Category Archives: Condo Knowledge

Auberge On The park

Auberge On The park

A high-rise condo at Toronto

Developed as a result of collaboration between renowned Tridel and Rowntree Enterprises, Auberge On The Park is an under-construction condo at the core of Eglington Avenue East in Toronto. This new condo boasts unparalleled architecture that is second to none. Supposed to hit the market next year in 2022, the Auberge On The Park consists of a total of 402 units that range from $925,000 to over $1,885,000. The units are in the size range of 986 to 1893 sq. feet.

Auberge On The Park promises to offer its residents a perfect mix of indoor and outdoor amenities with a luxurious touch. The condo has all the elements of convenience age groups from kids to senior citizens. In addition, Auberge’s 45 stories make it one of the tallest buildings in the region.

Developed as a result of collaboration between renowned Tridel and Rowntree Enterprises, Auberge On The Park is an under-construction condo at the core of Eglington Avenue East in Toronto. This new condo boasts unparalleled architecture that is second to none. Supposed to hit the market next year in 2022, the Auberge On The Park consists of a total of 402 units that range from $925,000 to over $1,885,000. The units are in the size range of 986 to 1893 sq. feet.

Auberge On The Park promises to offer its residents a perfect mix of indoor and outdoor amenities with a luxurious touch. The condo has all the elements of convenience age groups from kids to senior citizens. In addition, Auberge’s 45 stories make it one of the tallest buildings in the region.

Highlights

Located in the Don Mills Neighborhood

Only 30 minutes to travel to Downtown Toronto

Surrounded by world-class public transportation

Hospitals, restaurants, and schools are easily accessible

Walkable distance from the future Sunnybrook Park Eglinton Crosstown LRT station

5-minute drive to adventure sports center Paracord Survival Canada

Gardens & parks in all four directions of the condo

Ideal for working people

Nice road infrastructure suitable for bikers, cyclists, and car owners

Neighborhood

The Auberge On The Park is a perfect place for everyone who can’t get enough of city life. The building is located at Eglinton Avenue East, Toronto. The residential area is surrounded by a variety of spots that everybody adores such as Flemingdon Park Golf Club. The condo is in close vicinity of a string of top-class restaurants including Subway, Burger King, A&W Canada, Tim Hortons, among many more. Additionally, there are many supermarkets located within the walking distance.

Transportation
Auberge On The Park

The connectivity is flawless in terms of transportation. For your daily errands, you can use a bike. For bikers and hikers, there is a 3km Leaside Spur Trail that has become one of the favorite paths of residents in the region. The Auberge On The Park is just a few minutes’ walks from the upcoming Sunnybrook Park Station on the Eglinton Crosstown LRT. Thanks to the trafficless roads and strategic location of the building, communing to Downtown Toronto and other major parts of the region is easy as pie.

Education & Outdoors

Auberge On The Park 

There are many reputed educational institutions within a few miles radius of the Auberge On The Park. For those who want extra ed-exposure, Ontario Science Center is an ideal science and technology museum. In addition to that, the Aga Khan Museum aka the cultural landmark of Toronto is also nearby. If you are a park and garden person, you are at the rightest spot. You have Wexford Park, Wigmore Park, and Charles Sauriol Conservation Area.

Amenities

Auberge On The Park is full to the brim with all the contemporary luxury amenities. The perfect fusion of indoor and outdoor amenities include a rooftop terrace, cabanas, whirlpool spa, concierge, mail room, and multimedia studio. Don’t worry, health freaks! The building has got all that you may need to stay fit and active in the form of a yoga studio and modern fitness center. The place will also offer pet amenities to the residents who have or plan to have pets.

Developers

rowntree-enterprises-logo

 

 

Tridel is one of Canada’s leading developers having experience for over 85 years and building 85,000 homes. Tridel focuses on providing top-notch customer service while building innovative and sustainable homes.

 

 

 

Rowntree Enterprises is a privately held Canadian investment firm that focuses on actively-managed opportunities. After the iconic Inn on the Park was demolished, Rowntree saw an opportunity and purchased the land, leading to a successful partnership with Tridel, one of the industry’s leaders.

1095 Leslie Street

Car-Dependent

Explore Banbury-Don Mills on Walk Score

Auberge On The park

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Flaire

FLAIRE

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Westport Condos

Westport Condos

Westport Condos is nestled within a community that seamlessly blends the convenience of urban connectivity with the tranquility of nature. The development is transit-oriented. It is located on the beautiful Mississauga waterfront. This new residence makes for a great investment opportunity.

It will have a reddish-brick facade along its podium at the bottom. Its upper storeys will have a white exterior and be equipped with a green roof.

Located directly opposite Port Credit GO Train Station, Westport Condos is only minutes to Mississauga City Centre, and 20 minutes to downtown Toronto via the GO Train.

Living at Westport Condos means you’re connected to an abundance of waterfront parks, trails, and conservation areas.

  • Highlights
  • Neighborhood
  • Amenities
  • Developers

Located in the Port Credit neighbourhood in Mississauga

2-minute walk to the Port Credit GO Station

7-minute walk to the Port Credit Arena

Walking distance to the Port Credit Harbour Marina

Close access to the QEW

15-minute drive to Mississauga downtown Hub

Close to the future Mississauga LRT

Short commute to Downtown Toronto

Surround by shops, restaurants and schools

Nearby parks include Spruce Park, Saint Lawrence Park and Port Credit Memorial Park

Westport Condos is located 28 Ann Street East in Mississauga. A picturesque neighbourhood, Port Credit can be defined by it’s slower pace, beautiful parks, marinas and the idyllic Port Credit Harbour and Credit River. Residents will find Port Credit is a charming place to set down roots which mixes convenience like shops, boutiques, and exceptional restaurants with a historic atmosphere.

Transportation

The development has a fair transportation network. Residents are easily access bus routes just few steps away. Short commute from the Port Credit GO Station and the future Hurontario LRT, allowing riders to arrive Union Station in downtown Toronto in just 30-minute. Also, the location is connecting to QEW, residents who drive can stay connect to downtown Toronto and major employment hubs in less than 25-minute.

Education

Another reason this area is so attractive, especially to families and students, is many schools in the area. The condo is located at nearby many public schools and private schools such as Mineola Public School, Mentor College and Cawthra Park Secondary School are just easily accessible.

Outdoor

In addition, for families love outdoor activities, the town is nearby abundance of beautiful parks and recreation facilities such as Saint Lawrence Park and J.C. Saddington Park. Also, Port Credit Memorial Park is a must-visit for the region, with kayaking and calming duck ponds as well as playgrounds for children.

Westport Condos will be 22-storeys tall with 359 mixed units. Units will be a mix of one-bedroom, two-bedroom and three-bedroom layout. The condo will feature 6-level underground parking with 296 vehicle spaces and retail space on the ground floor.

The development is planned over 15,000 amenity spaces such as 24/7 concierge service, co-working hub with private boardroom, lounge and kitchen, state of the art fitness facility, yoga studio, kids zone, parcel storage, pet spa, outdoor dog run, 15th floor East and West lounges with catering kitchen, dining room and cocktail lounge, two hotel appointed guest suites, rooftop terrace with BBQ, cabana lounge and firepit.

Edenshaw Developments specializes in building modern condominium projects and creating communities that can be found throughout the province. This is a developer with integrity, and they specialize in building mid-rise and high-rise condos. This developer offers a wide range of services that includes residential design, development, regulatory approval management, construction, sales and marketing and customer relations.

28 Ann Street

Very Walkable

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Nola

NOLA

A high-rise condo at Mississauga High Street East, Mississauga, ON ...

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How’s vincent condo vaughan? Is it false propaganda?

How’s vincent condo vaughan? Is it false propaganda? Vincent Condominiums is a new condo development by Rosehaven Homes , Townwood Homes and Guglietti Brothers Investments currently in preconstruction at 2851 Highway 7, Vaughan.

Vincent Condominiums Details

Website: thevincent.ca

Building Type: Condo

Ownership: Condominium

Selling Status: Registration

Sales Start: Summer 2021

Construction Status: Preconstruction

Builder(s): Rosehaven Homes , Townwood Homes and Guglietti Brothers Investments

Marketing Company: Impact North

Sales Company: In2ition

Vincent Condominiums Summary

A New Energy.

A New Subway.

A New Destination.

The Vincent is changing the VMC!

Vincent is coming to Hwy.7 near Jane, towering over the energy of the emerging Vaughan Metropolitan Centre, picture striking architectural design with hotel-inspired lifestyle experiences. Stylishly sophisticated. Thoughtfully comforting. The Vincent is distinctly, and distinctively, yours.

VINCENT IS COMING TO HWY. 7 NEAR JANE, TOWERING OVER THE ENERGY OF THE EMERGING VAUGHAN METROPOLITAN CENTRE. PICTURE STRIKING ARCHITECTURAL DESIGN WITH HOTEL-INSPIRED LIFESTYLE EXPERIENCES. STYLISHLY SOPHISTICATED. THOUGHTFULLY COMFORTING. THE VINCENT IS DISTINCTLY, AND DISTINCTIVELY, YOURS.

Vincent Condos is a New Condo development by Rosehaven Homes Limited located at Hwy 7 & Maplecrete Rd, Vaughan.

Top 5 Reasons to Live at Vincent Condos According to CondoNow

  1. Transit Options – Living outside of the big city does not mean you won’t have access to great public transportation options. Vincent Condos is located just mere minutes away from the extended TTC subway line and Vaughan Metropolitan Centre Transit Hub. Residents will have easy access to YRT bus services just steps away from home. Zum and TTC transit services are easily accessible just minutes away. CondoNow indicates that commuters can take the subway South into Union Station in just under an hour.
  2. Highway Access – Vaughan is a highly connected city located just North of Toronto surrounded by major central Ontario thoroughfares, allowing motorists to seamlessly travel throughout the region and quickly access Toronto and other GTA cities. Nearby Highways include Highway 7, 407, and 400. CondoNow states that residents looking to commute into Toronto’s downtown core by driving can do so in just over half an hour.
  3. Lifestyle Amenities – Vaughan Metropolitan Centre is a quickly developing area of the city, becoming home to new residential, corporate, and retail offerings and is now considered to be the heart of the city’s downtown core. Residents of Vincent Condos will have easy access to plenty of lifestyle amenities and necessities right at their fingertips including big city dining, shopping, and entertainment options close to home, no need to leave the city! CondoNow notes that nearby major amenities and attractions include Canada’s Wonderland, Vaughan Mills Shopping Centre, IKEA, and Colossus Vaughan Cinemas.
  4. Educational Institutions – The city of Vaughan is home to some of the province’s highest-ranking public elementary and secondary schools. Along with some prestigious early learning centres and private schools, Vincent Condos is a great choice for families with children of any age. CondoNow acknowledges that post-secondary students can also easily access York University and Seneca at York campuses within minutes by taking the subway.
  5. Experienced Developers – With many years of experience in the real estate industry sitting between these two developers, Townwood Homes and Rosehaven Homes, homebuyers can feel confident that they will be investing in homes that are built with durability, longevity and style in mind.

HOW’S THE 100 QUEEN CONDO DOWNTOWN? WHY BUY A CONDO?

How’s the 100 Queen condo downtown? Why buy a condo? Coming Soon: Located on the North side of Queens Quay East between Cooper Street and New Street, 100 Queens Quay East is perfectly positioned in Toronto’s next downtown expansion. 100 Queens Quay East is part of the Menkes “Sugar Wharf” redevelopment: an 11.5 acre, 4.5 million square foot mixed-use project featuring a 675,000 square foot, Class “AAA” LEED Platinum office building, an expansive new 3 acre public park, ~200,000 square feet of retail space and ~4,600 residential units. 100 Queens Quay East will be the new headquarters of the LCBO and will feature a flagship LCBO retail store. Construction for this new landmark office building began in Q4 2017 and is expected to be complete in 2021.

Please visit Sugar Wharf Retail for information on retail availabilities

The building is approximately 65% pre-leased, with approximately 223,000 s.f. of office space and 45,000 s.f. of retail space available.

Real estate investment involves a wide range of areas, in view of the different economic strength of investors, the choice of investment products are not the same. For some institutions and companies, it is generally a better choice to choose commercial properties with a long investment cycle and a stable cash flow return. For institutions and investors with strong economic strength and land development ability, choosing to buy land or old houses for development is a high-risk but high-return investment strategy. For the majority of small and medium-sized investors, buying ready-made residential properties to pursue real estate appreciation is the focus of most of these investors.

If real estate investors have limited funds and do not want to take care of the property too much, but also pursue a stable cash flow and hope to have a certain degree of house price appreciation in the future, investing in Condo apartments or uncompleted Condo apartments is a more common way of investment at present. The main advantages of investing in Condo existing houses or uncompleted buildings are:

  1. Compared with other real estate investment products, the threshold requirements for start-up capital for investment in Condo existing houses and Condo flats are relatively low.
  2. There is a serious shortage of rental units in Toronto in recent years, the rent is rising rapidly, the rent-to-sales ratio of Condo is also relatively higher, and the cash flow is good.
  3. The existing house of Condo is relatively convenient to manage, basically does not need to carry on too much maintenance and management to the property, and the Condo building does not need to spend much energy on investors before handing over the house. For many investors who own a large number of properties, the management cost is lower.
  4. The price appreciation of Condo is much faster than inflation, especially after the introduction of overseas buyer tax in Ontario, the prices of low-rise residential properties have been reduced to varying degrees, while Condo prices have maintained a trend of growth.
  5. The growth of Condo new houses in the city center is far from being able to meet the population growth rate of the city center, and the supply of houses exceeds the demand.

To sum up, the threshold for investing in Condo is lower and easier to manage, with stable cash flow and strong asset growth potential.

In addition to good cash flow, the current price increase of Condo in the Greater Toronto area is very good, but dating back to 2011 to 2016, the price trends of Condo and Freehold are completely different. The annual growth rate of low-rise property prices from 2011 to April 2017 is at a double-digit high, while the price of existing houses in Condo remains basically stable during the second period, with only a very small annual price growth rate. Condo even declined slightly in some areas.

How’s the landing condo? Do you know anything about it?

How’s the landing condo? Do you know anything about it?Hey guys, I’m considering buying a condo in Wilmington, especially if home values trend down due to current economic conditions, but its really hard to find any that aren’t super old, or in a bad part of town. The only option I’ve found is the Christina Landing condo. I actually rented an apartment at Christina landing a few years back, and liked living there but have since moved north.

I’d also like to look at some options in Justison/Riverwalk, but those seem to not go on the market that often…

My big concern here though is, looking at historical prices on both these and the Justison condos, they appear to still be trending downward since the 2008 crisis…

Anyone know what the story is there? A lot of these units are selling for, it looks like, 20-30% less than back then still, which worries me about future resale value. Were they just absurdly overpriced back then or something? Or is there something fundamentally problematic about these properties contributing to them losing value over time?

Have a friend who owns one there and yes timing was really bad. They were completed at height of market. They’ve been holding onto it and renting to try to get money back down the road. And there was a law suit over rotting decks I think.

Building looks kinda old from the outside for the Dorset. I don’t see any units for sale online either. But I’ll keep an eye out!

Does your friend own one of the townhouses or one of the high rise condos? Because I’m aware of lawsuits for the townhouses, but I thought the high rises were fine.

Think they own a townhouse, didn’t even realize there is high rises.

Yes Dorset building is older, but units are all different. There is a 2 bedroom for sale now for 97k. IMO being near Trolley is nicer than being near Christina Landing.

How is it as a rental investment property (Dorset)? Trolley Square is where all the recent college grads live right?

It rents very easily. But we don’t make much because of the condo fees. Which are good for the renters because they include utilities, including cable. We could likely raise rent, but we have good tenants who pay on time and have for over two years.

And yes, it definitely skews younger in Trolley. But I think its much safer than Market Street and probably even the side of Riverfront where Christina Landing is.

I’ll add that I rented an apartment in the Dorsey for a year and, even though the unit was dated, we loved it. We would’ve stayed longer if my parents hadn’t bought a house in DE to become my landlords. There was a good mix of older couples who had owned for a long time and younger families who were just starting out.

Yes, the townhouses are the ones with the issues. I don’t think the towers are having the same issues as they were built with a steel frame.

The development’s completion coincided with the 2008 crash. From an demand perspective, I’d say the condos remain popular.

Yeah don’t buy those. The pilings are rotting out, and the developer refused to admit fault, leaving them prone to collapse.

Units were very overpriced at the start. I looked at a couple 3 years ago. The space is bright and the views are beautiful. One tower is rentals so you might try renting for a year before you buy. Also viewed two in Justison, that side of the river is more active. The units were nice but smaller. The HOA fees seem high at Justison if you compare amenities with Christina having an exercise space and a pool deck.

Yeah, well I own a new home right now (constructed ~5 years ago) and while the HOA fees are 10x lower, I’ve been paying out the nose for stupid crap like A/C unit needing to be replaced due to improper initial installation by the builder ($10k to replace/fix), roof shingles blowing off (thousands of dollars in repairs and water damage), etc. which won’t be a problem with living in a high-rise condo. Also I’m so tired of my neighbors being irresponsible not picking up their dog’s poo, or leaving trash to blow around into my yard, or stealing Amazon packages off my front door, or taking stuff out of my car if I leave it parked outside and forget to lock it…

By now, I figure a high HOA fee is worth it for me to not have all these stupid costly worries weighing on me.

How about the festival condo? Why are condo popular in Canada

How about the festival condo? Why are condo popular in Canada? PLATINUM VIP Access available from September 4th – As one of the hottest projects of the year, units will be on a first come first serve basis, and are expected to sell quick! If you are interested or on the fence, get your reservation in ASAP!

Note: As always, we do not advertise projects that we would not invest in ourselves, this is a hot project and rightfully so.

Prices Start from the $490’s for a 1 Bedroom Unit. Contact us now to arrange an exclusive showing during the VIP Access phase. Note: prices will increase and bonus features will be removed on almost a daily basis after September 8th (based on how Menkes typically handles projects)

Summary:Festival is the latest and greatest project by Menkes and QuadReal in the Vaughan Metropolitan Area – specifically “South VMC”. This is not just a one and done condo, but part of a larger “Master Planned Community”. With everything from a regional transit hub including the TTC Subway, Brampton Züm, York Region Transit, and Viva; to office buildings, universities, shopping complexes, and more nearby – this project is one of a kind and unique. This will end up being the “go to” place to stay for anyone who wants to be in the area.

Floor plans and pricing is now available. Simply send us a quick email or register at: vmcfestivalcondos.ca for instant Floor Plans and Pricing!

Deposit Structure: $5,000 Bank Draft upon Signing

Balance to 5% in 30 Days

2.5% in 90 Days

2.5% in 180 Days

2.5% in 370 Days

2.5% on March 1, 2022

5% on January 6, 2023

​Platinum VIP Incentives

Absolute First Access to Pricing and Floor plans

Receive Platinum Broker Incentives

First access for the units selection before General Public

Extended Deposit Structure

Capped Developments Levies

Right of Assignment

Free Lawyer Review of Purchase Agreement

Young and old choosing condos

Indeed, the latest numbers from the National Household Survey, released Wednesday, suggest condominiums are becoming the domain of both young and old. Among owners, 20 per cent are under the age of 35, compared with 10.5 per cent for other dwellings, the Statistics Canada survey indicates.

As predicted, they are proving popular with the retirement set. 26.1 per cent of Canadian owners are aged 65 or older, compared with 20.7 per cent for other dwellings.

Jane Drover, a Calgary professor who is a year and a half away from retirement, said she expects to end up in a condo, but not for at least a few more years.

“I travel so much that I would like a place where I don’t have to look after yard work or worry about a leaky roof or a pipe bursting,” she said. “That’s a shared expense when you have a condo.”

But many of her friends who plan to downsize are looking to move into smaller homes, not apartments, because condo fees can be so high they can feel like a mortgage, Drover added.

Phil Soper, president and chief executive of real-estate firm Royal LePage, said many new retirees suddenly find themselves dealing with kids at home.

“The adult children of boomers are living at home at about twice the rate as baby boomers themselves when they were that age,” Soper said. “They need the space to house not only themselves, but also these boomerang young adults who are living at home and working.”

80% of boomers own their homes outright

Baby boomers are the wealthiest generation of retirees to date, with almost 80 per cent owning their homes outright, Soper added.

“They don’t need the money for retirement right now,” he said.

Financial tools like reverse mortgages, which allow people to stay in their house while still making withdrawals on the capital, also allow older homeowners to stay in their homes longer.

Immigration is also keeping the condo market buoyant.

Across Canada, the new home market, which includes condos and single homes, is being overbuilt by about 250,000 units, or about a whole year worth of building, according to TD economist Diana Petramala.

“Immigration is strong, [so]

we do think that these units can, over time, be easily absorbed by increasing demand,” she said.

“Maybe the pattern of immigration is changing … but they are spreading out to areas where there has been more overbuilding, like Calgary, Edmonton, maybe some of the Atlantic provinces, where the resource sector is driving good employment outcomes.”

Housing market has stabilized

Experts also believe markets across Canada have stabilized after any bumps in home sales following Ottawa’s tightening of lending rules.

Wednesday’s survey numbers also made it clear that many Canadians are swimming in housing debt. About 3.3 million households, some 25 per cent, spent 30 per cent or more of their total income on shelter — mortgage or rent payments, plus utility bills, property taxes and condo fees — exceeding the Canada Mortgage and Housing Corporation’s measure of affordability.

Those that exceeded the threshold did so to the tune of an average of $1,259 a month, about $510 more than what CMHC’s measure suggests they can afford.

And while the potentially toxic combination of high household debt and a possible interest rate hike could send the finances of Canadians spiralling out of control, economists believe it’s only a real threat if rates climb suddenly and sharply.

“It’s true that as home prices have risen people have taken larger debts than maybe they’ve been used to, but interest rates are low and debt is actually quite affordable for the majority of households,” said Petramala.

“Our anticipation is that interest rates are only going to be able to go up gradually.”

Buyers must adjust expectations

Soper said he doesn’t believe any changes will happen until well into 2014, and when they do, the market will simply take a breath and adjust, especially if the underlying economic fundamentals stay strong.

“If people remain confident in their ability to make monthly payments, they will just adjust,” he said. “They will adjust their expectations in terms of buying a less expensive home or potentially a different neighbourhood.”

That’s exactly what Liz Clark, 34, chose to do when she and her husband bought their first home four years ago.

While many of her friends opted for big, newly built homes, the Hamilton mother of two chose a modest starter home in a neighbourhood she liked.

“Even though I’m approved for a certain amount of mortgage, I never go above what I can afford comfortably,” she said.

多伦多豪宅区South Richvale | 多伦多楼花新闻

【South Richvale】

在本地人的心目中,地位近乎于C12区的York Mills豪宅区,但是同等地块和房型却比York Mills便宜不少。

地产局以Carville Road为中线将该区域分为南北两部分。豪宅区South Richvale,就是在Carville Road以南的区域。

South Richvale在Richmond Hill的发展历史中可谓悠久,1910年后随着汽车的规模应用,Yonge街发展迅速,从Downtown一直北上发展。当时开发商就在Langstaff Road以北开发建设了5英亩的房产,并注册登记社区。到4、50年代,Richmond Hill段的Yonge街大规模建设,South Richvale一带的基础设施开始改善,包括道路、污水道、化粪池等。

到70年代,这个社区才开始建造大量的房子。近年来South Richvale的旧宅翻建备受追捧,因此房价涨势迅猛,一百多万房子属于稀松平常的房子,五六百万的豪宅比比皆是,上千万的豪宅也时有得见。其建筑风格多元化,既有经典的豪宅风格,也有被翻建成现代主义的新建筑,每栋建筑都融入周边环境,显得有机融洽。

自然环境优美
South Richvale 自然环境非常好,Upper East Don River 从小区中间由北向南蜿蜒而过,沿河谷两岸郁郁葱葱,在森林保护带中还开辟出了一条约4.5公里长的蜿蜒小路,供人们行走锻炼,探险游玩,点缀在社区内的 Chapman Park, Morgan Boyle Park,为人们提供日常休闲的绝佳去处。绿化地带为很多动物提供栖息地,体现人和自然共同生活的和谐,是安省旅游局推荐的徒步健身的自然“氧吧”。

古木参天的森林、星罗棋布的河谷,多元化的豪宅建筑艺术,你经常会误以为进入了一个世外桃源。

小区西南部分靠Bathurst St.就是全国一流高尔夫俱乐部Richmond Hill Golf Club和集休闲健身运动宴会于一体的Country Club, 这片绿地占了该区差不多六分之一的地域范围。在社区南部是South Richvale Greenway”,它像一道自然屏障把HWY7横隔在外,将隐秘安静藏在豪宅区中。

社区生活方便
值得一提的是,在South Richvale豪宅区,高尔夫俱乐部及乡村俱乐部占了社区约15%的面积。更可贵的是,这世外桃源竟于繁华一墙之隔,东北角对面即是大型的高尚购物中心的Hillcrest Mall,Mall对面是South Hill商业广场,扩建升级不久的Richvale Community Centre 是Richmond Hill 设施设备运动场地最齐全的中心。Yonge街上的Hillcrest Mall是Richmond Hill 最大的名牌购物休闲中心。

Richmond Hill中心图书馆是该市最大的图书馆坐落在社区北端,Major Mackenzie Drive以南。在Weldrick Road 和Yonge街交叉口的东南角的商场区还开业不久的华人喜欢的大统华(TNT)超市。单单就这几大方便民生的重要场所或机构令很多社区望其项背,艳羡不已了。

教育资源优越


South Richvale豪宅区的教育资源也可圈可点,公立小学有以加拿大前总督华人伍冰枝命名的法语小学Adrienne Clarkson PS, 英语学校有Charles Howitt PS、Roselawn PS、 Ross Doan PS, 高中有Langstaff SS, 天主教学校有St. Charles Garnier CES、St. Theresa of Lisieux HS。 
学校教育 (后面数字为菲莎排名):

Ross Doan Public School (JK-3) 714/1338
Rosslawn Public School (4-8) 660/1217
Alexander Mackenzie High School (9-12) 101/738
Charles Howitt PS (JK-8) 346/3037
Langstaff Secondary School (9-12) 225/738
社区的最北面是新建的一片镇屋,这里的学区和背面的北贵谷社区一样,分别是幼儿园到3年级的Ross Doan Public School, 4-8年级的 Rosslawn Public School ,以及Alexander Mackenzie High School 高中。

Why This North York Neighbourhood is One of the City’s Hottest Spots to Live

It should not shock anyone that at the present time, a portion of Toronto’s generally sought-after areas are a protected separation from the turmoil and conservativeness of the midtown center.

Simultaneously, the vast majority would prefer not to wander excessively far from the city lights or the individual and expert contributions housed inside the city’s glass and solid matrix.

Helpful at that point, that in the course of recent many years, North York has gone through a refined change that occasions consummately with this expansion sought after for uptown land. Specifically, the core of the district – the clamoring crossing point of Yonge and Sheppard – has filled quickly as of late, turning into an inexorably wanted spot to call home.

Area is positively one of its significant selling highlights. With the Sheppard TTC station simple advances away and Highway 401 practically around the bend, the midtown center is consistently inside simple reach. Indeed, in under 25 minutes, the tram will take you right to the core of Yonge-Dundas Square.

Obviously, North York has just become a commendable objective in its own right.

The Yonge-Sheppard neighborhood has advanced to turn into an energetic and bright one, offering the entirety of the fundamentals, in addition to more – from boutiques and hot cafés to nearby ranchers’ business sectors and a Whole Foods – inside strolling distance.

A conspicuous illustration of the local’s resurrection is the Yonge Sheppard Center, which was offered a fresh chance to take life by the horns because of a gigantic redesign finished a year ago that has delivered the once drained looking structure practically unrecognizable. Nine years really taking shape, the modernizing change accompanied a $300 million sticker price that has added highlights including all the more retail shops, another childcare space, another food court zone, and a simple on-the-eyes augmentation of the façade on both Yonge Street and Sheppard Avenue.

North York

Quadrangle.ca

Nearby foodies have no deficiency of cooking alternatives inside strolling distance, with the Yonge Street stretch among Sheppard and Finch lodging everything from Korean and Japanese, to Taiwanese and Persian contributions. You’ll likewise discover welcoming bars, neighborhood restaurants, and in and out alternatives.

When the worldwide pandemic has featured the significance of green space and the outside, admittance to such apparently straightforward joys is bountiful in North York. Willowdale Park highlights two jungle gyms, a sprinkle cushion, four tennis courts, and green spaces. In the interim, the serene Albert Standing Park includes a brightening drinking fountain, arbor, and sitting region. In the cold weather months, the skating arena at the close by Mel Lastman Square can give long stretches of value time to your family.

When day by day life continues, expressions of the human experience and culture sweethearts don’t need to wander into the city to get a fix of unrecorded music or theater, on account of the local’s closeness to the celebrated Toronto Center for the Arts.

The redevelopment of the area has definitely accompanied a small bunch of glossy new townhouse structures. Furthermore, the allure of nearby ventures like the foreseen 181 East, the most recent undertaking from Stafford Homes, is certain.

North York

181 East

Found advances from Yonge and Sheppard, the forthcoming boutique apartment suite – the solitary boutique address in North York – offers an upscale and unmistakably downtown vibe, yet obliges the genuine requirement for all the more land and the capacity for its inhabitants to reconnect with nature. It’s one of only a handful few midrise structures encompassed by low-ascent private and parks, with plentiful greenery offering an ideal blend among city and rural life. Here, occupants are helped to remember their closeness to the city because of clearing, south-bound perspectives.

Planned by grant winning inside fashioner Johnson Chou, the smooth, nine-story midrise building highlights 185 units, going from lone wolves to three-room suites. With no lack of glass all through, it includes a brilliant, breezy plan and is finished with best in class luxuries. Alternatives like cooperating spaces, engaging capacities, and an open air wellness space take into account the youthful expert set.

Not exclusively do the neighborhood’s forthcoming, plan forward structures like 181 East settle on savvy way of life decisions, they additionally make shrewd speculations. The mystery is out about this jewel of a neighborhood only north of the city; its charm more engaging than any other time in recent memory with the disintegration of the customary midtown office.

However, on the off chance that you need access, time to act is currently – while this world is still close enough.

多伦多公寓楼花转让常见问题,最全盘点!

么是楼花转让?

楼花转让,英文叫做(Assignment)是我们在房地产交易中经常出现的情况。这原本是开发商给与购买者的一个备用机会,因为公寓楼花交房期较长,原始买主的家庭情况或经济情况可能在收房前发生一些改变,或由于其他的一些原因,导致他们不能最后交接房子,原始买主就可以在收房前将物业转让给另外一个买主,在不改变房屋原始买卖合同细节的情况下完成合法的房屋合同转让。

由于近10年来房地产市场较好,购买公寓楼花几年后都有大幅度升值,转让后可以赚取中间的差价。投入少,回报高,所以吸引了很多投资客。楼花转让中有一些常见的问题是需要大家注意的。楼花转让并不是转让房子,实际上是转卖购房合同。

楼花转让常见的问题—

转让人–Assignor

转让人 – Assignor,也就是原始买主。需要注意:

1、第一步最重要:需检查原始的买卖合同,确认开发商是否允许房屋转让。(大多数开发商都会同意,并且收取一定的费用)

2、查清限定条款:房屋转让的广告渠道是否有规定或限制,比如说是否可发布在MLS上,还是只能私卖,或内部通过开发商销售。

3、开发商需要转让人(Assignor)和受让人(Assignee)签署开发商的同意书(Consent Form)或转让合同(Assignment Agreement)

4、转让费:一般由转让人(Assignor)支付或者双方协议而定。

5、在转让完成后,受让人一般需要支付:转让人已经支付给开发商的首付款+赚取的差额

6、文件齐备:转让人需要将原始买卖合同等文件提供给受让人。

7、开发商一般不允许转让人(原始买主)放弃物业,除非转让人找到受让人,并完成全部转让流程。

8、转让人(原始买主)需要支付房屋转让中产生的律师费、开发商同意费、地产经纪佣金以及其他相关费用。

楼花转让常见的问题—

转让人–Assignee

受让人 – Assignee,也就是最终买主。需要注意:

1. 请律师仔细阅读检查过原始买卖合同及相关文件,并签署转让协议。2. 可能需要准备一份贷款预批文件(Mortgage Pre-approval)给开发商来证明受让人可以获得银行贷款。

3. 受转双方需在文件上约定一个日期,支付房屋转让造成的差价。(也可以是我们统称的楼花转让 Closing Day)

4. Assignment 房子通常价格会比新的现房总价低,但前期所需要的资金较多。受让人可以在房子最后交接贷款时按照是转让价格贷款,多余的部分可贴补前期的资金。

入住后:受让人在Occupancy Day时可能需要支付以下费用:

*最后一次首付款(看原始合同是否要求)

*入住费: 地税(预估),管理费,开发商利息,其他杂费

一般开发商会要求开6个月或一年的预期支票(Post- dated cheques)

最终交房日(Final Closing Day)

 需要向开发商支付以下费用:

1、Levies费 (通常开发商会 Cap)

2、开发商律师协会费,约$70

3、两个月的入住费,作为大楼储备金

4、Tarion新房保险(约$600 – $1,900)

5、Hydro、water、gas meter安装费和连接费

6、Discharge of builder’s mortgages,约$200 – $300

7、律师法律费用

8、土地转让税

9、GST/HST Rebate : 对于最终买家来说, 如果符合申请新房HST rebate的条件 (自住/出租),就可以申请这个rebate。

多伦多房地产交易中常常会出现公寓楼花转让的情况。

由于公寓楼花交房期较长,原始买主的家庭情况或经济情况可能在收房前发生一些改变,或由于其他的一些原因,导致他们想放弃拥有某个单位,为避免违反房屋买卖合同而产生高额的经纪损失,原始买主可能会在收房前考虑将物业转让给另外一个买主。在不改变房屋原始买卖合同细节的情况下完成合法的房屋转让。

当然也不乏一些投资者在多伦多购买公寓楼花升值后,转让赚取中间的差价。

assignment feature 781x530

在多伦多公寓楼花转让中有一些常见的问题,今天领峯地产团队就来为大家简单分享一下。

Assignor – 转让人,也就是原始买主常见的问题有:

  1. 需检查原始的买卖合同确认开发商是否允许房屋转让。
  2. 对房屋转让的广告途径是否有限制,例如:是否可以发布在MLS上,还是只能内部销售,或是私卖。
  3. 开发商可能需要转让人(Assignor)和受让人(Assignee)签署开发商的同意书(Consent Form)或转让合同(Assignment Agreement)。
  4. 一般房屋转让费由转让人(Assignor)支付。
  5. 在交房时,受让人一般需将转让人已经支付给开发商的首付款支付给转让人。或,转让人和受让人在文件中约定一个日期来交接这笔费用。
  6. 转让人需要将原始买卖合同以及相关文件提供给受让人。
  7. 除非转让人找到受让人并完成全部转让流程,开发商一般不允许转让人(原始买主)放弃物业。
  8. 转让人需要支付房屋转让中产生的律师费、开发商同意费、地产经纪佣金以及其他相关费用。

Assignee – 受让人,也就是最终买主常见的问题有:

  1. 要仔细阅读检查过原始买卖合同及相关文件,并签署转让协议。
  2. 受让人可能需要提交一份贷款预批文件(Mortgage Pre-approval)来证明他们可以获得银行贷款。
  3. 受让人和转让人需在文件上约定一个日期支付房屋转让产生的差价。
  4. 受让人在入住日(Occupancy Day)时可能需要支付以下费用:
  • 最后一次首付款
  • 入住费
  • 地税(往往入住日时地税金额还没有算好,需要算好之后再缴纳地税)
  • 管理费
  • 其他杂费
  1. 最终交房日受让人需要向开发商支付以下费用:
  • Hydro、water、gas meter安装费和连接费
  • Levies费
  • Tarion新房保险,约$600 – $1,900
  • Discharge of builder’s mortgages,约$200 – $300
  • 开发商律师协会费,约$70
  • 两个月的入住费,作为大楼储备金
  1. 受让人还需要在交房日(Final Closing Day)支付以下费用:
  • 法律费用
  • 土地转让税
  • GST/HST rebate
  • 市政税
  • 在最终交房日之后,物业的产权会从开发商转到受让人名下。

1. 提前转让。英文是Assignment。其实,是第一手买家将一份有利可图的买卖合约加价卖给第二手买家,第一手买家在收楼前就可赚得投资收益。第二手买家明知第一手买家赚了他的钱,为什么二手买家还会买呢?因为一手买家已经为第二手买家抢到了他喜欢的楼层/朝向;甚至,从第一手买家那里买比直接从发展商那里买还要便宜,第二手买家也是有利可图的。如果要作Assignment,两个买家要从发展商那里得到许可,也应该得到你的地产经纪(协助议定市场价格)和律师(把关合同文件)的专业服务。

2. 到期转让。英文是Back To Back Closing. 很多朋友会一直等到发展商交楼时才完成转让,主要原因是可赚到全部升值空间。另外的原因也可能是,部分发展商会在原始的买卖合约中写明不许可提前转让。当然,有的发展商也很灵活,有时会在正式合约外与买家签一纸修改条款,许可买家(免费)做一次提前转让/转名手续。所以,买楼花时要让您的地产经纪向发展商问清楚可不可以签一纸修改条款。同一栋楼在不同的发售阶段,发展商做法可以不同。好在过去几年楼价一直在升,大多数买家等到发展商交楼时才完成转让并且赚到了可观的收益。现在市场上转让的楼花除了一小部分是通过开发商转让的以外,很多是通过地产经纪做的。那么在这一过程中,要注意什么,有哪些费用呢?在楼花的转让过程中有转让方和被转让方,先说说转让方。在英文中,转让方叫Assignor,把自己名下的楼花出让给别人。那么assignor 需要注意的问题:

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转让费用太高的话,转让就没有了任何意义。(通常在购买合约中有说明可以转让的时期)

2) 和地产经纪商定楼花转让的方式:MLS, Exclusive, 还是Privately.

3) 开发商可能要求受让方assignee 提供贷款证明。

4) 一般来说开发商收取的转让费用是由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,这一点很重要。

7) Assignor 需要付的费用有:A) 法律费和相关支出B) 发展商收取的费用C) 地产经纪的中介费楼花受让方,在英文中叫做Assignee

Assignee 需承担的责任和需付的费用:

1) 委托买方地产经纪起草楼花转让合同,并请律师审查合同条款。

2) 在入住是需付的费用有: A)押金, B)预估的地税,C)预估的Condo管理费用,D)利息,一般来说Assignee 要交给发展商几张远期支票。

3) 在最终交付时,assignee需要支付给发展商的费用有:A) 二年内的地税B) 电,水,煤气表的安装费和接入费(每个表$500-$700)C) 发展费或城市建设费几千不等,最好能有个Cap.D) Tarrion 新屋质量保证($600-$1900)E) 发展商的贷款清算费用(Discharge of builder’s mortgage, 约$200-$300)F) 发展商处理转让方押金支票的费用(约$250)G) 2个月的Condo准备金H) 购买合同规定中的其他需付的费用。

4) Assignee 还需付下面的附加费:A) 法律相关的费用和支出B) 土地转让费(省或市)C) GST/HST的折扣D) 市府的土地征用费用。

5) 在Condo 登记以后,发展商把产权转让到Assignee名下的时候,Assignee需要把余款付给发展商,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。

楼花的投资过程比较复杂,牵涉的内容也很多,建议大家在投资楼花的时候,多多听听专家的意见,特别是专业地产经纪的意见,不要冲动投资,仔细研究阅读合同,以免疏忽造成不必要的损失。楼花并不是你想什么时候转手就能转手的。地产商通常都有一些限制条件。

例如,你购买的CONDO有两个CLOSING的日期:Occupancy Closing 和Final Closing。前一个Closing是拿钥匙,后一个Closing是拿产权。有一些开发商允许只有拿钥匙后才可以转让楼花;也有一些开发商要等他的房子卖掉85%以后,你才可以转手;有的甚至根本不允许原始购房者在拿到产权以前转让楼花。所以买家在买楼花时就必须了解清楚。如果发展商为了促销,的确给了你权利在任何时候可以转让,在购房合同里面一定会有相应的条款,售楼中心里的销售人员的口头承诺是不具有法律效应的。有的人可能是因为为了避免产权转让时可能发生的产权转让费和律师费,所以才考虑在Final Closing前转让楼花。

但是转楼花时,你会发现地产开发商一样要向你收取$3000.00到$5000.00不等的Assignment Fee。另外,即使开发商允许你转让,但由于拿钥匙时你还没有产权,房子不能上MLS,楼花的买家和买家的地产经纪人只能运用有限的个人渠道去推销所拥有的楼花单位。让我们从心理学的角度来分析一下:投资Condo要想有好的回报,就必须要找到真正需要住现房,喜欢新房,而在某一段时间内又找不到其他可以替代的现房的买家。

这样一来,你才能卖个好价钱。如果是转楼花,尤其是房屋交付使用以前,真正的买家看不到现房,是不会给出个好价钱的。而如果接手的人同样也是炒家,他们并不急需住房,考虑的同样是投资的回报率。他们不会成为为了急需住房而出好价钱的买家的。实际上这种情况就和炒股票的买方心态是一样的了。

而懂得地产投资的人会明白,投资的利润最有可能的是在最终使用者或者是最终消费者身上实现,而不是把希望寄托在和投资者自己同样的心态的人身上。另一方面来分析一下你自己,如果你是跟风炒楼花,自己根本就没有打算长期持有物业,把自己仅有的所有资金全部投进去,甚至借钱付Deposit来炒楼。

即使市场行情一直比较好,到时候如果没有有效的渠道找到买家,而你又必须要抽出资金。很有可能不是别人给钱让你赚,而是你得割肉让别人赚钱!事实上,在CONDO如雨后春笋般冒出来的今天,总有新屋可买,如果同样是期房,谁又来买你加价的楼花呢!因此,买楼花不能有黄牛心态。拿到钥匙后,先租一段时间,等拿到产权以后,可以同时做两个Listing, 一个For Sale, 一个For Lease。利用MLS系统,能卖个好价钱就卖掉,即使买卖市道不好,能租个好价钱就先租着,要有长期打算。

其二,很多人对买楼花后的费用估计不足,以为只有交定金的钱就行了,其实这里面还有很多费用。在拿到钥匙后和拿到产权前,大概6――8个月的时间,你需要交Occupancy费、预估地税和预估管理费,由开发商代收代缴。还有律师费、Land Transfer Fee(土地转让税)。如果是自住,首次买房,你可以免掉最高至2000元的土地转让税;如果是投资,即使是首次买房,也不能免掉这部分费用。如果你要转楼花,需要付给开发商3000-5000元的Assignment Fee。

另外,无论是转楼花(Assignment)还是拿到产权后卖掉,都要考虑一个Marketing Fee以及经纪的佣金。任何投资都是有风险的,谁都不能保证楼花在几年后一定涨价。如果要投资CONDO楼花,无论从心理和资金上都要做充足的准备,资金不足最好不要涉足,更不要借钱来炒。每个家庭,每个人的财务状况不同,思维方式不同,投资心态不同。同样一种投资,其回报率可能千差万别。凡事三思而后行,千万不要盲目跟风!最近总有朋友来问,从建筑商手里买了个楼花(期房), 现在想在final closing 之前转手,应该注意哪些税务问题呢?通常,我们说买楼花有三种目的:自住,出租,转让

1. 自住 –如果和建筑商签合同(Purchase and Sale Agreement)时,已经声明是自住(primary residence) , 建筑商会代办申请新房 HST rebate, 并把能够拿回的rebate做到房价里面。一切不用自己操心。合同上的价格就是最后的价格,买家不需要额外再付 HST。注意:如果final closing 之后没有按时搬入,而是转手卖出,这个行为就使该房不符合“自住房”的概念了 (因为没有“住”)。CRA会追回已经发放的 HST rebate。

2. 出租 –如果和建筑商签合同(Purchase and Sale Agreement)时,声明房子将用于出租,那么买家除了要付给建筑商原始房价之外,还要付个13%的HST。当然,这个HST可以通过填表申请HST rental rebate从CRA拿回相当多的一部分来。这个rebate 申请通常建筑商不负责,需要自己来做。

3. 转让 –在Occupancy/Final Closing之前就转让 (assignment) 。相当于,在没有拿到产权证之前,把原来的购房合同卖给接手的买家。问题最多的就是这个楼花转手”。 下面就重点讲讲这部分:首先,要知道,不是所有的楼花都可以转让的。有些建筑商就明文规定,不许转让楼花。这就一定要等到final closing 之后,再进行转让。其次,还有一些建筑商,会给买家这个自由(购房合同里会写),可以转让楼花。尽管合同里有这个条款,在进行转让之前,通常还是要得到建筑商的书面同意。因为在closing之前转让这个楼花,就意味着这一纸合同是建筑商和新买家之间签署的了。有的建筑商会收取一个费用, 几千块不等 (这个费用通常也是有HST的)。有的建筑商为了吸引买家,就干脆不收。从GST/HST的角度来说,“Builder”这个概念并不一定意味着就是原始建造房子的人。第一手买家同样也可以被视同为”builder”. 请看下面几种情况:

例一:村长,师哥,和笨猫三人共同租住在一栋3个卧室的DT小房子里。2015年1月,他们终于凑够了份子钱,和建筑商签订一购房合同,购买一湖景高级公寓one-bedroom condo。 合同上注明,购入价为50万, closing date 预计为2018年7月。2016年2月,湖景公寓身价暴涨。村长师哥和笨猫分别收到几个offer想购买他们手中的湖景楼花。彻夜研究后,三人决定将楼花转手给美女丫丫小姐。交易成功后,三个男人分了钱,欢欢喜喜各自回老家娶媳妇去了。分析:从CRA的角度看,三个大男人买个one-bedroom的小condo本身就不现实, 真的要住吗?怎么住?他们考虑了几个offer最后决定卖给丫丫。从这个层面来说,他们仨人购房的intention 就并非为了自住,而是为了转手卖钱。最终转手成功可以说是 in the course of a business or adventure or concern in the nature of trade. 因此,村长师哥和笨猫可以被视为GST/HST意义上的”builder”. 既然是builder, 他们卖新condo (make a taxable supply) 就是要收HST的。

例二:陈总和夫人带着三个孩子住在4个卧室的大别墅内。他们只有这一套房。2015年1月,陈总携同夫人与一家建筑商签署了一购房合同,购买林间one-bedroom高级公寓。购入价为50万元,预计closing date为2016年1月。在2015年12月,趁着还没有入住,陈总和夫人决定把condo卖了,卖价60万。他们用赚的钱给自己的大别墅又加盖了一层。分析:从CRA的角度看,尽管陈总和夫人从来没有倒房历史,但是一家五口人买个one-bedroom的小condo也是有悖常理的, 一看就不是真心想住。从这个层面来说,他们购房的intention 就并非为了自住,而是为了转手卖钱。最终转手成功可以说是 in the course of a business or adventure or concern in the nature of trade. 因此,陈总和夫人可以被视为GST/HST意义上的”builder”. 既然是builder, 他们卖新condo (make a taxable supply) 就是要收HST的。

例三:牛魔王和铁扇公主带着三个孩子住在3个卧室的糖豪斯内。2015年1月,他们与建筑商签署了一购房合同,购买渔人村一4-bedroom大豪斯。大豪斯离孩子们的学校很近,走路可达,大豪斯离牛魔王的单位也近,夏天老牛可以骑自行车上班,可以省下不少油钱。大豪斯的closing date是 2016年7月。在2016年1月,牛魔王和公主卖掉了3卧的糖豪斯,搬到一处租房暂住,打算等新房可以入住后立即搬入。但是,计划没有变化快,2016年6月,铁扇公主的母上大人重病,不能自理,要求和他们同住便于伺候。老牛和公主一商量,觉得这样子4卧的大豪斯貌似不够住了,为了母上大人,得买个更大更豪的豪斯才行。所以,他们在closing之前,把4卧室的大豪斯卖了。分析:从CRA的角度看,老牛和公举卖掉了原来的住房,搬到租屋暂住,新购入的4卧大豪斯距离上学上班都近,这些证据足以说明他们买房自住的意图真实可信。尽管后来并没有如期搬入,而是卖了4卧大豪斯,那也是有特殊原因的 (change in personal circumstances – 有了母上大人的加入,新房不够住了)。所以,从CRA看来,他们不是为了卖房而买房,所以,从GST/HST的角度看,老牛和公主不是”builder”, 他们卖房不收HST.

例四:2015年1月,大灰狼和建筑商签署了一购房合同,购买士嘉堡一新房,自住。新房离单位近,离家更近。Closing date2016年7月。在2016年1月,大灰狼的单位搬迁到纽约,为了保住工作,大灰狼决定前往纽约,和单位共存亡。临走,大灰狼卖掉了手里的新房楼花。分析:从CRA的角度看,大灰狼买房自住,卖房的唯一原因是单位搬迁。因此,从GST/HST的角度看,大灰狼不是”builder”, 他卖房不收HST.

Assignment fees 楼花转让费买楼花,通常原始买家要先给建筑商付一个deposit。 转手楼花之时,原始买家还要赚上一笔。如果,像上面的例一和例二里讲的,卖楼花行为是taxable, 要收取HST的,那么接手的新买家就要在谈好的转让价的基础上,再付一个13%的HST。举个例子:珍妮和建筑商签了一购房合同,当天付deposit 一万元。一个月后,珍妮把“楼花”转手以一万五卖给了彼得。如果这个交易属于例一和例二的情况,那么新买家彼得要在整个儿的一万五的基础上,再交13%的HST。彼得需要付 $15,000*1.13= $16,950。

楼花转手后的 HST rebate 怎么办?对原始买家来说:1. 如果原始买家被视同为builder(看例一,例二), 他的转手楼花的行为需要收HST,他就不再符合HST rebate 的条件 (因为买房已经不是为了自住)。2. 甚至当原始买家不是builder (看例三,例四), 转手楼花不需要收HST,他也同样不再符合HST rebate的条件 (因为没有ownership, 在ownership到手之前就已经转让出去了)。总之,楼花转手,原始买家必须退回 HST rebate.

对接手的新买家来说:1. 如果符合申请新房HST rebate的条件 (自住/出租),就可以申请这个rebate。总之,接手楼花,新买家可以重新申请 HST rebate.注意:当楼花转手之后,可能存在俩个“builder”了。一个是真正建房的建筑商,另一个是原始买家。这种情况下,接手的新买家通常要把GST/HST付给建筑商 (for the purchase of the new home)还要付给原始买家 (for the purchase of the interest in the new home).比如:新房总价为30万。小王是原始买家,和建筑商签好合同,付了deposit $10,000. 几个月后,小王把楼花合同转卖给大刘,商定的交易价为$15,000. 大刘接手后,需要付给小王 $15,000*1.13 = $16,950; 在final closing之时,要付给建筑商购房的尾款,和13%的HST。一个新房只能有一个new housing HST rebate. 大刘接手后,就不能再通过建筑商来代办新房的HST rebate, 也不能同过原始买家小王来申请 rebate. 相反, 大刘可以直接跟CRA提交 – 把付给建筑商的,和付给小王的 HST 分别列在申请表上一起申请。

多伦多楼花怎么买?购买楼花时有哪些注意事项?

很多买房人到多伦多没多久,对多伦多的了解很少,哪里将要建期房?将建多少户?开发商是谁?价钱是多少?户型是什么样?什么时候签约?什么时候交房?等等很多问题并不了解。这时势必就需要找到一个专业的地产经纪来咨询。然而咨询了经纪以后很多经纪都说买家心仪的楼盘他拿不到,或者干脆就说卖光了,也有经纪说通过他就肯定可以拿得到。买家就会产生疑惑,为什么同一个楼盘,有的经纪就说有,有的经纪就说拿不到呢?

其实原因很简单,很多开发商在卖期房时并不会选择公开发售,而是一些有长期合作的地产公司以代理的身份帮助开发商来卖房。只有这些代理会拿到这个楼盘的单位。所以如果你的地产经纪不是这些代理地产公司的员工就基本拿不到这个楼盘的单位。

期房从开始宣传到真正的预售日期会有不短的时间,如果买家对某个楼盘感兴趣最好要提前做好准备。例如提前找到可代理这个楼盘的经纪,提前了解好价格和大致户型,准备好定金和第一次的首付,等等。

购买期房时买家都需要填写一份购买意向单,按照购买意愿顺序填写一些单位。代理地产公司和开发商会按照买家交购买意向单的早晚来分配户型。所以如果你对某个期房的其中一个单位势在必得的话一定要尽早交购买意向单。

另外在跟开发商正式签约后的10天内买家一般都可以选择解除合同,而不会产生损失。

购买期房时也有些注意事项,嘉德小编在这里也跟大家简单分享一下:

交房日及入住日
受到大楼建造工程延误或政府部门审批的拖延,开发商往往会推迟交房时间。因此,在购买楼花时,大家应通过自己的地产经纪询问开发商,该楼盘潜在的交房延误时间。

楼盘宣传材料 vs 实际楼盘
开发商在推出新楼盘时制作的精美图册,将公寓最美的一面通过透视图呈现。高清的大楼建筑图和360度全景画面往往会让潜在买家一见倾心,下出购买决定。然而,这些呈现在买家眼前的图纸与图册,往往只代表了开发商对大楼结构的可能性的认可,实际楼盘与图册仍然有一定区别。因此,Condotrend提醒大家,在正式与开发商签署购房合同前,应询问售楼处人员,在公寓落成时所有可能改变的地方,包括户型、大楼设施、停车位等。如果决定购买期房单元,则应通过自己的地产经纪,去了解该楼盘附近现有的及正在规划兴建的大楼,在日后是否会有阻挡所购买单位视野的情况出现。

对空间及修饰的期望
不少的买家对在建公寓都有很高的期望,而在在公寓正式落成时,买家常会发现实际公寓与他们想象不一样,如空间大小不一样,家具摆放不下,或者是天花板的高度从底层地板算起等。而这种情况的发生,很多时候是因为买家误以为所购买期房的单元与销售中心样板房所展示是一致的,然而样板房并非根据真实的单元而建,而且常因设置了特殊的灯光、配备了公寓专用的家具、特殊的天花板,及配套升级装修材料及装饰的缘故,使得公寓显得更具空间感及更好看。因此,Condotrend提醒大家,在签署购房合同前,要先仔细了解公寓配置及与样板房的差异。

过户费用
在期房过户时,买家需要支付额外的费用,包括最后一笔的楼盘开发费、新电器用具税、水电连接费用、仪表安装费和其他杂费等。费用的项目多少及费用大小根据楼盘而定,因此Condotrend建议大家,在购房时应聘请有期房交易经验的专业房产律师,并在签约后的10天冷静期内,将购房合同及期房文件交给律师审阅,查看期房交接时会产生的任何费用,避免在期房交接时陷入财务漩涡。并且通过自己的地产经纪询问开发商,交房时会产生的费用及为争取到征收费用的上限。

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