The New BC HST Will See Decreased Housing Affordability, Increased Rents, A BC Construction Industry Crash and Fewer First Time Homebuyers

FOR OUR BC HST INFO CENTRE, PLEASE CLICK HERE. Info covering B.C. HST Rebates, Transitional Rules, New Home Price Increases, Anti-HST Petitions and Much More!

B.C. and Greater Vancouver Homebuyers Will See Cost of New Home Purchases and Home Ownership Skyrocket by Thousands of Dollars Thanks to the New British Columbia HST Tax

According to artiles published from the Vancouver Sun and Province newspapers, British Columbians are in for a crisis following the B.C. Government’s announcement of the harmonization of the PST and GST taxes into the single 12% HST tax. What some British Columbians don’t understand quite yet, is why the government failed to notify the public and taxpayers earlier regarding their plans for the B.C. Harmonized Sales Tax and even then, why they didn’t seek input from taxpayers, various industries including the construction and home building industries in addition to other organizations and businesses. One thing is for certain: B.C. and Greater Vancouver homebuyers are the BIGGEST LOSERS under the controversial B.C. HST or harmonized sales tax. Starting July 1, 2010, the Harmonized Sales Tax of British Columbia will come into effect, and both new and resale Vancouver and BC home purchasers will be out of tens of thousands of dollars when purchasing their biggest single asset in their lifetime.



Also, visit our updated BC HST Price Chart that shows the increased cost of purchasing a new home in Vancouver and British Columbia after the July 1st, 2010 HST implementation.

The Most Expensive Real Estate Markets in Canada Will Become More Unaffordable

B.C. real estate is the most expensive in all of Canada. And when you factor in the property markets in the Okanagan, Vancouver Island/Victoria and Greater Vancouver/Lower Mainland are the hottest and most expensive in the country, British Columbia homebuyers will suffer the most from this harmonized sales tax of 12% HST. BC residents will end up paying taxes on land, the house and other professional services in any B.C. and Greater Vancouver real estate transactio through the controversial BC HST tax implementation in 2010. Firstly, the 12% Harmonized Sales Tax will be applied to any new B.C. home or property. Compared to the current GST/PST system, new home buyers in Greater Vancouver and British Columbia only need to pay the 5% GST on any new real estate purchase (and even then, they get a significant rebate up to $450,000 purchase price) and PST is NOT applied to any new home purchase in the province. Under the new system with the new BC HST Harmonized Sales Tax on real estate, new homes will have the extra 7% (equivalent to the BC PST of 7%) applied to every new property transaction. BC already has one of the highest Property Transfer Taxes in the entire country too, with some partial PTT exemptions only for first time homebuyers and only up to a certain price point. Currently, the Property Transfer Tax in BC is calculated as 1% on the first $200,000 and 2% on the remaining amount, which can add a significant amount (thousands) to any new or resale BC or Vancouver home purchase. It has been calculated that a new home costing $800,000 in BC will be subject to the 12% HST tax with the maximum partial HST rebate at only $20,000. The difference between total purchase price of the new home in BC (not including increase costs in closing fees) is approximately $56,000.

The HST Input Tax Credit and What It Means to B.C. Home Builders

The new BC Harmonized Sales Tax system will have profound effects on the construction and BC home building industries, allowing homebuilders and developers to pass on the PST for building materials (about 2% in total) which can now be embedded into the price of a new British Columbia or Greater Vancouver home on the market. Again, the biggest losers are the BC and Vancouver homebuyers who will have to shell out this different as most homebuilders will be looking out for their bottom line and saving the 2% wherever possible. Under the new BC HST input tax credit regulations, home builders in Vancouver and the province can claim money back as an HST input tax credit, that would reduce their tax bill by about $8,000 if they pass this cost onto the end homebuyer of the new home. This is most likely the fact of life that new BC homebuyers have to face if they want to buy, design, construct or invest in a new property starting July 1st, 2010. Compared to the Fraser Valley real estate market, a new detached home in that region goes for an average of $506,000 resulting in an added $15,500 in taxes due to the B.C. Harmonized Sales Tax, and that is even after the HST rebate maximum.

The HST Will Influence Other Transaction Services

Other profound influences of the British Columbia Harmonized Sales Tax on other real estate transaction services, goods, and fees include realtor’s commissions that will cost a lot more and will rise from the 5% GST only to the 12% HST. The average real estate agent commission on a $800,000 home in B.C. is roughly $40,000, so the increase in 7% in taxes will add thousands to this fee for BC home sellers. In addition, if you take into account other real estate professional fees such as a notary public, legal fees, surveyor, appraiser or home inspector, all of which are subject to the 12% Harmonized Sales Tax in BC, this will certainly add hundreds more dollars onto your cash out in any BC real estate transaction, whether it is a new property or a resale property. Other transaction services affected by the B.C. 12% HST include such things as residual costs that include renovations, maintenance, green energy retrofits etc which are all subject to the twelve per cent harmonized sales tax come July 2010. Many home builders and renovators have already expressed their anger towards this new B.C. HST and say that they will build flat out until July 1, 2010. After this date, analysts predict a significant drop in sales of new B.C. and Greater Vancouver homes and according to the Greater Vancouver Home Builders’ Association, the introduction of the BC Harmonized Sales Tax will become a huge barrier to affordability in the housing markets in B.C. The higher costs of housing will have a profound influence on the middle class who are on the verge of upgrading their homes for their families or first time homebuyers who seek home ownership. The multi-millionaires will pay the tax, and will not really care, as they have the money. Some analysts also say that the $400,000 threshold for the BC HST rebate is way too low, especially in the Lower Mainland and Greater Vancouver real estate markets. The more realistic HST threshold should be around $750,000. The B.C. Real Estate Association even goes ahead and indicates that the BC Government should actually phase out the Property Transfer Tax (PTT) to help affordability in real estate. With the outlook that interest rates are certainly rising later in the year into 2010, the B.C. housing market is due for a fallout once the BC Harmonized Sales Tax takes into effect. Some analysts also predict that the new BC housing market will peak sometime in May or June 2010 as new homebuyers seeking new homes in B.C. and Greater Vancouver will likely make their purchase before the 12% HST tax burden hits in July … and with the BC Government and Bank of Canada likely to keep their promise at keeping their prime lending rate at 0.25% (and the major banks keeping their prime rates at 2.25%) until June 30, 2010, there really will be a rush in new home construction and purchases during that time period. Basically, the new B.C. HST is a tax that will be passed through the businesses to the consumers, so in the end, British Columbia homebuyers will be the hardest hit.

The Luxury Coal Harbour Lumiere Condominiums Re-Sales in Downtown Vancouver Real Estate Market - Waterfront Coal Harbour Condos for Sale

Live in Coal Harbour Lumiere Condominiums by Stanley Park

The new luxury Vancouver condominiums at the Lumiere Coal Harbour residences are a spectacular high-rise condo tower that has proven to be an iconic landmark along the beautiful downtown waterfront. Every home at the re-sale Lumiere Vancouver condominiums have oversized and amazing floor to ceiling windows and ever corner of thes Coal Harbour condos for sale have two distinct points of view providing a landscape panorama that is unparalleled and unmatched by any other Vancouver residence. These limited edition Vancouver residences at the Lumiere Coal Harbour is designed for you in mind, creating light filled spaces of extraordinary living in addition to functional and well designed floor plans. Located at 1863 Alberni Street, Vancouver Coal Harbour Lumiere condominium residences are now being offered in the resale property market. No matter where you are from, waterfront location close to all the urban amenities, parks and recreational facilities are a must-have when it comes to a downtown luxury Vancouver condo home. And here at the Coal Harbour condos for sale at Lumiere Vancouver condominium residences, you can simply have it all. From Stanley Park to the west and Robson Street to the south and from the spectacular Coal Harbour waterfront to the north and the downtown business district to the east, these luxury Coal Harbour condos for sale at the Lumiere Vancouver residences are limited in nature and spectacular in form. Day or night, you can experience the most amazing panoramic views of Vancouver Harbour and the North Shore Mountains straight from your living room at the luxury Lumiere Coal Harbour condominiums for sale. Four season lifestyle living is now available at the new luxury Vancouver Lumiere Coal Harbour residences for sale, but they are not for the normal folk, they are for those who treasure and appreciate fine living.

The Features at the Spectacular Lumiere Residences in Coal Harbour Vancouver

Some of the grandest features of any Coal Harbour residence for sale is definitely here at the Lumiere Vancouver condo tower residences that feature year round climate control including air conditioning in addition to wired living with shaw@home or ADSL high-speed internet access. Also available to residents here at the Lumiere Coal Harbour condos for sale are fully operable aluminum double-glazed, energy efficient Low-E windows in addition to in suite laundry with washer and dryer. The security at the Coal harbour Lumiere Residences in downtown Vancouver real estate market also feature a parcel room for mail, gated, secured pakade, concierge services, roughed in security system in every suite, video surveillance camera and built in computer coded card readers. A location unlike any other, the luxury Coal Harbour condos for sale at the Lumiere by Millennium Group feature a close proximity to over 1,000 acres of parkland, trails, waterfront, seawall and recreational activities at Stanley park in addition to Capers gourmet grocers, lots of fine restaurants, coffee bristros, boutiques and shopping malls. IN addition, there are two community centres and fitness clubs around the Lumiere Coal Harbour condos for sale in addition to a marina too. At Lumiere Vancouver condominiums, east marries west in elegant fusion at the lush gardens. Japanese maples and wisteria, cherry bedside boxwood and tumbling water with reflecting ponds are now home. Exterior lighting shines up and down the entire high-rise tower and the superior concrete enforced construction uses state of the art envelope technology to make sure that Coal Harbour condo residences at the Lumiere have maintenance free living. Also, there are dazzling reflecting pools and landscaped gardens for you to enjoy year round. The elegant cast stone, glass and solid concrete condominium tower a the Lumiere Coal Harbour real estate development is simply the best. The lobby is double height and you will be greeted by a hotel style vaulted port cochere. In addition the stylish loung will have a fireside lounge area and European style exercise studio will allow you to work out on site. There are also his and hers steam rooms here at the downtown Vancouver Lumiere condos for sale in the Coal Harbour real estate market. Or utilize the two high speed elevators to get home at warp speed.

The Interior Finishes of these Limited Residences at Lumiere Vancouver Coal Harbour Condominiums for Sale

Simple yet sophisticated, traditional yet modern these are the intricate designs and planning for the resale Lumiere Condos in Coal Harbour real estate market. Master bedrooms are oversized and the master ensuites are sumptuous. The gourmet kitchens are perfect for entertaining or just having a relaxing evening and the living space is functional and large. Bold, original and built with passion, these limited edition residences at the Vancouver Lumiere Coal Harbour real estate development are unlike any other downtown condominium out there. All residences here wil have high ceilings and main living areas will have exotic hardwoods that are strong and durable. In addition, all of these Coal Harbour Lumiere condominiums for sale in downtown Vancouver property market have private computer workstations, clean lined, natural gas fireplaces, oversized interior doors and floor to ceiling windows. The interior layout concepts are by award winning designer Ceconni Simone. The kitchens at the prestigious Lumiere Coal Harbour residences feature functional open concept entertainment spaces with high end quality appliances with stainless steel finish by Sub-Zero, GE and Bosch. There are also free standing islands in most homes, stainless steel double sinks, arctic white or classic brick pattern ceramic backsplash and sleek granite slab countertops. The kitchens at the prestigious Vancouver Lumiere Coal harbour condos for sale will also feature halogen pot lighting, under cabinetry valance lighting, in sinkerator, and a large pantry for storage space. The masterful bedrooms at the luxury Coal Harbour condominiums at The Lumiere will feature two sided bedroom fireplace, some with balconies, floor to ceiling windows and plush designer carpeting. The zen like bathrooms at the luxury Vancouver condos at Lumiere Coal Harbour real estate development will feature intricate black and white marble baset woven flooring, free standing spa style soaker tub with hand held shower, frameless glass enclosed walk in separate showers and double under mounted china white sinks with Carrara marble countertops in masters. The main bathrooms at this Coal Harbour real estate development at The Lumiere condos will have single china white vessel sinks, Grohe European faucets and Kohler one piece low profile toilets. Just launched a few years ago, if you decide to purchase a new Coal Harbour home, choose the luxury downtown Vancouver Lumiere Condominiums – limited edition residences as you will live a life of luxury for generations to come.

Vancouver Odenza Home Builders PLUS Flashback to Resale Vancouver Condos & Townhomes: Cressey Developments, Max II, Camera, Virtu, elan, Olive, Milano

Odenza Homes – We Build Dream Vancouver Homes

We do: Custom Homes, Major Renovations. Vancouver Lot Owners – planning to build this year? Odenza Homes builds dream homes with an uncompromising attention to detail, quality finishing, constant innovation and the caring service of our staff. To view our spectacular home desisn, visit www.odenzahomes.com or call 604.644.0338. or you speak with Megan regarding the properties or any other property renovations or custom builds available right now. A stunning new luxury home in Dunbar Vancouver real estate market by Odenza Home Builders located at 3728 West 20th Avenue and this is a new listing with completion early 2009. Purchase early to customize the home the way you want it. Offered at $2,289,000. The Dunbar Vancouver home by Odenza Builders is 2420 sq ft in size with a roof top deck, 3 bedrooms, 5 bathrooms and a double garage. Some of the features of this new Dunbar custom home by Odenza Vancouver real estate developers includes mixed hardwood and tile throughout, large kitchen immaculately finished with granite and custom wood cabinets, sun drenched patio, private balcony off of master suite as well as professionally designed arrangement of greenery and landscaping. The Odenza Homes in Dunbar Vancouver property market will also have a SubZero 36” stainless steel fridge, Wolf 30” stainless steel, 4 burner convection range, Frigidaire Gallery front load washer and dryer as well as pre wiring for phone, internet, cable, satellite, surround sound in family room. The other Dunbar Odenza Homes features include air conditioning, HVAC heat recovery, fresh air ventiation system and infloor radiant heat on all floors. Another beautiful Dunbar dream home built by Odenza Homes is offered at $1,839,000 at 3450 West 20th Avenue and is another new listing by Odenza builders with completion in early 2009. This unique family custom home in Dunbar real estate district includes 2414 interior square feet, four bedroms and five bathrooms, open floor plan and extensive hardwood flooring throughout. In additon, the features of this new Odenza Home in Dunbar Vancouver community will have granite countertops, gourmet kitchen with top of the line appliances, beautiful patio, basement suite with separate entrance, in floor radiant heating and pre wiring all installed for you. The last custom home build by Odenza home builders in Vancouver’s real estate market is the new listing at 3706 West 30th Avenue offerd at $1,869,000 with open houses on Saturday/Sunday between two and four in the afternoon. New luxury home in the heart of Vancouver’s finest neighbourhood can now be your dream home. Brand new home at 2574 square feet with four storey’s, three bedrooms up and 1 bedroom down in addition to 3.5 bathrooms up and 1 bathroom down. This exciting new Vancouver custom home build by Odenza real estate builders also has mixed hardwood and tile throughout in addition to a large kitchen finished with granite counters and custom wood cabinets. The state of the art appliance set includes a Sub-Zero fridge, Wolf range, pre wiring with outside patio speakers and air conditioning. In addition, this fabulous new luxury Vancouver home by Odenza Home builders has an HVAC system, air ventilation system and a full house security system with multiple panels. For more information, please contact Megan at 604.644.0338.

More about Odenza Home Builders

Since 1986 Odenza Home Builders and Renovators have been building luxury Vancouver homes with a style, and flair appealing to people who appreciate quality, luxury and expect the very best in service. The Vancouver Odenza real estate developers and home builders build dream homes, so whether you choose one of their fully custom presale homes, a semi-custom home or a model show home you will find uncompromising attention to detail, constant innovation in design, and the caring service of their staff. After all, you deserve only the best. Come drop in at the Odenza Vancouver home builder interactive design centre, or give them a call today to build your dream Vancouver home.

CRESSEY VANCOUVER DEVELOPMENTS

CRESSEY Elan Yaletown Condos

Yaletown élan condo living by Cressey Developers. An unequalled Yaletown real estate address featuring bold, refreshing architectural lines and obsessive attention to details is at the élan condominium residences in Yaletown, downtown Vancouver property market available for resale only. Across every aspect of life in Elan’s landmark Yaletown condo tower apartment homes the accent ison distinctive and stylish elegance.

Vancouver Westside Olive Apartment Resale

West Side Vancouver living is available at Olive condo apartment suites by Cressey Developers. Satisfy your appetite for all the best in Vancouver West Side living. Lcoated above Caper’s Market, these one-bedroom, one and den condos as well as luxury two bedroom Olive city homes at 16th and Cambie Street in Vancouver’s real estate resale market are designed with gourmet lifestyles in mind, just like yours.

55 Alexander Vancouver Downtown Heritage Apartments

With panoramic urban views, this concrete residential downtown Vancouver condo buildingt at 55 Alexander street is a romantic reflection of Vancouver’s architectural heritage. Behind the brick façade and elegant arched windows of the 55 Alexander Street downtown Vancouver condo resale properties by Cressey, Robert Ledingham’s impeccable interior designs combine bright, open spaces with comfortable modern materials. Completed in 2000, 55 Alexander was one of the first luxury condo buildings enabling home owners to take advantage of Vancouver’s premier Gastown locations. The Gastown 55 Alexander condo apartments are now available for re-sale only.

Milano Downtown Vancouver Condos

Milano condominiums’ bold Italian design and cutting edge sophistication made it one of the first landmark pre-construction residential condo buildings in downtown Vancouver. Situated right at Burnaby an Burrard Street, this downtown Vancouver resale condo development has modern classic features with floor to ceiling glass, a walled private courtyard, extensive landscaping, as well as the very best in refined finishings. Milano Vancouver condos are only available for re-sale and it was a Cressey Development.

MAX II Condo for Sale at 973 Expo Blvd, Vancouver, BC

766 square foot, 1 bedroom + Den and 1 bathroom condominium suite in Yaletown’s Max II condo building is now available and offered at $485,000. This wonderful re-sales suite in Yaletown also has a 13 X 13 outdoor terrace. The condos at Yaletown MAX II – located on the edge of Yaletown and the Entertainment District. Loft Space Living with townhome convenience and nearly 200 sf of private deck surrounded by green flourishing gardens. Max II condominium have no elevators, key entry, quite and very private. This Max II condo open plan concept with 18’ ceiling height, hardwood floor in the kitchen and living area. Great space conveniently located off the kitchen can be used for in-suite storage or as an office. Bedroom and bathroom located upstairs. Unique plan that LIVES LARGE at Max II Yaletown real estate. Enjoy all the amenities available to the tower residences: concierge, fitness centre including large gym, indoor pool, sauna/steam room/ hot tub and yoga room. The Max II condo suite has 1 secured underground parking space. Extra Large storage locker with an easy access is a bonus! Urban Fare, GM Place, BC Place, Seawall – all just minutes away for your ultimate convenience. Move right in, all furnishings are negotiable. For all pictures and more information please visit www.kenleong.com.

VIRTU Townhome at Th 1632 West 7th Ave, Vancouver

South Granville almost new townhome in Vancouver at Virtu Townhouses is now available for $825,000 for a 1257 square foot, 3 level townhome with 3 bedroom + Den and 2 bathrooms. This Vancouver Virtu townhouse also has a terrace and patio on the main floor and roof top deck. About the VIRTU Vancouver real estate development - Exclusive boutique building in the ultimate South Granville location. Intelligently designed and rare to find 3 bedroom/ 2 bath 3 level north-south facing Virtu townhome. Open plan living & dining with unique south facing private & secured terrace just off the kitchen and north facing patio facing South Granville Vancouver off the living room. The resale Virtu Vancouver townhome has beautiful h/w floor on all levels, custom built-in closet organizers, granite countertops, Grohe fixtures and the very best in Kitchen Aid s/s appliances. 2 bedrooms on the second level and your own master suite with spa like en-suite and fabulous private terrace on the very top! In addition, this re-sale Vancouver townhome at Virtu includes TWO parking spaces, 1 storage locker and visitor parking. Exercise studio & lounge is conveniently located at lobby level but easily accessible thru the courtyard. Live the lifestyle that remains unmatched - foot steps to Granville Island, Kits beach, spas, shopping, Meinhardt's and the very best in dining at West, VJ's or Cru.

601 - 1675 West 8th Avenue @ CAMERA Vancouver Residences - just listed!

C A M E R A - Suite 601 – 1675 West 8th Ave for sale by assignment in the Vancouver real estate market now! This Vancouver Camera suite offers 1060 square feet of living space in a 2 bedroom + den and 2 bathroom layotu with estimated completion late 2008. The offering for this Vancouver Camera residence is listed at at $739,000. CAMERA – refined living by Intracorp in the most sought after area of beautiful Vancouver - South Granville. Fresh and intelligent architecture by Ramsay Worden with breathtaking views of Downtown & North Shore. Brilliantly designed & light-filled 2 bdrm, 2 ba, den & in-suite storage. SUPERIOR INERIORS by BBA Design at the South Granville Camera Residences in Vancouver real estate: engineered walnut h/w flooring throughout, custom-designed gas fireplace with glass surround, Sub Zero Fridge, Bosch gas cook top, convection wall oven, composite stone counters, flat-cut custom white oak cabinets, spa-like bathrooms with square-shaped vanity basin, marble counter tops, deep soaker tubs & slate floor tiles, Fashion, Art, Culture and Fine Cuisine – only minutes away in the South Granville real estate district where the Camera condo residences are located. 1 parking/storage/ bicycle locker/ 2-5-10 warranty. For all photos and more details visit www.kenleong.com.

Sophisticated Elegance at Reflections Adera at UBC

Reflections townhomes at UBC built by Georgia Award winner builder Adera Group of Companies. Stnning West Coast architecture with classic quality traditional finishing. Spectacular corner Adera Reflections condo suite resale with entertainment size patio of over 225 sq ft – finished in concrete pavers, granite columns and planters, with your own private gate to pedestrian walk way to easy access to UBC Neighbourhood Centre. The UBC Adera Reflections condo home is two bedrooms plus a den with two bathrooms – a full ensuite plus second bathroom with double size shower! Decorated in muted tones with crown mouldings, rich mahogany hardwood flooring int eh living room and dining room area. The Reflections Adera condo at UBC has a kitchen featuring granite counter tops, stainless steel G.E. appliances, including gas cook top stove. Easy walk to the many venues, attractions and services of UBC. Attractively listed at $569,000 right now. For more information about this re-sales UBC Reflections condo home, please contact Carolyn at 604.649.2249.

West Point Grey Condos - 2 bedroom Penthouse Open House

West's 2 bedroom Penthouse Now Available for Viewing! The last home at pre-sales Point Grey West Residences is a lovely south facing 903 square foot penthouse. This two bedroom, two bathroom West Point Grey condominium home boasts an impressive private 275 square foot sun drenched terrace, acoustic glass frontage and over-height ceilings and is priced at $799,900. I will be hosting it's first Open House on Friday July 18th from 2-4pm at 4463 W10th Ave and would love to see you there. For more information or to book a private viewing appointment please contact me at 604-780-2045. Select the button below to read more about West Point Grey.

The Grace Residences at 1280 Richards Street in Downtown Vancouver, 1104 Hornby Residences, 225 Smithe Condo High-Rise and James Schouw and Associates

Downtown Vancouver Exclusive Grace Residences

The Grace Residences are an extraordinary collection of world class homes in downtown Vancouver’s real estate market, and is truly unique on the North American continent. It is the evolution of a dream to create, within Vancouver’s most dynamic urban neighbourhood, an expression of character, livability, and luxury normally reserved for the most exclusive Vancouver custom homes. The Yaletown Grace Residences is more than high ceilngs, limestone, hardwood, and exclusive fixtures. Grace Residences in downtown Vancouver real estate is about texture, character, and attention to detail, and a feeling that cannot be described by a simple feature list. It begins with gardens. The embryonic design concept of the Grace Residences in Vancouver downtown homes, spawned by imagination and focused on a series of magical garden spaces, open air passageways, and courtyards. True to that image, a comprehensive design developed as though growing from an existing, every changing, colourful living space that is now know as the exclusive Yaletown residences at the Grace Homes. Within weeks of completion, the first phase of Grace Residences in Yaletown Vancouver was awarded “Best Garden in Downtown Vancouver” by the Vancouver Parks Board and the Vancouver Garden Club. The Grace Residences is simulataneously grand and intimate – in texture, form, and style. Interpretations of the mythical Graces, sculpted by Derek Rowe, intermingle with the Yaletown Residences at the Grace, the extraordinary vaulted passageway invites residents and guests to the intimate, soaring spaces of the concierge lobby and meeting gallery. The Grace Residences Yaletown project is conceived, designed, engineered and executed to an exemplary standard with a very personal touch. Concierge, pool, spa, sauna, meeting gallery, children’s play area and fitness facility all complement the common areas of the Grace Residences. The Green Features of the exclusive and luxury Grace Residences in yaletown real estate include: geothermal heating and cooling systems the reduce energy costs. The Grace Residences is the first high-rise residential real estate Vancouver development to utilize such a system. Dozens of pipes bored deep into the earth collect stored heat energy to reduce dependency on conventional energy sources. The concept is simple, environmentally responsible and saves energy costs for the residences at the Grace. In addition, the Yaletown real estate homes at the Grace Residences’ rainwater is a source of life. After flowing into specially engineered reservoirs, it can be used as required to irrigate the lush gardens that ground Grace Residences and its residents.

Last Yaletown Grace Residence Home Comes With A Guarantee

The downtown Vancouver Yaletown real estate builder of the ultra luxurious residential tower of the year in the annual Georgie Awards competition in 2009, the Grace Residences in Vancouver’s Yaletown neighbourhood, is holding an open house on Sunday. James Schouw has one pre-sale Yaletown Grace Residence apartment left to sell, a resident of 1850 square feet with an asking price of $1.849 million. If you want to see what a $1,000 per square foot listing looks like, the open house hours for the pre-sale Yaletown Vancouver Grace Condominium Residence is from 12 to 4:30pm. The Grace Yaletown residence location is 1280 Richards Street, downtown Vancouver. Look for a greeter and harpist in the lobby entrance of the Grace. Schouw wants to make it real easy for prospects and prospective home buyers as he is promising the price fluctuation guarantee for the Grace Residence in Yaletown. If Vancouver reale state housing prices drop in the next year, he would refund back to the purchaser the difference in the drop. Schouw plans to place 13 per cent of the purchase price in trust to ensure it would be available to cover the downside if it happens at the pre-sale Yaletown condo for sale at the Vancouver Grace Residences. “We feel this is very important and innovative way to market an dprovides assurance to prospective purchasers who would like to take advantage of the new build and buy today without worries of the market softening further,” a news release says. Another real estate developer in Greater Vancouver to take a similar approach is Larco Investments with its Morgan Crossing project in South Surrey where condos start at $249,900. Last summer, the company guaranteed the value of homes at the South Surrey real estate development by up to 10 per cent.

2009 Georgie Award Winner for the Best High Rise in BC for the 2008 Georgie Awards is the Vancouver Grace Residences!

An exclusive showing by James Schouw and Associates for the last remaing Yaletown Grace Residence apartment is happening right now. Grace Yaletown residence for sale on Sunday, February 15th from noon to 4:30pm at 1280 Richards Street Vancouver BC. Only 1 Grace Residence suite is available offering about 1850 square feet of luxurious living. The Property Value Gaurantee protects home buyers against downward market price fluctations of up to 13% during the year after purchase of the last remaining Yaletown Grace Residence in downtown Vancouver real estate market. Details upon request. Current low housing starts, combined with population growth of about 1,000 per week, will influence diminishing supply and rising demand. With very low interest rates, there hasn’t been a more affordable time to buy in years.

Grace 1602 – 1280 Richards Street Exclusive Condo Listing

Exclusively listed and offered at $1,698,000 if one of the signature residences at Grace in Downtown Vancouver. Grace Residences. An extraordinary collection of world-class residences in Yaletown – Vancouver’s most vibrant downtown neighbourhood. Truly unique on the North American continent, the evolution of a dream, an expression of character and luxury found only in the most exclusive Vancouver custom homes in downtown. Truly an intimate, boutique development at Grace Residences that includes features such as: soaring ceilings, porcelain limestone tile flooring, geothermal heating, biometric fingerprint recognition security, lush botaincial gardens, concierge servies, indoor and outdoor pool, fitness and spa facilities, stainless steel appliances, children’s play area and a lavish meeting gallery. There are only 2 suites per floor at the Yaletown Grace Residences in the Vancouver downtown real estate market. The Suite 1602 at Grace Residences offers luxurious living over 1872 square feet with 2 ensuited bedrooms, open plan gourmet kitchem, entertainment size living room and dining room with grand fireplace, hardwood floors and 2 balconies. Full warranty is in place for this resale property at the Vancouver Grace Residences in Yaletown. Asisgnment of contract. For more information, you can contact David S. of REMAX Real Estate Services at www.thereferraladvantage.com.

1104 Hornby Residences in Vancouver Downtown

The residential apartment site for 1102 Hornby Street in downtown Vancouver real estate is comprised of two parcels at the corner location. It measures approximately 110’ x 120’ which is ideally suited to the scale of real estate development planned by JS&A, with consideration for massing, layout, parking and structural design. For this property at the Vancouver 1104 Hornby Residences, the ODP designates an allowable real estate development density of three times the site area (floor space ratio, or FSR) with internal provisions for parking, storage, mechanical systems and a ten percent heritage density transfer. The Vancouver real estate offering at 1104 Hornby Residence apartments and new townhomes will be built primarily of cast-in-place steel reinforced concrete, and the envelope will be constructed as cast concrete or a robust masonry rain screen. An underground parking at the presales 1104 Hornby condo units in downtown Vancouver property market will be provided and suites will typically be separated by demising walls of exceptional sound transmission resistance. The Green Features of the pre-construction 1104 Hornby new Vancouver downtown condos include: Environmental sustainability will play an important role at 1104 Hornby Street Vancouver. The ceilings will be high, the windows expansive, and many of the benchmarks set by JS&A on previous condo projects, will likely be incorporated, including geothermal heating and biometric building security. Interior spaces will generally adopt a brigher gallery style with a minimum of discretionary surfaces. The real estate downtown condo project at 1104 Hornby Street residences willb e designed to showcase assive heating and ventilation technologies. It will adopt low impact, energy efficient technologies. Other systems under consideration for the new pre-construction 1104 Hornby street condo apartments in Vancouver downtown include heat recovery exhaust ventilation, rain water recovery, grey water treatment and irrigation and waste water heat recovery. The new presale Vancouver condos at site 1104 Hornby will have 12,000 sq ft of residential space with a 3.0 FSR Gross Building Area of 45,600 square feet. There will only be 21 presale condos and townhomes at the 1104 Hornby Residences that will include seven one bedroom townhouses, two 2 bed townhomes, six one bed and den condos, two two bed and den condominiums and lastly, two more 2-bed suites.

Downtown Vancouver 225 Smithe Condo Apartment High-Rise

The residential building description for the 225 Smith Condominium presale Vancouver suites by JS&A: The residential compomnent of this real estate project in downtown Vancouver, representingmore than two dozen condo suites, will capitalize on the unusual zoning opportunity to emphasize views, light, and remarkably high ceilings. With only on or two presale Vancouver condo suites per floor, the extraordinary design of the downtown Vancouver 225 Smithe condo apartment high-rise will emphasize smaller floor plates, with full height windows and floor to floor heights likely to exceed sixteen feet. A striking, unique design philosophy is emphasized at the presale 225 Smithe Condos in Vancouver downtown in order to distinguish the Smithe Street project’s reputation in the Vancouver real estate market. The commercial component to the pre-construction 225 Smithe building includes: large, dramatic, multi-level commercial “town homes” will anchor the real estate downtown Vancouver condo project to the neighbourhood. These elemtns are inteneded to provide complementary amenities to the residential suites at 225 Smithe condominiums in Vancouver, including an exclusive restaurant with room service provisions, and a world-class spa, which would also support the growing number of small boutique hotels in the neighbourhood that do not have adequate space for comprehensive in-house spa facilities. JS&A also intends to permanently occupy one of the commercial town homes at Vancouver 225 Smithe Street as an ongoing centre of operations and display requirements. The presale 225 Smith Condo site area includes 14994 square feet with a 5.5 FSR (including 10% heritage density) and the gross building area is 85,000 sq ft (approximately). The pre-construction Vancouver condo breakdown at 225 Smithe Street development will include only 25 units (residential) with 24 suites, 1 penthouse and 30,000 sq ft of retail and office space on the main, 2nd and 3rd floors of the site at 225 Smithe St. The design of this presale Vancouver new condo draws from the JS&A Hornby project as well and they will share complementary design philosophy, both as a matter of public interest and also in order to facilitate efficient management and construction. Where possible, design, envelope and engineering details of the 225 Smithe condo residential mix-use Vancouver downtown real estat eprojet, as well as site instructions pertaining to both projects will be public art. Green Features of the pre-construciton 225 Smithe condo apartments include environmental sustainability which will play an important role at 225 Smithe. The downtown Vancouver property project, with its high ceilings and high percentage of glazing, will be designed to showecase passive heating and ventilation technologies. The 225 Smithe condo project will adopt low impact, energy efficient technologies in addition to geothermal heating ad cooling.

James Schouw & Associates

James Schouw & Associates create art for people to live in. They are focussed, passionately, detail driven group of individuals who are like minded in their determination to make a meaningful and permanent contribution to the fabric of Vancouver reale state. James Schouw & Associates strives to surpass the status quo at every turn. In terms of character, liveability, integrity, and durability, they are confident that their real estate projects are unique from a local as well as a global perspective. They are proud that each of their creations at James Schouw & Associates is unlikely to be mistaken for any other, anywhere, regardless of origin.

James Schouw & Associates is committed to advancing energy efficienty and environmental sensitivity to all of its real estate projects. They bring several decades of combined experience and a hands on approach to design and development. James Schouw & Associates work with pre-eminent consultants, engineers and advisors to harmonize leading technologies with timelss architectural design. For James Schouw & Associates, they are also, quite simply, home. Having the opportunity to live in the Vancouver real estate projects that they create allows for an intimate perspective of the implications of their design. James Schouw & Associates create aesthetically beautiful homes that have the immediate impact of a striking work of art. With the passage of time the inherent liveability of their Vancouver homes is revealed through the influences of space, light and texture.

New Vancouver Assignment Listings, Assigning a Condo Residence Sale in the Lower Mainland Property Market, Current Condominium Listings

New Vancouver Condo Assignment Listings

If you are moving into the city or missed out on the pre-sales and pre-construction condominium Vancouver real estate sales launches, don’t worry, as Vancouver assignment listings for townhomes, condos and homes are available for purchase. Many people are confused about what a Vancouver condo assignment sale entails. Firstly, real estate assignments in any market begin by the developer and builder presales and selling condominium homes prior to completion. Pre-sales condos are also called pre-construction or when purchasers or investors buy these properties, it is called buying ‘off the plan” and these properties are available for assignment listings and assignment Vancouver sales later. Basically, there is no physical home or property for a home buyer to look at, see or touch. In many cases, builders and real estate developers will set up elaborate condominium sales centres and discovery presentation centres complete with fully furnished suites to give the potential buyer a sense of what the finished product will look like.

Both real estate investors as well as home buyers alike will purchase off-the-plan or presales Vancouver condos and in many ways, these are popular ways of getting into the market early and only having to pay a small deposit for a late closing (most projects pre-sell years before the completion date) giving first-time homebuyers and investors time to earn more money for a larger downpayment thus providing a smaller mortgage. When real estate investors or homebuyers purchase these presales condo homes in Vancouver, they sometimes have the option of selling the condominium by Vancouver assignment sales. What this means is that another homebuyer or investor can assume or purchase the agreement through a condo assignment at the specified price. This is great for home buyers who didn’t have a chance to purchase during the initial sales phase or for investors to make capital gains on flipping property. Vancouver assignment condominium sales are on the rise and many people are finding that it is a perfect way to get straight into the burgeoning real estate market before they are priced out of the city and from owning property.

So How Does a Condo Assignment Sale Work in Vancouver Real Estate?

How a condo assignment in Vancouver works is that any purchase of new property, whether it is a townhome or condo or home, there are taxes involved that include the GST and property transfer tax. These are paid upon completion. If an investor or home owner of a presales property in Vancouver decides to sell the condo by assignment listing, they can do so but the buyer has to agree to pay the condo owner the original deposit required (usually 5% to 25%) in addition to the capital gains that have been realized by the property since the original purchase. Take for instance this Vancouver condominium assignment example: if a real estate investor or homebuyer purchase a pre-construction Vancouver condo at $300,000 using a 10% deposit ($30,000) and lists at $350,000 one year later, then the new home buyer purchasing the assignment Vancouver condo listing will have to come up with the original $30,000 deposit in addition to the $50,000 increase in the property value for a total of $80,000 to assume the condo via assignment sale. In addition, the new buyer of the condo assignment buyer in Vancouver will be responsible for all closing costs including the GST, property transfer tax and legal dues.

The only fees associated with the original home buyer or investor who invested in the property include an assignment fee that is a certain percentage of the selling price going back to the developer (usually between 1% or 2%; so in this example, would have been 1% of $350,000) as well as the realtor fees (which is usually lower and around 4 – 6% of the selling price).

Downtown Vancouver Woodward’s Assignment – Woodwards Condo For Sale

If you are looking for one of the best deals in downtown Vancouver, this one bedroom and one bathroom presales Woodwards condo is selling via assignment real estate sales today. Only $425,000, this Woodward’s assignment condominium has great south-west views on the 37th floor of W43 (the taller condo high-rise). At 660 square feet plus a parking spot, this Woodwards assignment condo is available today. For more information, please contact mike @ 4am.ca.

SMART Gastown Condo Assignments - Concord Pacific Vancouver Development

Another great assignment deal in the downtown Vancouver real estate assignment market are two one bedroom plus den units in the upcoming Concord Pacific project called SMART Gastown. Located just four blocks from Waterfront Location and within the lively and ecletic Gastown real estate neighbourhood, the SMART Gastown assignment sales are now one of the best valued downtown Vancouver property choices that any home buyer can make. These are both over 735 square feet in size and come with a dedicated parking space on deeded title, which means that if you purchase these assignments at SMART Gastown condos in Vancouver, you will never have to worry about parking in downtown. The SMART Gastown condominium assignment condos for sale won't last long and are priced reasonably at just $375,000.

All in all, assignment sales or flipping new property in Vancouver has become popular amongst savvy real estate investors as well as home buyers who have second thoughts about moving into their new home. However, assigning real estate properties as a full-time job may be a bit tricky as many assignment Vancouver listings only work if they are close to the completion date. Remember that new home buyers will have to shell out a lot more cash in terms of deposit to secure your condominium unit through assignments and you assigning the contract to them, and many first-time home purchasers simply do not have that much money in the bank. Things to watch out for in Vancouver assignment condos are the realtor assignment fees, realtor fees as well as when the developer will allow you to sell your condominium by assignment, as often stated in the contract of purchase. There are numerous condo tower residences in Vancouver that have assignment properties and condominiums, so just look around and you will find great deals. Rennie resales and condominium assignment sales are popular by this leading Vancouver real estate marketing firm. Many developers and sales and marketing teams will help with assigning your condo property to new owners as well which makes sense as they know the development and have a list of potential buyers who missed out on the initial condominium offerings.

Condo Assignment Sales – Selling Can Be Complicated

Another excellent article written by Ryan for the MetroNews Vancouver in October. As the Vancouver real estate market continues to soften in the approach of a potential recession, more and more home purchasers of pre-built condominiums are contemplating the idea of selling their contracts which is known as a condo assignment sale. This is called the selling of a real estate assignment and can be a more complicated venture than most people assume, with potentially legal consequences. Essentially, the key difference between selling a property and selling an assignment of real estate contract is that with one comes the transfer of land and with the other comes a contract giving the right to complete on a property. It is for this reason that is is always advised you use both a realtor and a real estate lawyer to assist you through the process. These professionals will have access to contracts drafted specifically to deal with the complexities of selling and buying property assignments. One of the risks of assignment deals involved is the often misguided notion that once you sell your contract you are no longer liable to the real estate developer. What is important to note is that if the new buyer does not complete on the property, the real estate developer retains the right to seek legal action against the original purchaser. To protect yourself, you can request a release from the property developer so that you will not be legally responsible to pay should the “assignee” (individual who purchased the real estate assignment) not be able to complete. While most developers will not grant this request, it is worth asking. It is also important to know that a property developer’s permission is usually required to sell an assignment and that some developers charge for it. With all the variables, you should really do your homework. It is not a simple sale and without the help of real estate professionals, you can open yourself up to consequences.