SUTTON GROUP WEST COAST REALTY

1225 Richards St., unit 1601, Vancouver

Asking price: $579,000

Selling price: $567,000

Previous selling prices: $368,000 (2010); $157,683 (2003)

Days on market: 13

 

Taxes: $1,530.33

Maintenance fee: $246

Buyer’s agent: Ian Watt, Sutton Group West Coast Realty

The action

The seller purchased the property in 2010 for $368,000. The buyer is from Edmonton and needed a place close to work. She chose the unit because of location, floor plan and price. Her offer was the only one on the property.

“She came from a super huge three-bedroom townhouse in Edmonton to a tiny one-bedroom for the same amount of money,” Mr. Watt said.

 

What they got

This one-bedroom, 500-square-foot condo is located downtown across from Emery Barnes Park, four blocks from the Yaletown SkyTrain station. The unit has city views, a den, updated appliances, new floors, a fireplace and balcony. Rentals and pets are permitted.

The agent’s take

Buying agent Ian Watt said the property would have sold for about $100,000 more last fall.

“There’s definitely a market for anything under $650,000 if it’s priced correctly.”

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For sale in this area

View similar listings below. Clicking on the map will take you to the listings below.

 
 
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New park at Smithe and Richards Vancouver


Print 
New Park rendering

New park at Smithe and Richards

The Vancouver Park Board is developing a new 0.8-acre park in the downtown core at the intersection of Smithe and Richards streets.

The new park will:

A growing neighbourhood

The new 0.8-acre park will serve over 10,000 residents and 17,000 employees within a five-minute walk to the park site and include a:

  • Small café space and public washrooms
  • Community plaza with a decorative water feature and seating throughout
  • Pedestrian bridge and promontory extending into the Smithe Street right-of-way
  • Children’s playground
  • New trees, shrubs and perennials
  • Over-head sky-frames that will support lighting and ephemeral installations


What’s happening?

The Park Board remains committed to delivering this exciting new downtown park.

The new park design was approved by Park Board Commissioners in May 2016. Since then, staff have evolved the detailed design and in May 2018 received development and building permits.
 
The board received pricing from pre-qualified contractors in September 2018. However, the bids exceeded the project budget.
 
In early 2019, staff will select a construction manager from one of the pre-qualified contractors who will work with a design consultant to revise the design and deliver the project within the Park Board’s construction budget. This will delay construction. It is estimated that construction will begin in fall 2019.

In the meantime, Easy Park will continue leasing the site and operating it as a parking lot until construction begins.

 
 

In-depth

Find out where the park will go, and how we'll plan and engage with you. Access project documents and related policies.

Past updates

Find out what's happened so far on this project to develop a new park downtown.

Read full post

Perfect timing with Vancouver unit: She sold high, bought low and made a tidy profit


1455 Howe St., No. 1101, Vancouver.

SUTTON GROUP, WEST COAST REALTY

1455 Howe St., No. 1101, Vancouver

Asking price: $1.089-million

Selling price: $1.125-million

Previous selling prices: $528,900 (2007)

Days on market: 6

 

Taxes: $2,722.48

Maintenance Fee: $543.74

Listing agent: Mauricio Vasquez, Prompton Real Estate Services

Buying agent: Ian Watt, Sutton Group, West Coast Realty

The action

Buyer’s agent Ian Watt says the purchaser had sold her previous home and was renting while waiting to buy something smaller. Had she held on to her old house, its value would have dropped by around $400,000 in the intervening time, he estimates. When you factor in what she paid in rent over that time, she still made a good profit.

 

“She timed it really well,” Mr. Watt says. The buyer plans to renovate this unit and live there. Because it is currently tenanted, the deal doesn’t complete until the end of November. Conditions attached to the original purchase offer were removed on Sept. 13.

The unit has ocean views, floor-to-ceiling windows and an open floor plan.

SUTTON GROUP, WEST COAST REALTY

What they got

This 919-square-foot two-bedroom unit is in the trendy Yaletown district. Built in 2007, the building has 24-hour concierge, spa, yoga room and terrace and is within walking distance of the sea wall and Granville Island.

The unit has ocean views, two bathrooms, geothermal heating and air conditioning, nine-foot ceilings, floor-to-ceiling windows and an open floor plan.

The agent’s take

The unit had been listed previously, for $1.2-million and was relisted at the lower price. The buyer had made her offer subject to appraisal to ensure her bank was okay with the price; however, she didn’t need an appraisal after all. Conditional offers are common in this market, Mr. Watt says. “It gives you time to not panic and to analyze what you are doing, instead of being emotional about the purchase.”

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For sale in this area

View similar listings below. Clicking on the map will take you to the listings below.

 
 
This 919-square-foot two-bedroom unit in the trendy Yaletown district is within walking distance of the sea wall and Granville Island, and has floor-to-ceiling windows with an ocean view.
 
 
 
 
Leaflet | Map data © OpenStreetMap contributors, CC-BY-SA
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Three towers proposed for Broadway-Commercial Safeway site redevelopment

Towers envisioned at 24, 27 and 30 storeys above the retail level

 

 

It’s been years in the making, but the rezoning application for the redevelopment of the Broadway-Commercial Safeway site has finally been submitted to the City of Vancouver.

Architecture firm Perkins & Will filed the application for 1780 East Broadway on behalf of developer Westbank and property owner Crombie REIT.

 
article continues below
 
 

The application envisions a mixed-use development with residential units (condo, rental and social housing); retail and office space; a childcare facility; a grocery store; and a new public plaza.

The three proposed residential towers are envisioned at 24, 27 and 30 storeys above the retail level, while 520 condo and 160 rental units are included in the project. The public plaza would run parallel to the SkyTrain station.

“The submission is consistent with the Grandview Woodlands Plan — a mixed use development of retail, housing, office, public spaces and amenities,” Westbank spokesperson Jill Killeen told the Courier in an email. “The proposal has evolved since the pre-application open house with public consultation and city input. One of the key differences is that the development now accommodates a large plaza on site, at grade, for the benefit of the community. The Safeway store will remain on one level, and be positioned at grade, adjacent to the new plaza.”

Safeway holds a long-term lease on the site that totals more than 50 years.

The Safeway site at Broadway and Commercial Drive. Photo Dan ToulgoetThe Safeway site at Broadway and Commercial Drive. Photo Dan Toulgoet

The Grandview-Woodland Community Planwhich was approved in 2016, allows for "a mixed-use development at a variety of scales, including mid-rise and high-rise components," as well as residential units, space for a one- or two-storey grocery store, small retail, offices and a public plaza. Under the policy, buildings that are six storeys above a one- or two-storey retail level are allowed on the perimeter, while heights of 12 to 24-storeys above retail are allowed at "key anchor points within the site." Council is able to "consider modest increases in height and density for the delivery of non-market housing to assist with project viability, subject to fit with neighbourhood context," according to the document.

Bing Thom’s architecture firm was involved in the development plans until he died unexpectedly in 2016.

At a 2016 city council meeting about the neighbourhood’s community plan Thom said: “We think there’s an opportunity here to create a different kind of, let’s say, mid-density and mid-rise kind of development on this particular block that could be quite interesting for families and encourage a different prototype in terms of buildings in areas that are surrounded by single-family homes.”

Killeen said his input, which the rezoning application characterizes as "nine big ideas" will be reflected in the redevelopment. The ideas talk about subjects including reuniting the Drive, creating a "vibrant local economy," green urbanism and family space.

“The big ideas from Bing Thom are still very much embedded in the project, and will remain so,” she said, while describing Perkins & Will as a firm “recognized for design excellence and large mixed-use projects on transit, in Vancouver.”

An open house about the rezoning application is expected to be held this fall. A public hearing will likely take place sometime next year.

diagram safeway public plaza

noconnor@vancourier.com

@naoibh



 
 
 
© 2019 Vancouver Courier
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Real Estate: Land Assemblies

 
 
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A land assembly refers to the joining of adjacent lots to make a larger parcel. With a constant decrease in the availability of developable land in the lower mainland, many municipalities and developers are now looking to redevelop and increase density in what were traditionally low density single family home communities.

In Vancouver, land assemblies often occur along major transportation corridors. They are often initiated by adjacent property owners deciding to market their properties for sale all together, although at times a developer may approach a group of property owners and offer to buy all the properties. By selling a property as part of a land assembly, owners are able to demand a higher purchase price since their individual property is worth more to a developer when combined with adjacent properties.

With all land assemblies, consideration needs to be given to the following items:

  • Intention of all parties in the land assembly to sell;
  • Whether all properties in the land assembly will be treated equally, or if there are special characteristics of some properties that warrant special treatment, such as a corner lot;
  • Formula to determine purchase price of each lot;
  • Whether any of the sellers have specific needs, such as a tenanted property;
  • The Official Community Plan for the area; and
  • Whether the land assembly would be viable for redevelopment and therefore attractive to a potential buyer.

Land assemblies differ from traditional property sales, in that they are often contingent on having all the properties in the assembly enter into binding contracts. Additionally, the timelines for land assemblies are often extended, meaning from the time of signing a contract to removal of subject conditions to the completion date, can be several months and even years. Due to this extended timeline, there are generally a number of deposits given throughout the process. Consideration must be given to the amount of time a property is tied up by the contract before the subject conditions are removed, since there is no guarantee the transfer will complete until subjects are removed.
Bell Alliance offers legal representation to both buyers and sellers of land assemblies. We are able to guide clients through the process to ensure the transaction unfolds as painlessly as possible.

Who can help me?

Lisa Niro

Other practice areas in Real Estate
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A Guide to Land Assembly in BC (2019)

What is a “land assembly”?

A land assembly is simply the joining of adjacent lands to make a larger parcel. This is normally done so that the larger parcel can accommodate the building of more living units (be they houses, townhouses, low rise or high rise condominiums). Selling as part of a land assembly usually means that the vendor will get a much higher price than he or she would on a one off sale to an individual buyer.

A realtor knocks on your door and says that he or she is representing a buyer or developer who is interested in purchasing your property as part of a land assembly.

What should you do?

– Find out as much as you can from the realtor about the assembly including who is behind it (i.e. developer, city hall, school board or other government authority or other), how much land is being assembled, what is going to be built on the property (i.e. townhouses, low rise, high rise or other), what is permitted by the current Community Plan for your neighborhood, who else has signed a sale agreement in your area for this assembly, the time frame for the development, whether the realtor wants to represent you or the buyer (dual agency where the realtor represents both the buyer and the seller is now forbidden in BC except in unusual circumstances). Link.

– Ask the realtor to leave copies of all documentation with you for your review including marketing materials, listing agreement and proposed contract.

– Before you sign any listing agreement or contract of purchase, take it you your lawyer for review. Don’t ask the lawyer to “have a peak at the documents” because you don’t want to spend much money. These are complex documents and the lawyer has to take the time to read and understand them in order to properly advise you. I have had clients who have inadvertently signed two year listing agreements for land assemblies, assuming that they could cancel them if the realtor was not performing to their satisfaction. Unfortunately that is NOT the case. In a recent scenario, a school board presented an offer to a client of mine which had an open ended subject removal date (meaning that it would have tied my client’s property up indefinitely). The offer was drafted by a large Vancouver law firm, so one would have to assume that was not a drafting error. Unscrupulous developers, realtors or others often seek to hide unreasonable clauses in the fine print. Don’t assume that you can void a contract because you didn’t read it before signing (you will have an uphill battle in court on that front). Don’t rely on the buyer’s realtor or other third party to explain it to you, in place of your actually reading it or having your lawyer review it and explain it to you.

– THE DEVELOPER’S GOAL: is to tie up your property for as long as possible without paying you anything unless the proposed development goes ahead. The carrot which is dangled in front of you is the potential to get a lot more money for your home than its normal market value. The developer accomplishes this slight-of-hand by the use of “subject conditions,” which are terms which make the contract binding on him only when they are removed.

Typical subject conditions are:
• A certain number of neighborhood owners signing on;
• Satisfactory Phase I environmental site assessment;
• Satisfactory Feasibility Study;
• Other due diligence searches and investigations such as title review, soil sampling, site assessment etc.

– Often it can take a half a year or more to complete these matters. In the meantime, your property is effectively tied up. It can’t be sold to someone else and it’s unlikely that you would want to renovate or upgrade it with the possibility of a sale on the horizon. On occasion, the developer will want an Option registered on your property as well.

– THE SELLER’S GOAL: is to have your property under contract for as short a time as possible and to get some non-refundable compensation from the developer if the property is going to be tied up for more than three or four months. Options cost money and there is no reason to grant one to a developer and not get paid something if the sale never materializes. I have had clients who have had their property tied up for eighteen months only to have the development cancelled at the last minute. In such a case, keeping $20,000 or more for your trouble makes the situation somewhat more palatable. Beware the Listing Agreement also. These are very complex, one sided standard agreements drafted by the real estate board’s lawyers. Once they are signed, unless modified by you or your lawyer first, they can lock a seller into a long term relationship with the listing realtor –again effectively tying up your home without compensation.

Other considerations are:

– Payment of the deposit on the subject removal date. That deposit should be minimally 5-10% of the ultimate purchase price, non-refundable and preferably, released to the seller forthwith upon subject removal. If not, it’s held in the real estate brokerage’s or developer’s lawyer’s trust account. Stipulate that it be held in an interest bearing account and that the interest accrues to you if the completion date is more than three or four months down the road. If the deposit is to be held in trust, add a clause requiring the developer’s brokerage or lawyer to release the deposit to you or your lawyer forthwith, if the developer fails to close on the completion date (otherwise, you may have to go to court to get it, as the Real Estate Services Act requires either mutual consent or a court order to have a deposit released. Link.

– Rent back. Often, the development may not be built for a year or more after the completion date. In such case the house may be livable during that period and the seller should negotiate for free rent for a year or more, while he or she finds somewhere else to live. Make sure that there is a sub-lease clause so that if the seller finds another property to buy or rent that he can sublease the property to someone else and keep the rent as part of his remuneration.

– VIP or Friends & Relatives status on developer’s other projects. If the developer is a large one like BOSA, Polygon, Pinnacle, West Bank, Onni, etc., you may be able to obtain preferred status on their other developments, if you see something in their other offerings which is appealing.

– Capital gains and other tax implications. Even before your lawyer reviews the documents, a call to your accountant is in order to understand what the tax implications are of your possible sale. In the case of a single family dwelling on a normal sized lot which has been used for residential purposes, it is almost certainly a non-taxable transaction. However if the property was an acre or two and/or used for commercial activities there may be capital gains or GST consequences. In real estate, all surprises are bad as a rule, so it’s best to find out in advance.

– What is out there for you to acquire? Ask your own realtor to advise you about what you could buy for the suggested sale price in the area that you want to re-purchase in. Often people are shocked to find out just how little they can buy for a million dollars these days (particularly if they bought a long time ago for a hundred thousand dollars or less!)

– Never make a rushed decision. Developers and realtors are always pushing for a signature NOW. Take your time and assess the situation in consultation with your lawyer, accountant and your own realtor. In most instances, it’s the land assembler that is coming to you, not the other way around, so you are in the driver’s seat as long as you don’t give in to fear or greed.

Conclusion

Land assemblies are here to stay. With 40-50,000 people moving to the Lower Mainland yearly and every politician and his dog in favor of increasing density (although how that is either “green” or “sustainable” is a mystery to me), it’s wise to at least be aware of the basics if you find someone knocking on your door to buy your property for this purpose.

The corollary of a land assembly for condominium owners of older, low rise buildings is the “strata dissolution” scenario which we have dealt with in a previous blog “Help, my strata wants to sell the building out from under me!

If you have any questions, or want to share your land assembly story we would love to hear from you! Feel free to contact Kenneth Pazder or Melissa Valana at 604-682-1509.

PAZDER LAW CORPORATION © 2018

Disclaimer: The foregoing is not intended as legal advice. It is presented for information purposes only. Always consult legal counsel before signing a land assembly contract or listing agreement for same.

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The meeting with Klein Group signed owners this morning went very well. It was quite upbeat with a close to full house, along with 17 owners that had emailed Klein Group their wishes for voting on the proposed instructions from all the signed owners to Klein Group. After presenting a summary of the history of the AP assembly from the first meeting with the AP strata councils to today, and an update of market for downtown commercial properties, Klein Group also presented some information on the new assembly they are working on across Hornby Street from AP3.
 
About 18 months ago, that 87 unit strata was faced with the need to have substantial special assessments to maintain their building. There is only a single council involved, who appointed a building committee to help evaluate the options after they received their Depreciation Report. They analyzed the options and brought the matter to their AGM where the vote was 85% in favor of going to market rather than put in an awful lot of money into their 40 year old building. Klein had been shortlisted and then chosen to try to do an assembly. The legal review of the Klein Group Listing Agreement was completed in 3 business days. Over the course of the next 2 months, all council and building committee members signed with Klein.
 
Once that was completed, Council and Building Committee members assisted Klein Group in reaching out to owners, without spending any strata funds. Klein Group then contacted the owners and had 80% assembled and listed in 6 weeks.
 
The Klein Group Listing agreement there is identical in form and fees (including the incentive fees) to the Listing Agreement he is using at AP. There was one provision that differed based on an internal allocation on sale proceeds in their strata documents. So, at least one other strata in our immediate vicinity acted without hesitation and is moving forward to market in the first quarter of 2018.
 
Turning to our situation at AP, there are 3 stratas whose councils have historically never worked well together and were not willing to recommend any brokerage. That changed with the new AP3 council, which has recommended the Klein Group assembly approach.
 
Looking at where our overall ownership group is at the moment, it is splintered. On the one hand, there is the Sotheby's offer which has not yet completed on any units. The prospective purchaser has no experience in large strata acquisitions or developments, and does not appear to have the financial wherewithal to complete an assembly. Owners with Sotheby's contracts have not received any funds, to our knowledge. It was my guess at the beginning that they were likely in to try to flip units rather than actually purchase the AP site. This looks more and more accurate.
 
On the other hand, there is the APSC push to have owners sign with Michelle Yu Group. The APSC has received some kind of advice from Ed Wilson. In one document he says that agreement was reviewed by the APSC lawyer (which seems to be him). At the public meeting, he said that it was not his agreement, that he would have put additional provisions in it, but that it was based on another agreement he had done. He recommended owners sign it while at the same time telling owners that the assembly would fail, holdouts would get higher prices and to come to him for a Bill 40 windup in a year. Taken together, those various statements are not particularly clarifying.
 
There is a new managing broker and ReMax supervising MYG. The previous managing broker resigned two days after receiving the letter detailing problems in the MYG Listing Agreement that referred to Klein Group without permission and in a disparaging way. The new managing broker has confirmed that the offending paragraph was inappropriate and should not have been in the agreement. All MYG agreements will have to be re-signed or at least amended in writing. 
 
There is another issue with the MYG agreement, relating to insurance. Ed Wilson's memo dismissed the insurance issue but it seems the Klein Group is indeed correct – the conventional insurance realtors have does not cover this kind of transaction. Additional insurance is required. Further, the insuror for realtors in BC confirmed that a transaction where two brokers “cooperate” as Ed Wilson's memo stated to be appropriate and no problem, is simply not insurable – just as Klein Group had stated.
 
We will have to see where this goes as to ReMax and MYG, but it appears that the information presented by Klein Group is again correct. The advice distributed by the APSC is incorrect. It was not checked or approved by ReMax lawyers prior to being promoted to APOG owners.
 
This brings us to the final question presented by Klein Group. Neither the Sotheby's purchase agreement nor the MYG Listing Agreements includes a requirement that there be a minimum percentage of units, even on a best efforts basis, to go to market. Therefore, Klein Group owners are at risk that one or both of those brokerages might go to market with a blocking position of 20% on the units. This blocking position might be sold at a premium, but whether it sells at a premium or not, it will diminish the value of the units owned by Klein Group listed owners as well as owners that have not listed with any firm.
 
Klein's proposal was to see how his listed owners wanted to proceed as he views his fiduciary obligation to the owners as paramount. He was quite clear that the best price will be reached, and the most effective approach is, by assembling 80% to 100% and then going to market. He was clear that there was a risk in doing nothing as the other brokerages approaches would likely undermine the value of units owned by those listed with him as explained above. Finally, he was emphatic that there was no certainty that there was a market at all for a 27% interest in the AP complex.
 
The question posed to his owners was whether or not they wanted to instruct Klein Group to proceed in parallel with 1) the primary instruction being to continue to seek to assemble 80% to go to market as originally contemplated; and 2) to test the market with the 27% now listed with Klein Group (plus whatever additional units join for the assembly going forward) when he goes to market with the property across Hornby Street.
 
The vote in person and by email instruction was unanimous. 100% of the units participating voted to proceed in parallel.
 
This means that for those that have yet to sign with Klein Group, a decision point is here - whether or not to participate in an assembly. For those that have signed with Sotheby's, this is important: Sotheby's represents the buyer, not the sellers. This means that those owners have no representation. They could sign with Klein Group right now.
 
Why should they? Besides getting representation, I have confirmed with Klein Group that they would exclude their fee from any currently signed Sotheby's offer to purchase, so that if Sotheby's client does complete on the contract, there would be no fees payable to Klein Group. If Sotheby's doesn't complete, they would be included within the Klein Group listed ownership group when they go to market.

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Michelle Yu Group and the APOG Letter

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These are the most expensive real estate listings in Vancouver

 

Oct 8 2019, 11:05 am

While luxury homes are a commodity that only a few can afford, it’s hard to deny — they’re very fun to look at.

 

This month’s roundups of Vancouver’s most expensive listings by roomvu are nothing short of awe-inspiring. Think high ceilings and stunning open-air lighting, coupled with clean, modern colours and gorgeous earthy tones.

So, here’s to some of the city’s most beautiful homes (whether you can or can’t afford them).

These are the most expensive listings in Vancouver right now.

5. $18.88 million: 5358 Kensington Crescent

Image courtesy of Kai Han via roomvu – real estate marketing

Image courtesy of Kai Han via roomvu – real estate marketing

  • Living Space: Approximately 12,280 sq.ft
  • Unique Features: A panoramic ocean and mountain view, a 20-foot ceiling, and private library
  • Other Features: Seven bedrooms, eight bathrooms, a swimming pool, and five en-suites with large patios

4. $18.98 million: 3369 The Crescent

real estate

Image courtesy of Monique Badun via roomvu – real estate marketing

real estate

Image courtesy of Monique Badun via roomvu – real estate marketing

  • Living Space: Approximately 6,744 sq.ft
  • Unique Features: A 22,653 sq. ft lot, built in 1912 and restored to modern perfection
  • Other Features: Six bedrooms, eight bathrooms, a walkout stone terrace, and a private garden

3.$19.38 million: 5771 Newton Wynd

image courtesy of David C.W. Yang PREC* via roomvu – real estate marketing

image courtesy of David C.W. Yang PREC* via roomvu – real estate marketing

  • Living Space: Over 11,500 sq.ft
  • Unique Features: A view overlooking English Bay, a fully-equipped gym, and 40′ indoor pool
  • Other Features: Seven bedrooms, eight bathrooms, a steam room, and fully landscaped garden

2. $19.68 million: 1188 Wolfe Avenue

roomvu

Image courtesy of Claire Gong PREC* via roomvu – real estate marketing

roomvu

Image courtesy of Claire Gong PREC* via roomvu – real estate marketing

  • Living Space: 9,280 sq.ft
  • Unique Features: Four floors, mountain and city views, and an outdoor pool
  • Other Features: Six bedrooms, 11 bathrooms, a 33,800 sq.ft lot, and a park-like garden

1. $28.80 million: 3719 Selkirk Street

roomvu

images courtesy of Sydney Deng PREC* via roomvu – real estate marketing

roomvu

images courtesy of Sydney Deng PREC* via roomvu – real estate marketing

  • Living Space: 10,000 sq.ft
  • Unique Features: An indoor pool and spa, and an award-winning home theatre
  • Other Features: Seven bedrooms, eight bathrooms, a glass ceiling, and easy access to downtown Vancouver, UBC, and Richmond
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Please visit our Open House at 109 950 DRAKE ST in Vancouver.
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Very private and unique main level condo with large patio facing the bike lane and One Burrard Place Luxury Condo Tower. This ground level one bedroom corner unit stands apart from most Anchor Point suites: northwest exposure with a large patio which feels private and comfortable. Kitchen, bath, flooring are all redone. Huge common garden area & expansive rooftop patio. Parking is rented from the strata. Anchor Point is located in an area that is changing with many high end condos, coffee shops, and exclusive restaurants. Steps to the Aquabus to Granville Island & Seawall. Developers have been inquiring about acquiring the Anchor Point properties for redevelopment at a significant premium. This is a great, affordable opportunity in a fantastic location. 1pm to 3pm Saturday Open House :)
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David Hutchinson PREC. Online, On TV, On Always. Seen on CTV, CBC, Global News, Vancouver Sun, Vancouver Province, Metro News. 

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-----------------David Hutchinson with Sutton Group West Coast joins CTV News Channel for more details on what that means for the market-----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------

....................................David Hutchinson from Sutton Group West Coast.on CTV.....................................

.......................................................HOUSING MARKET HEATS UP..........................................

David Hutchinson on CBC Vancouver

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CTV News Montreal David Hutchinson from Sutton Group West Coast.

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