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Port McNicoll Luxury Custom Homes, Land
and Condos by Yossi Kaplan, MBA Salesperson, Harvey Kalles Real Estate Brokerage, LTD. 2145 Avenue Road, Toronto T. 416.441.2888 x678 F. 1.866.598.6001 PortMcNicoll@gmail.com · PortMcNicollRealEstate.com |
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+ About + Blog + Buy & Sell + Invest + Affiliates + CONTACT + |
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Port McNicoll, ON - The former shipping yards of Canadian Pacific, which have been neglected since the 60’s, have turned hands and were recently purchased by Skyline Development Inc. the company who created the award-winning Pantages and Cosmopolitan boutique hotels in downtown Toronto. In our opinion, a great place for your summer home, and an incredible investment opportunity. |
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| Latest Articles: Toronto Condos |
Skyline President Gil Blutrich talks Port McNicoll
In this video from August 2008 we
learn about the seaways connection from the to Port McNicoll. |
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Aerial shot of
Port
McNicoll. |
 S.S. Keewatin circa 1930's. Ontario Archives. |
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Sell with Yossi & earn Aeroplan AirMiles! |
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Sell your Port McNicoll Land,
Custom Luxury Homes and Condos with Yossi -
and fly for free! |
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Yossi in The National Post:
Lots have been said about
Queen East/Leslieville.
This article examines some of the pros and cons of buying in an under-developed
area,
and reviews the possible future of Queen East.
Read Here >
Yossi sold this 1910 Grand Victorian and was interviewed
by the National Post
to download this article click here
Toronto
Condos
For Sale
List your Toronto Condo for sale with
us and
prosper.
Murano on Bay: 2-Bed
2-Bath $364,900
Exclusive listing. Brokers Protected.
~ scroll below for more properties for sale ~
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Voyager 2: 2-bed 2-bath for sale $369,000 MLS®: W1340777 |
ARC Condos: 1-bed | Neo @ CityPlace: 1+den |
Neptune 2: 1-Bed
$239,900
Exclusive listing. Brokers Protected.
Maple Leaf Square: Penthouse For Sale
Penthouse @ Maple Leaf Square
Offered Exclusively for Sale.
brokers Protected. INFO >
Hot Toronto Condos and Lofts Developments
King West by
PlazaCorp
@ Liberty Village
King West by PlazaCorp VIP Brokers Launch
Sunday, June 22, 2008
Wish to buy first?
let us know
Floorplans and prices available exclusively through us!
We believe King West is a great opportunity
for
first-time homebuyers, up-graders and townhome shoppers.
King West Article 1 | King West Article 2
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Fashion House by
Freed Developments
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Parc Lofts and Condos
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2
Ossington Lofts: unique intimate collection of only 18 lofts
Read more about 2 Ossington Lofts >
Charlie Condos by Great Gulf Homes
Charlie Condos by Great Gulf Homes Info >
London on the Esplanade Final Release >
New Developments and Investing
| 100 New Developments | Investing in Toronto Real Estate |
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New Development
Purchasers: If you're looking to purchase a condo in a new development, you've come to the right place. We have intimate knowledge of the city's best and most exciting new developments, that we share with our clients to their exclusive benefit. Our services free to buyers, and unit prices will not change. You will gain an experienced professional working on your side, helping, guiding and representing you throughout the process. The advantages are clear. |
| Toronto Condo Market Insights | Toronto Real Estate News |
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Our Services: |
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Free Consultations |
| We’re now offering free 1-hour consultations for all Sellers, Buyers
and Investors. All appointments are private and confidential, and intended so we can answer your questions regarding buying, selling, assigning or investing in real-estate. |
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Contract Assignments Assignments are not published, please call. |
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What is a Contract Assignment? Contract Assignment is an Agreement of Purchase and Sale that was executed between a Builder (The Seller) and an individual purchaser (The Buyer). The Purchaser now becomes the Seller and is offering the Agreement for sale, all before the building has completed. Assignments are short-lived and difficult to come by, and are not well understood by many. Contract Assignment are complex and delicate matter. They involve legal knowledge and action, marketing, sales and negotiation skills, and financing activities. |
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New Service Announcement:
Condo Contract Marketplace.
Sell and Buy Condo Assignments with Trust and Professional Guidance.
New Condo Buyers? bought a condo and curious to know what it's worth now? contact us
Got a contract to sell? Looking to buy or invest in condos? just looking? contact us.
Find Us Online:
office tel: 416.441.2888 x678
More Original Content by Yossi:
Condo Fees 101: The Ballad of Poor Nick Clayton
How to Lose $28 Million in Real
EstateSeven Deadly Sins of Condo Buyers: Sin # 1: PRIDE Bigger is Better?
Condo Fees #102>>> dating and condos <<<
original, insightful and funny3-part series
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| Dating and Condos |
My Amenities or Yours? |
The Morning After |
Toronto Condos: Renting, a 3-part series
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| Don’t Kill the Landlord | Rentals are Expensive | Toronto Condos: Rentals |
Real-Estate Articles by Yossi
How to Invest in Condos: The Seven Stages of Condo Investing
disclaimer: for educational purposes only. not intended as investment advise.
So you heard about people buying “off plans” and you want “in”. This article illustrates the sales cycle of a condo development and how and why prices shift up in such a typical development. The information provided here is based on the cumulative experience of thousands of individuals who bought real-estate at very early stages of development and realized a profit at a later stage. Whether you are buying a condominium for yourself to live in, or investing in urban residential real-estate with the intention to profit on appreciation and then sell the condo or lease it to a period of time, you are an investor.
for illustration purposes, assume a typical 1-bedroom 600 sq ft condo on third floor facing the courtyard with starting selling price of $199,900, or approx. $333/sq.ft. you can later replace our demo unit with yours and see how it performs.
1. Investor Stage the best time to buy a condo is as soon as the project is available for sale. That is when prices are the lowest they will ever be, assuming a healthy seller’s market, as we have experienced in the past decade. Investors act now, before the sales centre opens and long before any marketing material is available. They make their purchasing decisions primarily based on floorplans, siteplan and a pricelist. Investors purchase condos that produce maximum gains by picking condos that are easy to rent or re-sell. Investors may enjoy lower downpayments and preferred payment structure.
“Picking a good investment unit
requires skill and experience
and that’s why investors
work with us.”2. Brokers’ VIP night Thursday before Public Opening. Approx 25% of the building sold to investors and prices slightly increase to $342/sq ft or $204,900 for our sample condo. It is the same condo exactly, but now since we have made a significant advance on selling within the development, the inherent risk level is reduced and pressure on supply allows for a small increase in asking. Another 10-20% of total units are sold at Brokers’ night - sometimes at identical prices sold to investors - selection is good as investors mostly pick small units. Brokers’ night is a great opportunity to purchase a larger-size units which are now available yet no investor looked at.
3. Public Opening weekend It’s Saturday noon and the doors open to the public, displaying 30-40% sold project with most small units gone or gone up the price. A well designed and well priced new project could sell 10-20% off the available units, bringing the project to 50%. Home Run projects will score at the 60% level by the end of the first week, setting the prices an inch higher.
4. 50% the law of attraction 2-3 sales/wk, hot buildings attract more buyers, and sometimes friends, neighbors, sisters and cousins will purchase a unit in the same building with a close friend or relative. Large units are sold as well at this stage and 1-bedrooms selling well as many are available.
5. 70% pre-construction - last chance before next increase, as start of construction symbolizes less risk and as supplies are reduced prices are being pushed up by last minute demand and late bloomers. Although slower sales at this stage the more the building nears completion, the more attraction it gets and interest is renewed.
6. construction to occupancy attentions re-builds as construction goes underway and sales increase in relation to upcoming completion, as embedded risk is minimized and those who “like to see it” can now do so and purchase with confidence nonetheless still enjoying a price discount over what is about to happen next
7. registration and open market the building is now “free for all” although perhaps several units and a penthouse or two are still available, a finished successfully designed and built building is probable to enjoy another sharp price increase when those who are interested but did not purchase can start bidding on condos through their agent. remember the exclusive broker is no longer involved, and the building enters the open real-estate market. The 600sqft demo unit we picked earlier at the investor stage sells for approx. $40,000 more then when we bought it as investors, fetching $400/ sqft and a sale price of $239,900.
future appreciation some buildings continue appreciating faster then others even after registration and stay at the top of the resell list for years. Long term investors learn to recognize buildings that will produce outstanding returns over years, keep maintenance low with lasting quality and design.
Yossi Kaplan is a Realtor with Harvey Kalles Real Estate and his website is UrbanRealty.ca
© 2007 Yossi Kaplan. DO NOT REPRODUCE WITHOUT THE AUTHOR'S WRITTEN PERMISSION.
The Best 8 Tips You’ll Ever Read About Buying Investment Condos.
Buy low and sell high. At all cost avoid buying real-estate at market value. With new developments that means buying as early as possible, if you can, get on the insider investor list, or attend broker’s opening night. It’ll save you thousands of dollars.
Look for master-planned sites. These are large areas that are designed by a team of architects and engineers and have extended longevity which adds to value when reselling.
Look for projects with 200 or more units. Smaller buildings can have high maintenance fees, since they carry large fixed amenities costs, divided by a small number of resident. Reserve funds with large buildings will have larger pools, safeguarding the tenants from extreme expenses.
Look for buildings with great amenities such as rooftop patio, garden, waterfall, movie rooms, party rooms, gym, pool, billiards, etc. Proper amenities make for great living, easy to rent and easy to re-sell.
Look for an assignment clause. An assignment clause in the purchase agreement states that legally you could transfer future ownership to a condo you have purchased but yet to close (i.e. take posession), taking profits faster and not going through the expenses and hassles of closing.
Find the best floorplan available and grab it. If you believe it’s really good, then get a couple. Each building has better and worse plans. Learn how to read plans and pick the best ones in each project.
If you find that you cannot make up your mind, talk to someone. If you are losing too many deals, retracting offers, not focused, seems to be juggling several options, then find someone to talk to and resolve the issues that are stopping you from investing with a clear mind.
Find a real-estate investment specialist. They will have the know-how and the who-how to find the most qualifying investments and get you in front of the line, and the best value.
Yossi Kaplan is a Realtor with Harvey Kalles Real Estate and his website is UrbanRealty.ca© 2007 Yossi Kaplan. DO NOT REPRODUCE WITHOUT THE AUTHOR'S WRITTEN PERMISSION.
The Last Affordable Condo
I looked up and there it was, an old 2-story warehouse at the North West corner of King and Tecuseth, with a banner advertising condos onsite. Stephane and I walked our bikes up into the sales centre, and 10 minutes later I put a red dot on #305. I called dad a couple of days later: “got one”, reply, “good?”, answer, ”seems like it”.
The building turned out nice and the area exploded, we ended up renting the condo then selling it for a nice profit a few years later.
A condo like that sells today for approx $250,000, and we paid in the high 130’s for it, virtually doubling in price over eight years, or averaging 9-10% increase per year on value.
Now think. If that 700 square footer sells for $250,000, is it possible it’ll cost $500,000 in 2015? That’s $800 PSF, funny enough also the current asking price for luxury spots such as L-Tower, Pier 27 or The Four Seasons (well they charge more).
So how long before you find yourself priced out? Lets play the game with that 700 footer: say you have $50,000 ready for the 20% required downpayment, and you’re pre-approved for a mortgage. If the next eight years are like the former eight, within two years, this money buys you 560 square feet, and in four, about 460 square feet. Now you’re really thinking.
Finally, it also makes sense to me that rents will have to come up, as the 500 sq ft investor units – those which are soled to investors and represent condo rentals – approach $200,000 range, resulting in carrying costs of $1200 or more per month.
There are solutions and strategies for investing in such market.
What do you think they are?
Yossi Kaplan is a Realtor with Harvey Kalles Real Estate and his website is UrbanRealty.ca
© 2007 Yossi Kaplan. DO NOT REPRODUCE WITHOUT THE AUTHOR'S WRITTEN PERMISSION.
Shopping for new Developments
Often I'm asked about buying from plans in new developments. Here are some points to keep in mind while shopping around:
+ You can make a lot of money on new developments, but only if you know what you’re doing and who to buy from, and you won’t learn how-to from watching real-estate TV. Find the experts and work with them and them only.
+ Invest in an area that is at least five years away from saturation, pick a project that is destined to be the jewel in a new developments, with excellent city planning, expected positive cashflows with increasing property values.
+ Find and acquire “investor units”, simply put, they make the most amount of money, either as rentals or re-sale. However, by the time you walk into the sales centre, they’re all gone, so get on the Investor list, and be ready to sign some checks when new projects come up.
+ It's new. No-one lived here before you. Everything should work. at least in theory. Minimize risks by buying from reputable builders and hope that the builder is decent and will correct any deficiencies quickly.
+ Advertised vs. Real Move-in Date. Occupancy move-in dates advertised are usually very optimistic. If you intend on occupying plan on 6-12 months delay.
+ Amenities. Invest in buildings with great amenities, your tenants will thank you and when time to sell, you’ll have the advantage of having the facilities.
+ Closing Costs have a nasty habit of creeping up at closing. Insist on getting your closing costs capped in writing before the end of the 10 day cool-off period. You’ll know what to expect and how to prepare.
+ Occupancy Fees are the charges you must pay the developer during the occupancy period (you got the keys but the building is not yet registered). Try and avoid paying Rent or Occupancy Fees, neither is good.
+ Get out on time. Some buildings appreciate quickly within the first couple of years, then lag behind. Understand the entire urban realty market and switch your investments around to the next best areas and buildings.
Yossi Kaplan is a Realtor with Harvey Kalles Real Estate and his website is UrbanRealty.ca© 2007 Yossi Kaplan. DO NOT REPRODUCE WITHOUT THE AUTHOR'S WRITTEN PERMISSION.
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Yossi Kaplan, MBA
Specializing in Condos, Lofts, Investments and New Developments
Harvey Kalles Real Estate Ltd., Brokerage
tel 1.416.441.2888 x 678
fax 1.866.598.6001
urbanrealtytoronto@gmail.com
www.urbanrealty.ca
No Spam and No Junk.
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