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Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 18, 2018 72   0   0   0   0   0
The affordability crunch in Vancouver has pushed rental apartments and condo units to the fore as the budget choice for young families – but if it were up to the renters, they’d rather settle down on a single-family home elsewhere. Indeed, almost 30% of the respondents of a new study published by Altus Group last week admitted that if price was not an issue, they would choose to live in a single-family home in the suburbs instead of staying in a rental unit in the downtown area. The only thing still preventing 32% of Vancouver’s young tenants from moving is the fact that they are still saving for their down payments, the survey noted. Another 11% stated that they don’t feel that they will qualify for the tighter mortgage stress tests, while a similar proportion of young renters said that they are waiting for their opportunity until home prices go down. A similar analysis by Sotheby’s International Realty Canada found that 83% of young households nationwide would prefer to raise their families in detached homes over any other housing type, everything else (including prices) being equal. Read more:Downtown Vancouver has highest average price per square foot[1] “The popular perception is that people in modern families have typically
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 18, 2018 70   0   0   0   0   0
A month after the federal Cannabis Act came into effect, a significant number of Canadians still harbor negative views about the provision that allows home owners to cultivate up to 4 plants indoors, according to a recent analysis by real estate information portal Zoocasa. In the study, 57% of respondents believed that growing marijuana in a home would considerably devalue that property.Another 52% said that they would have definite second thoughts about buying a residence if the former owner grew the plant privately. “A lot of the negative sentiment in our findings is stemming from this uncertainty among homeowners,” Zoocasa managing editor Penelope Graham stated, as quoted by the Financial Post. Only 15% of those surveyed said that the factor does not affect their purchase decisions one way or the other, and that they are open to growing the plant themselves. Read more:Pot industry investors should take heed of this fact[1] Smoking cannabis is seen to have a more serious effect, with 64% of respondents saying that the consumption of pot inside a residence will severely impact a home’s market value. Another major factor would be the presence of a dispensary in the vicinity of a prospective home purchase.Around 48% of the Zoocasa survey’s participants admitted that
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 15, 2018 83   0   0   0   0   0
Grappling with affordability in the low-rise market and paucity of space in condo apartments, Greater Toronto Area homebuyers are flocking to townhouses in droves. In 2008, townhouses comprised only a quarter of sales in the low-rise sector, but as of this October, row houses accounted for 42% of low-rise sales. “Townhouse product fits between apartments and the detached housing market, and we expect to see more demand for that asset,” said Matthew Boukall, VP of product management, data solutions at Altus Group.“When we look across different markets they’re generally flat.In Toronto, the market had a rough start to the year, where we saw sales plummet, but within that detached housing market of single-family homes and row townhouses, the latter accounted for 42%.They grew the low-rise market segment.” According to Christine Cowern, a sales representative and team lead at Keller Williams Reffered Urban Realty, townhouses are ideal for homebuyers who struggle with affordability but who also resist too much compromise. “We’ve been telling our clients for years that townhouses are a fantastic compromise between a house and a condo apartment,” she said.“Freehold towns are on the higher end but still cheaper than owning a house, while condo towns are quite a bit cheaper.For someone who is new to the market or owns a condo
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 15, 2018 69   0   0   0   0   0
Toronto’s apartment segment is experiencing a healthy infusion of new supply, but a new analysis by Marcus &Millichap indicated that the rate of addition is not proving enough to address the inflamed levels of demand for the city’s residential spaces. The Toronto Multifamily Spotlight report for November 2018 stated that the first 3 quarters of 2018 saw the addition of 2,500 new apartments, putting the delivery rate on track to reach the highest level since 1994. However, elevated prices in the single-family segment and increased population growth fuelled by immigration have pushed the benchmark price for the property type at $863,500 in September, well out of reach of most entry-level buyers. “With a limited number of starter homes on the market, apartments have been virtually filled to capacity with a vacancy rate under 1%, keeping rent growth in the mid-single-digit range and motivating the development of new units,” Marcus &Millichap said. Read more:Construction costs, land crunch threatening GTA condo affordability[1] In addition, the influx of skilled professionals that will be employed by Toronto’s burgeoning tech sector is predicted to add 43,500 new households over the next 18 months. “Intel, Microsoft and Uber are just some of the companies to recently announce plans to grow their footprint and
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 15, 2018 76   0   0   0   0   0
The latest Altus Group analysis found that demand for Vancouver’s office spaces significantly pushed down vacancy from a near-record level of almost 11% in mid-2016 to around the 7% range in the middle of this year. This was even more pronounced in the downtown area, which saw vacancy shrink from 7% a year ago to below 5% in mid-2018. However, the Vancouver Flash Report 2018 noted that Vancouver’s office space supply received approximately 1.3 million square feet of new additions over the past 8 quarters, which was only less than half the amount injected in the market from mid-2014 to mid-2016. Moreover, this paled in comparison to the 5 million sq.ft.of new industrial space that Vancouver had from mid-2016 to mid-2018. Fortunately, the nearly 2.8 million sq.ft.of office space under construction as of mid-2018 is expected to keep up with demand.The new additions would comprise 2 years of supply, taking into account the annual absorption trends from 2015 onwards. Read more:Vancouver commercial project to significantly pump up supply[1] A late October report by RE/MAX Western Canada indicated that sustained investment by major technology firms will propel the Vancouver office market for the foreseeable future. With leading tech companies like Amazon and WeWork steadily growing
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 13, 2018 76   0   0   0   0   0
These days, Montreal is riding high—the city`s economy is surging and so is its real estate market—but that’s inevitably attracted interest from foreign buyers whom the mayor fears is driving unaffordability. Valerie Plante, elected mayor last year, wants to follow Vancouver and Toronto’s lead in implementing a foreign buyer tax.However, according to Carrie Law, CEO and director of, the largest website in China for international real estate, the proposed tax would actually harm Montreal’s renters who comprise two-thirds of the city’s households. “A foreign buyer tax would favour the one-third of Montreal households who are owners over the two-thirds who are renters,” she said.“That means two out of three care more about rents than prices.I do agree that buyers from China play an important, minority role in certain parts of the condo market.Most new condos bought as investments by foreign buyers will end up as rentals.The current condo boom could lead to foreign buyers financing lower rents for locals.It’s hard to understand why the government opposes the possibility of lower rents.Rents have a bigger impact on many more people than do prices.” As mortgage broker George Macris of Dominion Lending Centres Centre-Ouest in Montreal notes, the municipal government doesn’t have the power to instate a housing tax.Plante’s party, Projet Montreal, first called for a tax
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 13, 2018 78   0   0   0   0   0
Mounting development costs along with geographic limits are placing the Toronto condominium segment’s relative affordability at risk, according to a new market report by RE/MAX of Ontario-Atlantic Canada Region. Robust immigration and population growth have galvanized demand to the point where resale condos (along with townhouses) now represent almost 37% of total residential activity in the GTA, but this boon for the industry might also prove to be a double-edged sword. “The necessity to ‘build up’ has never been more prevalent in a city that has seen its population climb from one census to the next,” RE/MAX of Ontario-Atlantic Canada Region executive VP and regional director Christopher Alexander said. The onus is upon the regulatory side to remedy this ticking time bomb, he argued. “To prevent the run-up we’ve seen in housing values in the past, all levels of government must work together with developers to streamline the building process.We need to create more affordable GTA housing options that can accommodate buyers and renters at every price point,” Alexander explained. Read more:Rental demand to boost further apartment construction – CMHC[1] The market pressure is evident when one considers that the city’s condo apartments keep getting snapped up by hopeful home owners and investors alike, despite the average price increasing
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 13, 2018 86   0   0   0   0   0
While the Waterloo Region is still a relatively affordable haven especially when compared to red-hot Toronto, the near future of the market will primarily cater to the preferences of two major demographics:middle-aged buyers of second homes, and baby boomers (ages 55-74). “These two age cohorts represent great opportunity,” Canada Mortgage and Housing Corp.regional economist Ted Tsiakopoulos noted last week, as quoted by the Waterloo Region Record. The average home price in the region grew by 7.7% year-over-year in October to reach $489,725.This trend has made access to equity – something that a large proportion of younger would-be buyers simply won’t have at the time – a particularly powerful tool. Read more:Multiple offers slowing down in non-Toronto ON markets[1] What’s worse, a bevy of other factors including tighter mortgage rules and interest rate hikes would only make life even harder for the younger generation hoping to establish roots in the region. “First-time homebuyers aren't going to be in the driver’s seat,” Tsiakopoulos said.“This is a different market that we are heading into.” Updated numbers from the Kitchener-Waterloo Association of Realtors showed that affordability pressures pulled down year-to-date sales volume by 13% compared to the same time last year.   Related stories: Non-Toronto markets in Ontario
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 11, 2018 83   0   0   0   0   0
Canadian Real Estate Wealth’s Property Forecast issue will be out in December, and after this year’s real estate market turbulence, readers will breathe easier next year. The theme that will likely carry through the year is cautious optimism, as market fundamentals throughout the country will remain robust.Some provinces, however, will still face significant fiscal headwinds, while several key industries are running at full capacity, and that will taper growth.Prices aren’t expected to surge as they have in recent years past, but that doesn’t mean markets like Toronto and Vancouver won’t remain out of reach for a great many. This year could have been catastrophic for Canada’s real estate market, thanks to repeated government intervention dating back to 2017.Ontario had its Fair Housing Plan, B-20 made its impact immediately, and British Columbia’s NDP government seems determined lower the cost of housing by stymieing market activity as much as it possibly can.However, markets remained resilient, and in the case of Toronto, have trended upward since the beginning of summer. Heavily-leveraged investors relying on appreciation had a rough year, as did buyers hoping to wait out the market only to be torpedoed by stringent mortgage stress testing.Nevertheless, as 2018 draws to a close, investors in Canadian real estate markets still stand tall.While sales and average prices suffered a great deal,
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 11, 2018 74   0   0   0   0   0
Continued economic growth will drive Montreal’s housing upswing to 2020, according to the latest Housing Market Outlook report from the Canada Mortgage and Housing Corporation (CMHC). The report also forecasts that the Montreal construction boom will continue its growth, with new projects coming off the ground in the next few months. “In the condominium segment, construction will increase thanks to a steady demand supported by employment growth and also to significantly lower inventories of new and existing condominiums for sale,” said CMHC. CMHC also expects prices for property and rental rates to continue to rise, while supply is expected to steadily drop.“In 2018 and 2019, rental housing demand will increase slightly faster than supply, which will put some downward pressure on the vacancy rate,” said CMHC. “Demand will be supported by rising net migration over the forecast horizon, mainly as a result of the significant numbers of immigrants and non-permanent residents who will settle in Montreal.” “As for supply, many new units will be added to the rental housing stock from now until 2019, given the high levels of starts that have been observed for more than two years now.” “It’s a global city, a world-class city, that is continuing to come into its own,” Brad Henderson, CEO of Sotheby’s
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 11, 2018 82   0   0   0   0   0
According to survey conducted by Century 21, Greater Vancouver comes up on top as Canada’s most expensive metropolitan area to buy a home. Vancouver has eight neighbourhoods in Canada’s top ten most expensive areas in price per square foot, with its downtown coming in at first place at an average price of $1,345 per square foot. To collect this data, Century 21 asked its franchisees to track the average price per square foot in their local markets from January 1 to June 30 of each year.This information was then compared with past data to gather insights on pricing trends. “This year’s annual survey of prices per square foot underline that many Canadian markets are seeing fluctuating prices,” said Brian Rushton, executive vice-president at Century 21 Canada. “In several urban areas we saw prices decline in one suburb but increase in the neighbouring one.That trend has very likely only increased further since our cut-off for data earlier this summer.Now more than ever it is important to have good information when making real estate buying and selling decisions.” Downtown Vancouver and West Side Vancouver take the top two slots, with the average price per square foot of the latter neighbourhood at $1,147.Downtown Toronto and Montreal are the only neighbourhoods in the top ten
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 08, 2018 82   0   0   0   0   0
A report analysing the impact of augmented transportation on Greater Vancouver housing could help real estate investors find shrewd deals. Specifically, the report by the Real Estate Intelligence Network, uses a precise formula to determine where valuation increases lie. “The formula is fantastic because it’s an added layer of security for your investment,” said Jennifer Hunt, REIN’s vice president of research.“The transportation formula goes right down to the metre, so we’re largely looking at accessibility to highways, LRTs, the SkyTrain or some sort of commuter train, and that can increase value.Infrastructure affects different property types differently.For example, multi-family residential gets a bigger lift in rents and value than single-family homes closer to the SkyTrain, but all property types get a lift of about 15% in rent and value if they’re within around 800 metres of a SkyTrain.” The report uses peer-reviewed research, which Hunt says builds upon itself, from cities across the world and applied it to case studies. “If you want to know right down to when an announcement about major infrastructure development is made, you’ll see an increase, then a decrease during construction, and then there’s an overall net benefit when it’s complete,” she said.“By knowing this, you’ll know even when to purchase real estate around transportation.Not only that, but you’ll know which property
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 08, 2018 75   0   0   0   0   0
Ever-increasing prices in Canada’s hottest residential markets will trigger accelerated demand for rental space – in turn driving near-future growth in apartment construction, according to the Canada Mortgage and Housing Corporation. In its Fall 2018 Housing Market Outlook, the Crown corporation stated that this would be especially evident in Ontario and Atlantic Canada. “Single-family existing home sales and starts will post a partial recovery in 2019 as better than expected job growth and migration levels encourage buyers to re-enter the market before sales and starts ease further into 2020.” Preliminary housing starts data for October 2018 showed that multi-family dwellings were the main drivers of Toronto’s starts volume, which grew by 53% year-over-year. “Strong pre-construction sales of more affordable townhomes and condominium apartments over the past two years continue to lead to housing starts in 2018.” Read more:GTA rents continue surge[1] Meanwhile, activity in British Columbia is “anticipated to moderate as a result of slowing economic and population growth while MLS® average prices are anticipated to see a halt to growth as market conditions in parts of the province have softened considerably.” Indeed, the CMHC’s preliminary numbers indicated a massive 49% year-over-year decline in Vancouver’s starts last month.The single-detached sector took a major hit with a 19%
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 06, 2018 79   0   0   0   0   0
According to the Toronto Real Estate Board, the condo segment remains the market’s most desired and valuable asset class, having enjoyed an 8.6% year-over-year increase in average sales price last month (reaching $603,153). The TREB noted that this performance played a major role in pushing the composite benchmark price in the region up by 2.6% during the same time frame, while the average sale price grew by 3.5% to reach $807,340. Meanwhile, Toronto detached homes had their average price at $1.31 million in October.This level was at $914,179 in the rest of the GTA, altogether making this asset class simply unattainable for a majority of would-be buyers. Read more:Ontario’s condo values, taxes pressing upon this consumer segment[1] Sales activity did not slow down despite the increases, the TREB added.Total number of sales last month was 7,492, which was a 6% increase compared to last year. The number of active for-sale listings felt the bite of the sustained demand, falling by 2.7% annually to 14,431 new listings injected into the market in October. “Annual sales growth has outstripped annual growth in new listings for the last five months, underpinning the fact that listings supply remains an issue in the Greater Toronto Area,” TREB director of market analysis Jason Mercer
Jarek Bucholc ||Street Smart RE InvestingJarek Bucholc ||Street Smart RE Investing November 06, 2018 66   0   0   0   0   0
The latest edition of the Prime Global Cities Index by Knight Frank LLP revealed that Toronto ranked 2nd in terms of prime real estate growth across all of North America. The city’s luxury prices increased by 8.5% year-over-year in Q3 2018, according to the study that analyzed the top 5% most expensive properties in each market. This placed it behind only San Francisco’s 9.5% growth, and 7th place overall in the worldwide power rankings. Knight Frank’s analysis pointed at the Rosedale and Yorkville neighborhoods as the main drivers of the Toronto luxury market’s exceptional performance. Read more:Luxury condo segment continuously drawing in buyers[1] Another contributing factor is that the city’s most expensive condo units are only getting pricier, according to the  2018 RE/MAX Spotlight on Luxury Report. Toronto’s highest-priced condo sold for $11.5 million this year, a dramatic 44% increase from 2017’s $8 million.Luxury condo sales across the region also increased by 2% year-over-year.   Related stories: These are Toronto’s most appreciated and depreciated neighbourhoods Canada’s luxury property markets maintain strong performances[2][3]   Are you looking to invest in property?If you like, we can get one of our mortgage experts to tell you exactly how much
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