Author Archives: amandayangcondotrendcom

Vaughan, The Heart and Core of this Rising City

Vaughan, The Heart and Core of this Rising City

     Downtown Vaughan is an area that should be on everyone’s radar due to the vast infrastructure improvements made in these past few years. The city has plans to mold it into the financial and cultural center of the city. One of the biggest additions to this neighbourhood has been the addition of the Vaughan Metropolitan Center and the extension of line 1 on the TTC subway, seamlessly connecting Vaughan to Toronto. This area has been massively developed with office spaces, retail centers and lifestyle amenities. Some large companies have already established their presence there with their commercial spaces including KPMG, BMO, Scotiabank, and YMCA. It’s expected that over 63,000 people will move into this new downtown core by the year 2031. This neighbourhood is definitely something both investors and end user’s want to keep an eye out on.

There are many properties in the preconstruction phase in the neighbourhood for residential use. Some of these include:

     Residents have access to transit galore; on one side the TTC subway can take commuters to Union Station in around 45 minutes. For motorists, highways 400 and 407 are both close-by allowing easy access around the city. Many amenities can be found nearby with retail stores, grocers and plenty of entertainment surround the area. As an investor, the property value of these buildings is only expected to increase with more and more funding being provided. Downtown Vaughan is continually growing with more commercial spaces and the like, it is expected to become a hotspot in the coming years. From 2015-2020, the Vaughan Metropolitan Center has attracted over $9 billion in economic activity. This area will be continually funded with the coming years to promote economic growth in the city. As people slowly move away from the core of Toronto due to increased costs of living, the areas nearby will be swarmed with more and more people.  

Share on facebook
Share on twitter
Share on email
Share on whatsapp
Share on pinterest
Share on linkedin
Photo by Cortel Group

You might also enjoy

Need more guidance on your investment/home?

Request a free consultation and price estimate here

多伦多 楼花 2017

10年前,2006-2007年, 多伦多曾掀起一阵炒公寓楼花的热潮, 当时只有平均300-400/英尺(约15000-20000人民币一平方米)。2010年后公寓市场最近退热, 炒楼花不再如之前那样火热, 人们转去买HOUSE和HOUSE楼花。 并且目前,目前是公寓的平均价格达到了 600-800/英尺(约30000-40000人民币一平方米),那么公寓市场还值得投资吗?回报如何?今年来石油价格在一定程度上影响了加拿大经济发展,这会造成房产市场的变化吗?(多伦多 楼花 2017)

从过去几十年的市场价格来看看多伦多的整体价格:(多伦多 楼花 2017)

多伦多1969年-2014年的房屋年平均销售价格,除了在1989-1996年期间出现拐点,整体呈现一个长期上升趋势;即使在2008年全球金融危机影响下,也保持了平稳增长。(多伦多 楼花 2017)

建筑业及土地发展协会(Building Industry and Land Development Association,BILD)公布,由於供应短缺,新建低层物业新屋过去一年中涨价达到22%。新的高层公寓的涨幅则为10%。(多伦多 楼花 2017)

2016年第四季度,多伦多房屋均价上涨至773,397加币,而平均12个月的价格为729,574加币,较之前的12个月相比涨了11%。其中多伦多独立屋的涨幅超过20%,平均销售价格为1,104,341万加币;而多伦多地区的公寓均价也比去年同期增涨了8%,平均价格达到447,489加币,而出租屋的空置率仅2%。这意味着在市场上充满了大量的买房者和租房者。由此可见,尽管大多伦多地区房产价格一直在涨,可仍然是一房难求的状况。

支持这一房价和增长的,我们来看看背后的原因。(多伦多 楼花 2017)

首先从供需角度来看(多伦多 楼花 2017)

一方面多伦多是加拿大最大的城市之一。人口一直在持续增长。无论是从加拿大其他城市搬入多伦多的本地人,以及国外的移民都为这个城市房产市场的稳定增长都贡献了。(多伦多 楼花 2017)

加拿大低贷款利率,并且租金高使房地产市场的投资回报率提高,吸引部分投资资金。加币对外汇率大幅下跌,使得外币在加拿大购买力提高,从而吸引外资进入市场。

与高需求相对应的是市场的供出明显是紧张的。

该图被称作The Greater GoldenHorseshoe Region(大多伦多地区金马蹄区域)开发总图,图中紫色部分为已开发地区,绿色为绿带保护区(包括林地,农田,水源等),浅色为未开发区域。所以能够用于房屋建设的土地非常有限。现在开发商要么城里建公寓,要么在浅色的较偏远的地方建House(独立屋,国内称别墅)(多伦多 楼花 2017)。

而从加拿大的房源来看,一直以来以独立屋/半独立屋为主,占到了45%。加拿大家庭的习惯是倾向于住别墅,即使是townhouse(连栋别墅)。因此把别墅类的加起来,达到了55%,占了房源的一半以上。这意味着这种类型的住房,占地面积大。同时多伦多政府规定了个人所有土地可以建房的比例为60-70%左右,因此有限的土地上也是能有有限的房产。

地产资讯公司Altus Group的调查显示,之前人们喜欢住在离市区远的位置,而有较大的住房空间的习惯开始慢慢改变。首先年龄在35岁以下的人,高至40%较为倾向于在市中心的地区居住,意味著宁愿舍弃近郊地区面积较大的住所。在年龄介于35至49岁的人之中,倾向相同的人的比率相同。这次的调查只以人口超过100万的城市居民为对象,结果显示,几乎在所有年龄组别之中,都有颇多的人较为乐意入住市中心较小的住宅。当然在80后之中,也有35%的人还是喜欢近郊的大屋。另方面,根据调查所得,在城市中心居住的人仍然需要泊车位,因为传统上的加拿大人真是人手一车,这种习惯是大家耳濡目染,从小认同的生活方式。因此即使是公寓房,有停车位的普遍也比没有停车位的价格略微高些。

当然Uber等的存在,让更多的年轻人选择了不买车的生活方式。

其次传统加拿大人所希望的让孩子在郊外成长的观念,也在逐渐改变。传统的家庭观念是让孩子们无忧无虑的在郊区长大,增加和大自然接触,有更大的生活空间;而现在更多80年代的父母们,倾向于在离市区较近的区域,有更多的餐厅在附近,有更便捷的生活方式。再加上多伦多市区有很多小型的公寓,儿童游乐园,再加上各种兴趣班非常便捷,让大家觉在市区抚养孩子也是非常好的,这使得更多的家庭转移到城市中心。

最后来看看购买因素

随这近几年HOUSE大涨, 本地较低收入的白领蓝领难以承担, 只好转入公寓市场。因为公寓房使用面积在60-80平方米(可以有1间卧室和一个小间/或者两间卧室)的价格为360000-480000加币,如果做10%首付,也就是36000-48000加币(约20万人民币)。这是对收入较低的人群来说是在能力范围之内的。

其次,多伦多的租金相对较高,对于投资者来说,也是非常有吸力的。这也是整个公寓楼市的一大助力。整个多伦多公寓的出租率高达97.5%,其背后的原因也是酒店的高价格,让更多的人选择了租房模式。

整体来说,多伦多的公寓市场会处于稳定的持续发展状态。(多伦多 楼花 2017)

以一个多伦多市中心的350,000加币的市区公寓房为例子(约599平方英尺左右,物业费在300-500加币)。市中心,这个大小的房子,一般为1室一厅,租金在1600-1900左右。

外国投资者(以首付35%来计算, 2.49% 5年固定利率, 450加币月管理费,月租1700加币):

首付本金122500;

每月费用: 1700-896.2(每月房贷)-450(物业费)-166(年地税/12个月)=187.8(每个月有正现金流187.8加币,完全以租还贷)

本地投资者(以首付20%来计算, 2.49% 5年固定利率, 450加币月管理费,月租1600加币): 首付本金70000加币;(多伦多 楼花 2017)

每月费用: 1700-1103.2(每月房贷)-450(物业费)-166(年地税/12个月)=-19.2(每个月要支付19.2加币)

让然1700加币是比较保守的一个例子,通常好的位置可以租到1900甚至2000加币一个月。此外每年租房金额也会略有增长。

5年后银行贷款已经只剩下$246502加币。如果这时候把房子卖出,就以最保守的3%年增长率来算(市区公寓增长在5%-8%左右),可以卖出了40.6万,除去中介费和律师费,偿还欠银行的贷款24.7万以后,到手的资金是13.9万加币。以当时1725加币的土地转移税计算:

139000-1725-(19.2*12*5)=136123加币

也就是说,除了收回最初投入的本金7万以外,还挣了6.6万,这就是收益,毛投资回报率超过了89%。

总体上说公寓的投资,是一个比较低成本,最少管理投资的项目。与此同时,需求量的持续增长,也会成为公寓市场稳定增长的重要支柱。

并且多伦多的公寓都是精装修的,并包含必备的厨房电器:冰箱/微波炉/烤箱/洗碗机/洗衣机/烘干机。这些都减轻了投资者的前期投入的费用。

希望这些信息能帮助到投资者们判断要准备的金额。(多伦多 楼花 2017)

多伦多楼花转让

由于楼花的特性,整体的投资期比较长,大部分都能达到3-5年。在这3-5年中,我们除了利用杠杆、静待升值以外,有可能还会遇到其他问题:比如说楼花的升值已经满足投资的期待,想要卖出变现;或者也可能会突然出现,临到交房突然拿不到贷款。这个时候,我们就会用“转让楼花”来解决这个问题。由于语言的关系,中文的“转让”一词在英文中可以同时翻译成“transfer”、“assignment” 、“conveyance”和“negotiation”几个不同的词。其中 “transfer”为一般术语,可泛指各种转让;“assignment”多为民法或合同法上的债权让与,多指转让无形财产的权利;“conveyance”多指不动产,如土地物权(title)的转让,包括土地其他权利的转让或租赁(lease)、按揭(mortgage)或抵押(多伦多楼花转让)(encumbrance);“negotiation”则通常指票据法上的权利转让。从英文的定义中,我们很容易可以看出楼花和现房的交易是完全不同的两种东西,所以在投资的时候也需要区别对待。楼花转让,就是上面所说的“assignment”。在英美法系中,所有的合同理论上都是可以自由转让的,除非合同条款中另行规定。不过到目前为止,犀牛见到的楼花合同中,每一个都有这个“另行规定”。也就是说,如果你买了楼花的话,99%的可能性你只可以转让权利而不能不转让义务,一直到房子交割的那一天。在房子交割之前,如果楼花的转让对象出了什么问题(多伦多楼花转让),比如不能履行合同、人突然消失之类的,楼花的最初购买者仍然有义务履行原楼花合同。说到这儿,(多伦多楼花转让)大家一定都会关心,楼花转让和被转让方各自的义务吧?先说说转让方。在英文中,转让方叫Assignor,指把自己名下的楼花出让给别人的人。下面是Assignor需要考虑的问题:1) 在转让之前,Assignor一定要和开发商咨询楼花是否可以转让,如果可以的话,开发商要收取多少费用。这一点非常重要,如果开发商不允许转让或者费用太高的话,(多伦多楼花转让)转让就没有了太大的意义;2) 和楼盘开发商以及地产经纪商定楼花转让的方式:是登录到MLS上,还是私下卖;3) 开发商很可能要求楼花受让方(Assignee)提供贷款证明;4) 大部分情况下,开发商收取的转让费是要Assignor来付的;5) 需要准备所有和原购买合同相关的文件;6) 如果Assignee最终没有履行合同,Assignor仍然有责任履行原合同。这一点非常重要,如果转让非人的话,Assignor将来还是会有很大的麻烦;7) Assignor需要付的费用:A) 法律费及相关支出;B) 发展商收取的转让费;C) 地产经纪的中介费楼花受让方,在英文中叫Assignee。Assignee需要承担的责任和需要付的费用有:1) 委托买方地产经纪起草楼花转让文件,并请律师审查合同条款;2) (多伦多楼花转让)在入住时需要付的费用有:A) 押金;B) 预估的地税;C) 预估的condo管理费用;D) 利息;E) 交给发展商5-12张远期支票;3) 在最终交房的时候,Assignee需要支付给发展商的费用有:A)2年之内的地税;B)电、水、煤气表的安装费和接入费(每个表约$500-$700);C)发展费/土地征用费用(几千块);D)Tarion新屋保障($600-$1,900);E)发展商的贷款清算费用(Discharge of builder’s mortgage,约$200-$300/per mortgage。);(多伦多楼花转让)F)发展商处理转让方(Assignor)押金支票的费用(约$250);G)2个月的Condo准备金;F)购买合同规定的其他费用4)在Condo登记以后,发展商会把产权转至Assignee名下。在这个时候,Assignee需要把购买condo楼花的余款付给发展商,同时把在转让合同中规定的,欠Assignor的钱付给Assignor,整个过程才算结束。(多伦多楼花转让)这期文章到这里就结束了,如果哪位朋友想就楼花投资或转让这个话题和犀牛做进一步的探讨(多伦多楼花转让)

What are the prospects of festival condo in the future?

What are the prospects of festival condo in the future?In the true Menkes Developments way, Festival Condos will be a multi-stage, truly mixed-use community. The project is strategically located off Highway 7 and is expected to provide something for everyone.

The street view of retail and entertainment will be taken into account in the design, which will set new standards for the architectural design of apartments in the area, as well as an unparalleled position in terms of demand and use. Just a few steps away from the subway station, but it lives in an exponentially growing community, this opportunity is a rare opportunity for us, and we have never seen such an opportunity in GTA, which can be fleeting in an instant. Eye.

Festival Condos will be the tallest building in VMC and one of the largest master planning communities in Canada.

Festival Condos will be a sustainable, vibrant and modern community in prosperous City, Ontario, creating an accessible, green living environment and improving the lives of residents and surrounding communities.

When Menkes first launches the development, the importance of bus-oriented development will be reinvigorated in growing downtown areas such as VMC.

In addition to the festivals, residents can also experience a variety of emotions and interests of the rich and colorful activities. Culture and arts, shopping tours, vast parks and scenic spots are all just minutes away from the hotel. Whether residents take advantage of the proprietary facilities inside Festival’s vast, multi-storey tower or broaden their horizons, every day will celebrate Festival’s life, diversity and new experiences.

FESTIVAL will consist of several high-rise towers, which will be the tallest apartment development in South VMC. The new retail store, amenities and staircase design, Festival Condos Vaughan near the VMC subway station will redefine the VMC landscape for urban families and professionals. This will be the beginning of the first multi-functional development project in the entertainment capital Vaughn (Vaughan)-setting new standards and a new era for urban development.

With the emergence of the subway, the demand for housing in the metropolitan center of Wang City has increased sharply, the ongoing projects have been snapped up within a few weeks, and most people begin to pay attention to the city and the development of the city. Pay attention to the most identifiable areas. VMC will bring the convenience, atmosphere and trendsetting atmosphere of a big city to 905, and we will all be surprised at its growth rate.

What are the advantages of grand central mimico? Why is it popular?

What are the advantages of grand central mimico? Why is it popular? Grand central mimico thoughtful timeless design, transportation and modern amenities combine to form the most relevant and important community of (South Etobicoke) in Yitobi Valley. VANDYK PROPERTIES’s master plan for public transport leads to the community, including more than 2 million square feet of multi-purpose integrated development-spanning four city blocks and based on more than 1.85 million square feet of inspired residential life. At the heart of this new area is Buckingham Palace St. Newcastle Avenue, with a modern new MIMICO GO STATION connecting residents to downtown Toronto and the future Ontario line.

Gao Quanshun score-enjoy the unparalleled convenience of living in the Grand Central Mimico apartment when the bus option is surrounded. Residents will be able to travel seamlessly through the city via GO trains, trams or buses, all within walking distance of their families, helping riders connect with nearby job hubs and educational institutions. CondoNow says commuters can leave their cars at home in less than half an hour and use GO Transit to enter Union Station.

Waterfront-one of the main life advantages of Grand Central Mimico Condos is the beautiful waterfront of the city within your reach. Residents will be able to walk to the lake and enjoy freshwater beaches, seaside trails and lush parks. CondoNow points out that nearby green spaces include Mimico Waterfront Park, Amos Waites Park and Humber Bay Park West, and provide an area for your quadruped family members.

Highway access-residents of the Grand Central Mimico apartment prefer to travel around the city with their own private transportation, with easy access to the nearby main access, which makes it easy to get from point A to point B. Gardiner Highway, QEW and Highway 427 are all located nearby and are easily accessible by motorists. CondoNow admits that commuters will be able to drive into downtown Toronto within 20 minutes.

Ideal for students-living in the Grand Central Mimico Condos is ideal for college students who need off-campus accommodation during the academic year. Humber College (Humber College) is conveniently located just minutes from the hotel and is easily accessible by bus or car. CondoNow points out that this part of the city has some of the highest ranked public schools and famous private schools, which is a huge investment for families with children of any age. VANDYK Properties.

With more than 40 years of experience in the North American real estate industry, it represents more than US $1 billion in completed projects and more than US $1 billion in projects currently under development. They strive to create sustainable communities while building long-term relationships within the communities they build.

How about universal city phase 3? Can it rise in value?

Universal City Phase 3 is a new condo development by Chestnut Hill Developments currently in preconstruction at Sandy Beach Road & Durham Regional Road 22, Pickering. The development is scheduled for completion in 2023. Universal City Condos – Phase 3 has a total of 359 units. Sizes start at 1026 square feet.

Universal City Condos 3 is a New Condo development by Chestnut Hill Developments located at Bayly & Liverpool, Pickering.

Chestnut Hill Developments’ Universal City Condos 3 is coming to the town of Pickering. This development will attract the young and old alike as this neighbourhood continues to thrive with many businesses catering to a wide range of demographics.

Top 5 Reasons to Live at Universal City Condos 3 According to CondoNow.com

  1. Amenities, Features and Finishes

Universal City residents will benefit from the retail and commercial space located at ground level as well as the luxurious amenity space divided throughout the building.

Amenities may include but are not limited to, a state-of-the-art fitness centre, saunas, change rooms, inspired designed party room with full kitchen and spacious lounge area. Outdoor spaces will feature a landscaped terrace, BBQ’s, loungers, cabanas, and fire-pit where you can enjoy the company of friends and much more.

Chestnut Hill has projects that are known for accompanying their layouts with upgraded standard features and finishes. Each dwelling unit may feature an open concept design, floor to ceiling windows, expansive balconies, granite countertops, stainless steel appliances and deep soaker tub to name a few.

  1. Flourishing Town

Downtown Pickering, located just east of Scarborough, is going to be a major hub for jobs and population growth as the city sees an increase in infrastructure development. The town of Pickering is considered to be one of the designated growth areas in the Province’s Places to Grow Act. The plan designates certain locations for growth via strategic planning. Pickering is preparing to be the next hot spot to live in GTA East.

  1. Location, Location, Location

Universal City Condos 3 is located within close proximity to prestigious schools, beautiful parks, big box stores, The Pickering Recreation Complex, transportation and shopping.

Pickering Town Centre is the largest regional shopping mall in Pickering and is located just 3 minutes away by vehicle.

Residents of Universal City can take advantage of the 203 stores and services anchored by major stores:

Hudson Bay

Saks Fifth Avenue OFF 5TH

Famous Players

Sports Check

H&M

  1. Transit Options

A short 7-minute walk will bring Universal City residents to the Pickering GO Station where an express train brings commuters to Union Station in 25 minutes.

Motorists will enjoy living just a stone’s throw away from Highway 401.

  1. Great Investment Opportunity

Universal City Condos 3 is in the next up and coming neighbourhood in the GTA with an array of local amenities and new businesses- this is a once in a lifetime investment opportunity.

For almost 40 years local, award-winning developer Chestnut Hill has been creating fine-quality, master-planned communities. By conducting extensive research beforehand, they choose the perfect locations for their customers to invest or raise a family in.

What about kindred condo mississauga? Can I buy it?

What about kindred condo mississauga? Can I buy it? Kindred Condos is a New Condo development by The Daniels Corporation located at Eglinton Ave W & Erin Mills Pkwy, Mississauga.

Located in Daniels’ newest master-planned community, Daniels Erin Mills is set to become the newest ‘it’ destination in the GTA – a place where residents will shop, work, dine, play and love where they live.

At the heart of Kindred are people – individuals inspired to be part of an inclusive family.

Kindred at Daniels Erin Mills is a new condominium built on community. Join a beautiful master-planned vision that celebrates people from all walks of life coming together. Live in unison amongst a thoughtfully designed environment with abundant outdoor space and lifestyle amenities that fosters connection.

Kindred is a spirit of togetherness and a way of life like no other. Following the success of our Daniels Erin Mills community at Erin Mills Pkwy and Eglinton Ave. W., we are thrilled to introduce the next phase across the street on the north east corner.

The Daniels Corporation builds with a passion for creating vibrant communities in every sense of the word. Daniels looks beyond the bricks and mortar, including social, cultural and economic infrastructures that will create a unique sense of place. This commitment has been an integral part of Daniels’ corporate philosophy for over 35 years. Daniels has built more than 30,000 award-winning homes and apartments, master-planned mixed-use communities, and commercial and retail spaces, and has earned its standing as one of Canada’s largest and preeminent builder/developers.

Directly across the street from all of your shopping needs at Erin Mills Town Centre which features restaurants and retail and directly across from Credit Valley Hospital

Steps to Public Transportation & Minutes to Highways 403, 401, 407 & the QEW — making travelling all over the GTA a breeze.

You are minutes to the University of Toronto – Mississauga Campus which is home to approximately 14,000 Students.

Short distance from Streetsville , best known as “The Village in the City”, is home to the largest number of historic buildings in Mississauga blending old world charm with its 300+ unique and inviting restaurants, cafes, pubs, shops, and boutique stores & Streetsville GO Station, where you will have you access to both GO Trains & GO Buses.

How’s the boulevard condo thornhill? Is it worth buying?

How’s the boulevard condo thornhill ? Is it worth buying? Boulevard at The Thornhill is a new condo development by The Daniels Corporation and Baif Developments currently in preconstruction at Bathurst Street & Beverley Glen Boulevard, Vaughan. Sales for available units start from the high $400,000’s.Please Visit: the boulevard condo thornhill to Get Your VVIP Registration Today!

Boulevard at The Thornhill Details

Community Name: The Thornhill

Building Type: Condo

Ownership: Condominium

Selling Status: Registration

Construction Status: Preconstruction

Builder(s): The Daniels Corporation and Baif Developments

Sales Company: City Life Realty Ltd.

Boulevard at The Thornhill Summary

Arrive at Boulevard, the highly-anticipated final chapter of The Thornhill master-planned community at Bathurst and Beverley Glen. Experience spacious family-sized condominium suites nestled within a 6-storey and 12-storey mid-rise offering, featuring a shared podium, curated indoor and outdoor lifestyle amenities, and all the conveniences of connected urban living. You’ll adore the vast greenspaces of South Thornhill and the neighbourhood’s eye-catching tree canopy. With York Region Transit and VIVA bus lines at your door, as well a network of commuter highways nearby, you’ll enjoy easy access to anywhere you want to go. With so many options, your new landscape of possibilities at Boulevard awaits

Boulevard Condos Thornhill is a New Condo development by The Daniels Corporation located at Bathurst St & Centre St, Vaughan.

The Boulevard Condos is the final chapter of Daniels master plannned Thornhill community. A 12 storey and 6 storey building will be connected by a shared poduim, housing an exclusive collection of family sized suites and offering a wide variety of indoor and outdoor amenities.

The Boulevard Condos offers the ultimate convenience by being surrounded by plenty of urban lifestyle amenities, offering immediate access to YRT transit services, and easy access to nearby major thoroughfares.

The area surrounding the Boulevard Condos is surrounded by tree-lined streets and lush parks for residents of The Boulevard Condos to enjoy. The area is also very family-friendly with many top-ranking schools located close by.

For over 35 years Daniels Corporation has built over 30,000 award-winning communities. They are considered to be one of Canada’s premier and largest real estate developers. Their building process is unique as they tend to look beyond just the physical building and strive to create a sense of belonging for the buyer.

多伦多楼花转让

最近的一两个月来,有一批精明的投资者,挟大量现金在多伦多的房市上,“大肆”收购楼花转让。那么问题来了:为什么是楼花转让?为什么这个时间点?为什么是“大肆”?(多伦多楼花转让)

很多地产经纪也是一知半解。这也不惭愧,因为这本来就是一个很小众的房产投资市场的细分领域,历史也不长。(多伦多楼花转让)

我这边再简单的介绍下,楼花转让,就是assignment,在楼盘final close(产权交接)之前,将之前的购买合同转让。注意,本质就是卖合同。(多伦多楼花转让)

所以,楼花转让买家在财务安排上是比较特殊的,因为买家需要支付卖家之前已交给开发商的款项,以及溢价。也就是说,楼花转让有一个比较高的门槛,需要买家有较大的资金。好处是,买家可以买到比较便宜的楼花。(多伦多楼花转让)

那么,问题又来了。什么叫便宜?便宜多少值得投?(多伦多楼花转让)

这个仍然取决于市场的供求关系,这句话是很理论的,我说个简单粗暴的依据,以边上的新楼花价格作为参照物,如果每年的收益在5%以上,就值得投。(多伦多楼花转让)

举个栗子,假设A楼的楼花转让,边上有个新开盘的楼花,定价是1500加元/呎起价,4年后交房。那么,楼花转让的单价如果在1500*(1-5%*4)=1200加元/呎以内,就值得投。当然,这个差价越大,收益越大。(多伦多楼花转让)

在这里,需要计算楼层的差价,并将车位和Locker也计算进去,否则计算结果并不准确。而不同区域的车位差价很大,不同户型的楼层差价也不一样,所以,事实上,如何对转让进行合理定价有很多细节,要很有研究和拥有转让经验的经纪才会了然于胸。

由于楼花转让都是基本盖好、甚至有的已经Occupancy的单元,所以不存在烂尾的风险,属于最确定的楼花投资类型。又由于和新楼花有着较大的差价,所以收益也是最明确的。(多伦多楼花转让)

所以,第一个问题的答案是:由于楼花转让有着最确定的投资收益,使之成为多伦多房市中的香饽饽。

回到上述的第二个问题,为什么是这个时间点?(多伦多楼花转让)

疫情让一些国际投资者无法、或者不方便过来多伦多办理楼盘的交接手续;另外,由于疫情导致了人们对投资的注意力下降,对未来悲观,所以想尽快落袋为安。所以,目前楼花转让的市场上,的确有很多这样的卖家。

与此对应的是,持有相反情况和思想的投资者便产生了。中间的一部分投资者,依仗楼花转让需要较高资金的门槛,挟大量资金在市场上逢低买入。(多伦多楼花转让)

第三个问题,为什么是“大肆”?

大家可以看看我过去的月度市场数据分析,在疫情之下,多伦多房市却走出了在人们常识上相反的曲线,连续量价齐升,而且连创新高。(多伦多楼花转让)

由于多伦多有着大量净流入人口的长期趋势,以及相对较低的房价(和国际八大都市相比),使得多伦多可能是全世界最值得投资的城市。明确的预期推动这批投资者加大收购的力度。但随着这批投资者的加入和普通投资者的觉醒,市场的供求关系又会发生变化,转让的价格会逐渐上升。(多伦多楼花转让)

我今年手上成交了多套的楼花转让,无一不是买卖双方博弈的结果,不存在哪个吃亏哪个占便宜,都是出于自身的安排而做出的最适合自己的安排。而我作为专业的地产经纪,会将买卖双方所需承担的责权利都明确告知,做好转让的各个环节的专业服务或安排,确保转让顺利完成。(多伦多楼花转让)

house 楼花 多伦多

多伦多楼花市场的火爆,想必各位读者有目共睹。十年前第一批吃螃蟹的人,现在已经赚得盆满钵满。随着独立房价格居高不下、贷款政策收紧以及租房市场需求大增,楼花在近些年越来越受欢迎。(HOUSE 楼花 多伦多)

01 什么是楼花?为什么买楼花?(HOUSE 楼花 多伦多)

Pre-Construction,也就是我们常说的期房(多伦多也称楼花)。多伦多楼花主要种类有为公寓(Condo Apartment) 、镇屋(Townhouse)和独立屋(House)。其中,公寓建筑周期最长,通常需要4-5年完工;House类楼花则需要1-2年左右即可交房。(HOUSE 楼花 多伦多)

在十年前购买公寓楼花的群体,主要由无法承受独立屋价格的年轻人/小家庭和不想继续打理独立屋寻求downsize的老年人组成。随着多伦多人口不断的增加,寻求租金收入的投资者们也随之把目光投向了楼花。 通常开发商只要求15-20%的首付(海外买家35%首付),且是分期付款 (见下图图例)。买家不需要一下子拿出一大笔钱投入,在完工前有充分时间调整自己的财政状况。(HOUSE 楼花 多伦多)

楼花吸引人的一大特质便是其强大的杠杆作用(Leverage)–买家用20%的首付锁定了一套房产的未来市价。举个例子,买家A在2013年花费7万首付买下在价值35万的一居室楼花,2018年交房时周边一居室房价已经蹿升到55万。买家等于用7万实现了20万的增值,而且到手的是一套全新的房子,此杠杆能力是二手房无法实现的。(HOUSE 楼花 多伦多)

02 楼花购买具体流程

Step 1 了解需求,搜索信息

首先买家需要确定自己的需求–自住还是投资,并以此来寻找开发项目。投资会着重点于地理位置和未来现金流,而自住会更看重面积户型和社区等因素。买家此时可以接触信任的地产经纪推荐新盘,毕竟地产从业者比普通买家得到的消息更快更全面,有时新盘开售地产经纪还会拿到优惠价格和激励条款。(HOUSE 楼花 多伦多)

Step 2 选定项目,研究细节

当买家遇到合适新盘,除了研究户型价格管理费和地税之外,还需要关注以下几点:

①开发商资质与口碑: 买家可去搜索开发商资质、历年项目、索赔记录及获奖情况。也可在google搜索有关开发商的评论。开发商的好口碑不仅能保证建筑质量,更能极大降低期房烂尾的几率。(HOUSE 楼花 多伦多)

② 政府开发费: 如果买家仔细查看价格表,一般会看到政府开发费(Development Levy Charge或Levy Cap)。有少许开发商会免掉这些款项,大多数开发商会设置一个上限承诺费用不会超过特定额度。如果开发商注释买家需要负责全部款项并未设上限,那么买家要小心,否则会在过户时交付几万块额外费用。

③ 车位与储物间:通常车位与储物间有单独的价格,不包含在房款内。大部分楼盘限制一居室户型购买车位。买家如需要车位,一定要仔细阅读条款。(HOUSE 楼花 多伦多)

Step 3 签订合同,交付定金

当买家决定与开发商签订购买合同时,可以请地产经纪提前帮忙填写购买意向单(Worksheet)预留心仪户型, 此时买家可以请贷款经纪帮助办理贷款预批函(Pre-approval)。签订合同当天务必携带身份证件支票簿前往。通常买家需要支付定金(大约$5000左右),并会得到一本厚厚的合同,此时建议买家:(HOUSE 楼花 多伦多)

① 联系地产律师: 聘请律师详细研读开发商合同,看是否有不合理条款或隐藏条款。通常开发商比较”霸道”,并不会修改条款,但买家至少要清楚自己签署了哪些条款,会出现哪些后果。(HOUSE 楼花 多伦多)

② 利用好冷静期: 通常购买楼花会享有10天工作日的冷静期(Cooling-off Period),如果合同出现任何问题或资金上出现任何问题,买家可以在冷静期内取消合同。

③ 转楼花条款: 一般在合同中,开发商会说明是否允许转楼花(Assignment)、转让条件、转让渠道、费用如何。 也有开发商会给出免费转楼花的激励政策,买家需要格外注意这部分条款明细。(HOUSE 楼花 多伦多)

Step 4 等待入住

在等待完工期间,买家还需要注意:

支票跳票:因为分期首付时间跨度较大,买家一定要确保付款日期前账户里有充足首付款,如果支票出现跳票情况,买家需要付跳票手续费。

② 装修:开发商通常会在入住前一年左右开始毛坯房的装修,此时会通知买家选择装修设计和升级方案(upgrade)。买家若在基本设计内选择,则不需要花费任何钱;如果买家想要增加任何额外设施(例如百叶窗、额外橱柜),则需要按照开发商的报价付费。(HOUSE 楼花 多伦多)

③ 延期入住(Delay):公寓楼花延期入住的情况在多伦多经常发生。Tarion规定开发商可以最多对入住日期(Occupancy Day)延期两次,且每次不可超过120天,并需要在原定入住时间前90天书面通知买家。如果开发商不符合以上规定,买家可以通过Tarion进行索赔。

④ 入住前验房(PDI):通常入住前3个月,开发商会通知买家进行验房(Pre-delivery Inspection)。开发商安排的验房师会和买家一起进行验房,发现的问题将会在入住前解决。(HOUSE 楼花 多伦多)

Step 5 入住(Occupancy)

当买家收到钥匙入住之后,需要交付给开发商”租金(Occupancy Fee)”,因为在入住(Occupancy)和过户(Closing)期间,房屋的产权仍属于开发商。通常买家需要等待3-6个月的时间过户。有些开发商会禁止业主在此近期出租公寓,有些则允许出租。

① Tarion新房屋保险:在买家入住的一年起,遇到建筑材料或施工缺陷,新房因缺陷无法入住等问题均可上报Tarion申请索赔。买家在第一年有两次提交索赔申请的机会,一次是入住30天内(30-Day Form),另一次是入住第一年的最后30天内 (Year-End Form)。

② 房屋保险: 与购买二手房一样,买家可以提前准备房屋保险(火灾、盗窃等),指定过户之日起保。

Step 6 过户(Closing)

这个阶段,买家最终成为了户主。在过户阶段买家除了需要支付剩余房款(全款或贷款)土地转让费(Land Transfer Fee)和前文提到的政府开发费(Development Levy Charge)还需要支付律师费用、水电气安装费用。如果是出租房,买家则需要交8%的HST,之后可以凭借一年租房合同申请退税。此阶段买家需提前联系好贷款并准备充足现金交付过户费用。(HOUSE 楼花 多伦多)

03 购买楼花有什么风险?

楼花虽享有巨大的杠杆作用,但风险并存。可以说”买对少奋斗10年,买错回到解放前”。

等待周期中的不稳定因素

不稳定因素包括个人因素和市场因素。 个人因素可以是个人资金、工作、移民等方面,而市场因素则包括房价下降、贷款收紧、利率增高等情况。作者建议买家在购买之前,能够全盘考虑,咨询专业人士最终做出适合自己情况的选择。(HOUSE 楼花 多伦多)

实物与图纸的偏差

买家一般可以参考的材料仅限于宣传册和户型图,遇到提供样板房的开发商已经非常幸运。而且买家很难考察日照、楼间距和装修效果,难免会出现想象与现实不同。 这一点其实与上一点解决方案相似,那就是尽量购买口碑开发商的项目,并且花些时间研究现有资料,以避免落差过大的情况。

烂尾楼风险

楼花烂尾有几个因素: ① 开发商资金链断裂 ②开发商故意毁约,提价再卖 ③ 政府审批出现问题。若遇到烂尾楼的情况,买家最终可以收到首付全额退款,但其中浪费的时间和套牢的资金,对于买家是不可逆的影响。房市瞬息万变,房价永远是去年最便宜,买家需要对开发商做足功课并且咨询专业地产经纪,才能够有效规避烂尾楼。(HOUSE 楼花 多伦多)

« Older Entries