We don't have this problem - Park Lake Residences

Toronto's recent experienced unprecedented  flooding that resulted in a loss of hydro power and flooding in many underground garages.  Additional Pictures and Photo Cred http://www.blogto.com/city/2013/07/what_the_toronto_floods_looked_like_on_instagram/

Park Lake Residences has above Grade Parking on four levels ALL ABOVE GRADE.   The building has 230 parking spots for the 278 suite owners  and 30 parking spaces for visitors.   Additional parking is available at the Municipal Green P Parking along Lake Shore Blvd. 

Many of these new tower construction buildings have back up generator systems for lights in stairwells and common areas and to operate mechanical systems like the elevators. 

If you want to work with a Realtor who is intimate with buildings in west Toronto / Etobicoke  give us a visit at http://BuyinginToronto.ca 

David Pylyp
647 218 2414

Cliff Dwellering - In the Digital Age

Photo Cred BlogTo

The hydro power (electricity) has been out for 10's of thousand of Torontonians for the last two days, going on 3 days a results of a large storm cell that brought rain and world wide attention to our plight on CNN.

The reliance of city living and the simplest things that we take for granted;

• Elevators and underground parking
• Diesel Power generators for backup power systems
• The coffee machine
• The electric razor
• The Hot Shower in the morning before work
• Charging your phone and ipad
• Your TV in the evening
• Food in your fridge and cooking
• The internet connection
• Laundry

A young mother lamented this morning in the elevator; "It's not just the food we're throwing away or the sleepless nights with the heat,  Our daycare center for our daughter is also without hydro and closed.  We just don't know what to do."

We could listen to the radio for Hydro One updates of rolling black outs in Etobicoke, but my radio plugs in and I'm busy cleaning out everything from my fridge today.

If someone had asked just a few weeks ago what the greatest achievement for our society was, I might have answered the ISS International Space station; Google glasses that placed a computer in your glasses, a medical marvel or mechanical heart.
Today, I say that single step in mankind was harnessing and generating electricity.

Toronto had deferred for too long the required improvements in infrastructure that prevent us from truly being considered a World Class City.

When we go looking at houses we need to request their insurance report for the drains backing up and flooding their basements in this rain storm #FloodTo 2013.   You will see its in the thousands.

Want to go looking at houses or condos?

Let's wait till the power is back on  ok ?

Are you really buying? There is a risk -

The Toronto Real Estate market just seems to defying logic and continues to increase in price [and competition] for single family homes.  Taking the average sale price in the 905 [ ring of homes around the 416]   Land Transfer Tax Calculator net of First Time Buyer Rebates.

Average Sale Price in 905          $598,708
Ontario Land Transfer Tax              8,449
Toronto Land Transfer Tax              7,699
Inspection Legals      +/-                 2,500

Mitigating Factors;
You are impacted by two land transfer taxes PLUS the legal fees to close.   I am assuming that CMHC Hi Ratio fees do not apply ( unless you are media where everyone is buying with 5 % down)   Average Mortgage in Toronto is $270,000.

Buyers have been reduced by the Bank of Canada reducing recommended amortization terms to 25 years. You will be taking a five year fixed rate because that is prudent with all the rhetoric about increasing interest rates.

Selling after 4 years of ownership will incur the following expenses;

• Lawyer Fees      $ 1,600
• Mortgage Penalty at 3 months differential  $3,000
• Real Estate Fees   assumes 5% but we all negotiate  $30,000
• Irrespective of the property taxes and living expenses of heat, hydro, water, insurance repairs gardening, repairs and improvements....

The Toronto Real Estate market would need to gain just shy of 10% accumulated over the next 4 years JUST to BREAK EVEN.

Real Estate is something to buy and hold for decades; raise a family. Plant roots in a community, Join volunteer Groups and Community Watch.  Worship, have christenings and weddings.  Graduations.

I appreciate the benefits and concepts of home ownership and building equity.  I do not believe in Buying to Flip with our Expense and legal structure of ownership.

What do you think?  Ready to Buy a house?   You're staying put, Right?

Mr Christie's Go Train Stop - Park Lawn and Lake shore

Why can't we have a MR Christie's Go Station PLUS the Mimico?  They serve two distinct and growing communities.

Mimico is established and HUmber Bay Shore is nearing 12,000 condo units immediately at Park Lawn Road and Lake Shore Blvd., West.

http://news.ca.msn.com/ontario/toronto/councillor-grimes-residents-slam-proposal-to-relocate-mimico-go-station

“Fundamentally the issue is because the Mr. Christie’s bakery owned by Mondelez is going to close, which creates the opportunity to acquire land for a new GO station at Parklawn.” 
Milczyn said the point of his original motion was to get Metrolinx, which is carrying out $44 million in renovations to the Mimico GO station, to provide feedback to the city on relocation. But according to the report presented at committee, the transit planning agency, which recently announced extended service for the entire Lakeshore GO Train line, didn’t respond to the city’s requests for consultation. 
“The key issue is engaging Metrolinx in a discussion on the potential opportunities to improve access to GO service routes for south Etobicoke,” he said. 
Spokesperson Vanessa Thomas said Metrolinx has had frequent conversations with city staff on the Mimico station renovations which includes constructing a pedestrian tunnel and expanding the north passenger platform to accommodate 12-car trains. 
“Currently, we have no plans to build a GO Station at the Parklawn location. Currently, we are working on upgrading Mimico Station,” 

The Mimico community is bountiful and thriving with Bake Shops, Grocers, Cafe and Restaurants.   Why relocate the station?   Better to create an additional station at Park Lawn Road and Lake Shore to serve a completely different community; being Humber Bay Shore.

What do you think?

Need to Borrow the deposit?

You want to move...  You have already been looking at #NSFW pictures of houses in choice neighbourhoods around Toronto.

Stepping into brisk real estate market seems formidable. 

You have a place already,  you have overgrown or its too far from work, now.

You have equity in the place now but you just have not been able to SAVE UP the deposit of $10,000 towards your next purchase.

I can help you with that.

We can provide [lend] you the deposit that you need to make things happen. The cost is modest with an application fee and it is secured against your existing property. Expense is modest and everything is paid as an expense from the proceeds of the sale [by your lawyer].

Call today. Let's make an appointment and start looking for real.

What Happened to Pickin' Chicken? Living in Mimico

Do you remember driving past the Picken Chicken Restaurant on the south side of Lake shore in Mimico?    Do you recall the dinners?   Or the Parking Lot?   What ever happened to that place?  Its right at the bend that divides Humber Bay Shore and the thousands of Condominium units that now comprise Humber Bay Shore.  


This happened;  waterfront development, new marina and access to the waterfront via Norris Ave (The Birds and The Beans) and what we hope will be access for thousands of people to wander the Martin Goodman Trail.

Mimico Waterfront;  That is Humber Bay Shore

Mimico Waterfront Park was officially open June 07th, 2013 with an addition of 1.1 kilometers of continuous park and walking trail that joined the Norris Crescent Parkette and Humber Bay Park West.  (west side of the Humber River and on the North bank opposite the Mimico and Etobicoke Yacht clubs)

The Phase 2 extension added 500 metres of waterfront trail, three sections of cantilevered pedestrian boardwalk and a separate multi use trail located along the backshore that provides cycling, inline skating adjacent to the boardwalk, small pockets of wetland habitat, landscaping and park lighting.

Total Budget was $18.2 Million shared between $6.5 Million City of Toronto, $6.2 Million by the Province of Ontario and $5.5 Million by the Government of Canada.

The Mimico BIA @MimicoByTheLake has been actively working to promote this neighbourhood and community to those living in the Humber Bay Shore Condo concentration that is a mere few blocks away.   There has been a revival of late with restaurants and bistro, streetfront patios that welcome your walkin traffic.

Its the community that makes you love living in Mimico.

If you would like some details  send me an email or check out a few buildings. 

Regret making that Condo Investment?

I'm really sorry I bought this condo



Have you ever found yourself saying that?
Maybe its too small for your needs now...

Maybe its too far from where you are working today.

Maybe your needs have changed.

Possibly the maintenance fees are to high for what you are getting.

If this is your situation,

Give me a call I am 647 218 2414