"Spacious & Luxurious" This 3 Bedroom and 2 Bath Condo offers 1,283 sf with excellent layout, 9' ceiling, very Clean, Bright and Quiet Living. Elevator shared only by 3 units each floor of 10-story Concrete building. 2 large covered Balconies and stunning Mountain views. New Paint, New Engineered Hardwood Floor, Updated Lights Fixtures. Open concept Kitchen with S/S Appliances, Quartz Counters and Breakfast Bar. Spacious Living Room and Dining with electric Fireplace, with additional Media room space. Large Master Bedroom has his & her walk-in closets & 5 piece ensuite bath. 2nd and 3rd extra-sized bedrooms with large closet, floor to ceiling windows and views. 1 underground parking, 1 Storage. Well maintained Strata with Gym, Pool Room, Rec. Room.


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Enjoy a StayCation 365 days a year! Amazing 14000sqft forested lot in Coquitlam West. Enter over Stoney Creek using your own private bridge! What awaits you is a 3lvl/3443sqft/4bed/4bath/19yr young custom-built home. Freshly painted, brand new carpets & updates throughout. Features: formal dining rm, huge kitchen w/island, eating area & spacious vaulted-ceiling living rm, all completely wrapped in massive windows offering tons of light & access to a wrap-around patio. Up: master w/walk-in & spa inspired ensuite, 2lrg rms, 4pc bath & flex space. Down: billiards sized rec rm & potential for 1bed suite. Bonus: over-height garage & tons of storage. Central to everything but far enough to call a retreat. OPEN HOUSE April 1 & 2 from 2 to 4.


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Just 5 yrs old, this one bedroom easterly facing unit is well away from the Fraser Hwy in a quiet spot overlooking the inner courtyard. 9' ceilings, quality laminate flooring or tile throughout - no carpet. Black granite counters with dark mocha cabinetry, soft-close doors. Gas range and oven. Owner has added livingrm ceiling fan, 'phantom secret' door to 10x6 balcony and will leave 'Napoleon' stainless gas BBQ grill (plumbed in). 2 side by side parking stalls (#1 & 2) plus locker (#54). Strata fee of $191 includes gas and hot water. All ages welcome/cat + dog are ok and rentals allowed!


Demand for land helped commercial real estate sales and dollar value reach fiveyear highs in the Lower Mainland in 2016, according to data from Commercial Edge, a commercial real estate system operated by the Real Estate Board of Greater Vancouver (REBGV).

There were 2,848 commercial real estate sales in the Lower Mainland in 2016, a 21 per cent increase over the 2,353 sales in 2015.

Commercial real estate sales in 2016 were 29.7 per cent above the region’s five-year sales average.

The total dollar value of commercial real estate sales in the Lower Mainland was $12.990 billion in 2016, a 47.4 per cent increase from the $8.815 billion total in 2015.

“We saw steady activity across the commercial real estate market in 2016,” said Dan Morrison, REBGV president. “It’s no surprise that land sales had the largest increase last year given the supply shortages we’re experiencing in our residential and commercial markets today.”

2016 activity by category
Land: There were a record 1,177 commercial land sales in 2016, which is a 41 per cent increase from the 835 land sales in 2015. The dollar value of last year’s land sales was $7.202 billion, an 81.3 per cent increase over $3.973
billion in 2015.

Office and Retail: There were a record 918 office and retail sales in the Lower Mainland in 2016, which is up 12.8 per cent from the 814 sales in 2015. The dollar value of last year’s office and retail sales was $3.621 billion, a 46.9 per cent increase over $2.466 billion in 2015.

Industrial: There were 612 industrial land sales in the Lower Mainland in 2016, which is up 9.9 per cent over the 557 sales in 2015. The dollar value of last year’s industrial sales was $1.067 billion, a 3.4 per cent increase over $1.032 billion in 2015.

Multi-Family: There were 141 multi-family land sales in the Lower Mainland in 2016, which is down 4.1 per cent over the 147 sales in 2015. The dollar value of last year’s multi-family sales was $1.100 billion, an 18.2 per cent decrease from $1.345 billion in 2015.



The REBGV is an association representing over 13,500 residential and commercial REALTORS® and their companies. It provides a variety of member services, including the Multiple Listing Service® and Commercial Edge. For more information on real estate, statistics, and buying or selling a property, contact a local REALTOR® or visit


More foreign buyers of homes in British Columbia will be able to claim exemption from the additional property transfer tax introduced last year.

The government said Friday that the exemption will apply for workers moving to the province under the BC Provincial Nominee Program who buy a home in Metro Vancouver as their principal residence.

“British Columbia has always welcomed the world’s best and brightest, where they find a place that embraces them,” said Premier Christy Clark. “Our growing tech sector depends on the Provincial Nominee Program, and that’s why we’re removing barriers, so they can get to work, create jobs, and help build B.C.”

Those who have bought homes in Metro Vancouver since August 2, 2016 will be able to apply for the exemption retrospectively by completing a form available on the government’s website.

Foreign nationals who move to Canada and become permanent residents or Canadian nationals within one year of buying a principal home in Metro Vancouver and continue to live in it for at least a year, will also be exempt from the 15 per cent tax.

A retrospective refund will be available for these buyers from August 2, 2017 – one year following the introduction of the additional tax.

The government says that 6,000 nominees were nominated in the province in 2016 and the number will be the same for 2017.         


by Steve Randall - The REP                                                  


According to statistics released today by The Canadian Real Estate Association (CREA), national home sales were up on a month-over-month basis in February 2017.


  • National home sales rose 5.2% from January to February.
  • Actual (not seasonally adjusted) activity in February was down 2.6% from a year earlier.
  • The number of newly listed homes was up 4.8% from January to February.
  • The MLS® Home Price Index (HPI) in February was up 16% year-over-year (y-o-y).
  • The national average sale price edged up 3.5% y-o-y in February.

Home sales over Canadian MLS® Systems rose by 5.2% month-over-month in February 2017 to reach the highest level since April 2016.

While February sales were up from the previous month in about 70% of all local markets, the national increase was overwhelmingly driven by an increase in activity across the Greater Toronto Area (GTA) and environs.

Actual (not seasonally adjusted) activity was down 2.6% from levels for the same month last year. The decline reflects a moderation in sales in the Lower Mainland of British Columbia compared to extraordinarily elevated levels recorded one year ago.

“Housing market trends continue to differ by region,” said CREA President Cliff Iverson. “Homes are selling briskly throughout the Greater Toronto Area and nearby communities. Elsewhere, competition among potential buyers is less intense, so listings take longer to sell. All real estate is local, and REALTORS® remain your best source for information about sales and listings where you live or might like to in the future.”

“In and around Toronto, many potential move-up buyers find themselves outbid in multiple-offer situations amid a short supply of listings,” said Gregory Klump, CREA’s Chief Economist. “As a result, they aren’t putting their current home on the market. It’s something of a vicious circle from the standpoint of a supply shortage and a challenge for first-time and move-up home buyers alike. By contrast, housing markets in urban markets elsewhere in Canada are either balanced or are amply supplied. Because housing market conditions vary by region, further tightening of mortgage regulations aimed at cooling the housing market in one region may destabilize it elsewhere.”

The number of newly listed homes rose 4.8% in February 2017, led by the GTA and nearby markets following a sharp drop in January. More than one-third of all local housing markets saw new listings recede from levels the previous month, including those in the Prairies, northern Ontario and the Atlantic region. Meanwhile, new listings in the Greater Vancouver region fell significantly from January levels, having retreated by nearly 25% to reach the lowest level since 2001.

With similar monthly increases in both sales and new listings, the national sales-to-new listings ratio was 69.0% in February, little changed from 68.7% in January.

A sales-to-new listings ratio between 40 and 60 is generally consistent with balanced housing market conditions, with readings below and above this range indicating buyers’ and sellers’ markets respectively.

The ratio was above 60% in almost 60% of all local housing markets in February, the majority of which are located in British Columbia, in and around the GTA and across southwestern Ontario.

The number of months of inventory is another important measure of the balance between housing supply and demand. It represents how long it would take to completely liquidate current inventories at the current rate of sales activity.

There were 4.2 months of inventory on a national basis at the end of February 2017, down from 4.5 months in January and the lowest level for this measure in almost a decade.

The imbalance between limited housing supply and robust demand in Ontario’s Greater Golden Horseshoe region is without precedent (the region includes the GTA, Hamilton-Burlington, Oakville-Milton, Guelph, Kitchener-Waterloo, Cambridge, Brantford, the Niagara Region, Barrie and nearby cottage country).

The number of months of inventory in February 2017 stood below one month in the GTA, Hamilton-Burlington, Oakville-Milton, Kitchener-Waterloo, Cambridge, Brantford, Guelph, Barrie & District and the Kawartha Lakes region.

The Aggregate Composite MLS® HPI rose by 16% y-o-y in February 2017. This was up from January’s gain reflecting an acceleration in home price increases, particularly for single family homes in and around Toronto.

Prices for two-storey single family homes posted the strongest year-over-year gains (+17.9%), followed closely by townhouse/row units (+16%), one-storey single family homes (15%) and apartment units (13.7%).

While benchmark home prices were up from year-ago levels in 11 of 13 housing markets tracked by the MLS® HPI, price trends continued to vary widely by location.

In the Fraser Valley and Greater Vancouver, prices are slightly off their peaks posted in August 2016. That said, home prices in these regions nonetheless remain well above year-ago levels (+21.4% y-o-y and +14% y-o-y respectively).

Meanwhile, benchmark prices continue to climb in Victoria and elsewhere on Vancouver Island, as well as in Greater Toronto, Oakville-Milton and Guelph. Year-over-year price gains in these five markets ranged from about 18% to 30% in February.

By comparison, home prices were down by 1.9% y-o-y in Calgary and by 1.2% y-o-y in Saskatoon. Prices in these two markets now stand 5.6% and 5.1% below their respective peaks reached in 2015.

Home prices were up modestly from year-ago levels in Regina (+3.5%), Ottawa (+3.8%), Greater Montreal (+3.3% y-o-y) and Greater Moncton (+1.2%).

The MLS® Home Price Index (MLS® HPI) provides the best way of gauging price trends because average price trends are prone to being strongly distorted by changes in the mix of sales activity from one month to the next.

The actual (not seasonally adjusted) national average price for homes sold in February 2017 was $519,521, up 3.5% from where it stood one year earlier.

The national average price continues to be pulled upward by sales activity in Greater Vancouver and Greater Toronto, which remain two of Canada’s tightest, most active and expensive housing markets.

That said, Greater Vancouver’s share of national sales activity has diminished considerably over the past year, giving it less upward influence on the national average price. The average price is reduced by almost $150,000 to $369,728 if Greater Vancouver and Greater Toronto sales are excluded from calculations.


Further information can be found at


The province has expanded its exemptions to the foreign-buyer tax on real estate to include workers coming into B.C. under the provincial nominee program, Premier Christy Clark announced Friday.


She also said the government will rebate the tax to foreign nationals who become permanent residents of Canada within a year of purchasing a principal residence, so long as they lived in the home for a full year.


Because the 15-per-cent tax has helped cool Metro Vancouver’s property markets, Finance Minister Mike de Jong said the province “is now in a position to provide targeted relief to help ensure our province continues to attract skilled workers and entrepreneurs.”


In February, the government announced it would offer exemptions to the tax for foreign nationals living in Metro Vancouver who held work permits.


Also, people who arrived in B.C. on the provincial nominee program after Aug. 2, 2016, when the tax took effect, will be able to apply for retroactive exemptions.


In a news release, Clark said the revisions to the tax were made in part to help the province’s booming tech sector, which relies heavily on the provincial nominee program.


The province brought 6,000 skilled workers into the province using the nominee program in 2016, 900 of whom came here for jobs in technology. B.C. aims to bring another 6,000 workers to the province under the program this year.


“British Columbia has always welcomed the world’s best and brightest, where they find a place that embraces them,” Clark said in the news release.


In making the announcement, the Ministry of Finance distributed job-creation figures showing that employment growth in B.C.’s tech sector, at 2.9 per cent, exceeded the overall provincial average of 2.5 per cent employment growth.


The province estimates that one-third of new job openings expected by 2025 will have to be filled by immigrants, according to ministry calculations.


By Derrick Penner, Vancouver Sun


Starting today, premiums on mortgage insurance from Canada Mortgage Housing Corp. go up across the country.

CMHC says its average client will pay about $5 more per month.

The price of mortgage insurance, required for homebuyers making a down payment of less than 20 per cent, varies across Canada, as calculations by mortgage-comparison website show.

For example, a homebuyer in Halifax, where the average home price is $279,362, would pay $4.71 more per month under CMHC's new premiums.​ That's an increase of $1,413 over the life of a 25-year mortgage.

In Vancouver, however, where the average price of a home has ballooned to $995,583, the new mortgage insurance premiums would cost $16.35 more each month — or $4,904 over 25 years.

In both examples, Ratehub assumes buyers are making the minimum down payment required on a five-year, fixed-rate mortgage of 2.42 per cent amortized over 25 years. Mortgage insurance payments can also be made as a lump sum, rather than monthly payments.

Premium hikes follow new capital requirements

CMHC announced the premium increase in January, after the Office of the Superintendent of Financial Institutions (OSFI) implemented new rules requiring mortgage insurers to have more capital on hand as a hedge against potential losses. CHMC is a crown corporation, but OSFI's new rules also apply to mortgage insurance companies, like Canada Guaranty and Genworth.

"We do not expect the higher premiums to have a significant impact on the ability of Canadians to buy a home," said CMHC senior vice-president Steven Mennill in January.

According to CMHC, the average insured mortgage was worth about $245,000 in the first nine months of 2016, with an average down payment of about eight per cent. The average gross debt service ratio (also known as the gross debt-to-income ratio, which measures the monthly cost of housing against monthly income) was 25.6 per cent.

CMHC recommends that monthly housing costs be no more than 32 per cent of average gross monthly income.


Solomon Israel - CBC


One big bank is arguing the debt-to-income ratio is the most “useless economic indicator out there.”


You’ll read a lot about these two numbers in the coming days. That’s the debt to income ratio for all Canadians and it just hit a new high in Q4 of last year.

It’ll be whipped out when arguing against mortgage debt and for policies aimed at safeguarding Canadians from taking on even more debt.

But it isn’t that simple, according to Benjamin Tal, chief economist with CIBC. And the ratio isn’t even that useful.

“The attractiveness of the ratio is that it’s simple —one number catches all. But as we all know, the cost of simplicity is, at times, very high. The ratio compares the stock of debt to the flow of income,” Tal wrote in response to the release of the figure. “You are not required to pay off your mortgage in one year, so on that ground, that approach is faulty.

“It’s also the debt of people with debt, relative to the income of people with and without debt. Again a suboptimal comparison. And if foreign income plays a role in the housing market (and it does) that income is not part of the calculation.”

Still, news organizations jumped on it.

“Canadian households owed $2 trillion at the end of 2016,” the CBC proclaimed.

“Debt-to-income hits fresh record,” Reuters said.

But while debt-to-income levels seem frightening, CIBC argues it’s anything but.

“In many ways this ratio is designed to rise. In the past 25 years, the debt-to-income ratio fell only twice,” Tal wrote. “In a normally functioning economy, debt will rise faster than income.

“For the ratio to fall notably you need a significant shock such as the US financial crisis which led to the US debt-to-income ratio falling from over 160% to 140%,” he continued. “Is the ratio rising too fast? Not really. Total real household debt is now rising by just over 4% (year-over-year)—a rate that is in line with the performance seen during the jobless recovery of the 1990s.” 


by Justin da Rosa

Real Estate Professional - REP


Mortgage Rate Outlook

After an initial upward adjustment in global interest rates following the US presidential election, bond markets have since adopted a wait and see approach to US economic policy. As a result, the yield on the benchmark five-year bond has stayed constant through the first quarter of the year. Consequently, Canadian mortgage rates have also remained relatively unchanged. However, we could see some upward movement in interest rates over the second half of 2017, due to a stronger Canadian economy and a large degree of policy incoherence in the United States. Indeed, for the first time in several years, US monetary and fiscal policy seem to be at cross purposes. The US Federal Reserve, seeing an economy close to its estimate for full employment, has signaled its intention to raise rates multiple times this year.

The Trump administration, on the other hand, continues to publicly push for measures that would likely be inflationary, including a budget replete with ramped up military and infrastructure spending and tax cuts for the wealthy. Estimates of how these plans may impact the US budget deficit are difficult, since few details have been released. It is safe to say that increased spending, combined with reduced revenues, will widen the deficit while providing a temporary bump to economic growth. Most importantly, both of those outcomes will lead to higher interest rates in the United States, putting upward pressure on interest rates globally.

The Canadian mortgage market is still processing changes to mortgage regulations made in the fall of 2016, the most important of which made the five-year posted rate the qualifying rate for all insured borrowers. Therefore, the posted qualifying rate may not be as responsive to higher rates as in past years. The average five-year mortgage rate offered by lenders at a discount to the posted rate moved higher toward the end of 2016, but has softened slightly heading into the always important spring season. We expect rates to remain somewhat stable over the first half of 2017 before rising by as much as 20 basis points toward the end of the year, as markets gain clarity on the direction of US policy.


Economic Outlook

The Canadian economy has shown signs of significant momentum in recent months. Not only did real GDP grow a better than expected 2.6 per cent in the fourth quarter of 2016, but third quarter growth was revised up from an already strong 3.5 per cent to 3.8 per cent. Moreover, job growth has been stellar with employment increasing by an average of 36,000 jobs per month over the past six months, and first quarter 2017 real GDP is tracking at close to 3 per cent. Accelerated growth in the second half of the year was partly the result of the Alberta resource sector bouncing back following summer wildfires, however export growth, new home construction and consumer demand have all been robust. As the economy builds on this momentum, we forecast that the Canadian economy will post 2.2 per cent growth this year and next.


The Canadian economy has shown signs of significant momentum in recent months. Not only did real GDP grow a better than expected 2.6 per cent in the fourth quarter of 2016, but third quarter growth was revised up from an already strong 3.5 per cent to 3.8 per cent. Moreover, job growth has been stellar with employment increasing by an average of 36,000 jobs per month over the past six months, and first quarter 2017 real GDP is tracking at close to 3 per cent. Accelerated growth in the second half of the year was partly the result of the Alberta resource sector bouncing back following summer wildfires, however export growth, new home construction and consumer demand have all been robust. As the economy builds on this momentum, we forecast that the Canadian economy will post 2.2 per cent growth this year and next.

Interest Rate Outlook

While economic growth seems to be strengthening, the trend in inflation remains slightly below the Bank’s 2 per cent target. However, given the Bank of Canada’s estimated potential or long-run trend economic growth rate of 1.5 per cent, a sustained 2 per cent growth in real GDP would eliminate slack in the economy as early as 2018, putting upward pressure on inflation. In theory, once the output gap is closed and inflation has returned to its target level, the so-called “interest rate gap,” the difference between the current overnight rate and its long-run equilibrium level, should also close to keep the economy from over-heating. In practice, the interest rate gap will close much later, as central banks tend to smooth rate adjustments over time. As pronounced uncertainty remains the prevailing theme of 2017, the Bank will certainly be extra cautious until it has clarity on the trade and tax policy intentions of the United States.

Mortgage Rate Forecast is published quarterly by the British Columbia Real Estate Association

“Copyright British Columbia Real Estate Association. Reprinted with permission.” 


The Canadian Real Estate Association (CREA) has updated its forecast for home sales activity via the Multiple Listing Service® (MLS®) Systems of Canadian real estate Boards and Associations in 2017 and 2018.


Canadian housing market trends continue to display considerable regional divergence. In British Columbia, activity in the Lower Mainland has cooled markedly from all-time highs recorded early last year; however, sales and price pressures elsewhere in the province remain historically strong.


In the resource-intensive provinces of Alberta, Saskatchewan, and Newfoundland and Labrador, sales activity is still running at lower levels and supply is elevated. This has resulted in weakened price trends for these provinces.


In housing markets around the Greater Toronto Area and including the furthest reaches of Ontario’s Greater Golden Horseshoe (the region includes the GTA, Hamilton-Burlington, Oakville-Milton, Guelph, Kitchener-Waterloo, Cambridge, Brantford, the Niagara Region, Barrie and nearby cottage country), the balance between supply and demand has become increasingly tight. This is expected to lead to continued double-digit price growth, resulting in further erosion in affordability and sales activity in the absence of a significant and sustained rise in new supply.


Elsewhere, housing markets in places like Manitoba, Eastern Ontario, Quebec, New Brunswick, Nova Scotia and Prince Edward Island have all experienced, to varying degrees, a breakout year in 2016 following a number of years of stagnation, with rising sales drawing down elevated supply.


Recently tightened mortgage rules, higher mortgage default insurance premiums and an expected rise in mortgage interest rates all represent headwinds to affordability in all Canadian housing markets. It will be some time before their full impact on housing markets is evident.


In some regions, the recently tightened “stress test” for mortgage financing qualification will force some first-time buyers to re-think how much home they can afford and may lead to a drop in home purchases as they shop for a lower priced home. In regions where there is a shortage of lower-priced inventory, some sales may be delayed as buyers save longer for a larger down payment.


In markets like Vancouver and Toronto, where single family homes are in short supply and there are few affordable options, some buyers may find themselves priced out of the market entirely. In Toronto, the stress test for mortgage qualification may prompt some buyers to move further out into communities located in the Greater Golden Horseshoe where homes are more affordably priced.


Nationally, sales activity is forecast to decline by 3% to 518,700 units in 2017. In line with CREA’s previous forecast, the upward revision to the sales forecast for Ontario offsets a downward revision to British Columbia’s.


British Columbia is forecast to see the largest decline in sales in 2017 (-17.5%), followed by Prince Edward Island (‑10.8%). Activity in both provinces is retreating from all-time highs reached last year. Newfoundland & Labrador is also forecast to see a decline in sales in 2017 (-8.4%), continuing a softening trend that stretches back nearly a decade.


Alberta is forecast to have the largest increase in activity in 2017 (+5%) that still leaves it nearly 10% below the 10-year average.


Elsewhere, sales activity is forecast to be little changed from 2016 to 2017. Ontario sales are forecast to rise by less than 1% in 2017, as strong demand runs up against an increasingly acute supply shortage.


In provinces where economic and housing market prospects are closely tied to the outlook for oil and other natural resource industries, average prices are showing tentative signs of stabilizing in Alberta while softening in Saskatchewan and Newfoundland and Labrador.


While prices are still rising rapidly in Ontario, British Columbia has seen a compositional shift in the average price that reflects softer sales activity in the Lower Mainland which has some of the most expensive real estate in Canada.


Average prices in other provinces are either rising modestly or holding steady, reflecting well balanced supply and demand.


The national average price is forecast to rise by 4.8% to $513,500 in 2017, with significant regional variations. The average price is expected to retreat by more than 5% in British Columbia as well as Newfoundland and Labrador, by 2.8% in Saskatchewan while rising by more than 15% in Ontario.


In other provinces where average price last year began showing tentative signs of improving, average price gains are forecast to hold below the rate of inflation in 2017 as the impact of recent regulatory changes and higher expected mortgage rates lean against stronger demand and tighter market conditions.


In 2018, national sales are forecast to number 513,400 units, representing a decline of 1% compared to the 2017 forecast. Most of the annual decline is expected result from fewer sales in Ontario.


The national average price is forecast to rise by 5% to $539,400 in 2018, reflecting ongoing market tightness in Ontario and a further return to more normal levels in British Columbia. Price gains outside of the Greater Golden Horseshoe are not expected to approach the increase in the national average price.


Saskatchewan and Newfoundland and Labrador are projected to see average prices decline in 2018 by less than 1%. In most other parts of Canada, home price increases are forecast to more or less track overall consumer price inflation in 2018.


The Canadian Real Estate Association (CREA) is one of Canada’s largest single-industry trade associations, representing more than 120,000 real estate Brokers/agents and salespeople working through more than 90 real estate Boards and Associations

Reciprocity Logo The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.