Royalty Living Summer '12

MEET OUR REALTORS®!p.10

RESIDENTIAL PROPERTIESFIND YOUR DREAM HOME

today p. 3 / 4 / 1470+

HOW TO GET MORTGAGES

P.17 HOW THE MORTGAGE RULE CHANGES

AFFECTS YOUR PURCHASE

RoyaltyFREE // SUMMER 2012

COMMERCIAL OPPORTUNITIES! P.16

ZERO DOWN

HOME IMPROVEMENT

make smart investments with less

P.18

for

A C C E N T U A T E T H E Q U A L I T Y

T: 604.719.3827 | F: 604.569.0568 | www.primehood.com

leigh walker 604.313.7607

jennifer kwok 604.339.2823

nasser fazli 604.921.1785

hida zand 604.926.9000

thomas chung 604.657.3005

iman moghadam 604.721.6209

440 sq.ft • studio Two blocks from Yaletown, SeawallFully renovated, updated kitchen

980 sq.ft • 2 bedrooms, 2 bathsBeautiful loft with 18 ft ceilingsCustom built wall-to-wall closet

524 sq.ft • 1 bedroom, 1 bathBright corner suite at Symphony PlaceLuxury finishing, city views

888 sq.ft • 2 bedrooms, 2 bathsPartly renovated with new carpets 1 parking & 1 storage. Great investment

665 sq.ft • 1 bedroom, 1 bath10' ceiling, spacious open living roomInsuite storage, solarium plus locker

610 sq.ft • 1 bedroom, 1 bathFully updated with laminate flooring Custom TV unit.

$228,800

$435,000

$409,800

$519,000

$455,000

$529,000

504 1330 HORNBY ST VancouVer

204 919 STATION STVancouVer

1406 565 SMITHE ST VancouVer

1103 1200 ALBERNI ST VancouVer

1003 1205 HOWE STVancouVer

1003 1188 W PENDER STVancouVer

2 Beds 2 Baths, plus den, 1150 sq.ftRare waterfront units at the ICON

Stunning park and False Creek viewsac, gas fireplace, s/s appliances

1 storage, 1 parking

2 Beds 3 Baths, 2320 sq.ftAll the amenities at your fingertips

shahin behroyan 604.338.5652

ghazal ighani & vince naziri778.999.7999

1806 638 BEACH CR VancouVer

3706 1011 W CORDOVA STVancouVer

$985,000

$3,250,000

Va n c o u V e r

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uti

lize

ove

rhead

space

3

Choose the right furniture

Eliminate non-essential items

Shelves are a great thing to have around the apartment. They can store books, pictures, knick-knacks, and also act as a decorative element to your wall. The best thing is, they are cheap and comes in a variety of sizes, materials, and colors!You can also store underused items into storage boxes or baskets, and place them on top of bookcases dressers, or closets.Use colorful containers or ceramics or little knicknacks such as spare keys, pens, bags of treats for your pets....A little bit of coffee beans in a jar also goes a long way in absorbing cooking and pet odors!

When hunting for that perfect piece for your flat, keep an eye out for furniture with drawers on the bottom, such as beds and coffee tables. Modern, sleek, straight lined furniture will usually take up less space than traditional ones, and will make your apartment appear more spacious.

The longer you live in your apartment, the more stuff you will probably collect, and the more cluttered or crowded it will feel. Take a hard look at your possessions and ask yourself: “Do I really need this?” Many of us will impulse buy items that will add to the clutter of our homes without improving our quality of life. When the next season rolls around, it might be a good idea to look inside your closet and donate clothing you no longer wear; it will create more space and good karma.

- 04 -

The day may come when you want or need to sell. You need to realize that not all home improvements are

created equal. Some will increase the value of your home, and some will actually make selling more difficult.

Almost any project has the potential to negatively affect resale value. A general rule is that the more personal your choices are (meaning they're made to suit your particular lifestyle or taste) the less likely they are to have a positive effect on resale value.

This doesn't mean you shouldn't do the project. It just means you should anticipate that your home may be more difficult to sell as a result. For example, while a soundproof music studio might be your dream come true, it won't be practical for a young family looking for an extra bedroom for their new baby. These types of buyers won't pay the premium it cost you to build the studio and they may be turned off by it.

Here are some general indicators tHat

a project migHt HaVe negatiVe resale Value

LuxuRy upgRADES While no one wants to see the absolute cheapest renovations in a home, the highest-quality upgrades often don't have the return of mid-range ones, unless you're in a very high-end home. Marble floors in the bathroom or custom cabinets in the kitchen may be nice, but you shouldn't assume buyers will pay proportionately for these luxuries.

ROOmS THAT DOn'T fiT WiTH THE fLOOR pLAnConverting the back patio to a family room may be a perfect way to add more space to your home but, if your dining room window now looks into the family room, it probably won't be well loved by buyers.

gARAgE COnVERSiOnSGarage conversions can give homeowners much needed space, but buyers like having garages, especially in places where harsh weather might damage their cars. Therefore, converting this space usually won't increase value.

A SWimming pOOLA pool may seem like the ultimate luxury to you but when it comes to selling it could be more of a hindrance than a help. It may be seen as a safety hazard by parents with small children. Consider also whether it's usable most of the year. While a pool may be a real selling point in cities with warm and sunny climate, it could be a serious liability in cities with rainy and mild weather.

otHer Factors tHat aFFect resale Value

Even if you do the right kind of projects, you're not guaranteed a high return on your investment. Before deciding whether an improvement will add value, consider some more general factors.

COnfORm TO THE nEigHBORHOOD If you live in a neighborhood of two-bedroom bungalows and you add a second story, you aren't likely to see a high return. Buyers looking for homes that large won't be looking in your neighborhood. On the other hand, if many of your neighbors are making similar improvements (perhaps

because these affordable homes are on large lots and in a great school district), you might fare well doing the same.

upgRADES TO A nEWER HOmE WOn'T HAVE THE SAmE impACT THAT THEy WOuLD in An OLDER HOmE In a 1950s home, an original kitchen will likely make buyers think: "I guess we'll start with a kitchen remodel!" The same isn't necessarily true of a house that's just a few years old, which means you're less likely to increase a newer home's value significantly by remodeling.

BE in SynC WiTH THE REST Of THE HOuSE Focusing narrowly on only one room "the perfect master suite", for example can be a mistake. If the rest of your house was last updated 30 years ago, it will look even shabbier in comparison to the upgraded suite.

STAy WiTHin THE pRiCE RAngE fOR SimiLAR HOmES From a practical perspective, you shouldn't expect to recover as much from improvements to a modestly priced home as you would for improvements to a high-end home.

Have questions? contact sina at: 778.895.6245 | [email protected]

not all home improvements are created equal

renoVating, remodeling, and improVing your Home can be great ways to giVe it a makeoVer. But will they increase your property value?

article by sina tajbakhsh

jenny wang 604.780.4725

mohammad vaziri 604.825.1731

arman khabbaz 778.840.1690

naser sardari 778.322.8200

mohammad vaziri 604.825.1731

karim lalji 604.782.1424

moe khalilbeigi 604.727.4044

nasser fazli 604.921.1785

saleem dhalla 778.322.5040

omid khosravi 604.780.4725

4680 sq.ft • 6 bedrooms, 4 bathsLot of 65' x 120'. Significant renovationsBathrooms totally redone, new kitchen

3300 sq.ft • 4 bedrooms, 3 bathsFirst Shaughnessy DistrictBuildable area 5900 sq.ft

1132 sq.ft • 2 bedrooms, 2 bathsGeothermal heating/coolingLEED building, "Best Hi Rise" in 2007

1095 sq.ft • 2 bedrooms, 2 baths, denBosa-built "Sussex" at City GateNorth Shore and mountain view

1350 sq.ft • 2 bedrooms, 2 bathsBreathtaking Coal Harbour water viewRenovated, many high-end upgrades

1222 sq.ft • 2 bedrooms, 2 bathsNewest landmark building - The PatinaHeart of Downtown

1097 sq.ft • 2 bedrooms, 2 bathsWaterfront North False CreekShort walk to shopping & transit

1220 sq.ft • 2 beds, 2 baths, open denWater and mountain viewCompletely renovated in 2004

571 sq.ft • 1 bedroom, 1 bathFloor plan maximizes space and lightOpen concept, perfect for entertaining

623 sq.ft • 2 bedrooms, 2 bathsSought-after Crane building loft with soaring 12' ceilingsHigh-end appliances, finishes, polished concrete floor

$2,580,000

$4,270,000

$924,950

$588,888

$749,000

$1,180,000

$669,000

$775,000

$393,900

$399,900

1777 W 57TH AVVancouVer

2083 W 20TH AVVancouVer


1103 189 NATIONAL AVVancouVer

401 1415 W GEORGIA STVancouVer

3401 1028 BARCLAY STVancouVer

1704 125 MILROSS AVVancouVer

2101 388 DRAKE STVancouVer


102 546 BEATTY ST VancouVer

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Va n c o u V e r

5 Beds, 5 Baths, 3104 sq.ft custom designed homeTop end materials throughout, hardwood flooring with radiant heatCome see the unmatched craftsmanship for yourself!

sahar barati 778.829.7724340 W 28TH ST nortH VancouVer

$1,398,000


sahar barati 778.829.7724

sina tajbakhsh 778.895.6245

kam nouri 604.537.4463

naser sardari 778.322.8200

paolo h. cartocci 604.728.6898

515 sq.ft • 1 bedroom, 1 bathImpeccable shape, central locationAbsolute no wasted space

One of subdivided lots, 33' x 135' Excellent locationAll services at property line

927 sq.ft • 2 bedrooms, 2 bathsGreat southeast ocean viewMinutes away from shops, sea bus

2283 sq.ft • 5 bedrooms, 3 bathsFully renovated with mortgage helperDesirable Pemberton area

613 sq.ft • 1 bedroom, 1 bathRare south facing unitViews to river and downtown Vancouver

1413 sq.ft • 3 bedrooms, 2 bathsWell kept large town house New floorings, carpets, bathrooms

$285,000

$749,800

$579,900

$898,000

$300,000

$590,000

315 155 E 3RD STnorth VancouVer

319 W 27TH STnorth VancouVer

1106 175 W 2ND STnorth VancouVer

1763 PHILIP AVnorth VancouVer

810 2004 FULLERTON AVnorth VancouVer

21 251 W 14TH STnorth VancouVer


1507 sq.ft • 3 bedrooms, 3 bathsNewly renovated house located on sunny south facing lotGreat family neighbourhood of Roche Point

$759,8003460 GARIBALDI DRnorth VancouVer

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3528 sq.ft • 6 bedrooms, 4 bathsChelsea Park cul-de-sac, gorgeous viewRenovated with elegant updates

2018 sq.ft • 2 bedrooms, 3 bathsPanoramic views, open plan luxury a/c (heat pump), hardwood floorsGourmet kitchen with quality appliancesAmenities include 2 guest suites

3000 sq.ft on 0.48 acres • 5 bedrooms, 3 bathsRight off Eyremount, overlooking city, mountains and waterHeated driveway, 2000 sq.ft deck, close to best schools in bc

$2,580,0002495 SKILIFT RDwest VancouVer

601 3355 CYPRESS PLwest VancouVer

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w e s t Va n

780 gREEnWOOD RDwest VancouVer

$2,725,000

$1,480,000

- 08 -

b u r n a b y

2 Beds, 2 Baths, 880 sq.ftAward-winning developer

Quiet & well kept , many featuresWalking distance to shopping, Skytrain

farhood hashemian604.719.3827

1406 4178 DAWSOn STburnaby

$449,000

kam nouri 604.537.4463

fara ghafari 604.723.0721

699 sq.ft • 1 bedroom, 1 bath, and den. North facing unit

831 sq.ft • 2 bedrooms, 2 baths, incl parking and storage

$378,000

$412,000

2705 4888 BRENTWOOD DR BurnaBy

IN THE SAME BUILDING: 2408 & 2608

maria belanic 604.617.8259

sina tajbakhsh 778.895.6245

saleem dhalla 778.322.5040 faye cheveldave 604.904.7788

726 sq.ft • 1 bedroom, 1 bathLarge bright corner unitClose to transit, easy access to SFU

1125 sq.ft • 2 bedrooms, 2 baths, denNortheast Corner unit in MOTIF Panoramic view, minutes to everything

1071 sq.ft • 2 bedrooms, 2 bathsBalcony facing away from the highway Newest North Burnaby development

972 sq.ft • 2 bedrooms, 2 bathsExcellent layout, many amenities Close to skytrain, shopping

$221,000

$628,000

$588,000 $445,000

2206 3755 BARTLETT CTBurnaBy

1902 4400 BUCHANAN STBurnaBy

1103 2232 DOUGLAS RDBurnaBy

1401 2088 MADISON AVBurnaBy

jenny wang 604.780.4725

830 sq.ft • 2 bedrooms, 2 bathsNice bright corner suiteMinutes to Gilmore Skytrain station

$458,000

1806 4250 DAWSON STBurnaBy


3444 sq.ft • 8 bedrooms, 6 bathsDesigned with pride, many featuresLarge bright rooms, laminate floors

$1,248,000

7718 MAYFIELD STBurnaBy

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831 sq.ft • 2 bedrooms, 2 baths, incl parking and storage

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t r i - c i t i e s

omid mashinchi 604.771.6996

maria belanic 604.617.8259

moe khalilbeigi 604.727.4044


rashid a. lalani 604.721.7049


rashid a. lalani 604.721.7049


heather kim 778.847.1452

1171 sq.ft • 2 bedrooms, 2 bathEdgemont at Westwood Village Functional bright, open plan

681 sq.ft • 1 bedroom, 1 bathWell kept and updated homeShort drive to Hwy 7 & 1

888 sq.ft • 2 bedrooms, 2 bathsTranquil north west exposureCentral location, close to transit

1070 sq.ft • 2 bedrooms, 2 bathsMountain and city viewsDesirable Suter Brook Village

1450 sq.ft • 4 bedrooms, 3 bathsBeautiful recently updated duplexQuiet cul-de-sac, convenient location

3642 sq.ft • 6 bedrooms, 6 bathsNew family home development Close to all the school and parks

987 sq.ft • 2 beds, 2 bathsPlanned community in CoquitlamClose to shopping, rec center

1316 sq.ft • 2 bedrooms, 3 baths2 floors with soaring ceilingsSpectacular amenities

3110 sq.ft • 5 bedrooms, 5 bathsPanoramic view of Inlet and mountainsSuite with separate laundry and entrance

$509,800

$194,900

$429,000

$428,800

$459,900

$779,900

$428,800

$498,800

$998,000

1702 2982 BURLINGTON DRcoquitlam

207 295 SCHOOLHOUSE STcoquitlam

3001 2978 GLEN DRcoquitlam

2102 400 CAPILANO RDport moody

610 GIRARD AVcoquitlam

3402 GISLASON AVcoquitlam

105 3050 DAYANEE SPRINGS BVcoquitlam

15 130 BREW STport moody

2187 PARK CRcoquitlam

alan j. charlton 604.787.7357

1602 sq.ft • 106 has 4 bedrooms, 1 bath, 110 has 3 bedrooms, 1 bath, Built by the contractor for their own home, quality construction through out!

$575,000106 / 110 MOODY ST port moody

michael t. hickey

justin yvon cote

farhood hashemian

mike mehin

sher nima

omid mashinchi

mahmood ahamed

omid khosravi

mohammadvaziri

tito ohep

thomas chung

hamidreza ahmadian

saleemdhalla

reza mousavy

mimi lauzon

hida zand

sara nouri kam nourimana erfani

fahad abrahani

samersahmani

paolo cartocci

farid hosseini

jennifer kwok

maryamhassanian

adam mazaheri

maria belanaic

shahinbehroyan

iman mogadam

leigh walker

jenny wang

christinamodonese

&

naser fazliemilia gonzales

robertpatyk

hossein soltani

mohammadkhalilbeigi

arun dua

david snider

pritpaul k samra

farshad nasirbeigi

kiaffar ghaffari

irina novinska

christine xu

omid tehrani

nicholasalexander

gurmesh pathal

jan-michael flores

heather kimpeyman taleghani

ashley cadman

colleen gail last

alana thomson

salar sar salari

karim lalji

- 10 -

is your success

managing broker

Soroush Babaeian604.729.4534

ron sanyalhamid teimoori

soroush zonuzi

fayecheveldave

sina tajbakhsh

farbodabtin

shaun raffie

alan charlton

latif hossain

bruce keshavarz

milad khavari

randy rudland

amir soltani

tesina lejune

mel mcconnell

amy nguyensonia o’sullivan

farhad sanai naser sardari

steven corcoran

igor usty-ushenko

danielpreston

farzad kossari

vince nazaribradsoltani

linda yurechko

alnasir jessa adrian pereira

leiha fiddler

shoichi fujii moyez pirani

shoeleh behinfar

shiva anaraki

meysam soltani

henry win

mary rose kotyakova

naheed walji

bill milligan

azadeh sazegarian

sam jira

fara ghafari

rashid lalani

oscar barrera

farzin dian robert rivington

desiree monsurate

britneyfremeau

arash bahmani

elena vinarskaia

tyler gump

pedram naimi

conrad schwandner

ghazal ighani

arman khabbaz

andrea brewer

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ouris your success

w e a r t h e c row n, l e t u s a dv i s e i t

focus

I was born in Sao Paulo, Brazil. A city that holds over 22 million people and has an infinite range of Real Estate.

Overwhelmed with many niche architectures growing up, I truly began to appreciate the creativity behind every development ranging from the slums in Rio to multimillion dollar properties. I am very passionate and driven with what I do. I am also fluent in Portuguese, Spanish and Italian. Due to my multi-continental upbringing, I have a great connection with a diverse market. I actually enjoy negotiating challenging or even problematic contracts, which have amplified my professional experience throughout my Real Estate Career, and for this I have been more than grateful.

our realtor®

Paolo Cartocci

In today’s housing sales and marketing career, a Real Estate specialist needs to be educated with both merging markets from an economical perspective and a foreign investment insight combined with our own backyard and neighbourhood analyses. 90% of my sales have been from current home owners wanting to downsize and from foreign investors /immigrants specifying on an inspiring venture. I have experience and success with clients who wish to sell their house in the British Properties and downsize to a breathtaking water view condo in Coal Harbour or Yaletown. I can take your from your current home in the North Shore and surely provide to you the most beneficial condo within your financial availability, and at the same moment save you money and valuable time.

My expertise is dived into 3 areas, West Vancouver, North Vancouver and Downtown. For those who are wishing to sell, I feel secure to say that the knowledge I am able to share with my clients have landed them safe investments given our real estate markets and economical fluctuations.

The main question that I get is, “what is happening with our market, and where should I invest?” Several proven factors have given enough evidence showing that our market has been flooded with listings. The sales ratio compared to new listings will be lower, thus pushing us into a buyer’s market by the end of summer. I can help you sell your home in this perplexing transition and to create an effective purchase for those who are looking to buy. Land is one of the rarest commodities available; the obvious answer would be to purchase it as an investment. I have sourced several locations holding investment potentials that can promote healthy numbers in your portfolio.

Seeing the tranquility overcome a client’s face when they sell their unique home or the enormous smile after the purchase of their first home forms the motivation that keeps me going. Feel free to contact me at 604.728.6898.

Rare and one of the best floor plans for this upgraded exclusive condo. Phenomenal views overlooking Coal Harbour, English Bay, North Shore and far East. From light hardwood floors to granite counter-tops, a true chef's gourmet kitchen including a gas burning stove and stainless steel appliances. The prestigious Ritz offers top of the line amenities, concierge and 24 hour security. Recent upgrades include expansion of the living room into the sunroom, come and see for yourself!

3 BEDROOmS3 BATHROOmS1340 SqfT, 2 pARking

$1,380,000

3004 1211 Melville st VancouVer

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r i c h m o n d / n e w w e s t / s u r r e y

adrian c. pereira 604.339.4420

daniel preston 604.617.5981

arash bahmani 778.861.2245

adrian c. pereira 604.339.4420

mahmood s. ahamed 604.618.0039

daniel preston 604.617.5981 saleem dhalla 778.322.5040

vince nazari 778.999.7999

daniel preston 604.617.5981

949 sq.ft • 2 bedrooms, 1 bathCentral Richmond, close to schoolsWell maintained, cozy condo

740 sq.ft • 2 bedrooms, 1 bath, 1 parkingAdjacent to Sky-trainGranite counter tops, s/s appliances

657 sq.ft • 1 bedroom, 1 bath, denSpectacular river views, BOSA builtIndividually secured living floors

1095 sq.ft • 2 bedrooms, 2 baths, denQuiet end-unit, nice and brightCrown moulding, fresh paint & more

1236 sq.ft • 2 bedrooms, 2 bathsNew carpets, large loftScenic views of the Fraser River

Proposed 39 apartment units 7 townhouse unitsTotal building area of 49,241 sq.ft

1127 sq.ft • 2 bedrooms, 2 bathsGorgeous Penthouse floorFacing open greenspace, bright spacious

1268 sq.ft • 3 bedrooms, 3 bathsWell kept town home at the ChancellorHeart of Richmond centre

870 sq.ft • 2 beds, 1 bath, 2 parkingSpacious top floor, corner unitMountain view, full warranty

$285,000

$274,990

$329,900

$319,500

$314,900

$2,690,000 $359,900

$559,000

$324,900

211 8600 ACKROYD RDrichmond

707 200 KEARY STnew westminster

1706 39 6TH STnew westminster

208 8860 NO 1 RDrichmond

207 74 MINER STnew westminster

1308 5TH AVnew westminster

2417 244 SHERBROOKE STnew westminster

8266 SABA RDrichmond

905 200 KEARY STnew westminster

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2129 sq.ft • 6 bedrooms, 5 bathsBrand new house! Come see for yourself.

$799,000310 & 312 STRAND AV new westminster

Get an enerGy auditLiveSmart BC will cover $150 of the cost.

install a hiGh-efficiency heatinG systemMake sure it’s ENERGY STAR rated.

Weatherize your homeFrom windows (BC Hydro provides grants of $60-$120) to doors to insulation and weather stripping. Don’t forget to seal your ducts.

insulate your pipesIt will prevent costly heat loss.

insulate your hot Water heaterBuy a pre-cut jacket or blanket for $10–$20. You’ll save up to 10% on heating costs.

sensor liGhtsTurn lights off outside when not in use.

install a proGrammable thermostatSet it lower at night and during the day when you’re away. Lower the temperature. Each degreebelow 20C saves you 3-5% on heating costs.

chanGe your liGht bulbsLighting accounts for 15% of your energy bill. Re-place old bulbs with ENERGY STAR rated bulbs.

clean your furnace filterThis optimizes performance.

use curtains In the daytime during summer, close to help cool your home.

install ceilinG fansThe energy it takes to run a fan is less than an air conditioner. In summer, make sure the fan’s blades are rotating anti-clockwise for a cooling effect. In winter, the fan should be running clockwise, push-ing the warm air down.

use an electic fanSkip the air conditioning. On hot summer days, place a bowl of ice in front of a fan to cool down.

loW floW shoWerHot water accounts for 25% of your energy costs. For a $15 investment you can save half the water of a standard shower say experts.

Greenyour home

rebgV's tips on how to

pictured: a cFl bulb.Switching to CFL is not only a great way to reduce energy bills, they have a way longer life than traditional light bulbs, saving you money in the long run.You can get them at your local home improvement and drug stores. There are many selections including ones that mimic the incandescent glow.

there are many great shower heads that lets you choose the water flow and pressure, so you can adjust accordingly to your needs.

hiGh efficiency or dual flush (you choose the amount of Water used) toiletsThese are now required in new homes because of water savings.

loan proGramsPay-as-you-Save (PAYS) loan program will help home owners and businesses finance energy efficiency improvements through a loan from BC Hydro or FortisBC. Expected to launch in 2012.

source: rebgV

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s u r r e y & b e y o n d

pedram naimi 604.345.3339

jeannie gagne 604.377.0619

oscar barrera 778.228.2811


nicholas alexander 604.910.7815

daniel preston 604.617.5981jeannie gagne 604.377.0619

pedram naimi 604.345.3339

1450 sq.ft • 3 bedrooms, 3 bathsQuiet and safe cul-de-sacHUGE fenced backyard great for BBQs

Access off half a cul-de-sac 5 Acres, unique shape lotView to the west

1400 sq.ft • 3 bedrooms, 2 bathsCompletely fenced yardFunctional layout

2052 sq.ft • 4 bedrooms, 1 bath5 acres, a true designated heritage site5 years of property tax exemption

1815 sq.ft • 3 bedrooms, 3 bathsCharming family home close to parkWalk score of 87!

85 unit senior rental buildingReady to completeincl. proforma permits, plans, appraisal

S/w to Iron Mountain Golf CourseState River Valley, Silvermere Lake view5 Acres

833 sq.ft • 2 beds, 2 bathsHigh end finishing, laminate floorsClose to shopping, transit

$349,900

$560,000

$319,900

$675,000

$619,900

$1,990,000$525,000

$269,900

66 15152 62A AVsurrey

28650 104TH AVmaple ridge

5748 EMILY WYsechelt


5013 WESTMINSTER AVladner

801 VANCOUVER STcreston


A312 8929 202ND STlangley

- 15 -


1356 sq.ft • 3 bedroom, 3 baths9' ceiling on the main floorResort style amenities

$344,900

117 15152 62A AVsurrey


91.6 Arces across from the Belmont Golf CourseLargest privately held Parcel this close to Vancouver Heart of the Diamond Triangle, a developers dream

$9,998,000TELEGRAPH TRAIL langley

101/104 2801 ST JOHNS, 106/110 114 MOODY STport moody

c o m m e r c i a l

sonia o'sullivan 604.518.5081

michael hickey 604.762.6429

sonia o'sullivan 604.518.5081


soroush babaeian 604.729.4534


Mix-use zoning in central Port Moody, may be sold together. More info below

michael hickey 604.762.6429 michael hickey 604.762.6429


Specialty Food in high traffic area Well established, regular clientele1000 sq.ft with kitchen, washroom

Newly built, free-standing Edo SushiLocated in busy stripmallSales strong and growing

Flying Wedge Pizza, English Bay location Well established for 10 yearsLots of tourists, high-rise residents

Profitable vehicle relocation service Profits to owner/operator $163K/year. Includes five transport trucks

Franchise coffee shop, Central Lonsdale Steady, high revenues & salesLong term lease

Royal Donair located on busy streetGreat corner exposure Great to start as a "family Business"

Very well managed fitness centreProfitable & stable membership Great equipment, solid financials

Building Supplies companyWorks directly within the industryIncl $300K in current at-cost inventory

Prime corner building in a designated Multi-Family areaMixed use zoningAcross the street from the future Evergreen Line Station

$74,000

$149,000

$865,000

$140,000

$429,000

$335,000

$399,800

$48,000

$595,000

$479,000 $926,500

$2,795,000

CONFIDENTIALVancouVer

840 3041 152ND STsurrey

104 2801 ST JOHNS ST

1059 DENMAN STVancouVer

2433 264 STlangley

101 2801 ST JOHNS ST

1457 LONSDALE AVnorth VancouVer

4 12350 HARRIS RDpitt meadows

114 MOODY ST

12155 191B STpitt meadows

CONFIDENTIALVancouVer

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Regionally, Lower Mainland markets are expected to experience fewer sales this year than last as an exceedingly strong first quarter of 2011 didn’t repeat itself in 2012. However, Interior markets are expected to post much stronger results. The average annual

REALTY CHECKvince nazari

778.999.7999

BCREA 2012 SECOND QUARTER HOUSING FORECAST

So you happened to pick up this real estate magazine to look through some pictures, admire the success and beauty of

a well appointed home in Vancouver, and one of the first and lasting thoughts that should resonate with you is the desire to begin building your real wealth portfolio, or expanding and moving your existing holdings to suite your ever changing needs, and growth in the industry.

As you may have heard, the focal point of completing the second quarter and heading into the third quarter are the Mortgage Rule changes by our governor at the Bank of Canada, Mark Carney.

HERE ARE THE fACTS Of HOW THiS WiLL AffECT THE AVERAgE CLiEnT AT THE $500k RAngE:• High Ratio mortgage rules are changing July 9th. • Max amortization reduced to 25 years from 30 years• Max debt servicing ratio reduced to 39% from 44%• Max purchase price of $1,000,000 • Clients with less than 20% down payment will no longer

be able to purchase a house over $1,000,000

HERE ARE A fEW ExAmpLES Of HOW THE RuLE CHAngE AffECTS yOuR puRCHASE:• With the current rules it takes around $67,000 to qualify

for a $500,000 purchase with 5% down payment. After July 16th the same client will need to earn $82,000 to qualify for the same purchase plus their payments will be $250 more per month.

• With the current rules a client can purchase an one million plus property with 5% down payment after July 16th this same client will need 20% down payment. On a $1,000,000 purchase that's an extra $150,000.

• If interest rates increase, these scenarios will only be amplified. For example, if interest rates went to 4% and using the new rules the client who could purchase a $500,000 house right now with $67,000 income would need to have an income of $90,000.

Given globalization factors, currency fluctuations, volatility in the stock market, adverse banking publicity, and negative consumer sentiment, leaves only one Haven for your future. These changes have been implemented to maintain the health and balance of our economy on the global stage. Be one of the few to say I own in Vancouver & sign the Dotted Line.

CURRENT RATES WITH PAYMENTS PER $100,000 WITH 25 YEAR AMORTIzATION

1 YEAR FIxED 2.39% $442 2 YEAR FIxED 2.49% $4473 YEAR FIxED 2.69% $4574 YEAR FIxED 2.99% $4725 YEAR FIxED 3.09% $47710 YEAR FIxED 3.89% $520

*on approved credit rates subject to change

mls® residential price in the province is forecast to dip 3.9 percent to $539,400 this year before increasing 1.4 per cent to $547,000 in 2013. The decline in the average is largely the result of improved market conditions outside of the Lower Mainland creating an increased number of lower priced transactions, thereby skewing the average lower. In addition, a notable shift in the mix of home types sold in Vancouver last year artificially skewed average prices in the market. This isn’t being repeated in 2012 leading to declining average price statistics where the typical home price is stable.

GREATER VANCOUVER RESIDENTIAL PRICESOURCE: BCREA

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Most of the public is unaware they can buy a property with less than 5% down. Most lenders do not offer financing options like this, but a few do, and surprisingly, they

are still available even after the mortgage rule tightening of July 9th.

With the change in mortgage rules, our in-house mortgage broker shows you how to make smart investments... with less!

zero downIt is possible to purchase a property with 0% down payment.

While this mortgage product is commonly referred to as a “zero down” mortgage, the true definition is it’s a 5% cash back mortgage whereby the lender advances 5% of the purchase price at closing. The 5% advanced by the lender does not have to be repaid but is recovered by the higher interest rate charged for the term.

This mortgage is only available for people who have a high credit score and provable income which can debt service the payments. Since this product is considered 95% financing it will be subject to high ratio insurance. The insurance premium is added to the mortgage and is the same percentage as with a 5% down payment.

If you are a First Time Home Buyer and you purchase for under $425,000 you are not required to pay property transfer tax. You will truly be buying a property having only saved enough for legal fees and adjustments.

As an example, let’s assume you would like to buy a $300,000 condo but do not have the 5% down payment.

$300,000 purchase price$15,000 = 5% cash back (advanced at closing by the lender)

$285,000 = 95% financing$7,837.50 = High ratio mortgage insurance (required for < 20% down)

$292,837.50 = Total mortgage amount$1,701.49 per month at 4.99% (for 5-year fixed with a 25-year amortization)

This is probably more than you are paying for rent but at the end of the 5-year term your principal remaining will be $259,142.44. Assuming there is no increase in property value you will still have built up $40,857.56 in equity. This is equivalent to saving $680 per month for 5 years. If we factor in the high ratio insurance of $7,837.50 your equity would be $48,695.06. On top of this, if you were to keep renting and purchase a home in the future, it’s possible interest rates will be as high as it was only three and half years ago when 4.99% was the 5-year discounted rate.

3% cash backThis product is designed for people who have some money saved but not enough for the full 5% down payment or who possibly have a family member who is willing to gift some funds but not enough for the full 5% down payment.

The 3% cash back mortgage is similar to the 5% cash back but the lender only advances 3% at funding. You are still required to put down 2% to total a 5% down payment. For this example let’s use a 3-year fixed rate with 3% cash back.

$300,000 purchase price$6,000 = from your savings or gifted$9,000 3% = cash back (advanced at closing by the lender)

$285,000 = 95% financing$7,837.50 = High ratio mortgage insurance (required for < 20% down)

$292,837.50 = Total mortgage amount$1,578.72 per month at 4.24% (for 3-year fixed with a 25-year amortization)

Similar to the 5% cash back this is probably more than you are paying in rent but at the end of only 3 years you will have built up $28,342.54 in equity plus paid off the $7,837 in high ratio mortgage insurance for an equivalent of $36,179.

These mortgage products are definitely not for everyone, but if you don’t have enough saved and can afford the payments, it may be a great solution for you. With all the mortgage rule tightening, we can assume this product will not be available in the future.

These mortgage products are also available for secondary homes. A secondary home is one where the owner or the owner’s relative plans to occupy the property on a rent-free basis at some time during the year. For example, a person who lives in Langley could buy a condo in Yaletown if they had a son or daughter who is going to live in it. If this article interests you or you would like to discuss your mortgage feel free to contact me directly.

*Interest rates subject to change

*On approved credit

Lee O’Callaghan Mortgage Consultant

604 723 [email protected]

The Mortgage Group1057 Seymour Street, Vancouver B.C. V6B 3M3

office 604 688 6315 | fax 604 629 6674

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A C C E N T U A T E T H E Q U A L I T Y

T: 604.719.3827 | F: 604.569.0568 | www.primehood.com

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Royalty Living Summer '12