats tion density and growth, proximity to game and turn their focus to markets with transit and major arterial roads, and disgood price points for first-time buyers. For tance to work, services and amenities. From instance, in popular, established neighbourthere, focus on the property itself. Look into hoods, prices aren’t ever likely to be “affordthe reputation of the builder, the quality of able” again, and we shouldn’t dwell on the the structure, even the reliability of the apsky-high prices in such enclaves, which can pliances. Greater Vancouver, like most cities, skew averages for entire regions. Instead, has several emerging areas that present opgrowth areas present both lower points of portunities for first-time buyers to position entry and runways for value appreciation. themselves.
As these centres develop they attract further migration and investment from new buyers. Having secured their investment early, a firsttime buyer has a good chance of realizing gains and moving up the real estate ladder. Meanwhile, interest rates in Canada are historically low, with the overnight rate sitting at 0.75 per cent, meaning that money is cheaper than ever. If aspiring homeowners have the opportunity to finance a home, now is the time to get their foot in the door. Be prudent, however, recognizing that rates will inevitably will go up, along with mortgage payments. With all this in mind, financially literate aspiring home owners will be better equipped to get past the headlines about “unattainable” home ownership. Their expectations may need to be adjusted, but not necessarily their quality of life. By comparing their financial capabilities to the options available in the market, aspiring buyers will be in a good position to enter it. About this content: Licensed from Shaadi Faris for republication in White Rock/South Surrey Real Estate Guide.
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The Future of the Fraser Valley The Urban Development Institute (UDI) hosted their annual Fraser Valley Forecast Lunch yesterday (June 18th, 2015) with presenters touching on the state of the economy, highlighting current market data, warning everyone of a major shift in demographics and noting a couple significant trends in residential real estate product.
BC’s Economy Maintains Strength The Canadian economy continues to be a bit lethargic as a result of the low oil prices and this is the primary driver of Canada’s slight retraction in growth, the first in nearly a decade. This should hold the Canadian Dollar below 80 cents for the next 3 years and keep interest rates steady until the end of 2016 at the earliest, according to Central 1 Credit Union’s BC Regional Economist Bryan Yu. These conditions will maintain the current increase in retail sales of 8%, continue to drive tourism and build on the current population growth, especially in BC as residents from slowing oil-producing provinces like Alberta migrate to BC. Job growth is also expected to receive a moderate boost as the provincial economy grows moderately by 2.0 to 2.5% over the next year.
CMHC Reports Strong Year to Date
quickly. Decreases in vacancy rates have even outpaced those of Vancouver with an average 0.4% in the Fraser Valley. Langley is the outlier as the only market that did not experience a decrease. Home prices continue to increase but this is driven almost exclusively by single family homes as the price of townhouses and apartments remain flat or slightly down since
Trends to Watch: Townhouse Innovation & Transit Orientation Innovation is the name of the game in the townhouse market now as conventional tandem townhouses all but fizzle out. The “side-by-side” or “wide-shallow” with an open floor plan, the 3000 sq. ft. townhouse/ rowhome and the 2 storey master on the main are quickly taking over. Polygon’s new Mason & Green is a fantastic case study of the success of this type of innovation in the townhouse space. The Millennial lifestyle requires a high degree of accessibility to transit and it’s going to 2008. As a result, the gap between townhous- be the product directly connected to effective es and single family homes has grown by 50% transit that will prosper. Data shows that rental rates are 16-17% higher for properties in the last year. It now takes an additional $300,000 to upgrade to a single family home within 800 meters of a major transit station and this will only increase as the millennial from a townhouse when it was, on average, generation cononly $200,000 tinues to enter the at this time last market. Millenniyear. This draals’ dependence on matic jump in transit will also have upgrade gap has a similar impact on many turning to commercial spaces townhouses as the located near transit new single family as millennials will home. tend toward employment opportuMillennials nities with transit Slated to Jump convenience. into the
CMHC’s Senior Market Analyst, Robyn Adamache, examined the very strong year that the Fraser Valley is having thus far, with MLS sales up 20% over this time last year, housings starts up 30%, resales up by 30% over this time last year and average days on Market in market down by 15-25%. Unsold inventory 2016 is down quite significantly in most areas with 25%, 30% and 51% decreases in Langley, The Baby Boomers make up 27% of our Surrey and White Rock respectively. It is defi- population but what most don’t see is that nitely a sellers’ market as product is moving Millennials make up an identical 27% and 10
the majority of them are going to be making their first foray into the real estate market in 2016. The reality, however, is that Millennials simply don’t want what baby boomers wanted, nor do they have the same affinity to ownership. Lifestyle, convenience and community are much more important to Millennials and they aren’t afraid to sacrifice square footage to get it. Build a small, high tech, sound-proof apartment near transit, coffee shops and community spaces and you will definitely have the millennials attention.
By Mike Harrison - Land & Investment Sales Frontline Real Estate Services Ltd. This article was originally published by Frontline Real Estate Services Ltd. on www.FLRE.ca/news
White Rock / South Surrey Real Estate Guide | July 2015 | www.whiterockrealestateguide.com
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CURRENT LISTINGS MLS F1443753
ING LIST W NE
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ING LIST W NE
14230 WHEATLEY • $1,898,000
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12858 - 13 AVENUE • $4,500,000
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13805 MARINE DRIVE • $1,650,000
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1308 - 132B STREET • $2,599,000
• Ocean View 4808 sqft home • 4 bed/6 bath • 8217 sqft lot MLS F1439961
2982 - 161A STREET • $3,280,000 MLS F1443374
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MLS F1432656 MLS F1435131
MLS F1441405
13955 - 20A AVENUE • $2,588,000
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14447 BLACKBURN CRESCENT • $3,148,000
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2728 - 127 STREET • $2,298,000
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MLS F1435422
MLS F1441386
MLS F1438416
MLS F1435264
• 3468 sqft home • 10,500 sqft lot • 4 bdrm/4bath
13577 13A AVENUE • $2,798,000 • 2 level, 5155 sqft home • 5 bdrm, 4 bath • 9009 sqft lot
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MLS F1437825
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MLS F1436893
MLS F1443141
ING LIST W NE
MLS F1435312
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3136 136 STREET• $2,790,000
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White Rock / South Surrey Real Estate Guide | July 2015 | www.whiterockrealestateguide.com