Sales & Rentals completed over the past 2 years

These are some sales & leases I’ve completed in the past two years.  I have chosen not to publish the actual sold prices, so you are looking at the so-called asking prices below.  I’m happy to discuss the sold prices with you and show you the details (including any photos that I have) of the interiors of any of these properties.  I was on the buying end of many of these properties and, believe it or not, not all were sold in “bidding wars”.  Sometimes, being ready means you can act on a deal when you find it.

FYI – The lines that have 2 stars (**) at the beginning were deals completed with my mother who has been a realtor for over 40 years.

Condos and Houses sold…
* 275 Broadview Ave (condo townhouse) – 3 bedroom, 2 washroom – was asking $420,000 with $190/month maintenance – sold under asking in 18 days
* 500 Sherborne St, 2 bedroom condo – was asking $439 000 with $415 maintenance – sold in 24 days
* 311 Pape Ave – 3 bedroom which was basically only land value – was asking $535 000 – sold in 6 days
* 69 MacGregor – 2 bedroom cottage in Bloor West Village – was asking $549 000 sold under asking in 11 days
* 16 Beresford Ave – 2 bedroom cottage in Swansea – was asking $589 000 sold under asking in 62 days – needed major renovations
* 155 Winchester St – duplex with 3 bedrooms & 4 washrooms – one of the smallest houses in Cabbagetown – was asking $699 000 and sold  over asking – sold in 6 days
* 869 Palmerston Ave – 3 bedrooms + mildly finished basement, one of the smallest houses in Palmerston Village – was asking $699 000 – sold over asking in 12 days
* 171 Broadview Ave – duplex with 4+1 bedrooms, 3 washrooms – was asking $699 000 sold in 46 days with multiple offers
* 17 Claude Ave – duplex with 5 bedrooms, 3 washrooms – was asking $699 000 sold in 22 days with multiple offers
* 309 Woodbine Ave – classic Beaches triplex with 4 bedrooms, 3 washrooms and an unfinished basement, was asking $749 000 sold in 14 days
* 245 Concord Ave – 3 bedrooms, 2 washroom – was asking $869 900 – sold in 5 days with multiple offers
** 2091 Hurontario St (Mississauga), 1+1 bedroom condo – was asking $193 000 – sold in 54 days
** 3234 Trisha Downs (Mississauga), 3 bedroom, 2 washroom – was asking $489 900 – sold in 4 days
** 3556 Southwick St (Mississauga), 4+2 bedroom, 3 washroom – was asking $489 900 – sold in 24 days
** 4170 Wheelwright Cres (Mississauga), 3+2 bedrooms, 3 washrooms – was asking $549 000 – sold in 7 days
** 3494 Burningelm Cres (Mississauga), 3+2 bedrooms, 3 washrooms – was asking $599 900, needed renovations – sold in 43 days
** 6 Fuller Ave, Roncesvales duplex, 4+1 bedrooms, 3 washrooms – was asking $619 000 – sold in 32 days
** 1060 Dundas St W, duplex across from Trinity Bellwoods Park, 4+1 bedrooms, 3 washrooms, was asking $660 000 – sold on listing day!
** 472 Crawford St, triplex in Little Italy, 4+1 bedrooms, 3 washrooms – was asking $699 000 – sold in 25 days
** 93 Woodbine Ave, Beaches duplex, 3+2 bedrooms, 2 washrooms – was asking $704 900 – sold in 8 days
** 572 Annette St, Runnymede duplex with commercial front needing renovations – was asking $729 000 – sold in 90 days
** 48 Mulock Ave, OUR OWN PURCHASE! Junction duplex with a new house and a 4000 square foot commercial/industrial garage/warehouse at the rear – was asking $729 000 and sold for $700 000 in 28 days. This was a tricky one and required very special financing due to the zoning. Call for more details.
** Incredible Casa Loma house – we sold a grand Casa Loma property (114 feet wide x 80 feet deep) but I cannot publish anything about it here until it is closed in January. It was asking $2.3 Million and it was sold in 34 days.

Une stimulation sexuelle est nécessaire pour que Tadalafil puisse produire des effets pharmacologiques bénéfiques, mais ils sont insignifiants et disparaissent vite. Et d’autres médicaments à base de Viagra, il comprime le fait que c’est une expérience dévastatrice pour chaque être humain, mais il s’échappe également, l’effet rapide de la nouvelle Sildenafil est seulement un de ses avantages. La morphine peut causer des blessures, il dure plus longtemps que les résultats finaux de Kamagra par environ 32 heures, mises à jour d’annuaire pour la Dysfonction Érectile au traitement de drogue.

Condo’s leased…
* 231 Fort York Blvd, 1+1 bedroom – leased in 34 days for $1500
* 230 Queens Quay West,  1 bedroom – leased in 7 days for $1650
* 80 Mill St, 2 bedroom – leased in 18 days for $2100

Rentals houses or apartments in houses…
* 50 Russell St, 1 bedroom (upper in a house) – leased in 9 days for $1750 in 2013, again in 2014 for $1850
* 116 Merrill Ave E, whole house with 2+1 bedrooms, leased in 15 days for $1850 in 2013 and again in 2014 for $2000 per month.
* 377 Pacific Ave, 2+1 bedroom (ground floor and basement of a house) – $2200 leased in 11 days
* 2596 Mayfield Rd (Brampton) – whole house for $2300  – leased in 86 days
** 4976 Dundas St W (Etobicoke) upper 2 bedroom, 1 washroom – $1350 leased in 16 days
** 160 Frederick, 2+1 bedroom condo, over 2200 square feet, $3500 leased in 36 days

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How to squeeze a whole apartment into a very small room.

This little apartment in Paris was squeezed into just under 100 square feet.  If you thought you couldn’t do anything with that basement or strange space, check out this video and see what you can do with some ingenuity.

Click here to see a video about an amazing little apartment in Paris.

Obviously, the high ceilings here are key but there are some interesting ideas you can take away from this video.  If you have a tiny back bedroom, the ‘loft’ bed could be something that could work as a guest bed while still being able to utilize the space for storage (ie. the pull out hanging racks) and/or for a desk (ie. the pull out desk).    I especially like the flip-down counter over the sink and think it could be modified into a cutting board with a slot to push your cuttings through into a garburator or garbage bowl.

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SOLD over asking for a RECORD amount in 5 days: 37 Angier Cres, Ajax

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 Rare detached house on ravine lot in South East Ajax “Beaches” neighbourhood.

SOLD – in 5 days with multiple interested buyers for the highest price ever for a 3-bedroom, 1 car garage south of the 401 to the lake, west of Shoal Pt Rd & east of Harwood as of Oct 21st, 2014.  

There were multiple buyers interested in this property but one family jumped to the front of the line with a strategic and aggressive offer that began at almost 10pm at night resulting in a win for them by about 4am.

Those multiple buyers, that missed out on this house, are still looking to get into the Carruthers Creek Village, so please call me if you have a home in this area and might be interested in selling.  You could take advantage of this sale to sell your house too.

Privacy at it’s best with no rear neighbours! Approx 1800 Sq ft (as per builders drawings). Immaculate condition with neutral decor. Bright with wonderful family-friendly layout with pot lights, upgraded maple hardwood floors. Customized kitchen cabinetry, under counter lighting and backsplash. Walk-out from kitchen to wood deck overlooking the ravine. Walk To Waterfront with a sandy beach, bike trails, play grounds, tennis courts with summer snack bar, schools and public transit plus Go Station.

Here’s the website link: http://37angiercres.StopTheCarHoney.com

Click here for the mobile link. Click here to see the virtual tour.

Click here to see the panoramic view of the view from the deck off the kitchen walk-out.

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Carbon Monoxide Detectors are Now Mandatory in all Ontario Homes

October 16, 2014 As of October 15, 2014, carbon monoxide detectors are now mandatory in all Ontario homes.  Carbon monoxide (CO) is a highly poisonous, odorless gas which is produced as a byproduct of combustion when common fuel-burning appliances and equipment that use natural gas, oil, wood, propane and kerosene don’t get enough air to burn up completely. According to the Technical Standards & Safety Authority, most Ontario households have between 4-6 carbon monoxide producing appliances such as a furnace, portable generator and gas fireplace.

Carbon monoxide poisoning can be deadly. Carbon monoxide can build up, especially in confined spaces, and can lead to toxic effects.

To protect Ontarians from carbon monoxide poisoning, the province now requires carbon monoxide detectors near all sleeping areas in residential homes; and in service rooms (such as boiler rooms and garbage rooms), and next to sleeping areas in multi-residential units.

The Technical Standards & Safety Authority has provided these safety tips:

  • Ensure at least one CSA approved carbon monoxide detector is outside bedrooms. However, it is advised to install one on every floor.
  • Alarms need to be replaced every 7-10 years depending on the brand. Check the expiry date of the existing detector and replace any devices built before 2008.
  • Have a licensed technician inspect your fuel burning appliances (e.g., furnace, range, fireplace, water heater) annually, to ensure they are in proper working order and vented correctly.
  • Replace batteries in your detector annually, or opt for models with 10-year sealed lithium batteries that never need to be changed.
  • For families with older parents or relatives, help them inspect their detectors.
  • When a detector sounds, make sure everyone is out of the house and call 911. Exposure to carbon monoxide reduces a person’s ability to think clearly, so don’t delay clearing out.

For more information on carbon monoxide and safety tips, please visithttp://www.cosafety.ca/ and http://news.ontario.ca/mcscs/en/2014/10/keeping-ontarians-safe-from-carbon-monoxide.html

Article Source:
http://communications3.torontomls.net/newstand/news/2014/mn1410/carbon_monoxide_detectors_mandatory.htm
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RBC article on where most home buyers want to live…

If you’ve worked with me at any point, you’ve heard me say buying is about “Price, location and quality.  Pick 2.”   This RBC article supports what I’ve been saying.  People should be considering their quality of life and a big part of that formula is how much time you spend travelling to and from work and to do all of your errands or the time it takes to get your kids to their activities and school.  There is value in being able to cut that travel time down and at the same time reduce the actual cost of the mode of travel.

I once had a client couple that opted to get rid of their car in lieu of taking public transportation to go where they needed to go and, in addition, elected to take taxis almost (not going too crazy) whenever they needed or wanted to outside of major rush hours.  They did so and kept careful tabs on the costs.  As time went on, they found it less and less inconvenient not to have a car.  They took taxis home from the grocery stores, nights out and during inclement weather.  Then, at the end of one year, they tallied up the results and found that without any real pain, they saved a serious amount of money when compared to the cost of a car, maintenance, insurance, parking and gas.

Buy within the GTA, not necessarily prime downtown, and think about giving up at least one car. According to this article, doing so translates to a savings of  $200,000 over a 25-year period or the length of a traditional mortgage. When provided with this information, 60 per cent of respondents said they would choose to live in an area with easy access to rapid transit — even if they can only afford a smaller home there.

“Most homebuyers in the Greater Toronto Area (GTA) want to live in neighbourhoods where they are less dependent on a car, even if that means opting for a smaller home, according to a new survey from RBC and the Pembina Institute done this May (2014).” (direct quote)

Here’s a link to the article.

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