David Pylyp

With speculation about a slowing economy, everyone's searching for a little security. Here are [Toronto Life's] picks for crash-resistant neighbourhoods

The most important consideration in buying crash-proof real estate is the overall vitality of a neighbourhood. Look for areas with thriving local businesses and well-maintained homes that are accessible by TTC. Districts with a diverse mix (detached, semis, towns, apartments and condos) at a variety of price points means you won't run the risk of living in a bust area if, say, townhouses go out of fashion (ultra-high-end condos, which tend to attract foreign investment, are the exception). Flexibility is another key; properties that are easily converted between single-family and rental units will ensure against a property value-lowering fire sale if your neighbour is desperate to sell and can't hold out for a decent price. Regions populated by those who work in IT, advertising, design and media will fare better through a downturn than nabes with high-flying financiers or auto workers. Areas with artsy professionals often have a high proportion of cafés, galleries, boutiques and other value-maintaining amenities. Having a permanent attraction such as a museum, park or waterfront, and residents with fixed incomes (such as students and seniors) provides a steady support system for local businesses. Emerging areas with undervalued properties are money-makers when gentrification hits.

They include; Annex, Guildwood, High Park - Swansea, Kingsway South, Kensington - Chinatown, Longbranch, Palmerston - Little Italy, Rosedale - Moore Park, Trinity Bellwoods, University.

The criteria for selection was; high percentage of students and seniors, high concentration of luxury condos, properties can be converted from single family to rental units, permanent attraction and populated by IT, AD, design & media types.

David Pylyp; While I agree with the selection process, concentrating in the west side of Toronto I am more familiar with High Park- Swansea. They have excluded a large up and comming neighbourhood of The Junction. This has a vibrant arts community and a revival of business thru the local BIA. The Longbranch neighbourhoods (Mimico and Alderwood) have long been undervalued compared with other Toronto locations. Another omitted and highly desireable pocket is the Markland Wood neighbourhood with what, I believe, is the highest concentration of inground pools per square mile.

In each neighbourhood evaluation one does need to examine, community involvement, investment in renovations and the turnover (stabililty of ownership) rates.

FUD is a sales and marketing acronym which stands for; fear, uncertainty and doubt.
Are we currently suffering from FUD? With everyone taking a wait and see position, we will make every negative prediction a reality.

I received this today...

Over the last two weeks, I have never seen in my 22 years of lending, seen so much doubt and fear in our real estate market. Guest Contribution Lindsay Doke RBC

Houses sitting longer on the market, in some cases having to find solutions when the homes don't sell, and we have approved a purchase mortgage for the client. Clients holding off buying as they don't want to cash out their RRSP's or investments as they have dropped more than 20%.

The US in huge economic turmoil and on the brink of recession. Questions as to whether we, in Canada, could be victims of the same. When our variable pricing dropped to 0 - no discounting on new business, last Friday I too was shaken, until I took some time to gain perspective and reviewed our Economy and the marketplace .

CANADA IS STRONG AND HEAD AND SHOULDERS ABOVE OUR NEIGHBOURS TO THE SOUTH.

Prudent lending and wise decisions have kept and will keep our economy running stable with some growth in the last quarter. This week, two of the banks, TD bank and Ing Bank both have increased their prime to 5.75%!!

These two banks were offering outrageous pricing on mortgages over the past 9 months and now it has caught up with them. Just as it did 2 years ago with Bank of Montreal. This past week some major individuals in lending with TDCT in particular, are now out on the street armed with resumes seeking new employment.

"Folks you cannot survive in our business and sustain a growing business if you market on price alone".

The increasing presence of smaller low commission real estate brokerage houses you see going after your business is proof of this!!

RBC has not changed their mandate on how we do our business, providing a competitive product and leading with expert advice VALUE vs. PRICE

In the past three days the rumors that world wide banks would start to decrease their interest rate reductions has become reality. Reductions in Australia, England , France , US and now today in Canada, have been to jump start the economy once again and encourage consumer spending and confidence in the real estate market. Our feds this afternoon announced a 1/2% drop in the bank prime not to be confused with bank the lending prime which is 4.75%.

The variable remains the best product for those with Good cash flow. Growing incomes due to growth in their industry motivate buyers who want to maximize interest cost savings.

It is not however, for everyone.

Rest assured I will always advise at least 2 options for your clients to consider. That helps them make the most informed decision about their mortgage.

As my client of the month said it best.
"Lindsay I was afraid of the variable mortgage because of what friends and family were telling me. When I actually looked at the trends for the past 7 years with you and read the third party article you gave me the fears turned to confidence. I did my own research and realized it has been and still continues to be the safest product in the marketplace. By safe guarding our variable rate by increasing the payments by 10% (what the RBC mortgage allows), we are limiting the potential to ever need to convert our variable into a fixed term."

We all know when we let our clients speak for us and we act in their best interests that's the best for of advertising we can ever have! Deliver sound expert advise folks and win your client every time!

Always here to help you sell more homes!

Lindsay Doke Trusted Mortgage Advisor cell 416-464-6423 fax 905-785-2325 email: lindsay.doke@rbc.com http://mortgages.rbcroyalbank.com/lindsay.doke

David Pylyp; Lets get out there and snap up a few bargains!

Which agent do you pick?

Buyers, when shopping for their new home, interview a number of different agents. Each wants a dedicated client who will purchase quickly. The Buyer wants all the information they can find about their prospective neighbourhood and surroundings.

When first meeting Buyers, usually at a property or possibly a plaza near our intended destination; I present them with a kit for their buying process.

This includes;

• A flow Chart of the Buying Process and responsibilities,
• The FINTRAC reporting brochure, identification required,
• Buyers Agency Brochure
• Completed Buyers Agency Agreement for that Day only
• Sample Agreement of Purchase and Sale
• Sample Confirmation of Representation
• Home Inspection Brochures
• Mortgage Application(s)

At some point during the showing process, all of these issues need to be addressed, prior to making an offer on a specific property.

Recently I received this email;

First, let us thank you so much for a most informative and fun-filled day of viewing homes. Your knowledge, honesty and personal attention to our first time concerns was greatly appreciated. Whereas other agents try to sell you anything just for a buck, you took time to point out all of the advantages along with the disadvantages allowing us make a much more informed decision.

Instead of pressuring us, you re-assured us. Instead of rushing us, you took time to chat and listen to us. Instead of trying to sell us something more than we could afford, you showed us great value at a price we could afford.

In short, David you a natural at real estate. You make the experience educational, enjoyable and follow up with all of your promises as well. Your up to date approach to technologically based resources is also an added bonus. As such, we look forward to a soon to be final sale with confidence, re-assurance and total satisfaction. R & A Mitchell, Toronto

Grenadier Landing Etobicoke Condos Waterfront

Humber Bay Shores - 5 Marine Parade Dr.,

BUILDING DESCRIPTION:

Located in west Toronto on the waterfront, by the beach, Grenadier Landing is destined to become Toronto's most exciting new waterfront address. Stunning glass walled condominiums and waterfront townhomes, overlooking the park, the beach, the lake and the city. Suites from 640 sq. ft. up to 1,580 sq. ft., with terraces or balconies and soaring nine foot ceilings.

AMENITIES:

Two storey residence overlooking Parkland and the shores of Lake Ontario Two storey Grand Lobby with access to a beautiful landscaped courtyard 24-hour concierge Elegant party room, casual lounge adjacent to the lobby Hobby/craft room, games room, ping-pong Billiards, video/media room Fully equipped exercise room with lockers

Ample Visitor Parking Bicycle lockers on ground floor Guest Suite with balcony BBQ in landscaped Courtyard Steps to bicycle paths linking to Martin Goodman Trail, as well as the 300 kms Ontario Greenway Waterfront Trail

http://www.grenadierlanding.ca/

SUITES:

• 1 bedroom + den (825 sq. ft.) from $245,000 - $325,000
• 2 bedroom (866-986 sq. ft.) from $320,000 - $447,000
• 3 bedroom (1,188-2,000 sq. ft.) from $650,000 - $900,000
• 3 bedroom townhomes (1,945+ sq. ft.) from $850,000 - $1,000,000

If you would like more information on this building or to find out what is currently available for sale please Contact David Pylyp If units are available for sale or sold data you need to register to obtain this information. Please fill in the information below to receive.

Are you an Owner?If you own a unit in this building and you would like to sell your condo, click here and get a free condo value analysis.

The Waterford Humber Bay Shore Condos Etobicoke Condos Waterfront

2083, 2087, 2095 Lake Shore Blvd., W

BUILDING DESCRIPTION
Ultimate in luxury living, The Waterford consists of three buildings, one 16-storey tower and one 18-storey tower located on the shores of the Etobicoke waterfront. Stone and glass exterior. Extensive exterior landscaping and formal garden. Elegant foyer with 24 hour concierge, valet parking, car wash and many white glove services available - pet friendly! The suites feature private elevator access, coffered 9' ceilings and cornice moldings (except on the Penthouse floors, which offer 11' ceilings). Suites have private terraces and balconies, solid core paneled doors, gas fireplaces and French doors, individual heat pumps and ensuite monitored security. Kitchens feature stainless steel appliances including a wine refrigerator, granite and marble.

The Waterford (2095) is joined by the Waterford Towers, (2083 & 2087) two luxurious buildings directly behind the Waterford. It compliments its predecessor in design and offers a range of suites smaller but no less luxurious in quality. A landscaped terrace and multi-purpose room fully equipped with a catering kitchen and bar are situated on the rooftop of the building.

The fabulous open air terrace has magnificent views of d/t Toronto and Humber Bay.
An exercise / yoga room, counter-current pool, and business centre are other amenities located within the building. Everything from 9' ceilings, to 5" cornice moldings, hardwood floors, and frameless glass shower enclosures are standard features in each suite.

AMENITIES
Located on the Etobicoke waterfront, Extensive exterior landscaping includes formal gardens with trees, shrubs and distinctive water feature Architecturally detailed pre-cast and undulating glass exterior Elegantly designed lobby with finely furnished seating areas, and a distinguished water feature High-speed elevators Conveniently located 24 hour concierge "White Glove" services on a fee-for-service basis.

When inspecting the Waterford Towers at 2083 Lake Shore I was taken, with the entire top floor being used as the recreation centre. Accessed via your KEY fob the pool table and TV dining Lounge all have a panoramic view of DT Toronto. There are many doors that exit out onto the open air terrace to panoramic views.

Abundant Visitors underground parking is accessed via Marine Parade Dr.

MIX OF SUITES

• 1 bedrooms from 595-950 sq. ft.

• 1 bedroom plus den from 712-1,144 sq. ft.
• 2 bedroom from 750-2,133 sq. ft.
• 2 bedroom plus den from 1,144-3,820 sq. ft.
• Penthouses from 4,479-4,608 sq. ft.

PRICE RANGE OF SUITES

• Studios from $200,000
• 1 bedrooms from $233,000 to $370,000
• 1 bedroom plus den $281,900 to $374,900
• 2 bedroom from $280,000 to $1,000,000
• 2 bedroom plus den from $369,000 to $1,115.000
• Penthouses from $800,000 to $3,000,000

If you would like more information on this building or to find out what is currently available for sale please Contact David Pylyp Sold data is available for last 6 month period. You need to register to obtain this information. Please fill in the information below to receive.

Are you an Owner?
If you own a unit in this building and you would like to sell your condo, click here and get a free condo value analysis.