Thursday, June 20, 2013

42 Story Condominium Tower to be built at Erin Mills and Eglinton by Daniels Erin Mills across from Credit Valley Hospital!

The image below shows, in part, a request for an Official Plan Amendment and Rezoning to permit at 42 story condominium apartment building

This is another phase of DANIELS ERIN MILLS CONDOS

42 Story Condominium Tower to be built at Erin Mills and Eglinton by Daniels Erin Mills across from Credit Valley Hospital!

Daniels posted a giant sign at the corner of Erin Mills and Eglinton earlier this year, 2013, announcing Downtown Erin Mills condos! "Coming Soon"

Daniels has purchased the south west corner of Erin Mills and Eglinton just across from the Credit Valley Hospital a total of 6 acres.

In the end, the site will have a total of 3 high rise towers, see the site plan below.

The West Tower will be the first of the 3 towers to be built. 

The tallest of the 3 buildings will be 42 stories tall.

For comparison purposed, the Park Mansion at 45 Kingsbridge Garden Circle is one of the tallest  buildings in Mississauga north of the 403 at highway 10 and it's 38 stories  tall, the condo building that they are planning on building at Erin Mills and Eglinton is 42 stories tall!

They are also building two sister buildings at Erin Mills and Eglinton two  25 story buildings!

The Absolute buildings the last two towers (Absolute World 4 & 5) called the  Twisted Sisters are the tallest buildings in Mississauga at 50 and 58  stories tall!

Mississauga is a first class city with very tall buildings

I'll update you as more information comes becomes available!

All the best!
Mark

Wednesday, June 19, 2013

Toronto Real Estate Board Mid month report for the housing sales in June 2013

Below is the report and the figures for the mid month results from the Toronto Real Estate board for the
housing sales in June 2013

You can see that sales are up by about 5% and average selling price up
nearly 4% compared to June of 2012

All the best!
Mark



GTA REALTORS(r) RELEASE MID-MONTH RESALE HOUSING FIGURES


TORONTO, June 18, 2013 - Greater Toronto Area REALTORS(r) reported 4,620 sales through the TorontoMLS system during the first two weeks of June 2013.

This result was up by 4.7 per cent compared to the first two weeks of June
2012.

Year-over-year sales growth was driven by the regions/counties surrounding the City of Toronto.

Home sales in the City were basically flat in comparison to last year.

"The expectation was for an improvement in home sales in the second half of 2013. Early June results are in line with this outlook. Many households have adapted to stricter lending guidelines and have renewed their search for ownership housing," said Toronto Real Estate Board President Ann Hannah.

"It is also important to note that new listings were down over the same period. With sales up and new listings down, market conditions became tighter. This supports the moderate to strong rates of price growth reported for most major home types, including condominium apartments," added Ms. Hannah.

The average selling price for the first fourteen days of June was $536,141 - up by 3.8 per cent compared to June 2012.

"While price growth has been driven by low-rise home types this year, condominium apartment price growth has improved since March. Despite higher inventory levels, there have been enough buyers relative to available listings to support condo price appreciation," said Jason Mercer, TREB's Senior Manager of Market Analysis.

I hope this finds you Happy and Healthy!

All the Best!

Mark

A. Mark Argentino
P. Eng. Broker
Specializing in Residential & Investment Real Estate
RE/MAX Realty Specialists Inc.
Providing Full-Time Professional Real Estate Services since 1987
BUS 905-828-3434
FAX 905-828-2829 CELL 416-520-1577
mark@mississauga4sale.com
Mississauga4Sale.com

* Thinking of selling your home in the next 3 to 6 months? Would you
like a Complimentary & Quick Over-The-Net Home Evaluation ?
www.mississauga4sale.com/internet-evaluation.htm


* Power of Sales and Foreclosures
www.mississauga4sale.com/Power-Sales-Bank-Sales-Alert-Request.htm


* If you have not already signed up to receive my monthly real estate
newsletter, you may do so here: On-Line Real Estate Newsletter sign up
www.mississauga4sale.com/popupquestion.htm


* See seasonal housing patterns
www.mississauga4sale.com/TREBprice.htm


* Would you like me to send you a desk or wall Calendar?
www.mississauga4sale.com/Calendar-Order-Form.htm

Wednesday, June 05, 2013

June 5, 2013 -TREB residential real estate report

See all the graphs and latest from TREB about prices and sales in May of
2013

http://www.mississauga4sale.com/TREBprice.htm

The report below is the latest report from TREB


TORONTO, June 5, 2013 - Price Growth Across All Major Home Types in May

TORONTO, June 5, 2013 - Greater Toronto Area (GTA) REALTORS(r) reported  10,182 sales through the TorontoMLS system in May 2013, representing a dip  of 3.4 per cent compared to May 2012. Sales of single-detached homes in the GTA were up by almost one per cent compared to the same period last year, including a three per cent year over- year increase in the City of Toronto.

"The sales picture in the GTA has improved markedly over the past two months. While the number of transactions in April and May remained below last year's levels, the rate of decline has been much smaller. A growing number of households who put their decision to purchase on hold as a result of stricter lending guidelines are starting to become active again in the ownership market," said Toronto Real Estate Board President Ann Hannah.

The average selling price for May 2013 sales was $542,174 - up by 5.4 per cent in comparison to $514,567 in May 2012. The annual rate of price growth was driven by the tight low-rise segment of the market and particularly by single-detached and semidetached home transactions in the City of Toronto.

Average condominium apartment prices were also up slightly in comparison to last year.

The MLS(r) Home Price Index (HPI) Composite Benchmark was up by 2.8 per cent yearover- year.

"The annual rate of price growth in May was not surprising given the competition that still exists between buyers, particularly for low-rise home types such as single-detached and semi-detached houses. We remain on track for a three-and-a-half per cent increase in the average selling price for 2013 as a whole," said Jason Mercer, TREB's Senior Manager of Market Analysis.

Greater Toronto REALTORS(r) are passionate about their work. They are governed by a strict Code of Ethics and share a state-of-the-art Multiple Listing Service. Over 36,000 TREB Members serve consumers in the Greater Toronto Area. The Toronto Real Estate Board is Canada's largest real estate board.

All the Best!

Mark

Wednesday, May 08, 2013

Average home prices up, sales down - TREB housing figures for April 2013 - May 2013

This is the latest report from TREB for GTA monthly housing sales for May 2013

see Graphs and all the details at this page


GTA REALTORS(r) RELEASE MONTHLY RESALE HOUSING FIGURES

TORONTO, May 3, 2013 - Greater Toronto Area REALTORS(r) reported 9,811 sales through the TorontoMLS system in April 2013, representing a dip of two per cent in comparison to 10,021 transactions in April 2012. Both new listings during the month and active listings at the end of April were up on a year-over-year basis.

"Despite the headwinds we have experienced in the housing market this year, April sales came in quite strong in comparison to last year. As we move through the spring and into the second half of 2013, the demand for home ownership should continue to firm-up relative to last year," said Toronto Real Estate Board President Ann Hannah.

"It has been almost a year since the federal government enacted stricter mortgage lending guidelines. It is realistic to surmise that some households, who originally put their decision to purchase on hold, are once again looking to buy," continued Ms. Hannah.

The average selling price for April 2013 transactions was $526,335 - up by two per cent in comparison to April 2012. The MLS(r) HPI Composite Benchmark Price was up by 2.9 per cent.


"The condominium apartment segment in the City of Toronto was a key driver of price growth in April, with both the average selling price and the MLS HPI apartment index up on a year-over-year basis. The improved condo sales picture, with Toronto sales down by only one per cent compared to last year, suggests that interest in condo ownership may be improving," said Jason Mercer, TREB's Senior Manager of Market Analysis. Summary of TorontoMLS Sales and Average Price April 1 -



I hope this finds you Happy and Healthy!

All the Best!

Mark

A. Mark Argentino
P. Eng. Broker
Specializing in Residential & Investment Real Estate
RE/MAX Realty Specialists Inc.
Providing Full-Time Professional Real Estate Services since 1987
BUS 905-828-3434
FAX 905-828-2829 CELL 416-520-1577
mark@mississauga4sale.com
Mississauga4Sale.com

* Thinking of selling your home in the next 3 to 6 months? Would you
like a Complimentary & Quick Over-The-Net Home Evaluation ?
www.mississauga4sale.com/internet-evaluation.htm

* Power of Sales and Foreclosures
www.mississauga4sale.com/Power-Sales-Bank-Sales-Alert-Request.htm

* If you have not already signed up to receive my monthly real estate
newsletter, you may do so here: On-Line Real Estate Newsletter sign up
www.mississauga4sale.com/popupquestion.htm

* See seasonal housing patterns
www.mississauga4sale.com/TREBprice.htm

* Would you like me to send you a desk or wall Calendar?
www.mississauga4sale.com/Calendar-Order-Form.htm

Monday, April 22, 2013

17 Items you should consider when you are thinking of leasing business commercial space

I am mainly a residential real estate agent.

I had a client looking for commercial space to open up a small bakery store and was considering a commercial location to rent.

These were some of my thoughts and experience and items to watch out for when considering a commercial lease.
  
  1. rent is usually charged as per square foot of total space plus TMI
  2. TMI is taxes, maintenance and insurance (building)
  3. TMI is typically more than the rent, meaning that the rent may be $4/square foot but the TMI is $8 extra, this is not always the case, but I've seen this often, cheap rent, high TMI
  4. typically, you will need to install all interiors, from the electrical panel to the ovens and vent hoods and bathroom and even the walls, many people when they leave an existing commercial rental space, take everything
  5. you will need permits for everything you do in a commercial installation, from the outside bent hoods for your ovens, to the lighting and sinks and whatever, you will require all professional trades to do all the work and approve everything with the municipality and meet all codes, your landlord and municipality don't want you burning down the building when you cook or overnight due to shoddy work, so they want it done right
  6. the landlord must approve all your renovations, inside and outside and will have restrictions on signage etc
  7. the landlord will also have clauses in the lease that will only allow you to sell or make or bake certain items
  8. typical commercial leases will also have a non-competition clause section where you can only bake your cakes and cupcakes etc. but you can't sell cigarettes or maybe coffee or pop or something that someone else in the strip plaza or building could or does sell
  9. all commercial leases allow for the landlord to lock you out and seize all your goods and chattels and everything inside your business if you default on the rent (this is NOT allowed in residential leases in Ontario)
  10. commercial leases are typically 5+5, meaning you sign a 5 year lease with the option of 5 more years - you want this, because if you become successful, you don't want to be thrown out after the first 5 years of hard work AND you don't want your rent tripling in the last 5 years because your business has done so well
  11. you will most likely be required to provide an entire business plan with everything in your business sales, installation, all costs and expenses, advertising, floor plans, the entire enchilada before the landlord will accept you - reason is that that commercial leases are far different than residential, they don't want to lease to you and then have you go belly up in 6 months because the landlord doesn't want to lock the doors and sell your stuff, they want you to survive, flourish and be successful so that they get your rent for 5+5 years AND you make the plaza, building look good
  12. You need to know to lease commercial space like the rent commitment, plus other costs per month
  13. what it would cost to put in what you need like the oven and sometimes the landlord will help with this, but you need to ask if  the landlord help with that
  14. I strongly suggest you go to RBC at 33 City Centre in Mississauga and speak with the business development branch of the RBC, they have tons and tons of information that will help you develop a business plan
  15. to go about finding a reputable commercial agent that will answer your initial questions before actually going to see places will be difficult. 
  16. You need to gather all this information beforehand so you know exactly what you are getting into
  17. There is a very high cost to start up a business like this, just make sure you know everything before you do anything
     
     
I'm a very optimistic person, but I am also a realist and extremely skeptical of everything and anything when it comes to spending money. 
 
You must be extremely careful in this. You could spend a year researching and investigating how to start up a business online and with the help of banks and others.  I'm not negative, but I think I just read in a real estate publication that 19 of 20 restaurants fail in the first year and more than half of all new business ventures failed by the end of the third year - cash flow from your personal savings, the banks loan or from sales are most critical in first year and too many people don't estimate the costs in the first year and end up closing shop because of poor planning - as I tell everyone who will listen to me -  "if you fail to plan, you plan to fail" -  I hope that your business flourishes! :-)

There are many other considerations too, but this is a start.

I would recommend you look for a suitable space that you 'think' you might like, contact the listing agent on the mls and gather as much information about their particular listing, the restrictions etc. to see what they tell you.

You can use the ici search tool, http://www.icx.ca/index.aspx?cul=1


I hope this helps

Please let me know if you have more questions or more specific items you want to know.

Thanks
Mark

Friday, April 19, 2013

BIG DECISIONS when buying a home in Mississauga Real Estate

BIG DECISIONS

In life one of the most important decisions we ever make is about buying or selling your home.

It's a big step that's filled with excitement and anxiety.

You want to be sure that the choices you make are the right ones. That's where we make all the difference - a professional with the insight and experience to help make the most of your options.

When it comes to life's big decisions it's reassuring to have an expert on your side
Please send me an email if you are interested in "teaming up"

Mark







Toronto Real Estate Board (TREB) Average Prices and Graph

For more information please contact A. Mark Argentino

A. Mark Argentino, Broker, P.Eng.,
Specializing in Residential & Investment Real Estate
RE/MAX Realty Specialists Inc., Brokerage
2691 Credit Valley Road, Suite 101, Mississauga, Ontario L5M 7A1
BUS. 905-828-3434
FAX. 905-828-2829
E-MAIL: mark@mississauga4sale.com
Website: Mississauga4Sale.com

Thursday, April 18, 2013

Real Estate Rental Market Update GTA and Mississauga 1st Quarter 2013

This is the latest report regarding rentals for the GTA in the first quarter of 2013

Number of rentals are up and so are average rental prices. see the full report below.



GTA REALTORS(r) RELEASE RENTAL MARKET REPORT

TORONTO, April 16, 2013 - Greater Toronto Area REALTORS(r) reported a substantial increase in the number of condominium apartments rented through the TorontoMLS system in the first quarter of 2013.

There were 4,277 condominium apartments rented - up by almost 13 per cent on a year-over-year basis.

The total number of rental properties listed on TorontoMLS during the first quarter was up by more than 25 per cent year-over-year to 8,816.

"Demand for rental condominium apartments remained strong during the first quarter of the year. People looking for higher end rental accommodation, including those who have temporarily put their decision to purchase on hold, were likely driving rental activity during the first three months of the year," said Toronto Real Estate Board President Ann Hannah.

The average monthly rent for one-bedroom condominium apartments in the first quarter was $1,597 - up by almost four per cent compared to Q1 2012. The average two-bedroom condominium apartment rent was up by slightly more than one per cent over the same period to $2,114.

"The rental market has remained quite tight over the last year. Competition between renters has been strong enough to drive increases in average rents.

However, growth in the number of units listed outstripped growth in the number of rental transactions in the first quarter, suggesting that renters benefitted from more choice. If this trend continues, the pace of rent growth could moderate," commented Jason Mercer, TREB's Senior Manager of Market Analysis.














I hope this finds you Happy and Healthy!

All the Best!

Mark

A. Mark Argentino
P. Eng. Broker
Specializing in Residential & Investment Real Estate
RE/MAX Realty Specialists Inc.
Providing Full-Time Professional Real Estate Services since 1987
BUS 905-828-3434
FAX 905-828-2829 CELL 416-520-1577
mark@mississauga4sale.com
Mississauga4Sale.com

* Thinking of selling your home in the next 3 to 6 months? Would you
like a Complimentary & Quick Over-The-Net Home Evaluation ?
www.mississauga4sale.com/internet-evaluation.htm


* Power of Sales and Foreclosures
www.mississauga4sale.com/Power-Sales-Bank-Sales-Alert-Request.htm


* If you have not already signed up to receive my monthly real estate
newsletter, you may do so here: On-Line Real Estate Newsletter sign up
www.mississauga4sale.com/popupquestion.htm


* See seasonal housing patterns
www.mississauga4sale.com/TREBprice.htm


* Would you like me to send you a desk or wall Calendar?
www.mississauga4sale.com/Calendar-Order-Form.htm

Wednesday, April 17, 2013

TRANSITION VERSUS TRANSACTION when buying a home in Mississauga Real Estate

TRANSITION VERSUS TRANSACTION

Buying or selling a home is far more than just a transaction.

It's often at the heart of a major life transition - buying your first home, requiring a larger home because you're starting a family, or downsizing to simplify your life.

That's where we really help - we know the joys and the anxieties that are part of life's big changes and we're experts at handling all of the details so you can focus on what really matters

If you are interested in buying in the near future, please send me an email and we will "team up"!

Mark




Toronto Real Estate Board (TREB) Average Prices and Graph

For more information please contact A. Mark Argentino

A. Mark Argentino, Broker, P.Eng.,
Specializing in Residential & Investment Real Estate
RE/MAX Realty Specialists Inc., Brokerage
2691 Credit Valley Road, Suite 101, Mississauga, Ontario L5M 7A1
BUS. 905-828-3434
FAX. 905-828-2829
E-MAIL: mark@mississauga4sale.com
Website: Mississauga4Sale.com

Tuesday, April 16, 2013

KNOWLEDGE IS PROTECTION when buying a home in Mississauga Real Estate

KNOWLEDGE IS PROTECTION

When it comes to buying or selling a home things may not always be as they appear.

That's where I will be an invaluable guide. Wey have our fingers on the pulse and know the questions to ask, the places to probe and what to look for so you get the whole picture about the property and the community.

With me by your side you can make an informed decision - complementing what you see with what we know.

Please send me an email if you are interested in "teaming up"

Mark



Toronto Real Estate Board (TREB) Average Prices and Graph

For more information please contact A. Mark Argentino

A. Mark Argentino, Broker, P.Eng.,
Specializing in Residential & Investment Real Estate
RE/MAX Realty Specialists Inc., Brokerage
2691 Credit Valley Road, Suite 101, Mississauga, Ontario L5M 7A1
BUS. 905-828-3434
FAX. 905-828-2829
E-MAIL: mark@mississauga4sale.com
Website: Mississauga4Sale.com

Monday, April 08, 2013

Mississauga Condo rental properties - does supply determine market value rent?

Rental properties - Does supply of properties affect their demand
The supply and demand for rental properties determines the market value rent. I've written a little about rental prices in the past at my blog, see one post here.

http://blog.mississauga4sale.com/search/label/rental-market

The supply of condos is quite high at the moment, meaning that this may put downward force on rental rates for condos, not upward. TREB feels that the higher inventory has not had a negative effect on the rental market rents.

The trend for condo rental prices has generally been up for the past 10 years, similar to the sale market. Unfortunately, prices have escalated far more than rental rates and therefore, even with our current low interest rates, you need to put a much larger percentage downpayment now on a condo in order for the rent to carry the carrying costs.

Please let me know if you have any other questions or require further
information.

Thank you,

Mark