Regardless if you are a first time home buyer, an experienced investor, or someone who is just simply interested in the Mississauga condo real estate market, you have come to the right place. This website is your one stop destination for everything you need to know about downtown Mississauga condos, also known as Square One condos or City Center condos. Using state of the art technology, we have engineered the ultimate all-in-one condo website. At www.MySquareOneCondo.ca we believe in educating people about Mississauga condo real estate by providing as much relevant information as possible. This includes, having a thorough Mississauga condos for sale MLS listings section, an interactive Square One condo real estate blog, and an opportunity to review Mississauga condos.
When designing the website we had one goal in mind – how can we make shopping for a condominium in Mississauga as easy as possible? We believe the answer lies in giving clients the accessibility and freedom to shop for a condo from their home computer, without the immediate need of a real estate agent. Once the person is familiarized with Square One condos for sale, and is ready to contact a condo realtor, we are ready to help.
Many find our real estate blog helpful as it keeps the public informed about the newest pre-construction condo projects in Mississauga, latest price trends and it also provides tips for both sellers and buyers. We update this blog on a weekly basis with all exciting Mississauga condo news.
Finally, our Mississauga condo review section lets property owners, apartment renters and potential buyers give feedback and state their opinions on various Square One condos.
We hope you will enjoy your stay.
It always seems especially at the beginning of any given year people are curious to know how the real estate market has done in the previous year, and what experts are predicting will happen in the future. Over the years I have published many blogs, giving my insight on this topic.
How did the Mississauga Condo Market do in 2014?
No condo market crash.
Many of the media and newspapers who were calling for a major condo market price correction are puzzeled and don’t understand why the condo prices have not fallen. 3 reasons – a) Low interest rates (Under 3% for a 5 year locked period) b) Strong immigration population (nearly 100,000 new immigrants come to the Greater Toronto Area every year) and c) Detached Homes are unaffordable for many (average price in November 2014 for a detached house in Mississauga was $672,000 and in Toronto it was a whopping $935,000!)
Pre-construction condo sales have slowed down.
No condo builders have launched any new projects in 2014 in downtown Mississauga. This trend was prevalent not only in Mississauga, but the rest of the GTA. Since many investors only buy pre-built condominiums in the first stages before the construction starts, most of the pre-construction sales this year consisted of end users. This group included first time home buyers, downsizers and people moving from abroad.
Rent Prices Went Up.
Many tenants were in for a nasty surprise when they found out how much prices have gone up. To put this into perspective, 3 years ago it was possible to get a newer one bedroom + den condo, near Square One for $1300. This year you were lucky to get the same unit for $1450. That’s like a 4% increase a year!
How will the Mississauga Condo Market do in 2015?
New condo projects.
Amacon (builders of PSV and Residence) are set to release a new condo project this spring in the Park Side Village area near Square One. Pinnacle (Builders of Grand Park and Pinnacle Uptown)are also aiming to release a new block in the Pinnacle Uptown community of condos. These projects have been anticipated by investors given the success of their previous towers. As always we will have Platinum access to both projects and we are encouraging people to start registering even now.
Non-renovated units might be a hard sell.
Buyer expectations are up. Stainless steel and laminate floors are perceived to be the standard by many condo shoppers in 2015. If you are thinking of selling your condo, and your unit is more than 6 years old, my guess is that it needs a face lift. Contact us and we will be able to advise you on what specific things need to be addressed before we put it up for sale.
Good units will increase in value and bad units will not.
Buyers are surprised to find out how much prices can vary for similar units from building to building. Over the years certain condo buildings have increased in value more than others. Many dynamics come into play when deciding that value, such as: reputation of the condo building (which I believe is most important), number of renters vs owners in the building, the quality of the property management, the building materials etc. (We will cover more on this in a future blog post – stay tuned.)
If you are renting and can afford to buy – do it. Rent prices in 2014 have broken new records and are expected still to increase in 2015. Stop paying your landlord’s mortgage!
When looking at properties for sale, make sure to work with a condo expert. The condo Realtor will be able to source you the best possible units, and do it free of charge (as he gets paid by the seller).
Finally when selling a condo in 2015, you should really know that marketing matters. With over 450+ condo units for sale around Square One at any given time, it is important to make sure that your condo stands out from the rest.
Wishing all readers nothing but the best for 2015!
It’s no secret that real estate prices in Canada. have been going up for a decade strong now. Unlike our U.S. counterparts, the Canadian real estate prices seemed almost immune to the 2008 global recession. Some places have gone up so much that for many people buying real estate is no longer an option.
Are you interested to know how Mississauga real estate competes on a global level in terms for pricing?
The first thing you must know is that the value of condos is calculated on a “per square foot” or “PSF” basis. The higher the PSF, the more expensive the unit will be. Most PSF calculations measure the internal square foot size of the unit only (no balcony), and may or may not take into account a locker or parking spot.
To put this into perspective, pre-construction condos in Mississauga sell on average for about $425 (+$25/-$25) per square foot. This means, that a 625 square foot, one bedroom condo goes for about $265,000. This usually includes a locker and a parking spot, but does not take into account such things as floor premiums or upgrades, which can drive the price of the unit up.
Let’s see how the $425+ per square foot price in Mississauga compares to different condo prices around the world.
Toronto – $600+ PSF – Toronto is the closest mega city to Mississauga, and Canada’s largest municipality. Condos in Toronto sell for about 30% more than they do in Mississauga. Toronto is the second largest city with skyscrapers in North America, after New York City. Also most calculations for PSF in Toronto do not take into account parking spots and lockers.
New York – $1,500+ PSF – The beautiful skyline of Manhattan in New York has one of the most expensive real estate markets in the US. With traffic 15 hours a day, lots of condos sell with no parking spots as people resort to taking the subway or taxi everywhere.
Hong Kong – $1,500+ PSF - Hong Kong is much crowed and home to some of the smallest real estate properties in the world. Tiny condos, that are sometimes less than 250 square feet in total size sell for big $$$.
London – $2,500+ PSF - In London condo apartments are known as “flats” and are the most expensive in the world. A downtown London condo which is only 500 square feet can sell for as much as 1.2 Million Canadian dollars! Think Mississauga real estate is expensive? Think again!
Your Condo Is Not THAT Special
Most sellers insist that their condo is special and deserves a higher list price than other comparable properties. Sometimes this justification of a higher price is made because of upgrades, other times it’s because the seller is misinformed or just unrealistic.
We have to keep in mind that some upgrades are not to everyone’s taste; such as floor colors or cabinet colors. Remember that 90% of condos sell within 2% of asking price and therefore, it is important to price your condo right the first time you put it on the market. Overpriced listings quickly become stale listings and buyers lose interest quickly.
Pro tip: Typically speaking, when selling a unit, an owner can expect to recover only 40%-60% of the value of any given upgrade.
Sellable vs. Livable
Many properties that are on the market are either owner occupied or vacant, and it is hard to keep it in a very clean condition. However, some things are a bare minimum requirement when choosing to place your condo for sale.
- Depersonalize your property by putting away personal items in boxes or drawers, since the rule of thumb is; less is more. If you have a vacant property, it is strongly suggested that you ask your agent for staging services. By investing sometimes $2,000 in staging services; your property will not only stand out from others on the market, it has proven to sell faster and for more money than you are listed for.
- Painting & minor repair work: Paint your unit white or beige if you have colorful walls. If you have a leaky faucet, you should get a plumber to look at it. Buyers are very picky and notice things like leaky faucets and burned out light bulbs.
- Tenants: Selling a property with tenants can impose its own challenges. We understand that sellers do want the mortgage expenses covered while the property is listed, however they must also understand that tenants often do not want the property to sell. This can result in the seller getting less money than expected for their property.
- Pets: Sellers need to know that selling a property with a pet can be difficult. Some buyers are absolutely scared of your pet and others have allergies or sensitivities to the odor of pets. When your property is listed, it is best to leave your pet with family members for the duration of the selling process or to take the pet out with you while your property is being shown to potential buyers.
Your Agent Matters
Despite the belief of many, the agent you select can have a profound effect on how fast your listing sells and at what price. The most common mistake that sellers make is that they choose their agent based on convenience rather than practicality. Meaning, sellers often select an agent who is a family member or a friend, rather than the agent who is the most capable of doing the job. Based on our experience, many clients end up in an uneasy situation with a realtor who is their family member or a friend after that agent fails to sell the property.
There is a huge benefit to choosing an agent who is an expert in a certain area, and many sellers completely underestimate the value of having a local expert agent help them sell their home. Not only does the local expert know the market, he or she knows similar properties, may have sold previous properties similar to yours, therefore knowing the expectations of buyers, as well, the local expert knows many agents with buyers and what they’re clients are looking for. This can only help the value of your property and the time it takes for your property to sell.
Pro tip: Before you hire an agent that is a family member or a friend ask yourself this simple question “Will I be able to fire my friend or family member if they can’t sell my property?” And keep in mind what this will do to your relationship.
We understand that some sellers feel obligated to list with their friend or family member; however there may be consequences if they decide to go that route.
For many sellers these 3 points are sobering truths which they need to hear. Since selling your home is the biggest financial decision most people make, it’s important to be well informed and understand the pitfalls that come with making bad decisions. Poor choices can not only cost thousands of dollars but also potentially ruin great relationships.
If you are interested in how we sell condos in Mississauga click here
Perhaps, the number one question asked by any investor looking to purchase a condo in Misisssauga for investment is whether they should buy a one bedroom or a two bedroom condo. Although both have their advantages and disadvantages it’s important that the buyer is aware of all the pros and the cons that come with each choice. In this blog post, we will examine how a one bedroom vs. a two bedroom apartment purchase, affects the bottom line of any investor.
Capital appreciation is the price appreciation each condo owner gets simply by owning a condo over a period of time. With real estate prices in Mississauga universally going up by a 2-5% year over year, the idea of leveraging a small downpayment, against a large purchase price is attractive to investors. To put into perspective; if a one bedroom condo which sells for $275,000 goes up in price by 10% over a four year period, the owner made $27,000 in appreciation. On the other hand, if a two bedroom unit which sells for $350,000 goes up by 10% in the same four years, the unit has appreciated by $35,000.
Two bedrooms appear to be the better choice over one bedrooms, when looking at the appreciation rate.
Future Resale Value
The resale value of any real estate property is differently affected by the supply and demand forces. A few trends happening now in the market are worth noting:
- Unit sizes for newer pre-construction condos are up to 10% smaller from what they were a few years back.
- Families are having less kids than previous generations, and therefore opting out of the house life and opting to live in a condo.
- House prices are at an all time high and unaffordable for many. People who didn’t consider to live in a condo before are now adjusting their expectations and choosing the condo life.
Based on the above statements, it appears that two bedroom condos will be more in demand in the near future.
The idea of having an empty unit sit on the market for a long period of time while trying to find a suitable tenant, frightens any investor. Since rent prices have been going up faster than most incomes, tenants are often surprised to find out that they cannot afford a two bedroom condo.
As a general rule, the cheaper the rent, the more people the condo will appeal to, the easier is it to lease out the condo. For this reason, one bedrooms typically do rent out faster than two bedrooms.
It is important to note that one bedrooms tend to lease out to singles, or young professional couples with no kids. Two bedrooms on the other hand, are more attractive to small families or those making a good income and requiring the second bedroom to be used as an office or guest suite.
When looking at investing in real estate, or any investment for that matter, risk always comes into question. Even though real estate is seen by many as a 100% safe or “risk-free investment”, I would caution to use such terms. As with any investment, real estate does present its own risks.
Having said that, Canadian real estate is regarded as a safe tangible asset, which serves as a hedge against inflation. Meaning, even if real estate prices only appreciate 1-3% per year, it is often enough to counter the amount lost in inflation if the same money was sitting in the bank.
How does risk play a role in deciding between a one bedroom and a two bedroom condo? Simply put, the more expensive the property the higher the risk on the individual. Having a two bedroom condo sit vacant for a month costs any landlord more than if it was a one bedroom. For this very reason, I encourage all first time buyers or investors who are tight on funds, to probably look at one bedroom units over two bedroom units.
Return on investment (known as R.O.I.) refers to not only how fast you get your initial investment back, but also the amount of time and resources required from you for the investment to be worth it.
Having the privilege to work with many investment properties, I can say with certainty that there is no straight answer to whether one bedroom or two bedroom condos have the better R.O.I.
What I could say is that one bedroom condos tend to have better monthly cash-flow than two bedrooms. On the other hand, two bedrooms often get more stable tenants who are looking for a longer term lease.
There are many dynamics which come into play when investing in real estate. A savvy investor should do his homework and decide which route is best to go for.
Although my personal real estate investments have always involved two bedroom condos, it is still possible to make a good investment buying a one bedroom.
Having a knowledgeable agent on your side, to source out the good potential investment properties should be your first step. If you are contemplating buying an investment condo and if you are currently not working with an agent who knows Mississauga very well, give us a call and we would love to help you.
Will parent-investors become the new type of condo investors?
Over the past year we have seen more and more parents buying condos for their kids to enjoy in the future. The most common purchase is a pre-construction one bedroom/ one bedroom plus den condo, which typically goes for about $270,000-290,000 depending on the size, floor and layout.
What makes the parent investor different from your traditional condo investor, is that they are in it for the long term. Typically this means anywhere from 5-10 years.
When the parents initially purchase these pre-construction condos, the kids are sometimes as young as 14-16 years. Once the pre-construction condos are ready, parents hope to rent them out for a few years, and have their kids move in once they have finished school and land a good job.
If the parents, for whatever reason, decide that the kids should not move in, then they can continue to rent out the condo (so that it pays itself off), or sell it for an anticipated profit. Parents see this as a “win-win” situation.
It’s no surprise that this trend is taking place. If parents want to invest in their kids’ future, real estate is the clear choice for many. “Banks pay interest which is less than inflation, and stocks are too risky” -according to many parents. Investing in real estate, especially in a growing city like Mississauga, provides the stability many cautious investors are looking for. In addition, buying a property at the pre-construction condo stage, allows parents to “lock-in” the price at the time of purchase.
Typically pre-construction condos require a down payment of 15% in the first year and 5% when the condo is finished. However, having VIP status with many of the condo builders, we are able to give our purchasers special stretched deposits which sometimes require as little as 10% in the first year and the final 10% when the condo is ready in 3 years or so.
There is no requirement for mortgage approvals, or credit checks until the condo is ready. This makes the process of buying a pre-construction condo seamless. With the help of a VIP agent (like us) , clients can book an appointment through us to see the sales centre, be educated about what to look out for and in one afternoon become condo owners. It’s as simple as that.
If you’re a parent who wants to help your kid get a “foot-in-the-door” into real estate, I would love to hear from you! Remember, my buying services are 100% free to you, as I get compensated by the builders directly.