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Available for Opinion of Value or Market Evaluations, Discussion of Senior Housing Issues / Planning and Options for Seniors, Condominium Board participation, YouTube Advertising and SEO for Website Managers, Social Media Engagement or Teaching a Class
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Your Pied a Terre in the City.
A newly built and Freshly Painted Two bedroom Suite with two spacious bathroom at the luxurious Park Lake Residences, located at Lake Shore and Ellis Ave., right at Sunny side Beach.
This building is a two tower structure with a centre podium that houses an open air terrace for BBQ's and Lounging. Sight lines are to Humber Bay Shore, the bay, The Humber River Bridge, The North Views include dramatic vista for High Park. There is a strong management team in place here with a Large Reserve in compliance with Reserve Fund Audit compliance. All parking is above grade with 4 levels for resident garage parking and a main floor open air garage for visitors.
The access to transit is fed from the #80 #TTC Queensway Bus to Keele Subway, a Lake Shore EXPRESS #508 bus to Union Station and a 24 hour transit line alone Queensway / Queen Street ensures prompt and continuous access.
UPGRADES include Hardwood Floors, Stainless Steele Hardware and Stainless Steel Appliances, Fridge, Stove, Microwave, Built in Dishwasher PLUS Stackable Washer and Dryer. Kitchen has a Granite Counter top, under mounted Cupboard lighting and a subway tile ceramic back splash. All existing window coverings remain with the property. Bathrooms include marble wall trim, floors and upgraded plumbing.
This Suite measure 860 square feet as per the builders floor plan. (Available)
Additional Property Details
http://davidpylyp.com/search/feature.cfm?ml_num=W2551722
Virtual Tour on Property
http://www.youtube.com/watch?v=gwaI5mCTiw4&feature=youtu.be
Additional Property Pictures
https://picasaweb.google.com/109283965469179719942/February4201303#slideshow/5841275256762724242
Realtor.ca Search W2551722
Showcased Property Brochure
http://www.scribd.com/doc/125313225/Park-Lake-603
This property is available for showings and occupancy Effective Feb 05th, 2013
Contact David Pylyp
Accredited Senior Agent
RE/MAX Realty Specialists Inc.,
416 233 9000
or direct at
647 218 2414
Expenses as% of Operating Budget.
26% Utilities
25% Contribution to Reserve
20% Building Maintenance
10 - 17% Security Concierge
6% Management Fee
1% Legal Professional Fees
You control the balance as discretionary spending for improvements
Monthly maintenance fees are split in two: one part goes towards the reserve fund, and the other towards the building’s expenses. These fees range from around 50 to 90 cents per square foot, depending on how much it costs to run the building. If your condominium has excessive amenities, you’re paying for them, whether you use them or not.
The most common and probably the most-used features are the gym, rooftop terrace, and party room. As a condo owner, investor, and realtor, I see value in all three, but anything else is unnecessary. Have a look at the following amenities and make up your own mind.
Pool; you want to swim laps in an Olympic-sized pool, or hang out on the deck on a hot July day? The worth of a pool depends on whether it’s buried in the basement with no windows, like at Wellington St., or in open air with the sun beating down and a fantastic view.
http://www.thegridto.com/life/real-estate/condo-amenities-that-arent-worth-the-money/#comments
Buildings like Cresford's NXT along the Queensway at Windermere will soon be adding a second Tower to the current amenities. There is a Theater Room but is it used as a community movie Thursdays or simply as something you rent for a birthday party? The usual GYM exercise area exists facing - looking at the pool and patio. The on site day care center has a tremendous value.
The outdoor patio and lounge chairs are exquisite and enjoyed all summer long, beside the pool, sheltered from the wind with only the sunshine! Perfect! During the Winter there is a smaller indoor lap pool.
Roof Top Disco's have been done before. The Palace Place and Palace Pier ( at the foot of the Humber River) have captive restaurants and the Sky Club. Years ago these were active hotspots for the residents. Now they are under utilized. The focus and population has changed.
What building features do you feel are the must haves?
