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1753 E 2nd Ave, Vancouver

Live Near the Drive

Front view

Front view

The half duplex you have been looking for is finally on the market. Just steps form the Drive, on this quiet tree lined street sits this beautiful, well laid out back half duplex. This open concept home features 3 bedrooms, 3 bathrooms, a large kitchen and entertainment space. In floor heating throughout with a natural gas stove & fireplace. Leading through double french doors from the living room you enter a private fenced backyard great for entertaining. Upstairs you have two bedrooms & a shared bathroom as well as the master bedroom equipped with a large walk in closet and beautiful ensuite. There is additional attic space with a pull down ladder for all your necessary storage. Walk Score 98, bike 97, transit 78.

Offered at $1,550,000

Modern Kitchen

Modern Kitchen

 

Living area

Living area

 

Backyard

Backyard

878 W 27th Ave, Vancouver

European Custom Built Beauty on the Westside

Front view

Front view

Enjoy living in this 5 bedroom luxury European custom built home across from beautiful Braemer Park. This well designed spacious layout boasts 4 bedrooms up (all with ensuite) and 1 bedroom (w/ ensuite) on the main, perfect for nanny or guests or as your private office.  Massive gourmet kitchen great for entertaining with open concept/family room and huge centre island all of which opens up to a beautiful private south facing patio. Separate wok/kosher kitchen and pantry, top of the line appliances, custom cabinetry & more. Let’s not forget the private gym! Anf if that’s not enough, this house comes with a 2 bedroom legal suite downstairs (876 W 27th) and a 2 bedroom laneway (872 W 27th) built in 2014.

Offered at $4,398,888

11

Kitchen

 

Dining Area

Dining Area

 

Backyard

Backyard

 

Back view

Back view

 

23

Private gym

City of Vancouver Housing Facts

CoVPopulation Growth: In 2016, Vancouver had a population of 631,486 (26% of the region).The City of Vancouver’s total population is expected to grow from 617,200 in 2011 to 765,000 by 2041. Under a high regional growth scenario, the 2041 projections for Vancouver would increase to 788,000 people.

Dwelling Growth: In 2016, there were 283,916 private occupied dwellings in Vancouver (30% of the region).The number of dwelling units in the City of Vancouver is expected to grow from 265,100 in 2011 to 362,000 by 2041. Under a high regional growth scenario, the 2041 projections for Vancouver would increase to 373,000 dwelling units.

 Homeless Count: On March 8th, 2017, there were a total of 2,138 homeless people in the City of Vancouver, which accounted for 60% of the total homeless population in Metro Vancouver. 1,601 homeless people were sheltered and 537 were on the street. 21% of Homeless Count survey respondents in the City of Vancouver identified themselves as aborginal.

Single Detached House: In April 2017, the benchmark price was $1,474,400 in Vancouver east and $3,495,800 in Vancouver west for a single detached house.

Apartment:In April 2017, the benchmark price was $480,300 in Vancouver east and $718,400 in Vancouver west for an apartment in the City of Vancouver.

Average Rent: In October 2016, the average rent for a two bedroom purpose-built apartment was $1,757/month in the City of Vancouver, $114/month more than in October 2015.

Read the full report.

Strata Living : What You Need to Know About Age and Pet Restriction bylaws

pet2

Many people live in condominiums because they are a great lifestyle choice. As condo owners we share a broad range of facilities and assets that enable us to enjoy more leisure time and fewer of the obligations of maintaining a detached home. While we no longer have to clean the gutters, mow the lawn, or wash the windows, we do have to be reminded that, when we move into strata communities, we share the lifestyle choices of our fellow owners. In many strata corporations those lifestyle choices are controlled through the strata bylaws. The Strata Property Act permits both age and pet bylaws that apply to owners, tenants and occupants of the strata corporation.

Pet Restrictions

The Schedule of Standard Bylaws, which form part of the Act, permit a reasonable number of fish or small aquarium animals, a reasonable number of caged mammals, up to two caged birds and one cat or one dog. If your strata corporation has amended or repealed the standard bylaws, they will automatically apply; however, if your strata has passed and filed a bylaw that applies to pets, the strata bylaw will prevail, provided it complies with the Act, the BC Human Rights Code and any other enactment of law. There are literally hundreds of variations of pet bylaws across the province with different objectives, but each strata has to decide what works best for its community.

Before your strata adopts a new amendment to its bylaws, consider the reasons why you are doing this. You may already have a bylaw in effect that can resolve a problem without the need for additional bylaws. A common example is nuisance. There is no need to adopt a pet bylaw that requires an owner to keep their pet quiet, when the standard nuisance bylaw is sufficient. Strata corporations also believe that if they adopt a bylaw that limits the size of a pet, it will be a solution to noise problems, without considering that a small dog that is not controlled by an owner may be just as aggressive or disruptive as a large dog. The number of pets may also be an issue. A strata may pass a new bylaw that increases or decreases the number of pets or certain pets. Strata corporations are also required to accommodate persons with certified assistance pets such as guide dogs. As a result, when considering bylaw amendments, it is always prudent to obtain legal assistance.

Age Restriction

Age restriction bylaws are permitted under the Act only for the purpose of limiting the age of occupancy. Under the current legislation, an age restriction bylaw may apply to ages between 19 and 55, and the strata corporation sets the minimum age of occupants. This may have a significant impact on your purchase in a community, especially if you are planning a family or plan to have other occupants in your strata lot who do not comply with the age restrictions.

When a pet bylaw or age restriction bylaw is passed, the bylaw does not apply to the current pets or any current occupants in the building who may not conform to that bylaw. If the standard bylaw applies, and an owner has one dog, and the strata corporation passes a new bylaw that prohibits dogs, the dog currently living with the owner is exempt until the pet is no longer living in the unit. That owner cannot replace the pet and must comply with the bylaws. The same conditions apply to a person who is underage at the time the bylaw is passed.

Buyers need to exercise a high standard of care when they are considering an apartment, townhouse or bare land strata. Read the current registered bylaws closely and never makes assumptions. Just because you see pets or children does not mean they are permitted under the bylaws.

- See more at: http://www.rew.ca/news/strata-living-what-you-need-to-know-about-age-and-pet-restriction-bylaws-1.2098048#sthash.A6RG9o5d.dpuf

BC Buyers – Property Transfer Tax

When buying a home in BC, the buyer automatically pays the provincial Property Transfer Tax (PTT).

The tax is payable on the fair market value of the home or other property.

This is different from the property tax. You pay property tax on an annual basis for services you receive from your local government.

How much is it?

The tax is charged at a rate of 1% on the first $200,000 of the fair market value of the property, and 2% on the rest.

For example, if the fair market value of the property is $150,000, the tax is 1% of $150,000 or $1,500.

If the property’s fair market value is $500,000 the tax is 1% of $200,000 ($2,000) plus 2% of the remaining $300,000 ($6,000) for a total tax of $8,000.

Exemption

Qualifying first-time buyers may be exempt from paying the PTT of 1% on the first $200,000 and 2% of the remainder of the purchase price of a home priced up to $475,000. There is a proportional exemption for homes between $475,000 and $500,000. At $500,000 and above the rebate is nil.