This bright and open one bedroom condo is located on the top floor of the building. The floor plan maximizes the square footage, providing ample space for a defined living room, dining room, separate laundry/storage room, and a generous walk-in closet in the bedroom. The colour scheme was carefully chosen to maximize the lighting, and professionally installed laminate flooring runs throughout the condo – giving it an open and spacious feeling.

You will definitely appreciate the convenience of this location. It is steps from the Edmonds SkyTrain Station, and up the road you will find a new public library, gym, and of course Highgate Village – home to Save-on-Foods, Shoppers Drug Mart, Starbucks, bakeries, banks, yoga studios, and much more.

Just up the street from the building is the Edmonds Aquatic and Community Centre – set for completion in 2013. This highly anticipated project will add great value to the surrounding area. For more information, you can check out the city site for the project here.

Furthermore, there are a number of new developments within the area, which will bring a greater diversity of products to the condo and townhouse market. As price-per-square-foot will typically be higher in these new developments, the sales will pull your price up along with them – which can only assist in adding value to your investment.

If you believe you might enjoy the lifestyle this one bedroom unit will provide, please do not hesitate to contact me to arrange your private viewing!

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Edmonds BE Condo for sale (Burnaby East) : 1 bedrooms : 41 7179 18TH Avenue in Burnaby : MLS(r) # V932631

41 7179 18TH Avenue Burnaby V3N 1H2 : Edmonds BE

Open House on Sunday, February 26, 2012 2:00 pm - 4:00 pm

CONTACT

• Details
• Photos (6)
• Map | WalkScore

$274,900

Prop. Type:

Residential Attached

MLS® Num:

V932631

Status:

Active

Bedrooms:

1

Bathrooms:

1

Year Built:

1998

• Contact about this Listing
• Open Printable View
• Calculate Mortgage
• Send Listing

Show Neighborhood Places

What a great one bedroom condo to call home. Just blocks from Skytrain you will appreciate the location this high quality building provides. The living space is bright and open, providing ample space for living, dining, in-suite laundry/storage room, large bed w/ nice walk-in closet. Being on the top floor is a real bonus here, your covered balcony, facing east overlooking the green courtyard, can be used and enjoyed all year round. Shopping, gym, library, coffee, all a short distance away at Highgate Mall. Edmonds Community Center and Swimming Pool under construction up the hill will just add further value to an established neighbourhood. Call or email today to arrange a showing at your convenience!

Listing Info:

Listed Date:

Feb 19, 2012

General Info:

Property Type:

Residential Attached

Dwelling Type:

Apartment/Condo

Home Style:

Upper Unit

Year built:

1998 (Age: 14)

Total area:

629 sq. ft. 58.44 m2

Fin. Floor Area:

629 sq. ft. 58.44 m2

Total unfinished area:

0 sq. ft. 0 m2

Main Floor Area:

629 sq. ft. 58.44 m2

Floor Area Above Main:

0 sq. ft. 0 m2

Floor Area Below Main:

0 sq. ft. 0 m2

Basement Area:

0 sq. ft. 0 m2

Finished Levels:

1.0

Bedrooms:

1 (Above Grd: 1)

Bathrooms:

1.0 (Full:1/Half:0)

Taxes:

$1,600.00 / 2010

Lot Area:

0 sq. ft. 0 m2

Outdoor Area:

Balcony(s); Patio(s) or Deck(s)

Water Supply:

City/Municipal

Additional Info:

Heating:

Electric, Natural Gas

Construction:

Frame - Wood

Foundation:

Concrete Perimeter

Basement:

None

Roof:

Asphalt

Floor Finish:

Laminate

Fireplaces:

1

Fireplace Details:

Gas - Natural

Parking:

Garage Underbuilding

Parking Total/Covered:

1 / 1

Parking Access:

Front

Exterior Finish:

Vinyl, Wood

Title to Land:

Freehold Strata

Room Information:

Floor

Type

Dimensions

Other

Main F.

Master Bedroom

11' 3.35 m x 10'9 3.28 m

-

Main F.

Living Room

13'6 4.11 m x 11'3 3.43 m

-

Main F.

Dining

10'10 3.30 m x 7' 2.13 m

-

Main F.

Entrance Hall

6'6 1.98 m x 3'4 1.02 m

-

Main F.

Laundry

6' 1.83 m x 6' 1.83 m

-

Bathrooms:

Floor

Ensuite

Pieces

Other

Main F.

No

4

By-Law Restrictions:

Pets Allowed w/Rest., Rentals Allowed w/Restrictions

Maint. Fees:

$150.00

Maint. Fees Include:

Caretaker, Garbage Pickup, Gas, Management

Amenities:

Elevator, In Suite Laundry, Storage, Wheelchair Access

Legal Description:

PL LMS2966 LT 41 DL 95 LD 36 THE STRATA LOT AS, SHOWN ON FORM 1.

Other Details:

Dist to Public Trans:

1 BLK

Property Disclosure:

Yes

Cats:

Yes

Reno / Year:

- / -

Listing information last updated on Feb 21, 2012 10:34 PM

ADAM GOSS (PARK GEORGIA REALTY LTD.) PARK GEORGIA REALTY LTD. Tel:1 (604) 644-6650 info@adamgoss.ca

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The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), 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 REBGV, 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 REBGV, the FVREB or the CADREB.

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The Developer

The Ballenas team happens to know Columbia Street well. Here is a developer who completed the restoration of the police station at 549 Columbia Street in 2002, along with the 45-unit C2C lofts located in the same building. The units at C2C are inherently unique as the space was converted from the 1958-built post office, and are very well received by the market when they come available. More recently, Balenas completed the development of InterUrban – at the corner Begbie and Columbia. While challenged by proximity to the rail crossing, the InterUrban building has graced the block with its pleasing aesthetics, which will be enjoyed as part of the downtown New Westminster streetscape for a long time to come.

Northbank Details

Northbank is designed using the principals learned from past projects combined with knowledge of the area. It is the developer’s desire to provide practical liveability, combined with top end finishings, and views to boast about. In order to achieve this, the tower is designed with just 6 units per floor. Working with this design concept will ensure that a greater percentage of the homes in the building will have a corner-unit feel – which means more light, and a greater sense of space.

The development will consist of 100 condos (both 1 and 2 bed options available), 8 unique townhouses, and 1 commercial space – ideally suited for a coffee shop or eatery. There will be no “sub-penthouse” or “penthouse” units due to the fact that there are only 6 units per floor. Therefore, the floor plans will be consistent throughout the entire 21-floor building.

If you take a look at the floor plans (.pdf), you will see three different 1-bedroom layouts, and three different 2-bedroom layouts. I took a long look at the floor plans myself, and I quite like what I see. Each plan is designed to accommodate a 6-person table in the dining space, while the bedrooms will all comfortably fit a queen sized bed and two nightstands.

Remember: Square Footage is measured from the exterior walls in and is inclusive of any interior walls, storage, or other space eating details.

When I reviewed the floor plans, it appeared to me that the unit-count per floor is a great advantage to buyers at Northbank. There is very little in the way of wasted space or long corridors – which can sometimes steal livable square footage from the units themselves. The kitchens are all open concept, and the floor-to-ceiling windows will provide great natural light, along with stunning waterfront views.

There are only two inside units per floor – both being 1-bedroom layouts. Traditionally, these types of units will often suffer from a lack of natural light. But, the setup and exposure of these particular inside units at Northbank will alleviate this challenge. Facing north-east and south-west, both these inner units will have great river views and full floor-to-ceiling windows.

Initial Offering

I have been informed that Northbank will begin sales as early as this weekend to ‘VIP’ buyers. The first 30 units sold will receive a credit on the list price of: $5000 for 2-bed and $3000 for 1-bed units. They will require a 10% deposit, but most importantly these buyers will have first choice of floor and exposure.

Deposit Structure

The deposit structure is quite standard of pre-construction with the following terms:

Initial Depost: $5000 at date of purchase.
Second Deposit: 5% (less initial $5000 deposit), due within 7 calendar days of vendor acceptance.
Third Deposit: 5% of purchase price ,due 60 days after vendor acceptance.
Fourth Deposit: 5% of purchase price, due within 10 days of receipt of the Amendment to the Disclosure Statement.
Fifth Deposit: 5% of purchase price, due 60 days after receipt of the Amendment to the Disclosure Statement.

As a final note on deposits and financing, BMO is partnering with the developer at Northbank to provide buyers with a mortgage rate hold likely until the Spring 2014 completion date. The rate held will be a 5-year fixed 4.99% mortgage, and while today this might seem a little high, it will provide buyers some level of confidence. If rates are lower at completion, you will be able to take the lower rate.

If you are interested in learning more about this project, or if you have any questions, please do not hesitate to contact me!

Imagine one of two scenarios:

1. You’re out walking when you see a FOR SALE sign for that the beautiful home you’ve always dreamed of owning. It’s the perfect home, and you’ve always said “if that home ever came up…”
2. You’re extremely particular, you know exactly what you want, and unless a home comes on the market with the perfect exposure, flooring, and layout, you’d never consider moving.

There are a myriad of situations where you could find yourself looking at buying a new place before selling your current home, and this precarious situation will definitely cause at least some level of anxiety. It can and has been done successfully many times before, but the decision needs to be made with the right kind of approach, and a solid understanding of the facts.

In order to provide you with everything needed to make your decision I will touch on the approach we may employ as Real Estate Consultants, and my friend Scott Dawson of Verico Paragon Pacific Mortgages Inc. (@SDD on Twitter), will fill you in on the financing details. For more information, or if you have any questions on bridge financing, please don’t hesitate to contact me at adam@adamgoss.ca, or Scott at scott.dawson@verico.ca.

From a Realtor’s Perspective – Adam Goss

In order to successfully handle bridge financing, here are a few things to keep in mind:

DATES – I’ve always suggested that dates should be the second most negotiated term of the contract, only behind price. If we are looking at trying to buy a home before selling the one you currently own, we will be looking for long dates.

In an ideal world, the completion of your sale – or, the day you get paid for the sale of your home – will happen in advance of when your purchase completes on your new home. This is important because you will need time to list your home, find a buyer, and provide the buyer with a completion time frame of approximately 6 to 9 weeks. Therefore, you would want to negotiate a closing date of at least 11 weeks from the time your offer is made. Remember, this also takes into consideration the week your offer to purchase is conditional.

The best situation would see the completion of your purchase fall during midweek – Tuesday through Thursday – with possession happening the following day. This way there is a business day for the sale of your home to complete in advance of your purchase. Reason being banks, lawyers, and land title requests are not available on the weekends. Here’s how this may look on a calendar:

CONDITIONS – The most likely condition to be used on the buyer’s side in this situation is the “Subject to the Sale of the Buyer’s Home.” Obviously, this is not seen as a desirable condition for any seller.

The “Subject to Sale” condition can tie up a property for a lengthy period of time – despite having a time-clause in it, which is to the seller’s benefit. So if you decide to put in an offer on a property that is high in demand, it is very unlikely that an astute listing agent would consider an offer with a “Subject to Sale” condition, unless the seller will see great benefit. Because of the uncertain terms, and the timely nature of the clause, buyers who maintain this within their contract will quite often pay a premium for the home they purchase.

MARKETING YOUR HOME – It is extremely important that you are aware of the saleability of your home, as well as the market conditions at the time you place your home on the market. If you want to avoid bridging completely, you will likely need to beat the recent average “Days on Market” that it took to sell comparable properties in your neighbourhood.

You will want to have a very clear idea of the price your home will sell at within a matter of 2 to 3 weeks on the market. Be realistic, and know you will have to price your home aggressively in order to generate significant interest.

From a Mortgage Broker’s Perspective – Scott Dawson

Bridge financing is a secure short term solution that assists clients when the sale and purchase of their residence closes before the closing date of your current residence. This type of loan will help you “bridge” the gap and help you with the purchase of your new residence. Typically, bridge financing is available for between 30-90 days.It should be noted that not all lenders offer bridge financing so it is important to discuss with your mortgage broker to ensure the lender you want to use offers bridge financing loans.Bridge financing rates are highly competitive, however it’s important to consider that a nominal credit facility charge may apply. Depending on the loan amount, you may incur an additional legal fee to register the loan on title. To qualify for bridge financing you will need to have an accepted offer of purchase for your new property and a mortgage approval from the lender providing the bridge financing.

An alternative to bridge financing is to discuss with your Realtor when negotiating your purchase to ensure the dates line up for your sale and purchase.

This unit is perfect for a first-time buyer or young, urban professional.

The condo has a very modern and functional layout, with consistent wide planked laminate flooring throughout the open concept living and dining space. The stylish kitchen is outfitted with unique butcher block countertops, gorgeous glass tile backsplash, blanco sink, and stainless steel appliances. Best of all, the in-suite washer and dryer makes this unit irresistible!

With southern exposure, you will enjoy gardening, barbequing, and entertaining year-round on your massive, private rooftop balcony.

Just steps away from grocery stores, restaurants, and entertainment, the Uptown area of New Westminster offers convenient living at a reasonable price. The unit is located just off of 6th Street, with easy access to buses and the New Westminster SkyTrain station.

If you have any questions or would like to schedule a private viewing, please do not hesitate to get in touch!

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Edmonds BE Condo for sale (Burnaby East) : 1 bedrooms : 41 7179 18TH Avenue in Burnaby : MLS(r) # V932631

41 7179 18TH Avenue Burnaby V3N 1H2 : Edmonds BE

Open House on Sunday, February 26, 2012 2:00 pm - 4:00 pm

CONTACT

• Details
• Photos (6)
• Map | WalkScore

$274,900

Prop. Type:

Residential Attached

MLS® Num:

V932631

Status:

Active

Bedrooms:

1

Bathrooms:

1

Year Built:

1998

• Contact about this Listing
• Open Printable View
• Calculate Mortgage
• Send Listing

Show Neighborhood Places

What a great one bedroom condo to call home. Just blocks from Skytrain you will appreciate the location this high quality building provides. The living space is bright and open, providing ample space for living, dining, in-suite laundry/storage room, large bed w/ nice walk-in closet. Being on the top floor is a real bonus here, your covered balcony, facing east overlooking the green courtyard, can be used and enjoyed all year round. Shopping, gym, library, coffee, all a short distance away at Highgate Mall. Edmonds Community Center and Swimming Pool under construction up the hill will just add further value to an established neighbourhood. Call or email today to arrange a showing at your convenience!

Listing Info:

Listed Date:

Feb 19, 2012

General Info:

Property Type:

Residential Attached

Dwelling Type:

Apartment/Condo

Home Style:

Upper Unit

Year built:

1998 (Age: 14)

Total area:

629 sq. ft. 58.44 m2

Fin. Floor Area:

629 sq. ft. 58.44 m2

Total unfinished area:

0 sq. ft. 0 m2

Main Floor Area:

629 sq. ft. 58.44 m2

Floor Area Above Main:

0 sq. ft. 0 m2

Floor Area Below Main:

0 sq. ft. 0 m2

Basement Area:

0 sq. ft. 0 m2

Finished Levels:

1.0

Bedrooms:

1 (Above Grd: 1)

Bathrooms:

1.0 (Full:1/Half:0)

Taxes:

$1,600.00 / 2010

Lot Area:

0 sq. ft. 0 m2

Outdoor Area:

Balcony(s); Patio(s) or Deck(s)

Water Supply:

City/Municipal

Additional Info:

Heating:

Electric, Natural Gas

Construction:

Frame - Wood

Foundation:

Concrete Perimeter

Basement:

None

Roof:

Asphalt

Floor Finish:

Laminate

Fireplaces:

1

Fireplace Details:

Gas - Natural

Parking:

Garage Underbuilding

Parking Total/Covered:

1 / 1

Parking Access:

Front

Exterior Finish:

Vinyl, Wood

Title to Land:

Freehold Strata

Room Information:

Floor

Type

Dimensions

Other

Main F.

Master Bedroom

11' 3.35 m x 10'9 3.28 m

-

Main F.

Living Room

13'6 4.11 m x 11'3 3.43 m

-

Main F.

Dining

10'10 3.30 m x 7' 2.13 m

-

Main F.

Entrance Hall

6'6 1.98 m x 3'4 1.02 m

-

Main F.

Laundry

6' 1.83 m x 6' 1.83 m

-

Bathrooms:

Floor

Ensuite

Pieces

Other

Main F.

No

4

By-Law Restrictions:

Pets Allowed w/Rest., Rentals Allowed w/Restrictions

Maint. Fees:

$150.00

Maint. Fees Include:

Caretaker, Garbage Pickup, Gas, Management

Amenities:

Elevator, In Suite Laundry, Storage, Wheelchair Access

Legal Description:

PL LMS2966 LT 41 DL 95 LD 36 THE STRATA LOT AS, SHOWN ON FORM 1.

Other Details:

Dist to Public Trans:

1 BLK

Property Disclosure:

Yes

Cats:

Yes

Reno / Year:

- / -

Listing information last updated on Feb 21, 2012 10:34 PM

ADAM GOSS (PARK GEORGIA REALTY LTD.) PARK GEORGIA REALTY LTD. Tel:1 (604) 644-6650 info@adamgoss.ca

Next Listing »

Back to Listings » Listing Details

The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), 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 REBGV, 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 REBGV, the FVREB or the CADREB.

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From the onset it has been Onni’s goal to “reinforce the existing natural splendour” throughout Victoria Hill. In the early stages this was a little difficult to imagine if not looking over the models. The public greenspace within Victoria Hill is intended to maximize the residents enjoyment of the immediate surroundings. Today many of Victoria Hill’s pathways have taken shape and we are seeing residents enjoying the space for just that. Some of the surroundings new residents will enjoy most are:

• Glenbrooke Ravine Parkland – 15 acres of ravine parkland just to the North and accessible through improved pathways.
• Queens Park – New Westminsters “flagship” park space is easily accessible to the West via Onni’s Mcbride Overpass investment.
• Sapperton Landing –  A 1km waterfront walk with bridges, benches, and a dock. Located beyond the Grand Lawn to the east.

The unit offered for sale is located in 11 East Royal. One of the first two concrete high-rises built in 2007 it is easily accessible as you enter Victoria Hills south entrance. As an ’04 floor plan this unit enjoys likely the best exposure in the building facing North, North East, towards the Fraser River. With this location you will be free from any traffic noise, looking out into the grounds and towards the Grand Lawn, as opposed to Royal Ave or McBride Blvd.

When you walk in to the unit your eye is immediately drawn out the large floor to ceiling windows that span the width of the unit. This open living space is very comfortable and makes great use of all available square footage. You have a huge deck with two sliding doors that centres the unit and is enjoyed as an extension of the living space. The two bedrooms at opposite sides of the living space sets up very well for a small family or any family/friends that may stay for a period of time. It really is a great layout.

Your master suite has an elegant 5 piece ensuite bathroom, with his and her sinks and stand alone shower, walk in closet too of course. No trouble fitting a king size bed, side tables, and an armoire in this room. The size and natural light is really nice.

For anyone who’s lived in a condo before you will know the importance of storage space. The units design definitely provides for an ample amount. The panty/storage/laundry room just off the kitchen is quite large, it’s home to brand new front loader washer and dryer, and some nice built-in shelving.

This is a very nice home, in a quality building, and a great neighbourhood. Take some time to review the listing details and pictures here. You may also like to check out Onni’s Victoria Hill homepage for more details on the overall community plan. If you have any questions or would like to schedule a private viewing please do not hesitate to get in touch!

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Edmonds BE Condo for sale (Burnaby East) : 1 bedrooms : 41 7179 18TH Avenue in Burnaby : MLS(r) # V932631

41 7179 18TH Avenue Burnaby V3N 1H2 : Edmonds BE

Open House on Sunday, February 26, 2012 2:00 pm - 4:00 pm

CONTACT

• Details
• Photos (6)
• Map | WalkScore

$274,900

Prop. Type:

Residential Attached

MLS® Num:

V932631

Status:

Active

Bedrooms:

1

Bathrooms:

1

Year Built:

1998

• Contact about this Listing
• Open Printable View
• Calculate Mortgage
• Send Listing

Show Neighborhood Places

What a great one bedroom condo to call home. Just blocks from Skytrain you will appreciate the location this high quality building provides. The living space is bright and open, providing ample space for living, dining, in-suite laundry/storage room, large bed w/ nice walk-in closet. Being on the top floor is a real bonus here, your covered balcony, facing east overlooking the green courtyard, can be used and enjoyed all year round. Shopping, gym, library, coffee, all a short distance away at Highgate Mall. Edmonds Community Center and Swimming Pool under construction up the hill will just add further value to an established neighbourhood. Call or email today to arrange a showing at your convenience!

Listing Info:

Listed Date:

Feb 19, 2012

General Info:

Property Type:

Residential Attached

Dwelling Type:

Apartment/Condo

Home Style:

Upper Unit

Year built:

1998 (Age: 14)

Total area:

629 sq. ft. 58.44 m2

Fin. Floor Area:

629 sq. ft. 58.44 m2

Total unfinished area:

0 sq. ft. 0 m2

Main Floor Area:

629 sq. ft. 58.44 m2

Floor Area Above Main:

0 sq. ft. 0 m2

Floor Area Below Main:

0 sq. ft. 0 m2

Basement Area:

0 sq. ft. 0 m2

Finished Levels:

1.0

Bedrooms:

1 (Above Grd: 1)

Bathrooms:

1.0 (Full:1/Half:0)

Taxes:

$1,600.00 / 2010

Lot Area:

0 sq. ft. 0 m2

Outdoor Area:

Balcony(s); Patio(s) or Deck(s)

Water Supply:

City/Municipal

Additional Info:

Heating:

Electric, Natural Gas

Construction:

Frame - Wood

Foundation:

Concrete Perimeter

Basement:

None

Roof:

Asphalt

Floor Finish:

Laminate

Fireplaces:

1

Fireplace Details:

Gas - Natural

Parking:

Garage Underbuilding

Parking Total/Covered:

1 / 1

Parking Access:

Front

Exterior Finish:

Vinyl, Wood

Title to Land:

Freehold Strata

Room Information:

Floor

Type

Dimensions

Other

Main F.

Master Bedroom

11' 3.35 m x 10'9 3.28 m

-

Main F.

Living Room

13'6 4.11 m x 11'3 3.43 m

-

Main F.

Dining

10'10 3.30 m x 7' 2.13 m

-

Main F.

Entrance Hall

6'6 1.98 m x 3'4 1.02 m

-

Main F.

Laundry

6' 1.83 m x 6' 1.83 m

-

Bathrooms:

Floor

Ensuite

Pieces

Other

Main F.

No

4

By-Law Restrictions:

Pets Allowed w/Rest., Rentals Allowed w/Restrictions

Maint. Fees:

$150.00

Maint. Fees Include:

Caretaker, Garbage Pickup, Gas, Management

Amenities:

Elevator, In Suite Laundry, Storage, Wheelchair Access

Legal Description:

PL LMS2966 LT 41 DL 95 LD 36 THE STRATA LOT AS, SHOWN ON FORM 1.

Other Details:

Dist to Public Trans:

1 BLK

Property Disclosure:

Yes

Cats:

Yes

Reno / Year:

- / -

Listing information last updated on Feb 21, 2012 10:34 PM

ADAM GOSS (PARK GEORGIA REALTY LTD.) PARK GEORGIA REALTY LTD. Tel:1 (604) 644-6650 info@adamgoss.ca

Next Listing »

Back to Listings » Listing Details

The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Real Estate Board of Greater Vancouver (REBGV), 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 REBGV, 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 REBGV, the FVREB or the CADREB.

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If you were to review this report released by BC Assessment, you would find the following information on the assessments: (column on the right is this years average value)

As you can see, the biggest jumps are in: Queens Park at + 15.05%, Queensborough at + 14.59%, and low rise 2 bed condos at 13.9%. While the only area losing value was Sapperton at – .31%.

I am not surprised by large increases in the value of properties in Queensborough or 2 bed low rise condos. Queensborough has seen great improvements in recent years with the completion of Port Royal, new parks and rec facilities, boardwalk, Lowes, and the Queensborough Landing. The increase in 2 bed low rise condos is no surprise either – as a shift in demographics has set in; and the stock of such apartments has improved greatly. Complexes such as the Copperstone in Sapperton are desirable to buyers new to the market.

When it comes to Sapperton, I am a little surprised to see a decrease in value, because I see this being an attractive area for future gains. It is likely that the uncertainty of United Boulevard Exchange Project and the unfinished Brewery District hurt values over the course of the year.

But the real question is, is the average home in Queens Park really worth over $1 million?

There was 26 listings sold in Queens Park from July 1, 2010, through July 1 2011. Only 3 of those sales were of the million dollar variety, with $1.25 million being the highest sale. Here are the statistics straight from MLS:

Based on all these sales, the average price is well below $1 million. However, there was one sale in Queens Park that I believe is the sole reason for the increase, and that would be 216 St. Patricks Street:

This home went for an astounding $103,000 over asking price as a building lot. It is my educated guess that this is what BC Assessment is leaning on when it comes to land value in Queens Park. They will likely suggest that, because of this sale, land in Queens Park is worth approximately $103 per sq.ft. ($902,000 / 8712 sq.ft.), plus the value in the home.

However, this is a challenge because most homes in Queens Park are most likely not a knock-down. The highest and best value of a home in the area is most likely as is. Therefore, it can not be assumed that the value of 216 St. Patrick is reflected in the land value of other properties. If a house in Queens Park is not a knock-down, and it is also not a $1 million home, this should be a point used in any appeal to BC Assessment.

Do you think the average price of a home in Queens Park is worth over $1 million?

I believe that many of New West’s biggest challenges/issues stem from traffic control. The majority of traffic on our streets has neither an origin or destination within New West. In fact, data pulled from a 2004 New Westminster transportation plan showed that 82% of traffic in during peak hours ends up heading through town. Obviously, this is something that comes inherently with our location within the Lower Mainland.

Throughout the early part of 2012, Translink will be working to solve the issue surrounding replacing the Pattulo Bridge. I truly hope New Westminsterites get educated on this issue, and join the dialogue. Because of our location within the Lower Mainland, our co-operation is vital to all of Metro Vancouver. In order to understand what is best for New Westminster, it’s important that those with a vested interest in the city have their voice heard, and become part of the solution.

The City of New Westminer put out a release today with important information regarding this project. Also, consider taking a few minutes of your free time to look over Translink’s page regarding the Pattulo Replacement Project. Let’s keep this top of mind and join the dialogue on possible/desired results!

I strongly believe in Downtown New West’s potential as a regional ‘transit based’ city center, and in the possibility of reliving the days of “The Golden Mile” on Columbia Street. However, if this is to become reality, I believe seamlessly reconnecting New Westminsterites with the waterfront downtown is pivotal.

As it stands today, downtown “suffers from severance” issues, as the city has called it, in their Downtown Community Plan. As you can see in the picture here, Front Street is hidden below the much maligned downtown parkade. Then comes the heavy-rail tracks, and the pier – which today is part parking lot (Larco Development held site), and part Westminster Pier Park site that is currently under construction. Some serious severance issues if you ask me! The question is: how do you bridge this gap to create some semblance of continuity from downtown to the waterfront?

The current parkade structure will definitely need to be removed in a strategic way. This will open up Front Street to the light of day for the first time in decades. However, Front Street is the defacto truck route for many goods flowing through the lower mainland – goods that Metro Vancouver ideally sees flowing through much more seamlessly. Hence, the North Fraser Perimiter Road and United Boulevard Extension projects on Translink’s plate. It is difficult to foresee any realistic solution to removing or re-routing both the Front Street truck traffic and the heavy rail tracks that completely severe downtown New West and the waterfront.

With that, we are led to the idea of encapsulation. Initially it seems pretty far fetched to imagine completely encasing that amount of space and heavy moving mass. I can assure you however that this idea is on the city’s radar and forms part of their LONG-term strategy for reconnecting the downtown to the waterfront. In this Transportation Presentation, the city cites that once Larco has developed it’s 5th tower, encapsulation will be considered post 2031.

Many people will have a number of questions jump out at them when they see this for the first time. I was first struck by the size and number of towers proposed along the waterfront. It also appeared to me that Front Street will only get to enjoy sunlight temporarily throughout the day. But there will be changes to this concept over time, and it will evolve along with the downtown core.

I will elaborate on the potential Larco Development in a future post but would suggest that a development of this size may very well be what is required (along with senior government investment) to make a undertaking of this size feasible. BIG visions and BIG goals will require equally BIG solutions. I am encouraged by the comprehensive approach viewed to be necessary by City Hall when it comes to this very large challenge.

The first steps to seeing this through have been taken. The city is pushing to remove the west end of the downtown parkade, as I touched on in a previous post (as did Patrick Johnstone in a quality post). It is critical to the city that this be moved forward in order to create a Westminster Pier Park access. As you can read in this Newsleader article, they have been in discussion with Larco for sometime now about the extension of Quayside Drive and dually investing in ramp access to the park.

This is a long way down the road, but even still, I find it very intriguing. I would highly recommend anyone with a keen interest in downtown New West’s revitalization to check out the Official Downtown Community Plan.

This area has seen a great deal of positive change in the past few years. Of great value to The News residents is the nearly complete, $250 million, Plaza 88 development that incorporated redevelopment of New Westminster Skytrain Station. Within this development is a large Safeway, 10 cinema movie theatre, Drugstore, Banking, and over 100,000 square feet of other retail space.

This suite has a very functional layout with bedrooms on either side of the living room. Master bedroom has walk-through closet that open to the bathroom. Kitchen is open concept and features granite counters and a gas stove. The den would make a great office or play area for a young one (playground in common area would be nice for any young one too).

Check out the details below and feel free to call with any questions or to arrange a viewing.

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Edmonds BE Condo for sale (Burnaby East) : 1 bedrooms : 41 7179 18TH Avenue in Burnaby : MLS(r) # V932631

41 7179 18TH Avenue Burnaby V3N 1H2 : Edmonds BE

Open House on Sunday, February 26, 2012 2:00 pm - 4:00 pm

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• Details
• Photos (6)
• Map | WalkScore

$274,900

Prop. Type:

Residential Attached

MLS® Num:

V932631

Status:

Active

Bedrooms:

1

Bathrooms:

1

Year Built:

1998

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What a great one bedroom condo to call home. Just blocks from Skytrain you will appreciate the location this high quality building provides. The living space is bright and open, providing ample space for living, dining, in-suite laundry/storage room, large bed w/ nice walk-in closet. Being on the top floor is a real bonus here, your covered balcony, facing east overlooking the green courtyard, can be used and enjoyed all year round. Shopping, gym, library, coffee, all a short distance away at Highgate Mall. Edmonds Community Center and Swimming Pool under construction up the hill will just add further value to an established neighbourhood. Call or email today to arrange a showing at your convenience!

Listing Info:

Listed Date:

Feb 19, 2012

General Info:

Property Type:

Residential Attached

Dwelling Type:

Apartment/Condo

Home Style:

Upper Unit

Year built:

1998 (Age: 14)

Total area:

629 sq. ft. 58.44 m2

Fin. Floor Area:

629 sq. ft. 58.44 m2

Total unfinished area:

0 sq. ft. 0 m2

Main Floor Area:

629 sq. ft. 58.44 m2

Floor Area Above Main:

0 sq. ft. 0 m2

Floor Area Below Main:

0 sq. ft. 0 m2

Basement Area:

0 sq. ft. 0 m2

Finished Levels:

1.0

Bedrooms:

1 (Above Grd: 1)

Bathrooms:

1.0 (Full:1/Half:0)

Taxes:

$1,600.00 / 2010

Lot Area:

0 sq. ft. 0 m2

Outdoor Area:

Balcony(s); Patio(s) or Deck(s)

Water Supply:

City/Municipal

Additional Info:

Heating:

Electric, Natural Gas

Construction:

Frame - Wood

Foundation:

Concrete Perimeter

Basement:

None

Roof:

Asphalt

Floor Finish:

Laminate

Fireplaces:

1

Fireplace Details:

Gas - Natural

Parking:

Garage Underbuilding

Parking Total/Covered:

1 / 1

Parking Access:

Front

Exterior Finish:

Vinyl, Wood

Title to Land:

Freehold Strata

Room Information:

Floor

Type

Dimensions

Other

Main F.

Master Bedroom

11' 3.35 m x 10'9 3.28 m

-

Main F.

Living Room

13'6 4.11 m x 11'3 3.43 m

-

Main F.

Dining

10'10 3.30 m x 7' 2.13 m

-

Main F.

Entrance Hall

6'6 1.98 m x 3'4 1.02 m

-

Main F.

Laundry

6' 1.83 m x 6' 1.83 m

-

Bathrooms:

Floor

Ensuite

Pieces

Other

Main F.

No

4

By-Law Restrictions:

Pets Allowed w/Rest., Rentals Allowed w/Restrictions

Maint. Fees:

$150.00

Maint. Fees Include:

Caretaker, Garbage Pickup, Gas, Management

Amenities:

Elevator, In Suite Laundry, Storage, Wheelchair Access

Legal Description:

PL LMS2966 LT 41 DL 95 LD 36 THE STRATA LOT AS, SHOWN ON FORM 1.

Other Details:

Dist to Public Trans:

1 BLK

Property Disclosure:

Yes

Cats:

Yes

Reno / Year:

- / -

Listing information last updated on Feb 21, 2012 10:34 PM

ADAM GOSS (PARK GEORGIA REALTY LTD.) PARK GEORGIA REALTY LTD. Tel:1 (604) 644-6650 info@adamgoss.ca

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The cities made great strides in recent years and the completion of projects like the Multi-Use Civic Facility, Waterfront Pier Park, and Trapp Block will continue that positive trend. There still is heated debate over a number of issues going forward, however, one thing that is not up for debate is the need for consumers and lots of them if we are to see the return of a bustling Columbia Street.

These consumers will need to come from both within and outside town to support business growth. They will come on foot, on train, on bus and by car. The latter is the biggest issues as business owners and the city debate where and how to accommodate sufficient parking spaces.

Likely one of Downtown New Westminsters most puzzling and contentious issues is in fact parking. At the heart of the discussion is what to do with the downtown parkade, backwards angled parking and bike lanes on Columbia Street. For now I’ll focus solely on the parkade.

The city has proposed the removal of the west end of the downtown parkade. This is such a contentious issue for many that some local business owners are rallying to “Save the Parkade” this evening at The Columbia Theatre. Below I have copied the flyer sent out for the rally earlier this week for the rally:

1. Downtown Merchants and Landlords have not seen any line of reasoning from city hall showing that removal of the Parkade or reduction in parking will improve business.
2. Merchants and landlords will lose over $6,000,000 in rents and personal income during the West Parkade demolition and Front Street realignment process.
3. Removing 283 parking spaces and replacing them with only 36 much despised back in angle meter parking spaces will not be adequate for area prosperity.
4. Other than the East Parkade, there are no monthly or multiple hour parking spaces available for our workforce. Not everyone takes the train to work.
5. The city has not implemented any long term plan to create decentralized parking spaces. In fact, most new developments have relaxed parking requirements.
6. The parkade is a $20,000,000 revenue generating, downtown revitalizing, asset to save, not to destroy. Smart money would invest in its rehabilitation and enhancement.
7. The parked and Front Street are in need of a long term vision including noise abatement, safety, maintenance, beautification and enhancement.
8. The parked was created by the merchants, paid by merchants and its fate and management should be controlled by merchants.

Save the Parkade Committee can be reached at – savetheparkade@gmail.com

Anyone who has been engaged in conversation with me regarding Downtown New West Revitalization will know I am not the biggest fan of this parkade. What bothers me most is the dodgy area it creates along Front Street which I have long believed could be a real neat, trendy street. Instead its not at all desirable to walk, is cold, dark, and sketchy. I fully understand this is also due to the train tracks.

Despite the fact we have a great asset that many downtown cores do not with Skytrain stations bookending our downtown core. I believe it is a stretch to think all of our much needed consumers are going to travel in on Skytrain alone. I can’t imagine a ton of shoppers going out of their way to Skytrain and then lug their goods back home the same way. That’s why I strongly believe that we need a parking solution that doesn’t assume people will be primarily using public transit and to remove significant amounts of current parking capacity wouldn’t be appropriate.

We need a solution that removes any barriers to consumers visiting our downtown. If consumers feel it is laborious to visit they will choose not to come. Therefore, we need a solution that is inclusive of all transit options while keeping in line with a long term vision for downtowns revitalization.

I appreciate the sentiment of long time New Westminsterites and longtime merchants who in fact carried the costs of the parkade for a substantial period of time. This point should not be disrespected nor overlooked. It is also true that the parkade generates a fairly significant revenue for the city through parking fees and from the filming industry (remember I, Robot?).

My feeling is that removing the west end of the parkade will not cause all that much disruption to current users or businesses (I could be wrong). I personally use that end quite often and will not be bothered by a little extra walk. Although once it is taken down it is not going back up the same so it’s likely best to explore repurposing the lot prior to removal. For example, as Park and Ride, free parking for consumers, or monthly parking options.

In an ideal world there is a solution that incorporates the encapsulation of the train tracks providing undisturbed access to the waterfront while accommodating the necessary parking. Our city was founded on the banks of the Fraser River and we should not be cut off from it; I believe this is the big picture. This would understandably be extremely expensive, require many a deal to be made with current land owners, and a significant amount of time.

Until then I am ok with the partial removal of an old, ugly, mostly empty, and seemingly unstructurally sound parkade if it is openly discussed and decidedly the best approach for the time being. Parking is and will remain to be vital to downtowns growth though and I do not believe it should be taken too far at this point.

That is my quick take. If you take great interest in this topic I suggest you swing by Columbia Theatre this eveing.

What’s your opinion? Would you like to see the parkade stay in tact as is, revitalized, repurposed or removed?

Updated