How does the latest BOC rate increase affect you?

This week, the Bank of Canada increased the trendsetting interest rate to 1.5 percent. This was the fourth rate increase in the past 12 months. Knowing this is good, but we keep getting asked how it affects us (as a condo buyer or owner in Ottawa who has a mortgage, etc). We reached out to Mathieu Nesbitt, who is the Manager of Mobile Mortgages in Ottawa for TD Bank, to explain exactly what it means and if we should even care! 

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For the fourth time in the past 12 months the Bank of Canada has increased its key monetary policy interest rate, the last increase went to 1.25% from 1.00% [January 2018].  Each increase can have an effect on your monthly mortgage interest cost which will affect your overall cost of borrowing.  There is good news though, there are ways you can protect yourself to prepare for those interest rate increases.  If you build a buffer by increasing your regular payments by 10% to 20% you will be paying mortgage loan quicker which also reduces your amortization.  Because most mortgages calculate interest based on the daily balance by paying down the principal quicker interest rate increases won't impact your cost of borrowing as much.

This also brings me to another point, if you have a pre-approval in place an interest rate increase can affect the amount of money you have been approved to borrow.  You will need to check in with your lender to see if your pre-approved dollar amount has changed.

For those who are looking at getting into the housing market, you need to know that TD bank can do a mortgage approval for you and hold your interest rate for 120 days on resale purchases.  For new build purchases, we can go up to 24 months which will protect you from interest rate increases. 

For those who are already making mortgage payments, there are some options for you to help when rates increase.  If you've chosen a fixed rate mortgage your interest rate is fixed for the term of your mortgage so a rate increase will not affect your payments until your mortgage term ends.

On the other hand, if you are in a variable rate mortgage it can change at any time during the term of your mortgage, therefore, changing your monthly mortgage payment.  One way to prepare yourself for an increase is to make an inflated mortgage payment, increasing your payment to more than you are actually obligated to pay.  The benefit of this is the excess payment amount goes directly to the principal portion of your mortgage, reducing the total interest paid on your mortgage as well as shortening your amortization.  So if rates do go up and your payment increases making your cash flow tight, either eliminate or reduce the extra principal reduction payment to either offset or help with the increase should it happen.

While some of this can seem overwhelming or confusing it is what I specialize in and I welcome the opportunity to provide you with advice and help, making your mortgage needs simple and comfortable.

-- Mathieu Nesbitt is the Manager for Mobile Mortgages with TD Bank and works outside normal banking hours to provide the best service for clients. You can connect with him directly at 613-868-9197. CLICK HERE to contact Mathieu Nesbitt.

St Charles Market - Construction Update

Photo provided by Modbox

Construction has officially started at St Charles Market located at 135 Barrette Street at Beechwood ave. The future site will see 56 condominiums units and two ground floor retail spaces when it is completed in late 2019. Prices range from the low $500,000s with prices ranging from $487-814/sqft.

For more information about St Charles Market by Modbox Developments, Click here.

 

SoBa - Sales Promotion

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Lamb Developments has announced an upcoming sales promotion for SoBa, which is located at 203 Catherine Street between Bank and O'Connor. The sales promotion is targeted at investors who are really heating up the market especially with pre-construction product. Aside from the 5% off prices which puts one bedroom units starting at $217,900, they are offering:

- Only 5% down
- Closing cost and development fees capped at $5,000.00
- Free rental permission clause
- Free property management for two years
- Free rent guarantee for two years

Keep in mind that this promotion is NOT yet being offered, however, we will have early access to those looking to take advantage. Lamb is currently holding off selling units at SoBa in order to focus on selling units at Gotham. 

Things to note, occupancy is currently projected to start around October of this year. I don't expect this promo to last long, especially with units nearing completion so soon. SoBa is currently about 80% sold out, so there is limited supply of available floorplans.

If you want to take advantage of this offer before the general public, fill out the form below. 

Ottawa Condo Market Statistics - June 2018

Often, real estate is defined by its numbers and data - we can report on "hard facts" to provide a picture of the market. However, when we receive the standard monthly updates from the Ottawa Real Estate Board, I find it quite frustrating that the data reported for "condominiums" is board wide - meaning any property type that was listed as a condominium in any area. (This isn't a rant - there are too many micro markets across the city for them to report). What this means is that the information isn't compared by location (downtown vs Kanata) or property type (example - apartment or townhome) which can often mask or hide very interesting or specific information on a more detailed level. We all (should) know that there is a huge difference in price between a townhouse style condo in Kanata, versus a modern downtown highrise apartment in Centretown. 

Let's break down some specific data for the top five "downtown" area's - specifically Centretown (including Golden Triangle), Byward Market and Sandyhill, Little Italy (which would include Lebreton Flats),  Hintonburg, and Westboro. The information will be specific to apartment style condominiums, and only what sold through the MLS. Also, DOM (Day's On Market) is calculated to include the conditional period which in Ottawa is almost every single transaction to be roughly 10-14 days.

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Centretown
(North of 417, Canal to the East, Bronson to the West, Parliament Hill to the North).

Overall the average sold price for a Centretown condo over the last month is $371,998.00 which is up compared to a year ago, which saw an average list price of $347,394.00. The average DOM is at 46 which is an improvement over last year at 80 days (Keep in mind that includes the conditional period). The list to sale price ratio has increased to just under 99%, and a nice increase over last year at just above 97%. In June, we saw only 47 new listings, with 43 sales.

What does it mean? A healthy increase in the demand for condos located in Centertown. A much more balanced market, with prices continuing to rise at a very marginal rate. One thing to note is that the DOM from two years ago was up to a whopping 85 days. Based on what was listed vs sold, I would expect the market to be more of a Seller's market unless we see more listings!

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Byward Market and Sandy Hill
(Includes Lowertown)

The average sold price this month in the Byward Market and Sandy Hill has dropped slightly to $362,773. The DOM has dropped to 50 days, and much better than it was 3 years ago - 75 days. The list to sale price ratio held the same around the low 97%.

What does this mean? Prices are lower and becoming more attractive to buyers which is helping to reduce the DOM. Slightly more leaning towards a buyers market then for selling. With the DOM lowering you should see the list to sale price ratio increase.

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Little Italy
(Includes Lebreton Flats)

The average sold price for a condo in Little Italy is down to $386,900. The average DOM is up to 47 days, with the one year at 45 days. The average list to sold price ratio is up to 98.1%. Overall there are less new listings with a few more sales compared to last year.

What does this mean?  Since there are fewer buildings which mean fewer sales, the numbers will be affected more by each sale. Lower prices will drive the DOM and sale price ratios as buyers compare them to other areas. The number of listings will increase, and as prices drop, the number of sales will increase. Great market if you are a buyer looking for options with less competition.

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Hintonburg

The average sold price in Hintonburg lowered slightly from last year, to $374,620. More sales and a much tighter list to sold price ratio have dropped the DOM to less than half - now 39 days from the 89 days a year ago. 

What does this mean? It is much more of a seller's market than a buyer's market. I think it will get tighter unless we see more listings. More buyers looking to move more west! It is a great time to sell.

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Westboro

The average sale price in Westboro is up from last year to $474,406. With 17 new listings and 17 sold properties. The highest list to sold price ratio in any of the five area's at 99.4%! The DOM is also quite low at 37!

What does this mean? A hard market if you are a buyer. Considering that almost all condos will sell with a conditional period for status certificate review of 10-14 days, the DOM of 37 is very good for sellers.  The higher price point is due mainly to larger, longer term planned living (compared to studio's and sub 600sqft units found more in Centretown and Byward Market). 

Are you looking for more information about a specific area or building? Thinking of selling or buying? Let's chat - click on the button below!

Click Here For More Information

June 2018 Stats

The Grid Lofts - Website Up

Modbox has launched their website for The Grid Lofts. No pricing or floorplans for the six loft units (each a corner unit), however, they have released a few more renderings and information about suites and finishes. View the website here:  https://thegridlofts.ca/

Features are set to include:
- 10'6" ceilings
- en-suite elevators that provide access to the rooftop terrace
- Cesarstone countertops
- Fisher & Paykel stainless steel appliances including gas range, double drawer dishwasher, full size LG washer dryer
- Log's End engineered hardwood floors
- Cera Gres 24 x 24 Gesso tile in the bathrooms and laundry
- en suite bathroom includes a custom walk-around shower and freestanding soaker tub
- 8 ft frosted glass solid core doors

The Mondrian To Go Smoke Free

A trend that we are seeing more and more across Ottawa, the Board Of Directors for The Mondrian (324 Laurier Avenue West at Bank Street) has announced that the building will be smoke free as of July 21st 2018. As with any rule, if 15% of the owners request a vote, the rule could be changed. Built by Urban Capital in 2008, Mondrian is known for it's red panes of exterior glass that help it stand out across the city. 

This is a great example of a building coming together and changing the rules to reflect the majority of the buildings wishes. Regardless if you agree with the change or not, condos in Ottawa that have smoke damage sell for less and often can impact neighboring units and unit owners.

Are you looking for a smoke free unit in the city? Let's Chat!

Claridge Icon - Sales and Construction Update

Located in Little Italy at the corner of Preston and Carling, Claridge Icon is coming along on time. Construction crews are currently pouring the 18th floor, out of the 45 storey building. 

There are roughly 188 units still available to purchase (out of the 320) with prices starting at $331,000 for the 610sqft one bedroom "Gable" floorplan". There are roughly 87 one bedroom units, 37 one bedroom plus den, 63 two bedroom units, and only one two bedroom plus den units that remain. Keep in mind that some floorplans are sold out, with only some floors available for certain floorplans.

- The building is set for occupancy April 2020
- Parking is $40,000/spot (condo fees are $34.35/month per spot)
- Lockers are included with each unit
- Deposit - 15% total - with 5% at signing and 10% provided 60 days after signing

For more information on downtown Ottawa condominiums, fill out the form below! 

Arthaus - Only 10 Units Available

Arthaus which is located at 20 Daly, has only ten units remain available for purchase. Occupancy (which had started the middle of May) has now finished on all floors, so quick closing for any unit could be possible. Built by DevMcGill, the 23 floor, 89 unit building, is a stunning addition to the Ottawa skyline.

In addition, you can take advantage of six months worth of condo fee's paid by DevMcGill, certain restrictions apply and for a limited time.

For more information on available pricing and floor-plans, fill out the form below.

CLICK FOR MORE INFO

Arthaus June 27

The Grid Lofts - Coming Soon - Previously Mechanicsville Lofts

With no information other than "coming soon", Modbox is getting ready to launch The Grid, which will be located at 92 Stonehurst in Mechanicsville. We had reported earlier this year that Mechanicsville Lofts, which had been put on hold to allow the team to promote St Charles Market (which has seen strong sales) and would be revamped and relaunched this summer. 

The project is expected to do well, especially considering the team behind it (Modbox + Linebox), the location, and with the current demand for modern, quality, loft product in the city.

The Charlotte - Coming Soon

Richcraft's latest development is coming later this year. Floor-plans and pricing are currently being sorted out, but sources are saying to expect a late summer/early fall launch. 

The development will be located in Sandy Hill, specifically 560 Rideau Street.

The Bowery - Sales Update

Sales continue to move along at Richcraft's The Bowery Condos, which is located at 255 Bay Street. The building is now 75% sold out. Only a few select floorplans are available, and an almost immediate closing could be provided. 

For more information about The Bowery, or condos in Ottawa, fill out the form below!

CLICK FOR MORE INFORMATION

The Bowery June 25th 2018

Monocle Westboro

 

Choo Communities (aka Ashcroft) has announced it's next project called Monocle Westboro. Marketed as a boutique luxury condominium that is going to be located in the heart of Westboro. The building is phase two of the Q West project (phase one is 88, 98, and 108 Richmond Road) with the working address of 91 Shannon Street. There are going to be 62 units over five stories with pricing starting from the mid $600's. 

No launch date or other information is available yet.

For questions about pre-construction condos in Ottawa, fill out the form below and let's chat. 

Claridge Icon - Construction Update

Construction is moving along as projected at Claridge Icon, located at the corner of Preston and Carling in Little Italy. Construction crews are currently pouring the eleventh floor of the 485 foot, 45 storey building that is set for completion in April 2020. 

If you have questions about condos in Ottawa, fill out the form below and let's chat!

ReResidence - Construction Update

Now above ground, reResidence which is built by Ashcroft and located at 101 Queen street is moving along towards its finished 18 stories. Construction crews are currently pouring the second floor of the building which set for occupancy in 2019.

For more information about condos in Ottawa, fill out the form below and let's chat.

Capital Hall Condos Fire - Update

Earlier today a fire started in what appears to be a dumpster on the ground level outside Capital Hall Condos being built by Ashcroft Homes. Reports indicate that the fire spread up a garbage chute which ran up the side of the building. It was originally set to open in September, which the developer is going to still try to be ready for. Between 40 and 50 firefighters and 16 to 18 trucks responded to the 3-alarm blaze. In will take some time to time to determine the cause and expected timeline moving forward, however the damage at this time looks much worse that it could be - mainly exterior cladding and windows.

BREAKING - Capital Hall Condos- Construction Fire

With information still coming in, we have learned that there is a fire at Capital Hall (a student focused investment condo rental building) which is located at 101 Champagne Ave in Little Italy. These are being built by Ashcroft Homes and targeted towards student rentals. SoHo Champagne is the building seen in the middle and from what we are told is under standby to be evacuated if the winds shift.

Project Update - Mechanicsville Lofts

Originally designed as a low-rise six-unit development located at 92 Stonehurst in Mechanicsville, the project is currently getting revamped and will be re-launched this summer. Originally set for a 2017 completion, Mechanicsville Lofts took a back seat to its sister project on Beechwood - St. Charles Market. With the strong sales that St. Charles Market has seen, it has allowed the teams at Modbox to shift back to getting M-Lofts prepared. With no exact date yet, you can expect the re-launch for sometime in June. 

SoBa Condos - Sales and Construction Update

SoBa Condos, located just north of the 417 on Catherine street has officially finished pouring the top floor (23rd). Lamb Development is expecting an occupancy of 2018, starting on the lowest floors. The building is 75-80% sold and they are currently "in-talks" with selling the last two penthouse units.

Top floor pour taking place tomorrow at our amazing Ottawa development, SoBa. Move in August 2018. Contact 613-257-8887 or info@SoBaOttawa.com for more information. pic.twitter.com/yzRbZLnFeE

— Brad J Lamb (@BradJLamb) March 2, 2018

The Corners On Main - Phase Two - Sales and Construction Update

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Domicile has had great success with The Corners On Main project, especially with phase one and now with Phase two. Located just in front of phase one, at 141 Main Street, The Corners On Main phase two is a six-story 64 unit building that is currently at 50% sold out.

Prices currently range from $208,600 (Williard floorplan - 346sqft) up to $771,000 (Hopewell floorplan - 1552sqft). All units include parking in the price (except for the Pied a Terre Suites or the Willard/Rosedale/Sloan/Marco floorplans). Monthly condo fees are estimated at 42 cents per square foot, and an additional $33/month per parking spot.

Construction is well underway with crews currently building out of the ground. Occupancy is set for Summer of 2019.

A favorite floorplan of many is the Bellwood - a 1195sqft two bedroom, two bathrooms, with north facing views. It is a generous floorplan with an open concept feel and large second private balcony off the master bedroom. The Bellwood is still available on the 2nd, 3rd, and 4th floors - keep in mind the 2nd floor has a terrace instead of a balcony. Ranging from $635,200 up to $655,000 depending on the floor.

For more information about The Corners On Main including updated price list and floorplans, or if you have questions about the Ottawa condo market, fill out the form below.

reResidences - Sales and Construction Update

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Construction is well underway at reResidences, located at 101 Queen street. The crews have now made their way out of the ground and making quick progress towards the 18 stories. The building is 70% sold out, with a little bit of everything still available for purchase. They are looking at a 2019 occupancy.

reResidences is set to have some of the best views in the city, with a dominant location directly in front of the peace tower. 

For more information about reResidences, or about pre-construction condos in Ottawa - let's chat.