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Thursday, April 26, 2018

Looking for homes in Saint-Lazare.....


Hello everyone,
We have clients who are looking for a 2 storey home in Saint-Lazare. They require an end of June occupancy.
They are looking for a well maintained home that has 3 bedrooms , nice yard, garage, finished basement, 15,000 sq foot lot or more.
Budget is ~ $390K . They prefer the Saddlebrook, Cedarbrook areas.
Please call me if you have any listings coming up.
Thank you and have a great day.

Diane Laflamme
Courtier immobilier/Real Estate Broker
Royal LePage Village
514.715.4514 cell

Friday, April 20, 2018

1510 Rue Versailles, Saint-Lazare: Visite Libre: 22 Avril

1510 Rue de Versailles, Saint-Lazare
Centris 11011432
Visite Libre: Dimanche, 22 Avril
14:00 - 16:00

Built in 2004, this open concept, 2 storey home is so beautiful, you’ll want to move right in.  It has 3 finished levels plus a 2 car garage.  Features: Living room, gas fireplace, dining room, kitchen, dinette, 3 bedrooms, 2 full bathrooms, laundry room, finished playroom + office.  The private backyard has an above ground pool and a a 22’ x 16’ deck + awning.  This classic beauty is a pleasure to show. Turn key! Roof re-shingled in April 2018.

Construite en 2004, cette maison de 3 étages à concept ouvert est si belle, vous aurez envie d`y emménager immédiatement. 2 niveaux finis plus un garage 2 voitures. Elle offre salon avec foyer au gaz, salle à manger, cuisine, coin-repas, 3 chambres à coucher, 2 salles de bain complètes, salle de lavage, salle de jeux aménagée + bureau. Cour privée avec piscine hors-terre et terrasse de 22 'x 16' + auvent. Cette beauté classique est un plaisir à faire visiter. Clé en main. Nouveau Toiture!



Thursday, April 12, 2018

52 Av TUNSTALL, SENNEVILLE: VISITE LIBRE: DIMANCHE, 15 AVRIL

52 Tunstall, Senneville
Visite Libre: Dimanche, 15 Avril
14:00 - 16:00
Centris 17058968
Please drop in! 
Must sell. 

This beautiful 4 bedroom home in charming Senneville has been meticulously maintained and tastefully updated.  Picturesque windows from the dining room and family room offer a view of the private landscaped backyard which has a heated salt water pool. A close-knit  friendly community with a great recreation program for children and adults includes a pool, tennis, golf & sailing. A five minute drive from the Morgan Arboretum for walking, jogging and cross-country skiing.

Cette belle maison de 4 chambres dans la charmante ville de Senneville a été méticuleusement entretenue et mise à jour avec goût. Les fenêtres pittoresques de la salle à manger et de la salle familiale offrent une vue sur la cour privée paysagée qui dispose d'une piscine d'eau salée chauffée. Une communauté unie et accueillante avec un excellent programme de loisirs pour les enfants et les adultes comprenant une piscine, tennis, golf et voile. A cinq minutes en voiture de l'Arboretum Morgan pour la marche, le jogging et le ski de fond.
 
 

Friday, April 6, 2018

Condo owners make big gains, but nearly half aren't making enough rent to cover costs (Toronto Market)



Condo owners make big gains, but nearly half aren't making enough rent to cover costs. by Naomi Powell. The Gazette.

Nearly half of all investors who bought condominiums completed in the Toronto area last year aren’t making enough rent to cover their holding costs, despite chalking up exceptional gains on the value of their properties, a new study finds.
No less than 44 per cent of investors who took possession of new units in 2017 were in negative cash flow — that is their rental income fell short of the amount needed to cover their mortgage payments and condominium fees, according to the study by CIBC and Urbanation, a market analysis firm.
Though 45 per cent of those investors were short by less than $500 per month, another 20 per cent were short between $500 and $1,000 per month. And 34.5 per cent were in the hole for more than $1,000 per month.
“We know now that many of them are in negative cash flow, but they also made very nice money on their investment,” said Benjamin Tal, deputy chief economist at CIBC World Markets Inc. “The question is will they begin to sell?”
Investors who bought condominiums for the purpose of renting accounted for 48 per cent of all newly completed units in the Greater Toronto Area in 2017. The resale price of those units – most of which were bought between 2011 and 2013, before the market boomed – was an average $817 per square foot in 2017, up 51 per cent from their average pre-sale price of $541 per square foot. An average of five years elapsed between when the units were pre-sold — or purchased from the developer ahead of construction — and when they were completed.
Assuming a down payment of 20 per cent or $75,000 — the average paid out — these investors realized a return of 155 per cent before closing costs, the study found.
“The return is stronger than it has been historically and that’s largely due to the price increases we saw over the last couple of years,” said Shaun Hildebrand, Urbanation’s senior vice-president. “But when you peel back all the layers you find some weak spots.”
Indeed, investors also paid higher rates on their mortgages, with 30 per cent of those studied paying an interest rate that is greater than 6 per cent and 16 per cent of investors paying more than 9 per cent.
“It is these investors who are up against rising interest rates and now rent controls that create some vulnerabilities for the market,” said Hildebrand. “The risks seem to be contained at this point but the economics of investing is likely to become more challenging in the coming years.”
The current boom in condo prices — driven by tight supply and soaring demand — won’t last forever, he cautions. Roughly 60,000 new units are currently under construction in the GTA and 20,000 new units are expected to be completed annually between now and 2021.
“No doubt there’s going to be more deliveries over the next three to four years than there has been over the previous four to five years,” Hildebrand said. “So in that sense, the market is up against more supply and it’s unlikely the growth in price and rents we’ve seen over the last three to four years is going to repeat itself.”
To cover carrying costs of units pre-sold this year and scheduled for completion in 2021, investors with a 20 per cent down payment would need to raise the rent by 17 per cent over the next four years if there were no change in mortgage rates, the study finds. If mortgage rates increase by 100 basis points, rents would need to increase by 28 per cent over the period and by 39 per cent if rates increase by 200 basis points.
But there could be a silver lining, should those in negative cash flow decide to list their properties. If all investors who are falling short by more than $500 a month opted to sell, the number of units entering the resale market would amount to just 3.4 per cent of the annual condominium supply in the city, Tal said.
“You might have less demand and more supply,” Tal said. “And that may only result in a healthy slowdown in the market.”
The Gazette by Naomi Powell. 

Urgent! We have firm buyers.....


 Urgent!
We have clients who have sold their home and they would like to move to Hudson or Saint-Lazare (Saddlebrook, Cedarbrook, Maple Ridge preferably). Occupancy is the end of June. The inventory is low. If you're thinking of selling, please call us. Looking for a well maintained home with 3 bedrooms on the same floor, 15,000 square foot lot +, garage. House must not have any ferrous oxide. Budget is ~$350,000K. 



Paul + Diane Laflamme
 Royal LePage Village
 514.715.4514.

52 Tunstall, Senneville: Visite Libre, April 8th



52 Tunstall, Senneville
Centris 17058968

Open House: Sunday, April 8th

This beautiful 4 bedroom home in charming Senneville has been meticulously maintained and tastefully updated. Picturesque windows from the dining room and family room offer a view of the private landscaped backyard which has a heated salt water pool. A close-knit friendly community with a great recreation program for children and adults includes a pool, tennis, golf & sailing. A five minute drive from the Morgan Arboretum for walking, jogging and cross-country skiing.

Cette belle maison de 4 chambres dans la charmante ville de Senneville a été méticuleusement entretenue et mise à jour avec goût. Les fenêtres pittoresques de la salle à manger et de la salle familiale offrent une vue sur la cour privée paysagée qui dispose d'une piscine d'eau salée chauffée. Une communauté unie et accueillante avec un excellent programme de loisirs pour les enfants et les adultes comprenant une piscine, tennis, golf et voile. A cinq minutes en voiture de l'Arboretum Morgan pour la marche, le jogging et le ski de fond.

Monday, April 2, 2018

521 Main Road, Hudson: Visite Libre, Sunday, April 8th


521 Main Road, Hudson
Centris 14537560
$288,000
Visite Libre: Dimanche, 8 Avril
14:00 - 16:00





A neat and tidy little home in the heart of Hudson . You can walk to everything.  This charming 2 bedroom home has a front porch to rock on! Features: living room + fireplace, dining room, kitchen, den, main floor laundry and 2 bedrooms. This property falls into zone C-27 which allows for residential, bi-familiale, multifamiliale, maison de pension usage + commercial and public service. All buyers must verify zoning with the Ville de Hudson.
  
Une petite maison propre et bien rangée au coeur de Hudson. A distance de marche de tout. Charmante maison de 2 chambres avec galerie à l'avant pour se bercer!  Salon + foyer, salle à manger, cuisine, boudoir, salle de lavage au rez-de-chaussée et 2 chambres. Cette propriété se situe dans la zone C-27 qui permet l'utilisation résidentielle, bi-familiale, multifamiliale, maison de pension + service commercial et public. Tous les acheteurs doivent vérifier le zonage avec la Ville de Hudson.

Friday, March 23, 2018

56 Lower Whitlock, Hudson/Exclusive Listing

Exclusive Royal LePage Listing
56 Lower Whitlock, Hudson
$389,900
Visite Libre: Dimanche, 25 Mars
14:00 - 16:00


Cadastral: 1832571
Lot size: 16,244.37 square feet
Built: 1991 by Builder Hans Weiner
Built: on a slab (no basement)
Estate sale: The property will be sold without legal warranty of quality, at the buyer’s risk.

This comfortable bungalow is situated on a quiet street in Hudson. Features: large front entrance, dining room, living room, kitchen, 3 bedrooms, 2 bathrooms, laundry room/mud room and garage. The grounds are landscaped and this home is a 2 minute drive to the village where you have shopping, banks, pharmacy, medi-centre, schools, train and more.

Ce plain-pied confortable est situé sur une rue paisible à Hudson.  Grande entrée principale, salle à manger, salon, cuisine, 3 chambres, 2 salles de bain, salle de lavage/vestiaire et garage. Terrain paysagé et cette maison n`est qu`à 2 minutes en voiture du village où vous avez des magasins, des banques, une pharmacie, un centre médical, des écoles, train et plus encore. 

Inclusions:
Heat pump, hot water tank, cabana, garage door opener + 2 remotes, dishwasher, microwave, fridge, stove, washer, dryer, Generac generator – 20 KVA, propane tank, blinds, central vacuum and accessories, alarm system, water softener

Thermopompe, réservoir d`eau chaude, cabanon, ouvre-porte de garage + 2 contrôles à distance, lave-vaisselle, micro-ondes, réfrigérateur, cuisinière, laveuse, sécheuse, génératrice Generac – 20 KVA, réservoir de propane, stores, aspirateur central et accessoires, système d`alarme, adoucisseur d`eau.

Addendum:
This beautiful home is full of sunshine and it was built on a slab.
Most of the rooms have hardwood flooring.
The kitchen has lots of cupboards and counter space.  You can entertain in un-crowded comfort in the dining room.
The kitchen, dining room and living room are open and spacious in size.
The large master bedroom has a walk in closet and ensuite bathroom.
There is a second family bath which is near the 2 other bathrooms.
The single car garage has plenty of room for storage.
The property has a back deck and it’s landscaped. The backyard is private.
This home is surrounded by lovely properties on a quiet street and it’s a 10 minute walk to the village.

Cette belle maison est ensoleillée et construite sur une dalle.
Planchers de bois franc dans la plupart des pièces.
Cuisine avec beaucoup d`armoires et d'espace de comptoir. Vous pouvez recevoir dans le confort non-encombré de la salle à manger.
La cuisine, la salle à manger et le salon sont ouverts et spacieux.
La grande chambre principale dispose d'une garde-robe walk-in et d'une salle de bains attenante.
Il y a une deuxième salle de bain familiale près des 2 autres salles de bain.
Garage simple avec beaucoup d'espace pour le rangement.
La propriété offre une terrasse arrière et est paysagé. La cour arrière est privée.
Cette maison est entourée de belles propriétés sur une rue paisible et se trouve à 10 minutes à pied du village.

Hydro: January 2017 to January 2018: $3,613.32
School tax: 2017- 2018, $594.76
Municipal tax 2018: $3,293.57
Roof: ~ 2012 - no receipts
Hot water tank: ~ 2015 - no receipts
Generac Generator, 20 KVA, auto system: Run on propane
Propane tank is owned. Purchased in October 2016.
Electric Forced Air Heating System
Heat Pump
Propane stove
The property will be sold without legal warranty of quality, at the buyer’s risk.

Hydro: de janvier 2017 à janvier 2018: 3 613,32 $
Taxe scolaire: 2017/2018, 594,76 $
Taxes municipales 2018: 3 293,57 $
Toit: ~ 2012 - pas de reçu
Réservoir d'eau chaude: ~ 2015 - pas de reçu
Génératrice Generac, 20 KVA, système automatique: fonctionne au propane
Le réservoir de propane est acheté et non loué. Acheté en octobre 2016.
Système de chauffage électrique à air pulsé
Thermopompe
Poêle au propane
La propriété sera vendue sans garantie légale de qualité, aux risques et périls de l'acheteur.

Diane + Paul Laflamme
Courtiers immobilier
Royal LePage Village
514.715.4514