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! This entry was posted on
Saturday, January 3rd, 2015 and is filed
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! This entry was posted on
Tuesday, December 2nd, 2014 and is filed
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 This entry was posted on
Friday, November 14th, 2014 and is filed
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. This entry was posted on
Sunday, October 26th, 2014 and is filed
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. This entry was posted on
Friday, September 5th, 2014 and is filed
If you are looking to rent a condo in Mississauga, we compiled a checklist to make sure that you have not forgotten about anything.
The first thing you should know is that most leases for condos in Mississauga do require a one year commitment. If you do find something short term, it’s not uncommon to pay a premium of 30-40% more than market rate. Next, 95% of condos available for lease are unfurnished, which means you have to have your own furniture. Furnished condos can difficult to find, and rent for $300-500 more than similar unfurnished units.
Before Submitting An Offer
- The first step to renting is to make sure that you have a job letter from your employer. The job letter usually should state that you are a full time employee, getting paid a certain amount of salary and that your position is permanent. Landlords like to make sure that you are working and that you can pay your rent. If you do not wish to disclose your income, then you can contact us and we can help you out. Another option would be to have a job letter stating where you work and how much you roughly make.
- Next, you will also need to pull your Credit Score. You can get this printout by simply going to here . Filling out your information, It costs about $23.95 and you have your credit score. Clients often say: “My credit score is not that great! Why does a Landlord need this? “This is an inside door into your payment history. Once again a Landlord wants to make sure that you are able to pay your rent on time. The credit score doesn’t revel your payment history, if it’s let’s say 700 or above it means you have good credit and the Landlord will know that you can pay your rent on time and that you are less likely to owe them money.
- Now there is no standard written rule, but more often than not, if your credit score is below 650, you may want to offer to pay a few months up front (legally speaking, landlords are not allowed to request more than 2 months’ rent upfront, but tenants are allowed to offer more than 2 months’ rent up front). A second solution is you can put another person as a co-signer onto the contract. The co-signer may need to provide a job letter and/or credit score..
- Along with the rental application, given to you by the agent, you will need to put references down. Typically 2-3 references are enough. It’s not uncommon for your new Landlord to request a face to face meeting and/or try to contact your previous landlord to see what kind of tenant you have been. If you don’t have a previous Landlord you can put a previous employer down, places that you have volunteered for etc.
After The Rental Offer Has Been Accepted
- Make sure that you book the elevator at least a week, if possible two weeks, in advance to get the elevator. Most elevator bookings have a 3 hour time slot. For example 11-2pm, 2pm-5pm, 5-8pm. So make sure that you or your movers are on time and that you use your time wisely. You can book the elevators with security in your building, where you will be given a form that you need to fill out and you will need to leave an elevator security deposit, which they will give you back once they have checked that there are no new damages made by you or your movers. They may also ask for your rental application to see that you are the lawful tenant who is moving in.
- Make sure to call your cable / internet company a week ahead of time for an appointment. This is to ensure that you get your desired date. Most of these give a 5hour time slot, so make sure to be home.
- You will also need to call your energy (hydro) company, since some condos in Square One have hydro metered separately. The Landlord will not cover this expense or include it into your monthly rent since hydro varies in monthly price, based on how much you use/consume. Typically speaking hydro is about $50/month for a 1+1 and $60/month for a 2 bedroom.
- If you signed a one year lease, you will need to give your landlord 10 postdated cheques before you move in. Sometimes landlords also ask for pet deposits.
- Finally before our move in it is important for you to get tenant liability and personal property insurance (also known as home/condo insurance). Its only costs about $20 a month and it protects you in the event there is a fire in your unit or you have your dishwashers overflow and damage the unit below. This insurance can be obtained from any major insurance company.
- Once you move in be sure to report any damage not caused by you, to your landlord. This eliminates any problems at the end of the lease.
Interested in leasing a condo in Mississauga? Remember our services are free as we do get paid directly by the landlord. Feel free to browse our lease listings found here This entry was posted on
Friday, July 25th, 2014 and is filed
Edit: We still have the VIP promotions extended for a limited time period. If you are interested please give me a call and I can set you up with a private tour! 647-989-7517
Pinnacle will be releasing a new set of condos, starting from just $265,900 or low to mid $400’s per square foot. With no other condo projects being released in downtown Mississauga in 2014, this may be the last opportunity for any buyer to have a first-hand pick of whichever unit they like. We will be having a special event on June 21st 2014, where our clients will have one-on-one appointments to pick any unit they like. The builder will be officially closed to the public on that day; so please do make sure to register with us to take advantage of this opportunity.
Who is Pinnacle Grand Park 2 targeting?
With an anticipated closing date of May 2017, the Pinnacle condos are really for those who are planning their future. This mainly consists of three primary groups.
The first group is; the young adults who are still living at home with their parents. Making the giant leap to live on your own can seem like a serious commitment, and young adults do want to make sure they have enough time to save and prepare for the life that awaits them outside of the comfort of their own home. Parents on the other hand, are often proud to help contribute financially and help their kids start off their lives.
The second group is; the traditional condo investors. Some of these condo investors have already purchased units in the past and are familiar with the process.
The last group; which Pinnacle Grand Park 2 condos are geared towards, is the downsizers. Downsizers are those who are exploring the idea of selling their house, in exchange for the condo life. Downsizing is never a decision which can be executed quickly as it requires a lot of planning. An occupancy date which is almost three years away ensures that anyone considering downsizing has enough time to make a smooth transition.
If you are a first-time home buyer or a first-time investor and are interested in this pre-construction condo, then I encourage you to read this article. As always, I will have special VIP agent access with exclusive promotions for my buyers, that will not be offered directly through the builder and buyers must register with me in order to receive them. If you are interested in getting access to this project the moment it goes on sale, please register with me right now. Click here to register with us. This entry was posted on
Wednesday, June 11th, 2014 and is filed
For any buyer looking to purchase in downtown Mississauga, the process of buying a condo can seem overwhelming. With so many buildings to choose from, buyers are often left with uncertainty, not knowing if they have purchased a unit that they will be completely be happy with. This is why I always stress to my buyers, that the most important aspect of selecting the right condo is – lifestyle. The lifestyle each condo has to offer is different, and I believe each buyer should be educated as much as possible about each condo (both negative and positive) before they commit to the purchase. In this blog post, I will cover some of the things which I noticed make certain condo buildings stand out from other condos.
Free Parking Access at Chicago:
385 Prince of Wales is one of the only buildings that has a lot of visitor parking space, since it is outdoors. It is also in front of Rabba and Dry Cleaners. It seems that many condos in Square One have two issues when it comes to parking. 1.) Time restrictions and limitations – how many parking passes a month are issued for your guests. Example only 8 passes a month. 2.) Availability – the condos that don’t have these restrictions have issues with availability. On the weekends; Friday and Saturday nights parking is very scarce.
Indoor retail store access at Solstice:
225 Webb Drive is the only building that has direct access to a 24 hour store right from the building, without having to step outside. This is great in the winter when it’s cold and it’s safe if you want to send your child down to buy some juice.
Realtor FOBs at Onyx & The Residence:
The benefit of realtor FOBs is great for when you are purchasing a condo. It is important that you not only like the lobby and your unit, but also your amenities. Purchasing a condo is a big step for many first time home buyers. It is important to see all aspects of your new home and your new lifestyle before you make that big decision of which unit to purchase. Keep in mind that when you are selling your unit in these buildings, the FOBs will become handy, since the amenities are often a deciding factor for many buyers. The Onyx at 223 Webb Dr and The Residence condos at 4065 Brick Stone and 4070 Confederation have realtor fobs available. Make sure to ask your agent to show you what the building has to offer.
Smart Elevators at Skymark:
The buildings at 25 and 35 Kinbgsbridge Garden are not only fancy but come with some really cool elevators. The wait time for these elevators in these buildings are really short given the size of the building. The elevators have built-in sensors, which can detect when you open your suite door. The moment you leave your unit, the sensors pick up the movement and know to send an elevator to your floor. This is a huge plus for those on high floors. and for those who just hate waiting for elevators to come.
FOB Activated Elevators:
In buildings such as 3515 and 3525 Karyia, elevators need FOB access in order to take you to your floor. Once inside the elevator, you would need to swipe your FOB and then press the designated floor. If you have guests arriving they will need to sign-in at security and let them know which floors they are going to. Security will grant them access, but only to press that floor button which they indicated. This is great security for women living in the building and it saves you many trips if a kid pressed a bunch of floors. This entry was posted on
Wednesday, May 21st, 2014 and is filed
If you have been on the fence about buying a condo in Mississauga for the last little while, this might compel you to purchase a condo. Last week the Bank of Montreal brought back their 2.99% 5 year fixed mortgage rate. Originally, this same rate was offered last year and it only lasted about three months. Afterwards, the 5 year fixed rate slowly creeped up to about 3.5%.
What does this mean for the average consumer looking to buy a condo in Mississauga? For someone looking to buy a $300,000 condo with a 10% ($30,000) downpayment, the difference between getting a rate of 2.99% over 3.5%, could mean saving around $70 a month. Now that may not seem like a lot, but over a 5 year term, those savings would add up to $4,200.
What is good to know, is that you DO NOT have to necessarily go through BMO in order to take advantage of this promotion. Some of our clients recently got similar offers with TD and CIBC.
If you are considering buying a property in the near future, I would recommend contacting us in order to “lock-in” this special rate of 2.99%. Once pre-approved our clients can hold this rate for about 3 months. This entry was posted on
Sunday, April 27th, 2014 and is filed
At one point, we have all seen a real estate show on TV. Whether it was Love It Or List It, Property Virgins, or The Property Brothers. Some of us have wondered what it would feel like to have our home featured on a show. How we would like our home to be renovated or remodeled, and what it would look like after. Then we thought about the show and how much our home would be worth after a reno job was complete.
The shows spark our imaginations and they let us look at our homes, and sometimes we start noticing what we would like to have changed about our home. Then we contemplate; well, maybe it is time to sell this place and get something else. If this is the case, then we have some great news for you. We have been asked by the producers of the Property Brothers: Buy and Sell, to feature some of our clients on the Tv show. The show airs on the W Network and HGTV. Our sellers: both house and condo sellers, interested in this must know the following:
- The renovations will not cost you anything.
– You need to be serious about selling your home.
– We require, a compelling story, as to why you would like to be on the show/have renovations done to your home. (Must be e-mailed to us)
– You need to be willing to be featured on national television.
– The last thing to know is; this is only for sellers not under contract by another brokerage, and is exclusively offered to our clients.
. This entry was posted on
Tuesday, April 8th, 2014 and is filed