Saturday, November 27, 2010

Community Profile - Palace Place

Palace Place on the north shore of Lake Ontario and the mouth of the Humber River [Humber Bay Shore] has become a world wide instantly recognizable landmark. What's special about Palace Place? Looking at the photo's you quickly realise the land space [footprint] that the Palace occupies. While the density along the Lake Shore and Marine Parade Dr., seems congested and close, the two original land mark towers dominate the skyline.

All this is within 15 minutes of downtown Toronto and the financial hub; Bay Street.

The waterfront features the Martin Goodman Trail which allows for walking, jogging, cycling and inline skating along a 22km path that leads through scenic parkland as well as the 300 kilometer Lake Ontario greenway Waterfront trail. Marinas, yacht clubs and boating opportunities are located within walking distance as well as waterfront dining.

Photo array with spectacular views and activities on the waterfront of Humber Bay Shore; Click here

There are 504 suites in Palace Place ranging in size from 800 to 2800 square feet. Those who may be considering Palace Place as their future home, or real estate agents representing potential purchasers will find the information in this section of our website helpful.

(1) Plans for suites from the 2nd to the 44th floors

(2) Plans for our penthouse suites on the 44th and 45th floors

(4) Building Footprint Floors 2 to 28

(5) Building Footprint Floors 29 to 44

(6) Building Footprint Penthouse Floors 45 and 46

If you are curious about the last 12 months sales please click here; provide your email and the report will be emailed to your instantly. Click Here for Palace Place Info Page

If you would like to live in this exclusive gated condominium community please give me a call, Of course, when you are ready, I would be pleased to sell your home.

Sunday, November 21, 2010

Open House Indignation or Etiquette

Had an open house at Kipling and Bloor this past weekend; the winds are a bit cooler, the leaves have blown off their trees, we have already been visited by frost. It’s the last few weeks with weather warm enough to hang the outside lights. I like Open Houses. It gives me a chance to meet the people in the enclave and those that want the neighbourhood. This house was vacant and staged. Asking $1.2 MM

[He] wanders in alone just as I open up, dressed in a shirt without a jacket or coat, takes the feature sheet offered. “Live in the neighbourhood?” I ask, and he meekly remarks “No, I’m not from around here”. He quickly makes his way upstairs to the second level.

When shopping and people follow me; When asked “Can I help you?” Shoppers usually respond with the standard “I’m just looking.” So.. I left him alone… initially.

[He] was upstairs for an abnormal length of time without the shuffling of feet between rooms on the second floor. The wide oak plank flooring on the second was a gleaming satin finish, no runners installed. Had I missed his departure? Had he slipped past? As I went upstairs, the bathroom door at the end of the hall was closed. The light could be seen under the door.

I inquire…. Is there toilet paper in that bathroom?

I waited… and there it was … a sheepish response…. “NO, I should have looked first.”

There it was. An Open House Violator. I had him trapped.

But, there were other people that started to enter the house and I needed the bathroom to show off the property, not trap an unsuspecting tourist. I found a box of Kleenex in a drawer and made my way upstairs. I casually remarked “I hope you didn’t lock the door” opening the door enough to place the needed supplies on the counter and backed away.

When he came downstairs I was busy with other people. We made eye contact, he nodded and made his escape. He didn’t do anything wrong; just should have asked first. What if there was no water or supplies?

Now, I understood the concept of trap and release.

If you have an Open House Story of your own, feel free to add it to the comments section below. Sometimes we just need to laugh out loud together.

If you need a contact in Toronto, that keeps wet naps handy in the car, give me ring!

Monday, November 15, 2010

What is Buyer Representation?

You are a beautiful row attached townhouse with a stone front, vertical concrete steps and pillars to adore your exterior and support a second storey portico. You have impressive hardwood floors; hardwood staircase with wrought iron pickets and solid oak hand rails. You have a finished upper level as a master bedroom retreat complete with Juliette balcony replete with railing to seek the morning rays of sunshine that adorn the Toronto Skyline.

You are two years old and facing a potential building site for additional townhouses, that currently is a demolished building site strewn with construction rubble and fenced to avoid additional dumping. The potential upside is enormous; they downside risk equally colossal.

The owner's purchased this wonderful freehold townhouse and adorned it with ceramics, upgraded lighting, slate and backlit lime stone back splash to enhance their lifestyle and entertaining, To impress their guests and visitors.


I did not decide to sell, You decided to sell and place yourself on the open market.

It is not my fault that the market does not appreciate your upgrade selections and enhancements to the same dollar for dollar investment that you paid. It is not a loss on a property when the March sale (Spring Values are in anticipation of Values where Fall [November] Values are historic) prices are not achieved in the fall as the market is slightly softer seasonally. [factually about 1.5 – 2% deviation]

You could have waited and hoped that prices would rise in the spring of 2011.

My job is to represent my Purchaser. My function is to inform educate and obtain the best terms and pricing in favour of my client. My client is under a Buyers Agency. I am sorry that you were angry at my tactics. I am sorry that you felt you were taken advantage of….

But to say you lost money…..

Let’s be clear. Having a Happy Real estate transaction is great! Having a buyer Score on a property is the best! That is called Buyer Representation. We looked at all the available properties and made a selection based on days outstanding, [days on market] variance to initial asking price, number of price reductions, examined last sold data, trended values to 2007 with annual appreciation and calculated deviation from last sale based on market timing. I think my client is pleased.

Next, my client will be placing their place for sale. Now, I am here to defend their value and use my negotiating skill and the same clear imperical data to obtain the most for them. Informed Clients are empowered to act decisively with confidence not emotionally.

Sunday, November 7, 2010

The Perfect Condo Toronto Waterfront

For an amazing opportunity to live on the waterfront close to downtown Toronto and Bloor West Village, hurry to Pemberton Group’s Park Lake community.

Make your move to this ideal location between High Park and Lake Ontario, only steps from the Queensway streetcar. The completed 18- and 19-storey towers at Park Lake are ready and waiting with a great selection of move-in ready suites — including the final few Lakeview Suites that make water views part of your everyday life. Being able to tour completed suites take the guesswork out of your buying decision!

Another huge advantage of visiting Park Lake is being able to tour the completed amenities in this popular condominium. The two elegant towers that comprise this community are connected by a landscaped podium with a beautiful outdoor barbecue area for alfresco dining. Fitness enthusiasts will appreciate having an equipped exercise room available with state-of-the-art machines. An aerobics/yoga studio enhances the fitness area for those into cardio, stretching and meditating.

When it comes to entertaining on a grand scale in spectacular surroundings, residents of Park Lake can reserve the party room and dining room complete with a caterer’s kitchen. There’s also a cards and billiards room for quieter pursuits. In addition, residents are enjoying 24-hour concierge service provided from the stunning lobby.

Purchasers are particularly impressed with the quality of Pemberton’s finishes. The suites surround owners in practicality and luxury. Among these coveted features and finishes are upgraded GE stainless steel appliances; granite kitchen countertop; ceramic backsplash; kitchen valance lighting; marble or granite bathroom countertop with under-mount basin; keyless entry into building and suite for added security; pre-finished wood flooring for living/dining area and den; 40 oz. carpet in bedroom(s); granite, porcelain tile or pre-finished wood flooring for kitchen & foyer; and individual hydro meters.

You can tour the designer-decorated model that showcases Pemberton’s quality standard finishes to see for yourself just how much value is built in to these fabulous suites.

Park Lake is perfect for everyone from first-time buyers to professional couples, and empty nesters seeking waterfront living, minutes to downtown. The TTC bus to Keele Station is at your doorstep, and the area is rich with amenities.

Nearby, Bloor West Village is home to more than 400 distinct shops, fashion stores, popular restaurants and modern services in a European village setting, and is the scene of year-round activity.

And of course, Lake Ontario is only minutes away, making this the ideal location for water-lovers of all ages. Park Lake offers the best of all worlds, with convenient access to modern amenities as well as nature at its finest. Prestigious High Park, Toronto’s largest public park, is just north of the community.

At Park Lake, the remaining suites range in size from 955 to 1,145 sq. ft. and are priced from the low-$400,000s. Buy with only five per cent down, and move in immediately!

With over 50 years of experience in creating successful residential and commercial developments, Pemberton Group has earned a reputation for building outstanding condominium communities. Discover the Pemberton Difference, which includes distinctive architecture, the innovative use of space to maximize every square foot, remarkable finishes, fine craftsmanship, and incredible recreational facilities — all topped off with exemplary after-sales service.

David Pylyp; Yes it is! Video Pictures and our first Social Event has already occurred with our Meet and Greet Your Neighbours Pictures available on Facebook. This building has a strong and vocal community that has embraced creating relationships. Prices compared to units downtown or closer to Bathurst or Strachan indicate that we are an exceptional value. You decide for yourself.

If you would like to live here drop me an email and I'll add you to the list. Once the building is registered there are bound to be a few units. This will occur in a few short months. Looking at units in Downtown Toronto that have a "Peek a Boo View" of the water desirable makes watching the paired White Swans in High Park and the Autumn colours an absolute delight.

Monday, November 1, 2010

Condominiums first step to homeownership

Condominiums first step to homeownership in most major centres, says RE/MAX

Given serious escalation in detached housing values, condominium apartments and towns have now emerged as the first step to homeownership, says RE/MAX Ontario-Atlantic Canada.

Affordability has fuelled buying activity across the board, according to the 2010 RE/MAX Condominium Report, highlighting trends and developments in eight Ontario markets and one in Nova Scotia. Condominiums now represent one in every three homes sold in the Greater Toronto Area; close to one in every four homes sold in Ottawa and Hamilton-Burlington; and almost one in every five homes sold in London, Kitchener-Waterloo, and Collingwood. The trend has translated into a solid upswing in unit sales activity, with 78 per cent of markets posting an increase in year-to-date sales (January – September 2010 vs. 2009)—with percentage gains outperforming overall residential sales in most
markets examined.

“As one of few affordable housing options available to first-time buyers, the concept is poised for dramatic growth in years to come,” says Michael Polzler, Executive Vice President, RE/MAX Ontario-Atlantic Canada. “The lifestyle has also gained a foothold with younger, hipper audiences, as the definition of homeownership evolves with the changing demographic. Dreams of the small home with a white picket fence are being replaced by the funky loft apartment in close proximity to shops, restaurants, and entertainment.”

Other factors that support an escalation in condominium sales include an expanding population base, especially in areas like Barrie which saw a 21 per cent increase in the 2006 census. Immigration and inmigration will also play a role, with at least half of new immigrants settling in Ontario – and more specifically, the Golden Horseshoe. Urban renewal and intensification also add to the mix, drawing younger purchasers to the downtown core of major urban centres.

While the greatest activity continues to occur in the lower price points-under $200,000 in areas like Ottawa, Barrie, and London and under $300,000 in Toronto and Collingwood—luxury product is also attracting more affluent empty-nesters and retirees to the maintenance-free lifestyle. Condominium sales in the GTA over the $1,000,000 price point have seen a 49 per cent increase year-over-year, while condos priced in excess of $450,000 in Ottawa have seen sales jump 72 per cent compared to the same period in 2009.

Investors are also an active part of the equation, spurring demand for entry-level resale product in college and university towns like London, Kitchener-Waterloo, and Barrie—in the hopes of cashing in on student housing. New construction in major centres has also experienced an increase in investment activity—with the vast majority of units in Toronto’s downtown core purchased by Asian and Middle Eastern investors as a long-term hold.

"Unlike 1989, when a flood of new condominium listings wreaked havoc on the market, these purchasers are in for the long haul," says Polzler. "Leverage is not a factor, with most paying cash for their units. If they can’t sell their apartments, they’re more than prepared to rent them out."

David Pylyp So what conclusions can we grab from this article? What nugget is there? Single women are forming their own market group. Young professionals are realizing the concept of equity and need to start their nest egg.

I think the conclusion that is missing is that our educated workforce with strong earning dollars is not interested in Co Habitating Co Ownership of properties in the city core the way my parents bought with 3 families. The marketing and privacy, health clubs and social networks make condo's a very viable and highly attractive residence for young urban professionals.

The desire for a back yard is brought about with a young family, nut not they have equity and a princely sum for a down payment on the next purchase.