Debbie Evans REALTOR®

Cell: 778-875-4934 |


Affordability options still remain in Vancouver


The blistering heat of the Vancouver residential real estate market is especially apparent in the city’s detached houses – but fortunately for affordability hunters, some viable options still remain in the apartment segment.

Using August 2018 benchmark price data from the Real Estate Board of Greater Vancouver, a new analysis from information portal and brokerage Zoocasa found that Port Coquitlam is the best pocket of affordability in Metro Vancouver, as the average-priced apartment (valued at $471,700) requires an income of $69,782, which is $14,368 below the area’s median household income of $84,096.


North Surrey is also a good choice for apartments (benchmark price of $433,100), as this property type in this locale requires a minimum income of $64,463. This is $13,031 lower than the actual median income of $77,494.



1. West Vancouver
Benchmark Price: $1,190,200
Minimum Required Income: $167,738
Actual Median Income: $89,808
Income Gap: $77,930


2. Vancouver West
Benchmark Price: $825,000
Minimum Required Income: $117,922
Actual Median Income: $65,327
Income Gap: $52,292


3. Burnaby East
Benchmark Price: $782,800
Minimum Required Income: $112,165
Actual Median Income: $64,737
Income Gap: $47,428


4. Richmond
Benchmark Price: $685,500
Minimum Required Income: $98,892
Actual Median Income: $57,779
Income Gap: $41,113


5. Burnaby South
Benchmark Price: $717,800
Minimum Required Income: $103,298
Actual Median Income: $64,737
Income Gap: $38,561


FULL ARTICLE LINK 

https://www.mortgagebrokernews.ca/news/affordability-options-still-remain-in-vancouvers-apartment-market-247943.aspx

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Price drop 2 million since last year 

I know this area well as I am working on the home next door. I am doing the design and it will be listed for sale when completed so I look into the yard and the view is the same. 

It is a beautiful new build and if you are interested I would be happy to show you. 

I would be happy to represent a buyer for this home. Contact Debbie 778 875 4934 

1417 Chartwell Drive
West Vancouver, BC, V7S 2R7 Chartwell 
Listing ID: R2305549

$13,998,000 ( Was $ 15,998,000) 
RESIDENTIAL DETACHED BEDS: 5 BATHS: 7.0 8,163 SQ. FT. BUILT: 2017

An absolutely stunning, luxurious masterpiece with clear, unobstructed ocean and city views in the most prestigious Chartwell area. This high quality custom built home offers lavish interiors, finished with superb materials, and workmanship, designed to maximized supreme, sweeping view. Open and exceedingly comfortable living spaces exude warmth while offering a modern sensibility. Enormous picture windows infusing the home with brilliant natural light. Enjoy spending time with loved ones in the open and spacious sun-drenched family room. This home offers the highest standard of living imaginable. Close to top rated catchment schools, Chartwell Elementary and Sentinel Secondary school, as well as shopping, golf courses, Cypress Mountain and much more.


Go to my link for more information 


https://debbieevans.ca/recip.html#!/wps/-/noframe~1,tmpl~v2/recip/45928/browse/listing.r2305549-1417-chartwell-drive-west-vancouver-v7s-2r7.79417568

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This morning I read an interesting article in The Star - Property investment is how this mom is providing for her kids’ future. Against the recommendations of two financial advisers, Jennifer Johnson has purchased two rental houses for her children. I sincerely hope there is misreporting in Jennifer's understanding of the tax implications of the capital gains she has made.


The article states, there are massive capital Gains Taxes on the appreciation of the properties - However, it also says there is no tax payable on this if she keeps the properties in her name, and passes them to the children as inheritances. This is incorrect. While the children won't pay capital gains tax - her estate will. If the estate doesn't have the cash to pay the capital gains tax, one or both of the properties may need to be sold to cover it. By holding the properties until her death, she will lose the option of staggering the gains over two (or possibly more) years. If the properties don't appreciate anymore between now and her death, her capital gain of $500,000 will give her a taxable income of $250,000 on her final tax return. The tax will need to be paid by the funds in her estate. This will put her in the whopping 53.53% Ontario marginal tax rate. Assuming that she has no other income that year, the taxes triggered will come to almost $100,000. Selling the properties over two years could save her about $25,000. Since all of her assets will be deemed sold upon her death, everything else that she has that is taxable that year, will be taxed at 53.53%. This includes her CPP, OAS and all the funds she has in her RRSP/RRIF. Her final tax return could well be ugly.


When Jennifer dies, if the children are living in these homes with their families, they will either need to come up with the cash to pay the taxes or sell the homes they live in to cover it. If the properties appreciate once the kids are adults and have moved in, the family will have lost the opportunity to have three properties covered by the principal residence tax exemption. Jennifer will be the owner of all three properties and can claim any of them since they are occupied by either her or her children - but she can only claim one. Her children's principal residence exemptions will go unused since they don't own residences.


Jennifer should also be careful not to "sell" the homes for a nominal value to the children. Selling the properties to adult children for below market value can result in double taxation. Gifting them to minor children will trigger capital gains tax as well as end up with the gains still taxable to Jennifer until they are of age. It's all a bit of a minefield - one misstep and it's TAX-TIME!


Math is hard. Taxes are harder! Unless you are a tax expert (and even if you are!), whatever workaround you have come up with to completely avoid taxes, has likely been thought of by the CRA. Not only have they thought of it, but they have come up with a way of thwarting it - possibly in a punitive manner!


While she may have done very well with her investments, she hasn't done as well as she appears to think. I hope she doesn't have all her eggs in this one basket. A little bit of knowledge is a dangerous thing. Get thee to a tax expert Jennifer!


Christine Williston is a Money Coach with Money Coaches Canada. She can be contacted Here. Christine works with business owners, families, and individuals to help them make wise financial decisions. She is available to work with private clients as well as speaking events



https://www.linkedin.com/pulse/death-taxes-same-ever-christine-williston/

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Price Drop!

This is a beautiful Home.

Reduced by $ 4,090,000 In the last year!

NOW $7,198,000
( $ 11,288,000 Originally listed - Oct 2017)

RESIDENTIAL DETACHED BEDS: 5 BATHS: 7.0 8,419 SQ. FT. BUILT: 2017

420 HIDHURST PLACE
BRITISH PROPERTIES WEST VANCOUVER V7S 2X6

2018 Ovation Awards Finalist, luxury Steel, wood and concrete structure home across from the exclusive Capilano Gulf course grounds in the BP. Impeccable workmanship with European flair in construction and design. 5 large bedrooms, Exclusive home theatre, game, pool table, amazing sauna, elevator for your convenience to all floors, high ceiling with ample natural light all around. Lovely foyer, large living and dining and family rooms with office looking out to the beautifully landscaped front yard and outdoor heated pool. Many sun tanning decks. Nanny or guest suite, two car garage with ample extra parking space on the expansive driveway. Must see entertainment & amenities. Exceptional engineering designs expertise throughout.

Call me if you are interested in purchasing a new home in West Vancouver Debbie 778 875 4934


See more info at the attached link 

https://debbieevans.ca/recip.html#!/wps/-/tmpl~v2,noframe~true/recip/45928/mls-R2295912?offmarket=true

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Balanced Market 

METRO VANCOUVER



Sellers Market 

GREATER VANCOUVER

















 
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2018 Price Drop $ 1,200,000 


Jan 2108 $ 5,880,000

Sept 2018 $ 4,680,000

See Link 

https://debbieevans.ca/recip.html#!/wps/-/tmpl~v2,noframe~true/recip/45928/mls-R2270854?offmarket=true


R2270854


PRICE SUBSTANTIALLY REDUCED! LOCATION, VIEW, LAYOUT & PRIVACY, this property has it all. Completely Rebuilt in 2006, this house features 4,800 sf living space over 2-level on a large 20,000 sf lot in the very centre of Rockridge. With stunning ocean, UBC & island view, this meticulously maintained house comes with flat & large front yard, 2-car garage, radiant heating, large living, family, dining, den, kitchen, eating, powder & laundry room on the main level; 5 bedrooms upstairs with 3 en-suite bathroom & one shared bathroom. 5 gas fireplaces throughout the house adding unique characteristics. Caulfeild Elementary & Rockridge Secondary catchments. Close to Mulgrave & Collingwood Schools. Your absolute love-in-first-site house. BRAND-NEW CEDAR ROOF. Open House: Sun (Sept 9th) 2-4pm.




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3417 ROXTON AVENUE

BURKE MOUNTAIN COQUITLAM V3B 7M9


$4,888,000

LAND ONLY

MLS® Num:R2285155

Lot Area:0.86 acre(s)


ATTENTION INVESTORS AND BUILDERS. Lot is on Burke Mountain prime location beside Coast Meridian road and just below David. Build up to 8 row homes (RTM-1) and 3 houses (RS-7). Approximately 3/4 of the lot is for sale, owner is keeping the portion of the lot where house is. One of a kind left on a QUIET STREET. Similar lots beside and across the street are already rezoned, built and sold. Unique opportunity.


I would be happy to assist any buyers wanting to purchase this land. I have also worke don many multi unit projects can assist with the build and design if needed. 


Debbie 778 875 4934 


https://debbieevans.ca/recip.html#!/wps/-/tmpl~v2,noframe~true/recip/45928/mls-r2285155?offmarket=true





Base Plan






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$355,000

RESIDENTIAL ATTACHED BEDS: 0 BATHS: 1.0 542 SQ. FT.BUILT: 1972

No rental restrictions.



Prop. Type:
Residential Attached
MLS® Num:
R2299964
Status:
Active
Bathrooms:
1
Year Built:
1972



What is the difference between this unit & a 1 bdrm? Just a wall! Rarely available spacious studio in Woodcroft's popular Lillooet bldg. Functional flr plan w/open concept lr, dr & distinct bdrm area w/walk-in closet. No wasted space & lots of storage. NW exposure w/private & green outlooks from all windows & a West facing balcony. Heat & hot water incl. in fees.1 pkg & locker. No rental restrictions.


Bldg has outstanding amenities: gym, indoor pool, whirlpool, sauna, games rm, library, workshop, & meeting rms. 24/7 security & on-site property management. Bldg upgrades incl. plumbing, roof, elevator & common area. Close to transit, dt, Park Royal, Cap. U, beaches, hikes, Hwy. Perfect for a first time Buyer, Student, or Investor.


Buyers call me if you are interested in viewing and purchasing this unit. I can assist with upgrades adn any reno's that need to be completed as well.


Debbie 778 875 4934 


See more at this link 

https://debbieevans.ca/recip.html#!/wps/-/noframe~1,tmpl~v2/recip/45928/browse/listing.r2299964-2016-fullerton-avenue-north-vancouver-v7p-3e6.78740683







Main Photo: 803 2016 FULLERTON Avenue in North Vancouver: Pemberton NV Condo for sale in "Woodcroft Estates" : MLS®# R2299964



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Builders Alert - I just finished doing an extensive renovation very close to this piece of land and it is beautiful here. Across from the yacht club and very private. My clients who are only a few lots over love living in this area and there is a development permit already started. The price is undervalued.

$850,000
LAND ONLY

Was $ 950,000 Reduced to $ 850,000

Total value
Assessed as of July 1st, 2017 $1,209,000

5799 MARINE DRIVE
EAGLERIDGE WEST VANCOUVER V7W 2S1

R2272266

12,568 square foot residential lot in Eagleridge / Eagle Harbour, off ROCK LANE (see map). RS-4 single family zoning. Great water views once some trees are removed. Property backs onto ANCHORAGE WALK GREENBELT. All services accessible and available. Environmental Development Permit Application in place, and Arborist Report is available. Vehicular access is limited. Please do not go up private driveways for 5801/5803 Marine Drive. Contact realtor for access directions. Priced far below assessed and appraised values!

https://debbieevans.ca/recip.html#!/wps/-/noframe~1,tmpl~v2/recip/45928/browse/listing.r2272266-5799-marine-drive-west-vancouver-v7w-2s1.75911678
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$4,400,000

RESIDENTIAL DETACHED BEDS: 4 BATHS: 2.0 2,502 SQ. FT.BUILT: 1947

1445 QUEENS AVENUE
AMBLESIDE WEST VANCOUVER V7T 2J1

MLS® Num:R2296309
 
First time on the market in 60 years, this rare 31,800 SF Upper Ambleside property has potential for a spectacular new estate, or possible subdivision for 2 homes, or infill for more. Located on a cul-de-sac, on high side of street, with partial water & city views that can be substantially enhanced from main & upper floors with new build. Very liveable existing 4 bdrm, 2 bath, one level house & gardens have been lovingly cared for by original & extended family who raised lots of children and lived, laughed and loved in this happy home. Enjoy West Vancouver lifestyle with restaurants, shops, cafes, and seawall just minutes away. Easy access to Hwy 1 and the Ridgeview Elementary & West Van Secondary catchments.
 
Lot Area: 0.73 acre(s)
Lot Frontage: 157'

Call me if you are interested in Purchasing this home and I can assist in seeing the potential of what can be built as a single family or if it can be divided.


Debbie 778 875 4934 


https://debbieevans.ca/recip.html#!/wps/-/tmpl~v2,noframe~true/recip/45928/mls-R2296309?offmarket=true






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1491 OTTAWA AVENUE AMBLESIDE, WEST VANCOUVER


$1,799,000


Beautiful corner lot in the stunning Ambleside neighbourhood in West Vancouver.


Build a dream home with potential city/water views just minutes away from Ambleside Beach. Walking distance to both Ridgeview Elementary and West Van Secondary and close to Hwy 1, community centres, Park Royal and Hollyburn Sailing Club. Selling for land value, under assessment! Private showings only.


This house/single family home located at 1491 Ottawa Avenue, West Vancouver is currently for sale and has been available on Zolo.ca for 18 days.


This property is listed at $1,799,000 with an estimated mortgage of $6,325* per month. It has 7 beds, 3 bathrooms, and is 3,000 square feet. The property was built in 1974. 1491 Ottawa Avenue, West Vancouver is in the Ambleside neighborhood West VancouverIslands OtherWindermere and Nelson Islandare nearby neighborhoods.


See more info hear 

https://debbieevans.ca/recip.html#!/wps/-/noframe~true,tmpl~v2/recip/45928/browse/details-78444583


Feel free to contact me for additional information on what can be built etc. Debbie 778 875 4934 



For Sale: 1491 Ottawa Avenue, West Vancouver, BC | 7 Bed, 3 Bath House for $1,799,000. See 5 photos!


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270 Acres for $ 2.8 Million with several old buildings and a few unwanted tenants that might be hard to evict even if the buildings are torn down. 


The old asylum, located near Victoriaville, Que. the asylum has been the source of curiosity among tourists and ghost hunters alike.


https://globalnews.ca/news/4339145/quebec-asylum-up-for-sale-2018/



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This is a very good price for West Van and it allows rentals 
Also very interesting to see the entire building is for sale and currently underdeveloped


408 2119 BELLEVUE AVENUE

DUNDARAVE WEST VANCOUVER V7V 1C2


$582,000


RESIDENTIAL ATTACHED

BEDS: 1 BATHS: 1.0 585 SQ. FT. BUILT: 1977

R2301569


INVESTOR ALERT!! One of the very few buildings in West Vancouver that allows rentals! Fabulous location 1/2 block from Seawall, Seniors Center, Recreation Center, Dundarave & Ambleside shopping, library and restaurants. Easy transportation to downtown. This smaller boutique building is ideally located, the suite is located on the quiet side of the building on the top floor with only 1 common wall. Comfortable, open plan with spacious bedroom, features wood laminate flooring and crown mouldings. Already has an excellent long-term tenant. Shown by private appointment only.

If you are interested in buying this condo please feel free to contact me Debbie 778 875 4934


Got to Link for more information and feel free to contact me if you are interested in purchasing this unit 

Debbie 778 875 4934


https://debbieevans.ca/recip.html#!/wps/-/noframe~1,tmpl~v2/recip/45928/browse/listing.r2301569-2119-bellevue-avenue-west-vancouver-v7v-1c2.79049918 


2119 Bellevue Ave, West Vancouver, BC


Go to this link to see more information on the entire Building Listed for Sale 

https://www.spacelist.ca/listings/178876/bc/west_vancouver/for-sale/multifamily/2119_bellevue_ave


 
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World class waterfront opportunity to acquire a 100% interest in a four (4) unit stratified townhouse complex situated in the Ambleside neighbourhood of West Vancouver. All units contains two (2) bedrooms with three (3) bathrooms and have spectacular unobstructed ocean views. This is an ideal opportunity for an owner /occupier or developer. The West Vancouver Official Community Plan (OCP) designates the property within the Ambleside Town Centre Local Area Planning Boundary and is defined as an Ambleside Apartment Area. The measurements provided are for Unit 2154 only. The room measurements are approximate. Unit 2150 = 1927 sf; Unit 2152 = 2,153 sf; Unit 2154 = 2,217 sf; Unit 2156 = 2,142 sf for a total square footage of 8,439.



R2283634


$25,000,000

MULTIFAMILY BEDS: 2 BATHS: 3.0 2,217 SQ. FT. BUILT: 1983



Go to Link to see additional information 

https://debbieevans.ca/recip.html#!/wps/-/tmpl~v2,noframe~true/recip/45928/mls-R2283634?offmarket=true





Main Photo: 2150 - 2156 ARGYLE Avenue in West Vancouver: Dundarave House Fourplex for sale : MLS®# R2283634



This is a photo of the new project being built near my home called the Bellevue. There was a small apartment building that was torn down and this luxury highrise is being built to replace it. 


35 Custom Luxury Condos will be replacing the existing building. 


New Build - The Bellevue by Cressy 





This is the view before the build 




View before the New Build - The Bellevue by Cressy 






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Completing the finishing details for this home located on Chartwell that will be listed for sale upon completion.




Bata Developments is the Contractor 

Design Consultant - Debbie Evans 







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LAKESIDE Cultus Lake is coming along and the location and project are amazing! 
 
There are still units available. 
 
#302 $ 1.6
#303 $ 1.7
#304 $ 1.7
#305 $ 1.6
#306 $ 1.6
 
For $ 3.3 there is still time to put 2 units together and have the best corporate retreat going with 6 bedrooms, 4 parking stalls, 2 boat slips right on the lake. 
 
I have all the plans and info on the project as I am the designer and I would love to represent a buyer and customize a unit for you.
 
 
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If you click the link you will see a 360 virtual tour of a lot and area on Millstream Road and a proposal showing the potential of the lot.


It includes plans and a 3D rendering of a home that could be built on the lot. it also points out various area in the distance.


With the market in flux you need to market your real estate differently.


Call me if you have questions. Debbie 778 875 4934



http://www.insight-photography.net/vt/1046mr/1046mr.html





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I drive by this project every day and it is transforming Ambleside! I have been in design and construction for 30 years before getting into real estate and I am so impressed with this project. If you are looking for one of the most sought-after locations in West Van this is it! Call me for more info Debbie 778 875 4934


http://www.grosvenorambleside.com/


THE FINAL BUILDING

Grosvenor Ambleside is a collection of 98 unique residences designed with the most discerning of residents in mind. With unparalleled attention to detail and world-class views, this full-block waterfront development will realize a vision for Ambleside over ten years in the making.


Our vision for Grosvenor Ambleside, a unique offering within North America, reflects Grosvenor’s long-term commitment to building sought-after and enduring communities in some of the world’s most dynamic cities.



This is a great idea explaining the project planning.

 
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