Author: Pai

A Saintly Opportunity

A Solid CENTURY HOME - available for sale

   Opportunity knocks for a solid century home in a great neighbourhood (school districts).. The 3rd floor was renovated in 2013 with R43 insulation, new stairs & banister. Newer water pipe from city. Bsmt beams improved so no sag in this century home. Home requires updates to kitchen, bathrooms & windows but in very good condition. (See inspection by Aitken) Precedence nearby for addition. See virtual tour. Please include Bosch washer, dryer, fridge & stove All ELFs Shed in yard.  

Across from the new Runnymede Health Care Centre addition. (Ask LA for details & renderings)

245 Saint John's Road in Toronto Canada

For Sale at $1,590,000

An Impeccable Corner Suite in the James Club on Royal York (SOLD)

A 2 BEDROOM, 2 BATHROOM SPLIT PLAN CORNER SUITE

A Perfectly Appointed 2 Bed 2 (Flawless) Bath Well Above The Tree Tops Facing West &
North For Glorious Sunsets. Multiple Upgrades & Improvements (See List) To A Meticulously
Cared-For 1115 Sf Condo On The 7th Floor. Wood Floors Look Like They Were Installed
Yesterday. Kitchen Looks As New. 90 Sf Open Balcony Faces West. Parking & Locker.
Please Include The Fisher Paykel Double Fridge, Oven, Cooktop Dishwasher Microwave
Rangehood. All In Near Perfect Condition. Beautifully Maintained, Respectable Building
With Comfortable Amenities. Pool, Exercise Room, Golf Sim, Guest Suites, Media Room.

For Sale at $840,000

9th Floor in Art Condos near Queen West (SOLD)

A Corner Soft Loft in Art Condos 

 

A 2 bedroom split plan corner unit on the 9th floor of Art Condos at 8 Dovercourt Road in Toronto. Award Winning Art Condos! Boutique Building In Trendy Queen West! This 2 Bedroom Split plan with 2 full Bathrooms, Corner Suite Offers around 915 SF Of Space Plus A 64 Sqf Balcony. Floor To 9Ft Ceiling Windows, Panoramic Views Of Queen W. Locker & Parking Included. Scavolini Kitchen With Glass Backsplash And Blomberg S/S Appl. Amenities. Include A 5th Floor Rooftop Terrace With Hot Tub, Bbq, Party Room And Fire Pit, Gym, Visitor Parking, Meeting Room, Theatre Room And Concierge.

For Sale at $849,000

A Corner Soft Loft in Art Condos 

 

A 2 bedroom split plan corner unit on the 9th floor of Art Condos at 8 Dovercourt Road in Toronto. Award Winning Art Condos! Boutique Building In Trendy Queen West! This 2 Bedroom Split plan with 2 full Bathrooms, Corner Suite Offers around 915 SF Of Space Plus A 64 Sqf Balcony. Floor To 9Ft Ceiling Windows, Panoramic Views Of Queen W. Locker & Parking Included. Scavolini Kitchen With Glass Backsplash And Blomberg S/S Appl. Amenities. Include A 5th Floor Rooftop Terrace With Hot Tub, Bbq, Party Room And Fire Pit, Gym, Visitor Parking, Meeting Room, Theatre Room And Concierge.

For Sale at $849,000

Full detached house on Muir near the Dufferin Grove (Leased)

Across from Dufferin Grove at 3 Muir Avenue. 

 

Renovated Detached Home For Rent In Dufferin Grove. Modern Kitchen With Island, Gas Stove,Dishwasher & Walkout To Fenced In Backyard. Hardwood On Main Floor. 3 Bedrooms With Closets, 2 Bathrooms (4Pc & 2Pc). Main Bathroom Has Heated Floors. Newer Furnace. Private Detached Garage Via Laneway. Full Basement For Storage & Washer/Dryer. Currently Basement Used As Playroom! Lease Includes A Monthly Cleaning Service & Monitored Alarm Service.

For rent at $3,750 per month ++

This ain’t no condo on Wellington (Leased)

This ain't no condo on Wellington. 

 

STYLISH, 2 BEDROOM IN RENO’D VICTORIAN. KING WEST VILLAGE. 2 storeys in a unique 3 story Victorian house. Spacious, lots of natural light, high ceilings, hard wood floor.

LOCATION: Great neighbourhood, steps to financial district, Queen West, waterfront trails and transit. WHAT TENANTS SAY: “Sunny, warm and it felt like home.” “We loved it. Great location, funky house, spacious.” “Great space. Great landlord.”

GROUND FLOOR: Private entrance and spacious foyer.

2ND FLOOR: Open concept living space, dining room/den/office, gas fireplace (primary heat), new hardwood floor, recessed lighting, modern kitchen and huge (300 sq. ft) south-west facing, all-day sun terrace.

3RD FLOOR: 2 bedrooms, walk-in closet, lots of windows and 2 skylights, gorgeous washroom, deep tub, new carpet and light fixtures.

BASEMENT: Ample storage space with shelving provided and convenient laundry zone.

MOVE-IN PERFECT, freshly touched up, painted and cleaned. Lovely apartment. Well maintained property. Excellent value. Available September 1, but some flexibility. $3,200. per month Includes: Parking, laundry facilities, storage, hot water. Heat and hydro extra. Central air conditioner. Unfurnished. Non-smokers. Sorry, no cats.

For rent at $3,200 per month ++

Check out this little gem in Musselman’s Lake! (SOLD)

26 Rosehill Drive in Musseman's Lake, North of Stouffville. 

 

30 min from downtown TO, nestled among 80’ trees, sits this beautifully upgraded home.

 

New windows and spray foam insulation along with 2 gas fireplaces keep it toasty. Updated electrical, water tank and softener (2014). Deeded waterfront. Enjoy a rare, zero-sightline backyard (very private), fire pit included! 

 

Ideal for 1st time homeowners or downsizers, move in ready with no work required. Comes with some of the best neighbours you’ll ever have.  Furniture negotiable. Turnkey.

 

26 Rosehill Drive in Musselman's Lake (Whitchurch-Stouffville)

Asking $637,000

Why a stager is important

Last week, on an online REC Brunch, we discussed the current state of the market. Many are concerned over COVID-19 and how this will influence their investments. Here's a recap of what was discussed in our event.

Now is a very important time to be proactive. Stay up to date on the news to diminish any concerns you may have. Getting educated is the key to feeling secure.

 Values in real estate did not go down. It's not like stocks, where the market and can rise in fall in a day. It will take a while for an impact to be made apparent. It's only ever a loss if you sell, the market will inevitably rise if it does fall. 

 We would advise against selling now if you can. Only sell if that's your only option, it would be a mistake unless you must. If you're looking to buy, only do so if you're financially comfortable. If you don't have steady income and a healthy amount of liquid cash just wait. We advise to hold off buying and selling for the next few months, especially if you don't have liquid cash. We still anticipate an appreciation of 3.5 - 4% in the Greater Toronto Area, which is lower than what we usually see. The Alberta market was hit, but that is an outlier compared to the rest of the country.

 If you plan on buying a rental property now ensure that it has a rental guarantee as well as a deferred down payment structure. There won't be any pre-construction launches for the next while, we will likely be seeing virtual launches in the coming months. If a project has gone bankrupt you will receive the entirety of your money back, but it's also likely that another developer will pick it up.

 If you've purchased pre-construction and money is tight, don't be afraid to ask for an extension. The builder will likely not cash the cheque if you ask. Ask for more time than you need if you are negotiating, this will probably net you more time or give you the exact time you were trying to get.

Ensure that you stay in contact with your tenants. The vast majority of people were able to pay their rent last month, but that could alter depending on how long this continues. Now is a good time to be lenient with them, not everyone has the same financial comfort. 

If money is an issue right now, look at your short-term expenses. You can probably trim what's unnecessary. With any recession priorities need to turn into your main focus. There are still opportunities everywhere, and not just in real estate. Success is still out there, it might just be a little harder to find.

Blend and extend mortgages have been what many are utilizing in commercial real estate right now. This is when you mix your current mortgage rate with what your lender is offering as of now for a new rate; your lender will then extend your term. This will likely continue for the following three months.

Written by: Spencer Maxwell    

An interactive virtual tour

Build extraordinary confidence by allowing us to create an experience that allows you to be there before you are actually.

Then get potential buyers off of the internet and into your property for a visit or holiday stay.

Widen your exposure to potential clients by allowing us to create virtual “dollhouse” tours which are innovative, practical and informative.

Demonstrate in incredible visual detail the reasons why buyers should choose your villa or condo/apartment to purchase.

The average "virtual tour" consists of the same photos in a videos that zooms in and out of the same photos. This is not a beneficial customer experience. Allow the potential buyer to experience the space by interactive walk though tours that engage the buyer.

 
 

A synopsis:

The dollhouse view allows the buyer to gain context, location and awareness of the building’s space & position within it.

The immersive walk-through places the buyer in the home from anywhere in the world.

The rich HDR photos demonstrating the quality of the presented spaces in artful detail.

Photos from the sky showing the broader views of the property from the birdseye perspective of a drone. (Drones may or may not be allowed to fly in the cities)

The floor plans providing a different perspective for those who think in 2D.

Add some 360 floating photos to catch an eye on social media.

These tours are the best way to get the message across to out-of-town or overseas buyers.

MP

Why a stager is important

Staging a home is a necessary aspect of the selling process. About a decade ago this wasn’t highly utilized but with growing demand, increased prices and a surplus of buyers, the market has changed. Having a home filled with clutter used to be the norm, it was more acceptable to take the property as is. Staging entails making the home appealing to the average buyer, giving it room to breath and letting the potential buyer have the opportunity to see themselves living in the home. 

The key benefit to staging is making the property show better to any interested party. With a clean and comfortable place, the home will stay more memorable to any potential buyer. This will also increase the market value of property as the perception will be that of a higher quality interior. There will also be a shorter time on the market, as the improved look will have more eyes, generating more potential purchasers. 

Is staging something anyone can do? It is not recommended, as a professional has the experience and data to adjust the look of the room in the most generally appealing way. Without their expertise, it’s possible to have a negative impact on the appearance, making the asking price seem too high. The rooms need to feel balanced, a stager maneuvers through making each area feel tacky or flat. 

The most significant thing that a stager does is alter the furnishings. To present a home at its peak, eliminating the tired dated furniture is a must. The main floor and first room are the areas that require the most focus as most perusers will stay in those areas, and it’s generally where they make their decision. It needs to “wow” anyone walking in. The art and accessories are also a necessary factor to producing a welcoming atmosphere. 

The average cost of a stager is approximately $4,000. This includes all of their advice, a new presentation and new furnishings. This is by no means a frivolous cost as the returns are generally up to 10 times more. It’s a highly utilized aspect of the selling process for a good reason.

Many have this notion that you need to hide the flaws of the home, but that is not the best course of action. Staging a home isn’t about deceiving the potential homeowner, it’s about presenting the property at it’s best. The goal is to highlight the stronger areas, which will detract the shopper from the problematic spots. You want them to fall in love with the possibility of what it can be, not focus on the imperfections. 

If a house is properly staged, it will generally be sold in approximately 2 weeks in the Greater Toronto Area. The average days on market of this region are 23 days. The more appealing the interior of the property is, the faster it will be taken off the market. 

Carmen Wageman, owner of Stage Right, stated in an interview with REC: “There are no secrets to staging, it’s all common sense. The newer and brighter it is, the better it looks. The paint must be a current colour to appeal to the most amount of people and modern sensibilities. Fix things that are broken. Bring in new light fixtures. Update things that don’t cost a lot of money. Make your house look newer and you will gain more money.”

“Furniture and art has to cater to all styles. A transitional approach is the most appealing middle ground, traditional with modern sensibilities catches the most eyes. A high-end luxury feel is what has the strongest influence on a buyer. Don’t go too trendy or too staged. The minimalist look is the most appealing, less is more in this instance.”

 

Written by: Spencer Maxwell    All images courtesy of Carmen Wageman.