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	Toronto Condos Lofts and Real-Estate 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 UrbanRealtyToronto@gmail.com · UrbanRealty.ca
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Murano Condos we have an exclusive assignment on this spacious 752 sq.ft. condo with a sizable balcony on the 16th floor of the South Tower. Location could not be better at Bay and Grenville. Excellent amenities. Veteran builder. Close to all hospitals, Ryerson, U of T, Yorkville, Subway. More info >	CityPlace Neo At $319,900 this unit is a steal. This is a large 1+den just completed facing West located right on Spadina in the brand-new CityPlace Neo. Total of 849 sqsqft., 755 sqft indoor with a large 94 sqft balcony. The best amenities that only CityPlace knows how to build. 24/7 security. Supermarket on location. Easy access to downtown and waterfront. Streetcar at your door. Pool, gym, spa, party room. More info >

CityPlace Montage Fantastic Condo Assignment investment opportunity! this 555 sq. ft. condo on the 40th floor of the new Luna condo is available for sale via assignment. More info >	CityPlace Neo / Front & Spadina Sold-Out. Occupancy Fall 2008. Spacious 2-Bed, 2-Bath, Balcony 990 sq. ft. (total) Designer Kitchen and Bath 24/7 Security, Pool, Sports Amenities Parking and Locker included. More info >

Luxury Condo / Yonge and Bloor Sold-Out Plan. Occupancy 2010. Info click here >	The Residences of Maple Leaf Square: Toronto condos for sale at maple Leaf Square Condos via Assignment. More Info > More Condos For Sale: CityPlace, Neo, Montrage, Luna, Panorama, Arc, Neptune 2, Fashion House, Giraffe Condos >

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 >

Fashion House: The Ultimate Investment?

Fashion House Condos / Toronto Condos

Picking the best units in a condo building is crucial for all investors. You want to know the unit you purchased does better then your neighbors, and you certainly don't want to learn that you didn't make as much money as them. Ouch! I'll show you how it's done. Read >

100 New Developments	Investing in Toronto Real Estate

Amazing Deals on Sold Out Buildings!

Neptune II $239,900	Murano $364,900


Arc $235,900	Neo $319,900

U Condos Bay Street Toronto

This Pemberton Group development takes place at the U of T grounds on Bay street.
You couldn't ask for a better downtown Toronto location.
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Fashion House Parc Lofts

Toronto Condo Market Insights	Toronto Real Estate News

Port McNicoll Real Estate

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Port McNicoll, ON - The former shipping yards of Canadian Pacific, which have been neglected since the 50’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.

Toronto Condos Spring 2008 Prediction - Part 3

was I right or was I right? you tell me.

Toronto Condos Spring 2008 Prediction
Part 3

Read this post at own risk, the content posted here is intended for entertainment only, and not for providing information for transacting purposes. Investors, Buyers and Sellers should all consult a real-estate professional in person and discuss their wishes fully and thoroughly with him or her. Call Yossi at 416.441.2888 x 678 for a free one-on-one consultation.

And now to the bones:

Ok, so we’ve discussed the past 10 years, and I’ve explained why it’s a strong market, has no subprime risk and told you that Condos are here to stay: it’s the only viable living accommodation for downtown Toronto.

But besides all the data, there is knowledge: what we learn from the raw numbers and our interpretation to this data we collect, and that’s what this post is all about.

If 10 years ago the residential inventory was at today - 150,00, today it has 150,000 additional residential units (many of which are condos), with downtown at 90% condo living. has anyone looked in to the resale market? no. I didn’t think so.

The resale market had also gone through leaps and bound, having changed from that crappy little semi I bought off Sorauren Ave. and fixed myself in 2000, into a market with designer-hot condos with amenities as pools, gyms, screening rooms, patios, rooftop gardens, whirlpools, bowling allies, you name it. if you are single, or a young couple, why would you buy a falling apart 1940’s decaying property that requires $60,000 in immediate renovations? you probably won’t unless you’re about to start a family. And that is the case for so many pocket neighborhoods.

And another thing happened: prices of new construction are now on par with existing, registered condos. remember in 2001 when you bought a place for $260 PSF and it was cheaper then existing areas because the location wasn’t great or you were afraid that the condo business will melt overnight? well now things are different. The condo market did not tank, people learned very quickly (if you call 10 years fast - I do) that “the next great area” is King West, then CityPlace, then Liberty Village, then King East and Queen and Carlaw.

So our friend Skilled Immigrant or Job Mover have fine choices they could not have had a few years back: they can go for a new property or search rom thousands of existing buildings and pick whatever they like, as prices will be more or less the same (with newer building actually becoming more expensive then existing - the reverse trend that we were used to).

“Hey Kaplan”, I’m asked, “people still want new condos! how can that be? and for how long?” well that depends on supply and demand: as long as we have buyers who deem it viable to purchase condos at prices offered we will see transactions.

Here is my detailed prediction:

(1) As the overall number of new registered condos increase, more buyers will consider existing condos

(2) As overall prices increase, bottom-end users are priced out of the market, creating pressure on builders to maintain entry-level prices at $200’s to $250’s.

(3) New buildings must out-do earlier ones, installing and featuring LEED, high-end designs, imported kitchens, and new technologies to allure new buyers to purchase new instead of re-sale

(4) Entry level for existing buildings at 5% with CHMC while new construction 20%, either eliminating new buyers or builders will have to get financially creative to allow new buyers to keep purchasing new stock

(5) A slow down in new construction sale is possible mainly at the low-end units (sub $250,000) as entire population segment does not qualify for mortgages unless they make over certain amount and/or have cash reserves for downpayment.

(6) Luxury buildings are few and should maintain a high pace of transactions, this is not an affected segment.

(7) Investors should look into buying quality-first buildings and consider larger units, 2-bed 2-bath being an example.

(8) Ontario Builders would prefer keeping their prices at current level and offering specials or discounts, rather then lowering prices, even if transaction pace slows down a bit.

(9) As less and less lots are remaining available for new builds, overall prices will continue to rise in the long run.

(10) The US subprime is far from over and it is a great unknown in the Canadian economy. Make smart purchases that you are confident about. Read entire series now in VIP>

© All Rights Reserved Yossi Kaplan 2008.

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.

Now although I do not expect any you to become a maverick real estate investor after reading these, these all make sense yet seldom put together:

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

It was eight years ago, on a hot Sunday afternoon and I was racing my friend Stephane cycling east on King St. West – then a desolated area – when the phone rang. It was dad on the other line, “are you still renting? He asks, “yes” was the laconic answer. “Have you looked into buying?”, “well no, it’s expensive” I answered robotically. “How do you know?” asks dad. “well, I don’t”.

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.

* * *

"Sell With Yossi and Prosper"

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

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