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Market Watch Report: March 2015

POSTED ON April 7th  - POSTED IN Featured News, Toronto Real Estate News

Sales and Price Up Year-Over-Year in March 2015

Toronto Real Estate Board President Paul Etherington announced that Greater Toronto Area REALTORS® reported 8,940 sales in March 2015. This result represented an 11 per cent increase compared to March 2014. Sales were up for most major home types, both in the City of Toronto and the surrounding regions. New listings were also up, but by a lesser 5.5 per cent, indicating tighter market conditions.

“Home sales increased compared to last year as the cost of home ownership remained affordable, with lower interest rates going a long way to mitigate the effect of rising home prices. However, a substantial amount of pent-up demand remains in place, especially as it relates to low-rise market segments. This suggests that strong competition between buyers, which has fuelled strong price growth so far this year, will continue to be experienced throughout the spring,” said Mr. Etherington.

In March, the average selling price for all reported transactions was $613,933 – up 10 per cent year-over-year. The MLS® HPI Composite Index, which tracks benchmark homes with the same attributes from one period to the next, was up by 7.9 per cent. Average price growth was strongest for detached homes in the City of Toronto, at 15.9 per cent. Over the same period the detached MLS® HPI in the ‘416’ area code increased 7.8 per cent.

Click here to read the full Market Watch Report March 2015

Market Watch Report: February 2015

POSTED ON March 4th  - POSTED IN Featured News, Toronto Real Estate News

 

Robust Sales and Price Growth in February

 

Toronto Real Estate Board President Paul Etherington announced that Greater Toronto Area REALTORS® reported 6,338 home sales through the TorontoMLS system in February 2015. This result represented a substantial 11.3 per cent year-over-year increase compared to February 2014. Large annual increases in transactions were noted for most major home types, in the City of Toronto and surrounding GTA regions.

“Even with the record low temperatures last month, we still saw an increase in the number of people purchasing homes in the GTA. This speaks to the importance households place on home ownership and the fact that buyers continue to view ownership housing as a quality long-term investment in which they can live,” said Mr. Etherington.

The overall supply of homes for sale, as measured by the count of active listings at the end of February 2015, was down by 8.7 per cent compared to the same count in February 2014. This means that market conditions became tighter, leading to more competition between buyers.

The overall average selling price for February 2015 home sales was $596,163– up by 7.8 per cent compared to the average for February 2014. Driving this increase was the detached market segment. In the City of Toronto, the average detached selling price moved above $1 million dollars for the first time in a calendar month.

“The strong year-over-year price growth we experienced in February points to the robust demand for ownership housing in the GTA, coupled with a constrained supply of homes for sale in some market segments, especially where low-rise home types like singles, semis and townhouses are concerned,” said Jason Mercer, TREB’s Director of Market Analysis.

 

Detailed Market Watch Report for February 2015

A Lack of Listings Leads to Lively Bidding for Toronto Homes

POSTED ON March 3rd  - POSTED IN Featured News, Toronto Real Estate News

Elli was one of the Toronto agents interviewed by Carolyn Ireland about the shortage of listings and how this has affected the real estate market and property prices. In recent years Toronto has seen a steady flow of condos available for sale but the inventory in detached homes has been low, which has helped fuel edge-of-your-seat bidding wars. What does the future have in store?

 

Published in The Globe and Mail
By Carolyn Ireland, February 19, 2015

Lively bidding for a small house in Leslieville last week caused a buzz around the neighbourhood when the house sold for $96,000 above the asking price of $499,000.

One neighbour on Berkshire Avenue looked around at his own nearly identical bungalow and called listing agent Christopher Stevenson to pepper him with questions about the sale down the street at number 21. By the end of the conversation, the owner at number 75 had decided to enlist Mr. Stevenson to sell his house too.

Mr. Stevenson, an agent with Sutton Group-Associates Realty Inc., says lower interest rates and a few high-profile sales have combined to bring a little bit of fresh vitality to the Toronto market. Still, lots of properties are changing hands without frenzied bidding wars and agents say new listings are trickling out slowly.

lack of listings globe and mail

 

The Toronto Real Estate Board reported this week that sales jumped nearly 15 per cent in the first two weeks of February in the Greater Toronto Area compared with the same period in 2014. The average price climbed 10.3 per cent but new listings edged up only 3.5 per cent in the first half of the month compared with the same period last year.

Bidding contests such as the one for the semi-detached bungalow at 21 Berkshire Ave. have contributed to the price gains. Listed with an asking price of $499,000, it sold one week later on the night set for reviewing offers, for $595,000, after about 75 showings.

The sellers received four strong offers, Mr. Stevenson says, but the winning bid was far ahead of the others. He learned from the buyers’ agent that the couple had lost out on nine or 10 properties in past bidding wars.

“I think they decided ‘enough fooling around’ and they made sure they got it.”

Mr. Stevenson plans to contact the agents of the three parties who lost out on the house and let them know that a similar house is coming.

He says 75 Berkshire Ave. is “the same but different.” The floor plan has been altered in a slightly different way because the owner at number 75 kept the original layout of the kitchen and living room and combined two bedrooms into one. At number 21, one bedroom was also enlarged and opened up.

Mr. Stevenson says he wasn’t surprised that 21 Berkshire sold for more than the asking price but he was anticipating a selling price closer to $550,000 or maybe as high as $565,000.

He chose the $499,000 asking price because he figured that price might also draw people who are looking at condos.

“I think that keeping under $500,000 was key,” he says.

The sellers had purchased the house for $429,000 a couple of years ago. They invested about $11,000 in a small renovation on the main floor.

“You can imagine how happy they were,” he says of the outcome.

Mr. Stevenson plans to list number 75 at $499,000 as well. He will also set an offer date seven days after it arrives on the market on Monday. He says he’s not varying the strategy because there are still potential buyers out there who were drawn to the first house.

“The seller liked it, obviously, because it worked.”

He says the sale at number 21 seemed to stir some optimism in other potential sellers and also investors who wanted to know about the potential for rental income in such a house.

Numbers reported by the Canadian Real Estate Association this week show that confidence is faltering in several real estate markets across Canada. Sales in Calgary, Edmonton and Saskatoon tumbled more than 20 per cent in January compared with January of 2014. Activity is slow in Ottawa, Montreal and the rest of Quebec.

Douglas Porter, chief economist with the Bank of Montreal, says the Canadian housing market is cooling notably – even outside of Alberta where the volatility in energy prices has caused a sudden reversal of fortune.

Toronto and Vancouver are resisting those headwinds, with rising sales and prices in both cities in January, notes Mr. Porter.

“We suspect that with borrowing costs still plumbing the depths and many provincial economies holding up, any housing correction will be a specific regional affair,” he says.

Mr. Stevenson is sensing a lifting in the bidding war ennui that seemed to settle over the Greater Toronto Area market in the dwindling days of 2014. Some house hunters felt priced out of the market altogether and wanted to save up some more cash.

“There are some discouraged people,” he says.

Since the Bank of Canada’s surprise rate cut in January, however, he has noticed a renewed vigour on offer nights.

“I think the interest rate announcement put a little bit of spark back in people.”

Still, another Leslieville house on a nearby street was listed around the same time with an asking price of $649,000. It didn’t sell on offer night and was quickly taken off the market and relisted for $675,000.

“I think they listed too high for the offer date approach,” Mr. Stevenson says.

Elli Davis, an agent with Royal LePage Real Estate Services Ltd., says she would be glad to see new listings pick up.

“I’m used to having much more to sell.”

Real estate agents who find more of their listings among the single-family houses of popular Toronto neighbourhoods say new properties are scarce. Ms. Davis sells mostly in the mid-to-upper tiers of central Toronto.

“My phones are not as busy as usual,” she says.

But a swell in inventory may be coming: over the Family Day weekend, Ms. Davis signed up three additional properties. She’s preparing to list a small house in Rosedale and a three-storey in Forest Hill with asking prices just below $2-million. The third is a condo unit in Yorkville that will have an asking price of $1.795-million. All will arrive on the market within a couple of weeks.

One unit that she had listed near Yonge and St. Clair did not move in the fall. Ms. Davis took it off the market for a while, had it painted and staged, and it sold within a week when it was listed again in January.

She adds that many of the older condos being sold this winter are on the market because an owner is moving into a retirement home.

“That’s a demographic that’s very busy right now.”

At the same time, the buyers are often couples who are selling a big house and downsizing to a condo.

In one case, she sold a condo in the Governor’s Hill building near Yonge and York Mills within a week in the depths of January. The 3,000-square-foot unit sold for the full asking price of $1,629,000, she says. Ms. Davis says older buildings such as Governor’s Hill are sought-after because they offer large units and buyers often consider they are getting better value for their money than they do in a newer building.

Market Watch Report: January 2015

POSTED ON February 4th  - POSTED IN Featured News, Toronto Real Estate News

Strong Start to 2015

Toronto Real Estate Board President Paul Etherington announced a strong start to 2015, with robust year-over-year sales and average price growth in January. Greater Toronto Area REALTORS® reported 4,355 home sales through the TorontoMLS system during the first month of the year. This result represented a 6.1 per cent increase over January 2014. During the same period, new listings were up by 9.5 per cent.

The average selling price for January 2015 home sales was up by 4.9 per cent year-overyear to $552,575. The MLS® Home Price Index (HPI) Composite benchmark was up by 7.5 percent compared to January 2014.

“Home price growth is forecast to continue in 2015. Lower borrowing costs will largely mitigate price growth this year, which means affordability will remain in check. The strongest rates of price growth will be experienced for low-rise home types, including singles, semis and town houses. However, robust end-user demand for condo apartments will result in above-inflation price growth in the high-rise segment as well,” said Jason Mercer, TREBs Director of Market Analysis.

Market Watch Report: January 2015

Market Watch December 2014

POSTED ON January 7th  - POSTED IN Featured News, Toronto Real Estate News

Near Record Sales in 2014

Toronto Real Estate Board President Paul Etherington announced that Greater Toronto REALTORS® reported 92,867 residential sales through the TorontoMLS system in 2014, including 4,446 in December. The calendar year 2014 sales result represented a 6.7 per cent increase over the 2013 sales figure of 87,049 and was just short of the record set in 2007.

The average selling price continued to grow on a year-over-year basis in calendar year 2014, with an 8.4 per cent increase over calendar year 2013 to $566,726. This included a seven per cent increase in the December 2014 average selling price to $556,602.

“The strong price growth we experienced in 2014 can be explained with two words: listings shortage. The constrained supply of listings was especially evident for low-rise home types like singles, semis and town houses,” said Jason Mercer, TREBs Director of Market Analysis.

Market Watch December 2014

Market Watch November 2014

POSTED ON December 4th  - POSTED IN Market Watch, Toronto Real Estate News

Toronto Real Estate Board President Paul Etherington announced that Greater Toronto REALTORS® reported 6,519 residential transactions through the TorontoMLS system in November 2014. This result was up by 2.6 per cent compared to 6,354 sales reported in November 2013. Through the first 11 months of 2014, total sales amounted to 88,462 – up 6.6 per cent compared to the same period in 2013.

While the trend of year-over-year sales growth continued, the supply of listings remained constrained, with active listings at the end of November down in comparison to last year.

“Even with a constrained supply of homes for sale in many parts of the Greater Toronto Area, buyers continued to get deals done last month. Households remain upbeat about home ownership because monthly mortgage payments remain affordable relative to accepted lending standards. This is coupled with the fact that housing has proven to be a quality long-term investment,” stated Mr. Etherington.

The average selling price for November transactions was up by 7.4 per cent year-over-year to $577,936. The year-to-date average price was up by 8.4 per cent to $567,198. The MLS(R) Home Price Index Composite Benchmark price for November was up by 7.7 per cent compared to a year earlier.

“The robust average price growth experienced throughout 2014 has been fundamentally sound, with demand high relative to supply. Strong competition between buyers has exerted upward pressure on selling prices. Barring a substantial shift in the relationship between sales and listings in the GTA, price growth is expected to continue through 2015,” said Jason Mercer, TREB’s Director of Market Analysis.

Market Watch Report November 2014

The winners and losers of the absolutely outrageous viciously competitive record-breaking market

 

The Winners and Losers of the Absolutely Outrageous, Viciously Competitive, Record-Breaking Market

For buyers and sellers and those who simply consider real estate a spectator sport, this was the nutty year when the average price of a detached house hit a million. And you’re lucky if those seven figures buy a rickety bungalow next to the tracks. Open houses now require bouncers to control the mobs, buyers eye one another like competitors in a boxing ring, and every week there’s another story of a bidding war that stretched all night and made the seller a killing.

In the following pages, we present a portrait of the manic market. We surveyed the city’s top agents to find the pockets where the fight to own a house is fiercest, and gathered stories from people who’ve wandered into the real estate trenches and barely survived.


Real Esate Mania: Twyford Road

THE STREET WHERE UNRENOVATED BUNGALOWS GO FOR $100,000 OVER ASKING
TWYFORD ROAD, FROM KIPLING TO PRINCESS ANNE CRESCENT

Don’t tell downtowners this, but Etobicoke is technically part of Toronto. And for prospective homebuyers looking for deals on large lots and easy access to downtown (as well as out of town, via the airport and the nearby 400-series highways), the cradle of Ford Nation has become an attractive option. It seems especially true of Twyford Road, a popular street in the upmarket ­Princess Anne Manor ’hood, which is walking distance from the picturesque Glen Agar park, a couple of golf courses and a handful of elementary schools. Twyford strikes a nice balance between the busier thoroughfares in and around The Manor (like The Kingsway and Princess Margaret Boulevard), and the area’s quieter nooks (like Kingsfold Court and Blair Athol Crescent, where houses are sold privately to upsizing Manor-­dwellers). “Most of my clients are people from downtown,” says realtor Ana Santos. “They’re tired of being on top of their neighbours in a 35-foot lot with a one-car garage.” Downtown, you’re lucky to get a renovated townhouse for just over a million dollars. On Twyford, it gets you 80-by-135-foot lots.

Circle Red 1
 52 Twyford
In March, this detached bungalow, walking distance from the neighbourhood’s schools, was listed for $1,188,000 and sold for $1,250,000.
Circle Red 2
 28 Twyford
In February, this two-storey detached with 6,600 square feet of total living space, a quartz kitchen island and a 101-bottle wine fridge was listed for $2,499,000 and sold for $2,475,000.
Circle Red 3
 14 Twyford
In May, this renovated sidesplit property—four bedrooms, three baths, with a finished basement—was listed for $1,099,000 and sold for $1,375,000, $276,000 over asking.


Real Estate Mania: Melbourne Avenue

THE STREET WHERE THE HIPSTERS PAY A MILLION-PLUS FOR SEMIS
MELBOURNE AVENUE, FROM DUFFERIN TO COWAN AVENUE

Week by week, walking along Queen West from Dufferin to Sorauren, you can practically see the 99-cent shops shutter and reopen as hip restaurants before your eyes. At the same time, young couples are fighting for houses that have all the appeal of an Annex Victorian but at a lower price point. This is especially true of the housing stock on ­Melbourne, where Keller ­Williams realtor Mike Gryspeerdt broke the million-­dollar sale ceiling with a semi. Over 50 hopefuls snaked out the door at the open house, drawn by the deep and wide lot as well the house’s proximity to the Drake and Gladstone hotel-bar-party compounds. Rather than flippers, the area is bringing in end-users: buyers willing to pay a premium to make a place their own, and whose love for the property makes the list price academic. Re/Max agent Nicholas Bohr encourages clients to hand-write letters to sellers to forge a personal connection and gain an advantage over competing buyers. “I’ll also google a seller,” he says, “and see if they went to the same university as the buyer to try to create synergy.”

Circle Red 1
 47 Melbourne
In June, this two-storey detached with four bedrooms was listed for $889,000 and sold for $1 million.
Circle Red 2
 189 Cowan
In February, this two-storey semi-detached, split into two large three-bedroom apartments, waslisted for $599,000 and sold for $721,000.
Circle Red 3
 11 Melbourne
In March, this semi with a south-facing garden, a new furnace and a greenhouse was listed for $899,000 and sold for $1,008,000, $109,000 over asking.


Real Estate Mania: Manning Avenue

THE STREET WHERE FLIPPERS ARE MAKING A KILLING
MANNING AVENUE, FROM QUEEN WEST TO DUNDAS WEST

One phrase keeps popping up when you comb through listings of recent sales on Manning: “as is.” Those who want a downtown semi or detached house in a great area, with access to trendy shopping and restaurants, all for under $1 million, can still get it on Manning. But it’ll be as is, and they’ll need to fight for it. The street, one of the last unpolished strips near Trinity Bellwoods Park, is especially attractive to investors and house-flippers. One two-and-a-half-storey multi-unit semi—which came with three fridges and three stoves, all tossed in as is—sold for an astonishing $258,898 over the $649,990 list price. Sometimes, the bigger the mess, the fiercer the bidding, as places requiring more substantial overhauls tend to scare away dabbling flippers and attract more serious contractors willing to pay top dollar. But not everything on the street needs a total ­overhaul: one two-storey townhouse just north of Queen, a stone’s throw from Trinity ­Bellwoods, sold for $803,000. With new windows, and a new roof and furnace, the place didn’t require the sort of gutting and remodelling common on the street.

Circle Red 1
 9 Manning
In April, this two-storey townhouse divided into three units was listed for $815,000 and sold for $885,000.
Circle Red 2
 137 Manning
In late 2013, this fixer-upper two-storey semi was dramatically undervalued at $339,000, and sold for $735,000.
Circle Red 3
 100 Manning
In May, this “as is” townhouse was listed for $399,000 and sold for $541,000.


Real Estate Manina: Wychwood Avenue

THE STREET WHERE BUYERS BATTLE TO BE NEAR THE FARMERS’ MARKET
WYCHWOOD AVENUE, FROM ST. CLAIR TO VAUGHAN ROAD

The mayor and small business owners complained, but the St. Clair streetcar right-of-way has proven successful for the strip, especially the section nearest Bathurst. St. Clair has attracted new businesses like the lunch counter Baker and Scone, which offers 40 different varieties of scones, and brought more traffic to trendy restaurants like the Stockyards, where there’s a nightly lineup for takeout fried chicken. The most competitive street to buy on is the stretch of Wychwood running north from St. Clair, where semis regularly break a million. Buyers like how the street name evokes the prestigious community to the south and are desperate to live within walking distance to the nearby farmers’ market at Wychwood Barns and excellent schools (including Humewood Community School, St. Alphonsus Catholic and Vaughan Road Academy, which offers the International Baccalaureate program).

Circle Red 1
 257 Wychwood
In June, this three-storey detached house with five bedrooms and four baths was listed for $949,000 and sold for $1,100,000.
Circle Red 2
 272 Wychwood
In March, this detached two-storey house fitted with premium appliances was listed for $899,000 and sold for $975,000.
Circle Red 3
 177 Wychwood
In May, this three-storey semi-detached house, with new stainless steel appliances and framed by a beautifully landscaped yard, was listed for $875,000 and sold for $1,020,000.


Real Estate Mania: Cortleigh Boulevard

THE STREET WHERE HOUSES WITH NANNY SUITES GET A DOZEN BIDDERS
CORLEIGH BOULEVARD, FROM ROSEWELL AVENUE TO AVENUE ROAD

Buyers in the multimillion-dollar price range are often too genteel for bidding wars. But when it comes to Cortleigh Boulevard, a leafy patch in Benzes-and-Botox Lytton Park, the gloves come off. It’s one of those rare streets between the north-south arteries of Avenue and Yonge that’s not overrun with traffic. The houses, many of which sport old-timey stone filigree on their ­exteriors and contain nanny suites, are set well off the street, making it feel nearly suburban for a street so close to downtown. It’s a short drive to the establishment private schools and walking distance from prestigious (by TDSB standards) John Ross Robertson Public School, where students do extremely well on EQAO tests.

Circle Red 1
 29 Cortleigh
In May, this two-and-a-half-storey family home with a gourmet kitchen, south-facing garden, four bedrooms and four baths was listed for $1,895,000 and sold for $1,929,000.
Circle Red 2
 18 Cortleigh
In April, this detached three-storey drew 19 bids on its already whopping $1,895,000 list priceand eventually sold for $2.3 million.
Circle Red 3
 5 Cortleigh
In late 2013, an “as-is” house was listed for $999,000 and sold for $1,225,000. The buyers built a new house in its place.


Real Estate Mania: Bessborough Drive

THE STREET WHERE MILLION-PLUS HOUSES SELL IN A COUPLE OF DAYS
BESSBOROUGH DRIVE, FROM MILLWOOD ROAD TO GLENVALE BOULEVARD

Bessborough is the kind of placid Leaside street that has always been in demand. Houses, many with extra-wide yards and centre-hall plans, rarely go on sale, and when they do there’s intense demand, with the average property going a hundred thousand or more over asking. Hopefuls put in bully bids and draft letters to owners of nice houses encouraging them to sell. (Agents also do a lot of door knocking, to the same end.) Some lots are so spacious, developers try to subdivide them (one such proposal was recently met with fiery opposition). Open houses on the street draw 50-plus potential buyers in one afternoon. “People call it ‘stupid street,’ because people do stupid things to live there,” says agent Patrick Rocca, whose own house is on Bessborough. “But I paid the highest price at the time,” he says. “So if anything, I’m the stupidest one.”

Circle Red 1
 309 Bessborough
In May, this four-bedroom, three-bath detached home on a rambling 38-foot lot was listed for $1,339,000 and sold for $1,477,100. That’s $138,100 over asking.
Circle Red 2
 247 Bessborough
In May, this red-brick detached, recently renovated to the tune of over $200,000, was listed for $1,299,000 and sold for $1,530,000. That’s a full $231,000 over asking.
Circle Red 3
 214 Bessborough
In May, this 2,000-square-foot detached two-storey house, with original stained glass windows and an elaborate garden, was listed for $1,299,000 and sold for $1,396,000.


Real Estate Mania: Hamilton Street

THE STREET WHERE TEARDOWNS GO FOR $100,000 OVER ASKING
HAMILTON STREET, FROM GERRARD STREET TO QUEEN

The under-a-million neighbourhoods are where the most furious bidding wars play out—especially on streets like Riverdale’s Hamilton. Ramshackle aluminum-sided bungalows, cheap enough to rip down and start fresh, offer some of the best bargains close to downtown. Buyers see a pocket in transition now that Bridgepoint Health has replaced the old Don Jail, and the infamous Jilly’s strip club at Queen and Broadview has closed, likely to be redeveloped as a Gladstone-type hotel. For fans of hootenannies and hoedowns, there’s also the nearby Boots and Bourbon Saloon, which set up shop in the former site of the seedier Blue Moon Pub on Queen. In 2014, the biggest sales on the street have closed around $100,000 over asking.

 

Circle Red 1
 77 Hamilton
In May, this rental property was listed for $699,000. The house received seven bids and eventually sold for $806,000. “I accepted offers the day after the Jilly’s sale was announced,” the seller says. “The timing couldn’t have been better.”
Circle Red 2
 148 Hamilton
In late 2013, this oversized detached bungalow, with a huge rear deck and a basement rental unit, was listed for $749,900 and sold for $747,900.
Circle Red 3
 192 Hamilton
In April, this two-storey semi was listed for $749,000 and sold for $845,000. It last sold a year ago for $545,000.


Real Estate Mania: Wellesley Street East

THE STREET WHERE A MILLION FOR A SEMI IS CONSIDERED A BARGAIN
WELLESLEY STREET EAST, FROM PARLIAMENT STREET TO WELLESLEY PARK

Cabbagetown’s rows of pretty, fastidiously preserved victorians are eerily calm despite being so close to the downtown core. Wellesley is one of the most idyllic streets in the neighbourhood, so whenever a house goes on the market, it’s swarmed and the subject of intense bidding wars. Chestnut Park sales rep Kara Reed booked 30 showings over a weekend for a semi, which ended up selling for a couple hundred thousand over its asking price. The most prized properties are on the eastern stretch, where Wellesley dead-ends at a park of mature trees and the Toronto Necropolis. One bungalow on Wellesley Cottages, a miniscule side street/alley running behind Wellesley proper, went for $246,000 over its million-plus asking in June.

Circle Red 1
401 Wellesley E.
In May, this immaculately renovated Victorian with two parking spaces, 10-foot ceilings and built-in speakers was listed for $1,358,000 and sold for $1,600,000.
Circle Red 2
357 Wellesley E.
In January, this lavish rebuild of a Victorian-era home (complete with a media room and a second-floor study) was listed for $2,369,000 and sold for $2,400,000.
Circle Red 3
459 Wellesley E.
In July, this semi-detached, two-and-a-half-storey house was listed for $899,000 and sold for $1,040,000.


Real Estate Mania: Hiawatha Road

THE STREET WHERE ENTER-AT-YOUR-OWN RISK HOUSES SELL FOR $100,000 OVER ASKING
HIAWATHA ROAD, FROM DUNDAS TO WALPOLE AVENUE

Maybe it’s the proximity to the all-you-can-gorge buffets of the Gerrard India Bazaar. Maybe it’s the increasingly elusive under-a-million price tags. Or maybe it’s all the coach houses tucked behind so many of the homes—which make great rental properties. Most likely it’s all these things. As conspicuous as all the For Sale signs lining Hiawatha are the building notices, with some lots currently undergoing total tear-downs and rebuilds—a sure sign that the property itself is just as valuable, if not more so, than the hundred-year-old home sitting on top. One three-storey detached home sold for $795,000—nearly $100,000 over asking. It had been previously sold only six months before, and the seller netted a tidy $100,000 without making many improvements. The street is especially lusted after by young families, who want the short walk to Greenwood Park and alternative TDSB schools like Equinox Holistic.

Circle Red 1
227 Hiawatha
In July, this semi-detached two-storey home was offered as is—“please do not enter the garage,” the listing noted, forebodingly. It was listed for $350,000 and sold for $557,500.
Circle Red 2
166 Hiawatha
In June, this 100 year-old, two-storey, two-bedroom stucco-fronted “condo alternative” on a deep lot was listed for $429,000 and sold for $502,800.
Circle Red 3
59 Hiawatha
In late 2013, this two-storey family home with a fenced-in front yard, back garden, and balcony adjoining the master bedroom was listed for $499,000 and sold for $612,000, kicking off a string of recent activity on the strip.


Real Estate Mania: Munro Park Avenue

THE STREET WHERE IT’S ALMOST IMPOSSIBLE TO SCORE A HOUSE
MUNRO PARK AVENUE, FROM QUEEN TO THE LAKE

There are only 29 houses on Munro Park avenue, the most prestigious street in the Beach, and they rarely come up for sale—only three have gone on the market in the past two years. They’re generally passed down from generation to generation, old money–style, because no one wants to give up the view of the lake or the short stroll to the century-old Balmy Beach Club and its meticulously groomed lawn bowling green. The houses tend to be ornate, stucco and stone-fronted, many with early 20th-century period details like double-sashed windows and stained glass. Lots are massive for the Beach, with 50-foot frontages, and prices climb closer to the lake, often going for half a million or more over list. “It’s hands-down the most coveted street in the Beach,” says Mark Richards of Re/Max, who’s currently selling a renovated $4.3-million house on the street.

Circle Red 1
14 Munro Park
In 2013, this two-storey detached house sold for the asking price of $1,869,000 to a buyer who proceeded with a gut reno.
Circle Red 2
6 Munro Park
In July, this reno’d four-bedroom detached was listed for $4,295,000—a new high for the street. Unsold at our print deadline.
Circle Red 3
48 Munro Park
In late 2013, this detached two-storey home near the businesses on Queen was listed for $1,432,000 and sold for $1,385,000.

Tales from the Front: real estate horror stories from the buyers who lived them

Tales From the Front: The Sale Gone Sour

THE SALE GONE SOUR
CATHERINE STINSON, A 39-YEAR-OLD PHILOSOPHY PROFESSOR

I recently moved back to Canada from Germany with my partner, Boris, and our four-year-old daughter. We sublet an apartment while we looked for a house. We saw at least 100 west-end properties and lost out on five offers, sometimes by as much as $100,000. In June, we found a semi in Wallace-­Emerson—it was rundown and an estate sale, but to us it felt like a miracle when the sellers accepted our offer of $667,000. Our inspector found water damage, asbestos, an old roof and bad wiring all over the place, so we dropped our price to $655,000 and asked for a mid-July closing. The sellers agreed, but added a condition of an extra 30 days if they didn’t get their will probated. Our agent told us that will probate is rarely a problem, but we were getting nervous: I was due to give birth to our second child in July, and we were supposed to be out of our apartment by the end of August. As the closing day approached, we heard the will ­probate would take at least three months. The sellers refused to rent us the empty house in the meantime, even when we offered to increase our deposit on the house sale. By the end of August, we gave up hope and signed a mutual release form. We’d already switched our daughter to the new school district and lost thousands on various fees. We’re renting another house while we continue to hunt.

Tales From the Front: Cut Out of a Deal

CUT OUT OF A DEAL
HEATHER BLUMBERG, A 40-YEAR-OLD MANAGEMENT CONSULTANT

My husband and I found a gorgeous Victorian we really liked in Parkdale. We ended up being one of five parties bidding. Our agent presented an offer of $1,003,000 on our behalf, and the top three bids all came fairly close. Our agent came back to us to see what we wanted to present as a new bid. In that time, one party dropped out. So it was us and one other party. We went up to $1,015,000 and submitted our offer. That’s when things took a turn: the selling agent struck a deal with the other party’s agent so that, rather than paying a five per cent fee, the new owners would only pay two and a half per cent. They’re supposed to tell the other party, so you can come up with a counter-offer, but by the time we found out, they’d signed a contract. Our agent said this is the first time he’d encountered this in his 20 years in real estate. We filed a complaint with the real estate council. It makes us wary about buying. You wonder what else is going on.

Tales From the Front: The Close Call

THE CLOSE CALL
IVY JOHNSON, A 28-YEAR-OLD TV WRITER

My fiancé and I put in a successful bid of $450,000 on a loft unit in a building on Dundas West. We’d been looking for a month, and we fell in love with its exposed brick and high ceilings, and that it was a corner unit with lots of windows. It had character, as they say. These kinds of deals are dependent on a status certificate getting approved by our lawyer. That’s when it all went south. Our lawyer said the certificate was one of the worst he’d seen. Turned out the conversion from factory to loft had been shoddily done: the basement flooded, the bricks needed repointing, the pipes had burst in the winter, and the roof was leaking. The condo board was suing the construction company, and the construction company was suing the condo board too. If we bought, we’d never be able to resell without these lawsuits affecting the price. We immediately cancelled our contract and ended up buying another place in Parkdale.

Tales From the Front: Betrayed by an Agent

BETRAYED BY AN AGENT
DAVID DI BIASE, A 28-YEAR-OLD PARTNER AT A DIGITAL AGENCY

Just before the Canada Day weekend, my partner and I put in an offer of $745,000 on a house near Mount Pleasant and Eglinton, with a $35,000 deposit in escrow. The inspection revealed that the house still had knob-and-tube wiring, so we dropped our offer to $725,000. Two hours after our offer expired, the ­selling agent got back to us and asked for a better offer. When we declined, she said we’d forfeited our deposit to the sellers. We demanded it back, but her response was, “We shall see.” At this point, we were convinced she was crazy, so we called her broker, who made sure the cheque was signed back to us. For an entire day, we thought we’d lost $35,000. A week later, the agent re-listed the house for the exact amount we’d offered! We found the name of the seller and sent him an offer directly. Within four hours, the deal was done. His agent was still technically ­representing the homeowners, but we otherwise circumvented her.

Tales From the Front: The No Inspection Disaster

THE NO-INSPECTION DISASTER
BRENDA MORRISON, A 49-YEAR-OLD PR CONSULTANT

When my partner and I started looking for a house, we hired an inspector before bidding on a place we didn’t get. It felt like a wasted $400. They are vague to cover their own rear-ends for liability. We decided not to bother with the inspection when we found a house we loved in Leslieville. We bought the place for $621,000, which was $42,000 over the list price. After taking possession, we found out we had to rewire the whole place—it was a mix of new wiring and knob-and-tube. While that was being done, we stored all our stuff in the basement, which was exactly when a sewage line, strangled by the roots of a maple tree, burst. The problems didn’t end: the roof leaked, the dishwasher leaked, and, oh yeah, the eavestroughs were duct-taped to the house. Right as we were moving in, the kitchen cupboards fell right off the wall and smashed to pieces. So far, we’ve spent at least $50,000 on repairs.

The Summerhill LCBO – Toronto’s Largest and Prettiest Liquor Store

POSTED ON September 30th  - POSTED IN Featured News, Lifestyle, Toronto Real Estate News, Toronto Society

The Summerhill LCBO – Toronto’s Largest and Prettiest Liquor Store

The Summerhill, or the North Toronto Railway Station was basically the Union Station of Toronto from 1915 to 1930. It closed in 1930 after the Union Station opened. Today, it is the location of one of Toronto’s largest liquor stores.

Alley
Alley

The store was opened in 2003, after Paul Oberman bought the property and restored it. The building looks like a normal, every day train station from the outside, but the interior is to be admired. The Great Hall – which was a waiting room during the times when the building was a railway station, has high ceilings decorated with original chandeliers, built to replicate train wheels. Entering the store, you get surrounded by beautiful shelves stacked with precious bottles of wine from all over the world. Properly labelled wines from different countries are all sorted in each of the rooms, where you can learn a lot about their history from the information boards that on the walls.

Display
Display
Keep it cool
Keep it cool

The staff at the Summerhill LCBO proved to be very helpful, during our last visit. They’ve answered all of our questions without hesitation and recommended some truly fine wine. You can also taste fine wine (and high end scotch) right at the spot in the Clock Tower Tasting Room.

Selecting the best
Selecting the best

Whether you’re looking for a bottle of good, quality wine or you just want to breathe in a piece of Toronto’s history, the Summerhill LCBO store is a great place to start.

Ceiling
Ceiling