Monday, December 1, 2014

卡尔加里十一月份房地产统计‏


卡尔加里房地产价格增长变缓 

增加的在售房源抑制了价格的上扬

十一月份卡尔加里二手房市场共售出1782套,还是相当活跃的,比去年同期超了3%,比长线均值高了近13%
我们这个城市的强势经济增长仍然是全国大城市之一,众多的就业机会、比较丰厚的薪资待遇吸引了很多人移居过来,同时支撑了我们的房地产行业。
同时,新挂牌的增幅持续超过了售出房屋的增幅,本月新挂牌3849套,比去年同期超了22%。尽管新挂牌量显著增加,但是本月数据仍然低于长线均值。
过去的一年以来,可售房源数量始终很低,限制了买家的可选房源。尽管增加的可选房源地段、价格又很大差异,但是总体来说,近期可售房源的增加对于买家来说还是大好消息。
从年初至今,所有房地产产品销售量都以两位数值增长,但是我们仍然看出共管公寓、排屋加在一起涨幅超过了19%。对比长线均值趋势,共管公寓、排屋都和长线均值吻合。(我们要注意的是,这里的长线均值对比起来,有不同数值,比如成交量、挂牌量、成交量涨跌幅度、挂牌量涨跌幅度等等。)
总体来说,买家要购买40万以下的房屋,他们会在公寓房源中找到大量选择,因为库存明显提升。 要是购买40万以下的独立屋的话,那就会相当艰难,因为供应房源减之又减。
本月独立屋共售出1,181套,比去年降了1%。前十一个月共售出16,481套,比2013年涨了 6.2%。新挂牌量共有23207套,比去年前十一个月总体超了5.9% 。(总体来说,2014年还是比2013年活跃。)
不管市场怎么忙活,独立屋的市场基准价还是没有太大的变化,本月是$511,300,比去年同期超了8.7%。尽管价格涨幅还是挺猛的,但是仍然从上半年两位数值的涨幅放缓了。
同时,共管公寓、排屋的市场基准价也没有太大变化,分别为$300,700 $338,600。和独立屋市场一样,共管公寓、排屋产品段价格涨幅也都从上半年的两位数值涨幅放缓。但是,今年只有六月份、九月份两个月共管公寓、排屋价格超过了前一次的峰值。(言外之意,这两个产品段总得接着涨的,哪些月份就再看了。)
上半年吃紧的市场条件导致了明显的价格上扬,同时吸引了大量房源上市,库存可售房源增加,使得市场向均衡态势发展,从而抑制了价格的继续上扬。
当卡尔加里房地产市场价格涨幅吸引了全国大量注意力的时候,不同市场指标引领我们从过热的市场回归到比较均衡的、低风险的市场。

 

SOLD 西北区 Scenic Acres 南向walkout 地下室 $539,500


                                         311 SCENIC GLEN BA NW C3642980

Special location for your family tucked into a small bay with large pie shaped lot backing SW onto a park with mountain views & all within a 2 minute walk to schools & a 5 minute walk to LRT transit. The home features 3 levels of development including a walkout basement. In total there are 4 bedrooms in the home 3 up & 1 in lower level. There is an abundant of windows for natural light & some areas in the home enjoyed vaulted ceilings. Outside you have a huge wrap around deck, large yard, RV parking beside double garage & of course a beautiful park. The home is structurally in good condition with original fixtures & flooring inside & has been priced to reflect that. Here's your opportunity to buy in an incredible location & make it your own. Scenic Acres has an abundance of amenities on it's door step that are easily walkable making life simpler.

SOLD #313 208 Riverfront AVE S.W. $465,000

Builder's new construction, possession date in 2017. Right next to Park, Bow River, community park, Chinatown. This unit is WEST side in NW building, 2 bedrooms.

Friday, November 28, 2014

Most successful Calgary condo launch since recession

CALGARY - Calgary’s newest condo launch is the city’s most successful grand opening since the recession as 252 units have sold at the Parkside development, part of the Waterfront project along the Bow River in the Eau Claire neighbourhood. They sold in the span of three days Mid Nov.

It’s another sign of the growing demand for inner-city condo ownership.
Greg Zayadi, vice-president of sales and marketing for Vancouver-based developer Anthem Properties, said 1,800 people registered for a chance to buy one of 288 available condos.
“We built on the success of Waterfront’s first two phases. Even without a show suite, people bought condos based on location, floor plans and price points,” he said.

Parkside, directly adjacent to Sien Lok Park, will consist of four buildings of 17, nine, nine and six storeys with 302 units. Prices range from $289,900 to $2.3 million.
The company bought the current land just east of the Eau Claire Market in 2004 and started construction on the first building in 2007.

The first two buildings of Waterfront, 22 and 24 storeys, brought to the market 450 condo units. All are sold and occupied today with the exception of five penthouses still for sale.
Construction on Parkside will begin in the spring 2015 and all four buildings will be built at once with spring/summer 2018 completion.

Waterfront is also building its Outlook phase of 175 condo units in two buildings of 16 and four storeys. All units have been sold with completion expected in April 2015.
The final phase of the overall Waterfront project will probably launch next year. It will be located directly at the entrance to Prince’s Island Park, on the north side of the site, and consist of a nine and a four storey building with another 77 units.

A coffee shop and liquor store have opened on the site and a new Brazilian steakhouse is under construction.
When fully complete by 2018, Waterfront will have just over 1,000 condo units.

“The downtown condo market is a segment of housing that never existed before in Calgary,” said Zayadi. “The city’s skyline will be completely transformed in the coming years. We look forward to releasing more condos early next year.”

                                                                                 Mario Toneguzzi, Calgary Herald

Suspicious real estate listings discovered in Calgary

If you’re looking to invest in Calgary real estate or buy a home with a low down payment, don’t be fooled by offers that look too good to be true.
Some suspicious listings have been showing up in the city.

“There was no link to any realtor on the site. I did attempt to look them up on mls.ca, but again, I could not find them,” she told Global News.
When she clicked on the link to view other ads posted by the same person, she found a list of 20 properties.

All were posted in the past week, but none of them fit the price range for the neighbourhood.
“It was a red flag, that they had numerous postings. Plus they had some of the houses listed numerous times at different prices, and asking for 30, 40, 50-thousand dollar down-payments, tenants in place. It just seemed very suspicious,” Gullacher said.
Her suspicion also grew because two weeks ago, the real estate council issued a warning about an unlicenced mortgage broker named Derek Johnson, also known as John Davis.

The council claims Johnson preys on homeowners who are in financial trouble and facing foreclosure.
The Calgary Real Estate Board (CREB) says anyone can post a ‘for sale’ ad online, but not everyone is qualified to list and sell property.
“If it’s an advertisement by a licenced real estate agent in the province of Alberta, it must have their name and their brokerage within the ad. Otherwise it’s what we call blind advertising,” said Bill Kirk, president of CREB.

Kirk said a true foreclosure ordered by the court will involve a licenced realtor, to ensure the bank gets market value back.
If you’re unsure about a real estate listing, you can pull the title on the property to find out who legally owns it.
Then check to see if the person advertising it is the same person.

Global News   

SOLD #301 208 Riverfront AVE S.W. $435,900

Builder's new construction, possession date in 2017. Right next to Park, Bow River, community park, Chinatown. This unit is NW corner, 2 bedrooms.

Friday, November 14, 2014

Keystone pipeline good for Canada, not U.S., Obama says

As a pro-Keystone XL effort gathered bipartisan steam in Congress, President Barack Obama suggested that the controversial pipeline may be good for Canada but doesn’t offer much to Americans.

The Republican-dominated House of Representatives passed – by a 252-161 vote – a pro-Keystone XL bill intended to force Mr. Obama to approve the Canadian oil export project.


TransCanada Corp. is once again at the centre of an escalating political battle in Washington, as the Congressional Republicans push forward legislation that would approve the Keystone XL pipeline despite the threat of veto from President Barack Obama.

As the Harper government applauded in Ottawa, the Republican-dominated House of Representatives passed legislation Friday that would force approval of the controversial pipeline, which is designed to carry oil sands bitumen to the massive refining hub on the U.S. Gulf Coast.


                                                                                                   Shawn McCarthy, Paul Koring
                                                                                                                                                             OTTAWA and WASHINGTON — The Globe and Mail

 

Monday, November 3, 2014

十月份房地产统计


公寓市场引领卡尔加里二手房市场
供给量提升、价格上扬止步

Calgary, 十一月三日, 2014 – 十月份在公寓市场两位数值涨幅的带动下,卡尔加里民宅涨幅为10%。总体共成交2,147 套,而去年同期为1,948 套。(大家注意了,这里指的是成交量涨幅。)
持续两年强势雇用形式、大量新移民的涌入,加上薪资上涨、低贷款利率,共同支撑了消费者对卡尔加里房地产市场需求的增加。
今年十月份比去年同期涨14%,是目前跨年度涨幅最大的纪录。同时也是持续的第六个月涨幅超过两位数值,因为公寓市场还是消费者更能够承受得起的房地产产品(同时投资客投入也相对少些)。前十个月份超过半数的新挂牌公寓价位低于30万。
非常吃紧的租赁市场状况、加上低贷款利率支撑了卡尔加里的公寓市场上扬。大家要注意到,今年已经售出4,202单元,主要买家是首次购房者以及投资客。
在成交量提升的同时,新挂牌量也上涨了近30%,达到6,528 总套数。 供给量的提升超过了价格的上扬,导致可售房源量增加。使得市场挤入相对均衡态势,打压了价格提升,给了买家更多的选择。
排屋本月增幅为8%,和去年同期持平。成交量为3303单元,比去年同期高了19%。新挂牌量保持同样的水平,给了买家更多可选房源。
独立屋十月份成交1462套,比去年同期涨了9.7%,本月新挂牌量为1,871 套。前十个月新挂牌量共有15,301 套,售出21,890套。仅有18%的新上市独立屋房源低于40万,到月底仅剩下387套可售的房源。

卡城的买家仍然觉得购买40万以内的独立屋变得难上加难,因为这一价位段的供给在过去的四年以来持续减低。当市场更加均衡时,房地产产品构成也明显改变了。不仅是公寓市场是市场上最活跃的产品短,同时可选房屋类别价格区间也有了明显的变化。
本月独立屋、共管公寓、排屋的市场基准价分别为$513,500, $299,800, 以及$337,800。但是我们发现全部产品段价格没有什么变化,没有继续上扬。和去年同期相比全部产品涨幅都高于9%,因为春天涨幅太猛了。
整个城市二手房市场在供给有限的情况下开始放缓,这样有助于在年底前抑制价格的提升。尽管如此,消费者应该注意到不同地段、不同房屋类别的市场状况还是有差别的!

十月份房地产的一件大事是市中心WATERFRONT再次发售新盘了,好家伙,等月中第一波前期业主促销、1017日的经纪人自带客户内部促销后,还没有对公众销售呢,2幢十几层的200余套高档公寓,现在仅剩不到十套。没有办法售楼处只好把第三栋楼盘拿出来,价格、平面图还没有整出来呢,要不没有什么可以公开发售给公众的了。

第三幢公寓因为比另外两幢靠近BOW RIVER边,所以价格是会高些的,如果有投资、自住的买家赶快联系我,好提前看看资料。

SOLD - Legacy show home DUPLEX $382,900



Trico last available duplex, single attached garage, undeveloped basement, quick possession,  Nov. 26, 2014.

Monday, October 27, 2014

Little panic in Calgary's oil patch even as prices plummet

So I've asked around. Oil prices are plummeting, surely the panic here in Calgary is palpable. It seems, not so much.

When CBC Calgary sent a reporter to a recent pipeline conference to ask about the ongoing price drop, all we came back with was a collective shrug of the shoulder.

Perhaps we've just become inured to this kind of thing. In the early 1980s, the price of oil bottomed out and a lot of lives in Alberta bottomed out along with it.

Someone I knew at the time described the layoffs in the downtown offices of at least one major oil company as being done by the floor. Imagine — it didn't matter what you did, only what floor you happened to work on.

The value of peoples' homes was also evaporating. Many were underwater on their mortgages and paying interest rates in the teens that are unfathomable today.
Many of those who had moved here from away went home. The rest stayed, knowing boom and bust were part of the Alberta bargain.

They are also part of the "Alberta advantage," as the old Ralph Klein campaign slogan goes. At least the boom part is.
But that's a problem, according to Ron Kneebone, an economist at the University of Calgary.
He recently described the so-called Alberta advantage as "relying on something you cannot rely on."

Take the long view

The oil industry, though, as well as the government here and in Ottawa, seem to believe you can rely on it — eventually.

In other words, the energy industry may be cyclical, but over the long term the advantage is very real.
Consider that over the past 20 years, Alberta has led the country in job growth. It has the third highest GDP in Canada and is on track within the next couple of years to leapfrog Quebec and move into second place, behind Ontario.
Will this recent drop in oil prices affect that trajectory?

Oil prices are plummeting. Far faster and further than most economists predicted a few short months ago.

In July, oil classified as West Texas intermediate (WTI) was trading at $105. Since then, that benchmark has fallen off a cliff and no one is sure where the bottom is.
The current WTI, in the low- to mid-$80s might only be the beginning. First Energy Capital of Calgary set off an alarm bell when it labelled a possible further drop into the $60 range a worst-case scenario.

But it then went out of its way to stress it does not believe that worst case is going to happen, and in fact is forecasting average prices in the mid-$90 range for the rest of the year.

At this point, all we really know is that each time the price of a barrel of oil drops by a loonie, the Alberta treasury loses close to a quarter of a billion dollars over the course of a year.
Then again, the loonie/petro dollar is going along for the ride; its fall is providing a softer landing, at least in the short term, since energy producers get paid in U.S. dollars.

A volatile industry

Governments, of course, are inclined to obsess about the short term, especially those fighting to stay in power.

New Premier Jim Prentice appears more worried today than even a few days ago, though he's far from pushing any panic button.
In an interview Thursday with CBC News about the free fall in oil prices, he spoke about how "significant dollars and significant implications" will require "considerable care."

In other words, money might not flow as freely in Alberta, which can be tricky when you're campaigning for byelection votes.
Still, one of the reasons the oil industry seems relatively sanguine about its prospects is because it operates on a much longer horizon than government or the markets.
Frankly, a brief slowdown will allow many to catch their breath and get caught up on current projects.

At the same time, a sustained atmosphere of low prices (pushed along by OPEC), along with perhaps weakening overall demand, is clearly a concern.
There is a temptation to see this current situation as an Alberta story, but that would be a mistake.
Bloomberg published an editorial in late July that was very much along the lines of one I wrote for CBCNews.ca a few weeks earlier.

The basic premise was that much of the economic growth Canada has seen in recent years has been in Alberta.
I suggested it was creating an imbalance. And so, I'd argue, did the governor of the Bank of Canada when he referred then to Canada's "two-track economy" as a reason for holding firm on interest rates.
But if the Canadian economy is too reliant on Alberta's prosperity, then what happens with the price of oil matters a great deal.
Earle Gray, a former editor of Oilweek magazine, recently opined that "the oil sands prop of the Canadian economy seems likely to collapse," and went on to lament how government "has leaned so heavily on it."

Seems a rather dire prediction when so many others here seem relatively unconcerned.
Perhaps that stoicism is indicative of the unpredictable nature of a volatile industry, subject as it is to the whims and political imperatives of countries with very different agendas.

Yes, some here are perplexed, some concerned and others are merely nodding their heads knowingly.
We've seen this movie before and we think we know how it ends. Of course, we'll only know when the credits roll.

                                                                                                                                                    By Kathleen Petty, CBC News

Oilpatch dividends buck oil prices

Amid the doom and gloom surrounding falling oil prices and the expectations of companies scaling back spending in 2015, the buck seemingly stops at dividend payments.
Times are getting tougher in the oilpatch, but not so bad that companies are moving to reduce the monthly or quarterly payments to shareholders that increasingly appear to be one of the few stable aspects of an industry beset by commodity-price declines and stock-market sell-offs. In some cases, dividends are a growth story.

"I consider it a commitment to our shareholders. It's a commitment we want to be able to grow and increase over time," Cenovus Energy chief executive Brian Ferguson said Thursday after the company was among the first in the sector to report its third-quarter operating and financial results. "We will do nothing to jeopardize our dividend."
Cenovus will pay a quarterly dividend of 26.62 cents per share in December and deliver more than $800 million in payments to owners of its stock in 2014 while Husky Energy confirmed its dividend would remain at 30 cents to bring the total payout to shareholders to more than $1.1 billion this year.
Husky has had a five-fold increase in its dividend over the last decade.

Oilfield services company Mullen Group released what it termed disappointing quarterly results Thursday.
CEO Murray Mullen lamented, "these are uncertain times for Canada's energy sector" in a news release, but he made no mention of any change to the 10-cent monthly dividend that will deliver $110 million to shareholders this year.

Oil and gas producers in Canada have averaged more than $66 billion in capital expenditures in the last three years, but with benchmark oil prices declining more than 20 per cent since the peak in June, industry analysts have forecast spending could decline as much as 10 per cent in 2015.
West Texas Intermediate crude continued on its roller-coaster ride gaining $1.46 to $81.97 US Thursday, but is well below the $105 US it surpassed in June.

The oilpatch's long-standing business model of perpetual production growth through the drill bit or acquisitions has largely given way to a focus on earnings and sustainable dividends in recent years.
The sector expects to bring in less cash to fund drilling in 2015, but shareholders will largely be spared the pain.
"With the reductions in oil prices we're not expecting to see any reductions to dividends," said Katrina Karkkainen, an industry analyst with FirstEnergy Capital. "All the companies we've talked to have said that the first lever they pull is always the capital programs. I would expect to see those come in lower and as a result growth targets will be pressured, but I don't see the dividend payments getting hit at this point."

After the challenge companies have had attracting qualified workers in the last decade, it's surprising Karkkainen added that "we haven't heard anything at all about job cuts."
The sector has seen some downsizing. Talisman Energy and Encana reduced staffas they refocused operations in the last two years while Statoil and Total laid offpeople after mothballing oilsands projects this year. Regardless, Alberta and Saskatchewan still have the lowest unemployment rates in Canada and the oilpatch has seen the biggest pay hikes in Canada.

The most recent noteworthy reduction to a dividend came last November when new Encana CEO Doug Suttles cut the 21 cent quarterly payment to seven cents as the company focused on divesting gas assets and acquiring oil properties in the past year.

Despite the slide in oil prices - and years of barely economic natural gas prices - rising costs are still a primary focus across the sector.
The outlook for 2015 is decidedly cautious. "In such a volatile environment we are focusing on what we can control, which is operational performance," Husky CEO Asim Ghosh told analysts.
Cenovus has raised its dividend by 10 per cent in each of the last three years and its board of directors will assess another hike in January. Ferguson said the oilsands producer has about $2 billion in committed capital expenditures and expects to generate close to $3.8 billion in cash flow this year to fund the dividend and growth projects.

He said Cenovus would be "prudent" with its spending going forward. However, with its commitment to "total shareholder return" and stock price at $27.97 Thursday - well below its 52-week high of $34.79 - the rising dividend is a strong selling point to investors. The overall yields for investors will certainly be challenged in this market, but even with so much pessimism the commitment by companies to maintain their dividends suggests the industry isn't in that much trouble.

                                                                                                                                                           By Stephen Ewart, Calgary Herald

Increased interest rate would strain housing affordability in Calgary

CALGARY - House prices in the three hottest cities in Canada – Calgary, Toronto, and Vancouver – are rising faster than family income, further straining affordability, says one of the country’s top economists.

Sal Guatieri, senior economist with BMO Bank of Montreal, said “the continued rapid price gains in these cities will increase their vulnerability to a shock—whether economic, interest rate, or otherwise.”

According to the BMO Fall Home Buying Report, released on Monday, 58 per cent of Calgarians and 65 per cent of Albertans, said increased interest rates of two percentage points would strain affordability for them. Nationally, 67 per cent of Canadians felt that way while 66 per cent in the Toronto area and 74 per cent in the Vancouver area concurred.

According to the Calgary Real Estate Board, year-to-date to October 19, there were 21,957 MLS sales in Calgary, up 10.55 per cent from the same period a year ago. The median price of $427,500 has increased by 6.88 per cent while the average MLS sale price of $483,717 has risen by 5.87 per cent.

“Gauging the stability of your mortgage by stress-testing it against a higher interest rate is key to making a responsible and informed home buying decision,” said Laura Parsons, mortgage expert with BMO Bank of Montreal. “Many buyers, especially in larger cities, need to evaluate different circumstances, and the likelihood of being able to afford their purchase long term.”

BMO said the effect of a rise in interest rates is more pronounced in Vancouver, where 22 per cent of potential buyers would be forced to leave the housing market – nearly twice the national percentage. However, buyers in Calgary would feel the pinch the least, with nine per cent cancelling their home-buying plans as a result of rising rates, said the report.

                                                                                                                                                                                    By Mario Toneguzzi, Calgary Herald

Population growth continues to push Calgary housing demand

CALGARY - Population growth continues to push housing demand in the Calgary region.
A report released Tuesday by Ben Myers, senior vice-president of market research and analytics with Fortress Real Developments, described the city’s new housing market as “red hot.”

It said there were 9,294 housing starts in the first half of this year, an increase of 67 per cent over the first six months of 2013, and more than year-end totals for 2009, 2010 and 2011.

“The average forecast is calling for 16,400 starts in the Calgary CMA for 2014, which would represent an increase over 2013 (12,600) and the 10-year average of 12,000,” said the report.
“The market may be overshooting slightly, as based on population and employment data, the Calgary CMA may only be able to support approximately 15,100 units in 2014. However, TD Economics noted in July that Calgary remains one of the few cities that is undersupplied.”

The report said Calgary prices have increased between three per cent and six per cent depending on the housing index from the end of 2013. The metropolitan area has appreciated at an average annual rate of approximately seven per cent to nine per cent over the past decade, notwithstanding the highly fluctuating market values in-between, it noted.

“Calgary may have room to grow comfortably, as the average condominium owner has an annual income over $90,000, and the average non-condominium owner has an average annual income over $130,000, both are the highest among the major metros in Canada,” said the report.

It said there were just 490 completed and unabsorbed new housing units in the Calgary census metropolitan area at the end of June, well below the 10-year average of approximately 850 units.
“Just nine completed condominium apartments were unabsorbed in the entire Calgary CMA at the half way mark of the year, less than five per cent of the long-run average of 200 unabsorbed units,” said the report.

“There were 2,225 new condominium sales in the first half of 2014, an increase of 14.7 per cent over the first six months of 2013. The multi-family market in Calgary is expected to perform inline with 2013, and is supported by declining new and resale inventories and rising prices, which has resulted in the new concrete high-rise developments downtown launching at $600 per square feet or more this year.”
                                                                                  
                                                                                                    By Mario Toneguzzi, Calgary Herald

Tuesday, October 14, 2014

Airdrie, Okotoks and Cochrane post double-digit sales growth

                                                                                                            THIS NEWS IS FROM CREB.

Housing activity is on the rise in Calgary’s surrounding areas with double-digit sales growth in Airdrie, Okotoks and Cochrane by the end of the third quarter. Year-to-date, 4,449 units were sold in all surrounding areas, which represents a 26 per cent increase over the previous year.
 
“After the first three quarters of the year, sales activity continues to climb at a good pace in surrounding communities," says CREB® president Bill Kirk. “Many of these areas offer a lifestyle choice that appeals to consumers, with home prices that are generally more affordable.”
Overall benchmark prices and year-over-year growth has been higher in Calgary compared to the overall surrounding areas. In the third quarter, typical single-family home prices in Airdrie, Cochrane and Okotoks were 32, 15 and 18 per cent lower, respectively than in Calgary.

“Low interest rates, rising wages, positive net migration and tight market conditions in Calgary continue to support the demand growth in the regional resale housing market this year," says CREB® chief economist Ann-Marie Lurie. “As supply levels for homes priced under $400,000 in the single-family market have declined in the City of Calgary, many consumers are considering their options in surrounding areas.”

Sales growth in Airdrie is on pace for a record year after the city posted its best third quarter ever. Sale activity totaled 455 units between July and September, a 16 per cent jump relative to last year. Year-to-date sales have increased by 28 per cent to 1,354 units.

While sales in Okotoks declined by six per cent in the third quarter to 198 units, year-to-date activity remains 15 per cent above the first three quarters of last year. This quarter's decline can largely be attributed to record levels reported during the same period last year.

New listings increased in Okotoks by 12 per cent to 246 units during the quarter. This helped to ease market tightness and price growth compared to the second quarter of this year. The single-family benchmark price in the third quarter averaged $417,967, a 0.3 per cent increase from the previous quarter and a 7.46 per cent year-over-year increase.

Cochrane sales continue to outpace gains in new listings, pushing inventory levels and months of supply down. Reduced inventory has supported price gains in Cochrane. Single-family average benchmark prices totaled $433,933 in the third quarter, a 2.87 per cent increase over the previous quarter and 6.9 per cent increase relative to the same period last year.

Calgary new home price spike tops Canada---6.8% gain year-over-year

Price gains in Calgary’s new home market are far outpacing what is being seen across the rest of the country.

Statistics Canada reported Thursday that the New Housing Price Index rose in August by 6.8 per cent on an annual basis and by 0.5 per cent on a monthly basis in the Calgary census metropolitan area. Both represented the biggest growth rates in Canada.

“Builders reported that land development costs, as well as strong market conditions and increased demand, were the main reasons for the price gain,” said the federal agency.

Wayne Copeland, president of the Canadian Home Builders Association-Calgary Region, said supply and demand has been a major factor in driving prices up in the industry as the city continues to have a buoyant economy supported by strong net migration gains over the past year.

Across Canada, the NHPI rose by 0.3 per cent month-over-month and by 1.5 per cent year-over-year.
“While both the land and house components (in the Calgary area) recorded year-over-year gains in August, it was more pronounced for the house component. Housing demand in Calgary has been strong, supported by economic factors such as job creation and the heightened levels of net migration in recent years. This, along with input cost pressures from the material and labour components, resulted in a stronger gain for the house component in August, said Felicia Mutheardy, acting senior market analyst in Calgary for Canada Mortgage and Housing Corp.

To put Calgary’s annual gain in perspective, the next highest year-over-year growth was Hamilton at 3.0 per cent.

“Reflecting the near record housing demand trend of resale market in Calgary, the city’s (New Housing Price Index) is leading the country as demand outstrips supply, labour costs begin to escalate thus making homes more pricey and a limited number of available and serviced lots are limiting the number of new units available,” said Don Campbell, senior analyst with the Real Estate Investment Network.

“This trend is not slated to slow down until we witness either a freeing of a large number of serviced lots or the in-migration begins to slow down substantially and for a long period.”

The surge in prices isn’t having a negative impact on the homebuilding industry. On Wednesday, Canada Mortgage and Housing Corp., reported that total housing starts in the Calgary region year-to-date have climbed to 13,803 units until the end of September, thanks to a strong multi-family market. Last year, there were 8,833 starts for the same period. The single-detached market has seen year-to-date starts rise from 4,823 last year to 5,072 this year.

“The surge in housing starts is in response to strong demand, much of it driven by in-migration to the province,” said Todd Hirsch, chief economist with ATB Financial. “It is also consistent with the strong demand for existing housing, which is reflected by the sales and prices of homes on the market over the past year.

“For now, Alberta’s economy is creating enough new jobs — and keeping wages high enough — to sustain this pace of home construction. There is little to suggest that builders are creating a real estate bubble by putting too many homes onto the market.”

Cochrane reaches all-time MLS sales high

Cochrane has joined Airdrie and Chestermere for reaching an annual sales record in the resale housing market after just three quarters of the year.

MLS sales in Cochrane year-to-date until the end of September hit the 610 mark, up 38.32 per cent from the same period last year.

The annual peak for sales was established in 2013 with 554 transactions.

The average MLS sale price in Cochrane so far this year is $433,537, up 4.34 per cent from last year, while the median price has risen by 4.99 per cent to $426,250.


By Mario Toneguzzi, Calgary Herald

Annual MLS sales record reached in Chestermere

CALGARY - Like Airdrie, the Town of Chestermere has also set an annual sales record in its resale housing market.

The 42 MLS sales in September, also a record for the month, upped the year-to-date total to 362 which surpassed the year-end peak of 329 set in 2007. Year-to-date sales until the end of September are up by 38.7 per cent compared with the same period a year ago. The average MLS sale price in September of $519,197 has increased by 9.33 per cent from last year while the year-to-date sale price of $508,860 is up by 7.46 per cent. The median price in September rose by 3.59 per cent from last year to $505,000 while year-to-date it is up by 8.41 per cent to $495,450.

Located just 10 minutes east of Calgary between Highway 1 and 1A (16th Ave. N.E. and 17th Ave. S.E.), Chestermere is closer to downtown Calgary than many neighbourhoods located in the city.
“Development is underway at East Hills and the Walmart there has already opened, providing town residents with nearby big-box shopping options. Stoney Trail allows quick and easy access to north and south Calgary. Soon, Chestermere will be expanding even closer to the aforementioned areas with the building out of Waterbridge. Exciting times for this rapidly growing town.”

                                                                                                                                                                       
By Mario Toneguzzi, Calgary Herald

Thursday, October 2, 2014

九月份的房地产统计


卡尔加里公寓市场引领风骚

整个城市范围内涨幅超两位数值

 

Calgary, October 1, 2014 – 卡尔加里公寓市场持续走强,九月份成交2,148单元,比去年同期涨12%

九月份民宅市场的涨幅超过了行业预期,主要是在公管公寓、排屋市场的带动下。同时也源于卡尔加里强劲的经济发展、以及独立屋市场低价位段房屋的有限供给,而需求源源不断。

这是连续第五个月公寓市场的涨幅超过独立屋市场。从年初至今公寓市场共成交3,819单元,比去年同期涨 21%。同期独立屋共成交13,842套,涨幅为7%

公寓市场增加的供给同时给买家更多的选择,新挂牌量前九个与比去年同期超出48%,比八月份超出近5%。进一步提升了公寓供给,使得市场向均衡态势发展。

公寓排屋市场售出、新挂牌持续上涨,同去年同期相比涨幅分别为20%21%。前三个季度,共3002单元售出,4011新上市单元。尽管新挂牌量上涨,但是排屋市场持续吃紧,在市场上的天数仍然低于两个月。

总体来说公寓排屋市场供给提升,这部分产品将会持续成为民宅市场中最吃紧的部分。(因为很多买家买不起独立屋,又不想接共管公寓。)

独立屋市场新挂牌两为2148套,比去年同期涨了9%。略微增加的新上市供给,使其在市场上的 天数达到两个月。在市场条件相对均衡的状况下,独立屋市场组合发生了变化。40万以内的售出房源今年前九个月仅占1/4,而去年占了35%,前年为44%。(这也同时告诉我们独立屋投资40万以内的房源还是紧俏的。去年我们讲35万以内的,前年我们讲30万以内的。)

独立屋市场基准价为$512,800,和八月份差不多,比去年同期涨10.6%。公管公寓、排屋市场的市场基准价分别为$298,800 $330,200,比去年同期涨了9.5%

卡尔加里整个春季市场都是卖方市场,导致了超出预期的价格增长!目前市场更加均衡些,价格上涨的压力有所缓解。本月价格几乎和八月份持平,然而仍然比去年同期涨了两位数值。
近期的价格上涨激发了更多新房上市,最后是房地产产品供给全面提升。然而,整个城市范围的可售房源仍然低于历史水平,大量的需求持续使得可售房源在市场上的天数保持在活跃的区间。(目前是低于2个月的吸收期,均衡的市场天数为4-5个月。)

SOLD 西南新区 Aspenwoods 挑空起居室,南向后院 $979,000


                                                    180 Aspenshire DR S.W.     C3635584

Contemporary - Refined - Open concept - Upgrades - Aspen Woods!** Need I say more? From the moment you enter this Aspen Woods gem you are greeted with beautiful architectural elements and exquisite features.  The open concept kitchen is upgraded with espresso beach cabinets, quartz countertops, a raised eat up bar, walk in pantry, stainless steel appliance package with chimney style hood fan, and rare double oven. The kitchen opens up to south facing windows, eating nook, great room with 20ft ceilings and elegant gas fireplace complete with quartzite stone surround.  The main floor also has a separate dining room, 2 piece bath, den (large enough for 4th bedroom) and main floor laundry. The master retreat has his and her walk-in closets, 5 piece en suite with skylight, corner soaker tub, his & her sinks, and fully tiled shower with bench. The bonus room has vaulted ceilings and built-in speakers (also continued throughout home).  Welcome home!

Tuesday, September 30, 2014

Calgary resale housing market poised for record September

CALGARY - Calgary’s resale housing market is on pace to break the record for MLS sales during the month of September - a peak that has been in place since 2005.

According to the Calgary Real Estate Board, month-to-date from September 1-21, there have been 1,500 sales in the city, which is up 11.61 per cent from the same period a year ago.

The September monthly record was established in 2005 with 2,197 transactions. Last year for the entire month of September there were 1,919 sales, which was the second best September on record.
“Whenever a market sees record growth one should ask what is going on behind the scenes to cause this? Many factors propel a strong real estate market,” said Tanya Eklund, realtor with RE/MAX Real Estate (Central) in Calgary. “Buyer confidence is influenced by low unemployment rates, continued low interest rates, low vacancy and high migration into Calgary all of which are driven by strength in the oil and gas sector. Calgarians are in a good place and are feeling confident in the real estate market.”

The average MLS sale price this month of $482,113 is up 5.73 per cent from a year ago while the median price has risen by 3.58 per cent to $420,000.
New listings in September have increased by 14.03 per cent to 2,390 while active listings as of Sunday were 4,785, up 16.37 per cent from last year.

“The dramatic population growth we experienced in 2013 is now being felt in the Calgary real estate market. It usually takes 18 months for the population growth to impact a real estate sales market, but due to the very low vacancy and the continued influx of new residents, this has pushed this to a much shorter time line,” said Don Campbell, senior analyst with the Real Estate Investment Network.
“Yes, the market will eventually slow when winter hits. However what we are witnessing here in Calgary . . . is a widening of the busiest months. It used to peak in April and May, but now due to the growth in jobs and population, the busy season is now encompassing April to October. A new trend has formed and real estate professionals must adjust their businesses accordingly.”

According to Mike Fotiou, associate broker with First Place Realty, overall September prices are at their highest September level ever.
Those prices are also being boosted by 49 luxury home sales so far this month, which surpasses every previous September month-end total except last year which set the peak at 59 transactions at the million-dollar plus level, said Fotiou.

After two straight months of year-over-year sales declines, the single-family market is poised to break the string this month as transactions so far are 962, up 1.69 per cent from a year ago. The average sale price of $564,017 has increased by 10.1 per cent and the median price has jumped by 6.94 per cent to $481,250.

In August, Calgary recorded its 17th consecutive month of year-over-year gain in MLS sales and 31st consecutive month of annual price hikes.

                                                                                                                                                                   By Mario Toneguzzi, Calgary Herald

Calgary house hunters expect to pay more than they first thought

Half of buyers expect to spend nearly $90,000 more

CALGARY - A new survey says 47 per cent of Calgary house hunters now expect to spend 19 per cent more on a new home - an increase of $89,389 - from when they first started looking.

The BMO Fall Home-Buying Report, released Friday, said most expected to spend $568,458.
The survey, conducted by Pollara, revealed the main reasons for the higher price expectations: 86 per cent say housing prices have risen since they first started looking; 81 per cent have a better understanding of current prices; and 56 per cent were able to save more for a down payment.
“Housing prices in Canada have risen 18 per cent over the past four years,” said Martin Nel, vice-president of personal banking products for BMO Bank of Montreal. “As prices rise, house hunters need to ensure their savings are keeping pace, especially first-time buyers who don’t have the leverage of a current house in the market.”

According to the Calgary Real Estate Board, month-to-date until Thursday, the average MLS sale price in the city of $481,326 has risen by 5.82 per cent from last year.
In Alberta, the survey found that 44 per cent of house hunters now expect to spend 20 per cent more on a new home, or $82,291, up to $499,760.
At the national level, 43 per cent said they expect to spend 21 per cent more on a new home - an increase of $83,556 - from when they first started looking, an increase to $483,397.

The BMO survey found that 57 per cent of house hunters in Toronto have increased their price point and Toronto buyers expect to spend the most in Canada with the highest increase among major cities at 20 per cent or $106,883 to $634,745.
The survey found that 55 per cent of potential homebuyers have had to consider additional housing options or eliminate their first choice, citing reasons of cost, availability, and concerns surrounding the condo market. For those who eventually changed their preference or started considering more options, condos and detached houses were originally the most popular type of home being considered; semi-detached and townhouses are now the leading options, said BMO.

Month-to-date in Calgary, average MLS sale prices and year-over-year increases in the different housing categories were: single-family homes, $564,299, 10.53 per cent; condo apartments, $327,873, 5.97 per cent; and condo townhouses, $348,463, 1.16 per cent.

“By shifting toward semis and townhomes and away from detached and condos, buyers appear to want their cake and eat it too - a backyard for the kids to play in, but also something that won’t break the budget, notably in Vancouver and Toronto,” said Sal Guatieri, senior economist with BMO Capital Markets.

The survey found that: 76 per cent of buyers are concerned the condo market is overdeveloped and that a condo will not hold its value compared to a detached, semi-detached, or townhouse; 61 per cent had to consider additional options after seeing what was available in their first choice; and 80 per cent would opt for a detached, semi-detached, or townhouse over a condo, if they found one in their price range.”

                                                                                                                                                   By Mario Toneguzzi, Calgary Herald

Calgary luxury home sales

All 9 months this year establish new peak levels---

Each month this year has established a record for luxury home sales in Calgary’s resale market.

As of Thursday, a total of 61 MLS properties in the city have sold for $1 million or more, eclipsing the previous record of 59 for the month set last year. The most expensive sale so far this month was for a home in Briar Hill at $4.6 million. The neighborhoods of Altadore/River Park and Elbow Park/Glencoe lead the way in sales in September with six and five transactions respectively as of Thursday.

Wednesday, September 10, 2014

SOLD 西南区Aspen Woods前置三车库、walkout地下室 $868,000.00


                                         105 Aspen Stone Road S.W. C3629862

Over 3,100 square feet of developed space.  This exceptional walkout home, has sunny West facing backyard, plus a 3 car garage.  Recently renovated powder room and kitchen, with gorgeous oversized quartzite island, great for entertaining.  Soaring Vaulted ceiling at entrance.  Extensive hardwood flooring on main floor open plan.  Designer paint and fixtures, high end stainless steel appliances, including Bosch gas cooktop. The upper deck runs the entire width of the home and includes staircase to yard, lower deck is covered.  Large yard professionally landscaped.  Oversized Bonus Room, completely wired for sound.  Large Master Bedroom, with soaker tub and separate shower.  Home boast large rooms.  Lower level completely finished, with 3 piece bathroom, bedroom, living area, and wet bar (ideal for a live in nanny or in-law, or teenage kids). Double furnace, built in vacuum system, and water softener.

Tuesday, September 9, 2014

Calgary resale housing market on pace to eclipse $11.3B sales record

CALGARY - Calgary’s resale housing market is on pace to set a record for total dollar volume in MLS sales in a year, eclipsing the $11.3 billion peak established during the housing boom of 2007.
Year-to-date until the end of August, there have been 18,521 transactions at an average sale price of $482,185 for a total dollar volume of $8.9 billion, according to the Calgary Real Estate Board. Last year, during the same period, there were 16,712 sales with an average price of $456,629 and a total dollar volume of $7.6 billion.

During the record year of 2007, there were 26,611 total sales all year with an average sale price of $423,770. Last year was the second highest dollar volume on record at $10.7 billion with 23,474 sales and an average sale price of $456,595.

“The listings that I am currently working on have a common theme: they are owned by savvy investors who see the strength in Calgary’s market and they are choosing to cash in,” said Dempsey.
Average sale prices in Calgary have jumped by more than $225,000 since 2005.

Calgary’s latest housing boom is being fuelled by net migration. According to Canada Mortgage and Housing Corp., net migration to the Calgary census metropolitan area was 45,168 in 2013 and 31,996 in 2012. During the housing boom of 2006-2007, net migration peaked at 25,120 in 2006.

“The higher dollar volume is a reflection of the composition of sales,” said Ann-Marie Lurie, CREB’s chief economist. “When we look at what at this year compared to 2007, of all residential sales activity a greater share of the sales have been occurring in the $500,000 plus price ranges. Meanwhile, the share of sales has dropped for the under $400,000 sales.

“With a greater number of sales occurring in the higher price ranges, it is not a surprise that the dollar volume of sales has increased at a faster pace than the growth in number of transactions.”

By Mario Toneguzzi, Calgary Herald September 9, 2014 9:35 AM

Getting more difficult for Canadians to move up out of starter homes

CALGARY - A new report from CIBC World Markets says price increases in mid- and high-priced homes are far outpacing those of lower-priced ones, which is making it increasingly more difficult for many Canadians to move up out of their starter homes.

“The value of bigger and pricier properties is rising notably faster than less expensive properties — widening the gap between starter home and dream house,” said Benjamin Tal, deputy chief economist at CIBC. “Regardless of what your starting point is, and by how much your property has appreciated, the desired move up target is getting further and further out of reach.”

The report said “gravity-defying” home valuations exacerbated by tighter mortgage insurance regulations have worked to price out a notable portion of the first-time homebuyer’ market while at the same time an “asymmetrical trajectory” of price appreciation is starting to “paralyse” the move up market.

The dynamic is also taking place in Calgary, said Tal.
“If there is a durable market, if you wish, I think that Calgary, and Alberta in general, seems the one,” he said. “Though I expect to see some moderation in activity in 2015 and 2016 in the rest of the country, especially when interest rates start rising, I do believe that in Calgary and in Edmonton the situation will not be as severe or not to the same extent. In fact, I would not be surprised if we don’t see any adjustment to prices.”

According to the Calgary Real Estate Board, so far in September until Sunday, the average MLS sale price for a residential property in Calgary was $489,040, up 4.14 per cent from the same period a year ago. The median price has increased 1.13 per cent to $424,750. Total MLS sales of 432 so far this month have risen by 8.27 per cent. Average annual MLS sale prices in Calgary have climbed from $256,327 in 2005 to $456,595 last year. Year-to-date until the end of August, the average price for 2014 was $482,185.

Ann-Marie Lurie, CREB’s chief economist, said salaries in Calgary tend to be fairly high.
“There are people whose salaries aren’t necessarily increasing by that much so it’s harder for them to get the next stage of the home. But then there’s other people who frankly their wages are increasing. They have those high levels and they’ve earned enough equity in their first home to move up. And we’ve seen that now,” she said. But if there isn’t as much price gains moving forward, it will be harder to build that additional equity, said Lurie.

Tal said most Canadians have followed a well-known narrative.
“You graduate from school, land your first job, get married, buy your first house, start a family, and after a number of years, move up to a larger house to accommodate your growing family,” he said. “However, there are many indications that this cycle that dominated the Canadian housing market for decades, is breaking.” He said the homeownership rate among Canadians aged 25-35 (first-time homebuyers) has fallen from 55 per cent in 2012 to the current 50 per cent. For those over the age of 35, the homeownership rate remained stable. “With limited move up options, it’s no surprise then that many Canadians choose to renovate their existing homes,” said Tal.

“Over the past five years, spending on home renovations as a share of total residential investment averaged close to 46 per cent—by far the largest share on record. Renovation activity will remain robust and, in fact, might accelerate in the coming years.”

                                                                                                                                                                       By Mario Toneguzzi, Calgary Herald September 8, 2014