280 Beech Avenue was purchased by our lucky Buyers!
Congratulations to our Buyers for scooping up this beautiful classic brick semi-detached home on one of The Beaches most loved tree-lined streets!
Congratulations to our buyer clients who just purchased this beautiful beach home!
Immaculately maintained 3 bedroom home south of Queen! Living this close to the beach, boardwalk and lake is going to make for some fun summers!
7 Juniper Avenue in The Beach sold over asking in 5 short days! Congratulations to our wonderful sellers and the new owners who will surely love this classic home for years to come.
The spacious foyer features a grand staircase and French doors opening into the beautifully appointed living room. Substantial wood trims and impressive engineered hardwood floors flow throughout the entire main floor. With abundant natural light, the south facing formal dining room is enhanced by traditional pocket doors. For easy entertaining in all seasons, it also includes a pass through to the recently renovated and very stylish eat-in kitchen and a walkout to the deck and lushly planted back garden.
The upper level of the home features 3 nicely appointed and spacious bedrooms all with large windows, closets and new broadloom. With a beautiful bay window and built-ins in the closet, the master is very comfortable. The washroom on this level has been recently updated featuring neutral décor, new flooring and a charming clawfoot tub. Perfect for a relaxing soak at the end of a busy day.
The lower level includes an impressive rec room with pot lights and trendy polished concrete floors. Ideal space for movie time, child play or some quiet time with a good book. For added convenience, this level also features a 3-piece bathroom and separate laundry area.
Juniper Avenue is a quiet street tucked away in the Beach neighbourhood. It’s a very short distance to the recreational delights of the area including the boardwalk, beach, bicycle path, tennis courts, abundant parks and ravines! It’s also a short walk to the cafés, restaurants and shops on both Queen Street and Kingston Road.
Located in the catchment area for the highly regarded Malvern Collegiate, Williamson Road Junior Public School and Glen Ames Senior Public School, it offers many academic options. It’s also an easy commute to the downtown core by either public transit or vehicle.
more photos: 7 Juniper Ave
Welcome to 35 Boardwalk Drive, a stylish sought after condominium complex in the desirable Beach neighbourhood.
This suite is beautifully appointed. It offers a uniquely spacious and very appealing floor plan with open concept living/dining that is ideal for entertaining. Hardwood floors, crown mouldings and abundant natural light enhance this area while the gorgeous granite counters on the breakfast bar complement to perfection.
The kitchen cabinetry is abundant and the warmly hued wood is lovely with the gleaming granite countertops. The breakfast bar also provides a nice perch for chatting with the chef or lending a hand with dinner preparation!
There are double garden doors leading to a spacious outdoor terrace. In our warmer seasons, this is perfect for additional entertaining space, as the flow inside and out is seamless. The terrace includes a delightful dining area and a very comfy sitting area for relaxing with or without guests. If you enjoy gardening, there is plenty of opportunity to exercise your green thumb.
The spacious master bedroom is wonderfully completed with a stunning chandelier, custom California shutters and a quiet sitting area overlooking the terrace. An ideal spot for a cup of tea while reading your favourite novel. There is also a four piece ensuite and a custom fitted walk-in closet. A large double closet and a repeat of the custom California shutters are features of the second bedroom. It also overlooks the terrace and is ideal as a den, office or guest room – the option is there to fit your lifestyle needs. There is a second bath with a spacious glass shower.
#35 Boardwalk Drive is understandably a much sought after address. With plenty of neighbourhood activities, good restaurants, trendy boutiques, parks and the waterfront at your doorstep, it is a location that is ideal for all ages. The complex offers 24 hour concierge, an elegant spacious foyer with fabulous garden views, meeting and party rooms, and a fitness facility. There is also an underground parking space, a locker, good guest parking and a guest suite which is available to accommodate additional overnight guests. All of this, an easy commute to the downtown core and with easy access to major thoroughfares and public transit.
A wonderful place to call home!
Homes north of Danforth Ave. and east of the Don has the shortest sale times in Toronto, according to TREB data.
By: Robin Levinson King Staff Reporter, Published on Wed Feb 03 2016
The trendiest neighbourhoods in Toronto aren’t in the trendy west end, but the east.
Homes north of Danforth Ave. and east of the Don River are selling fast, according to data provided by the Toronto Real Estate Board. The area, which encompasses posh Playter Estates to the west and rough-around-the edges Woodbine-Lumsden further east, boasts the shortest sale times in the city, with homes averaging a mere 12 days on the market compared to a city-wide average of 21 days.
To the south, Leslieville, Riverside and Riverdale came a close second, with homes averaging 13 days on the market.
Over the past decade, sale times across the city have been declining despite soaring home prices.
The median price of a Toronto home — stand-alone houses and condos combined — was $643,145 in 2015, compared to about $341,450 in 2005.
Yet in 2015, homes typically spent 21 days on the market, down 10 days from 2005 when they took a full month to sell. It’s a trend that has touched almost every corner of the city. The only areas that did not see a decrease in sale time were neighbourhoods around the Annex, Casa Loma and Wychwood.
Toronto realtor Desmond Brown said that low interest rates and population growth mean that there are more buyers than available homes, so most properties get snapped up fast.
“I think it’s basic supply and demand,” he said. “Good inventory is at a premium.”
That’s great news for sellers, especially for those north of the Danforth who bought at a low price and can now reap the benefits of a decade’s gentrification. Over the past ten years, the median value of homes north of the Danforth has increased 132 per cent, from $288,500 in 2005 to $608,500 in 2015.
“We’ve seen higher prices there, or even bidding wars, because it’s about supply,” said real-estate agent Linda Ing-Gilbert.
A recent listing, a three-bedroom semi at 106 Woodmount Ave., sold in six days for $681,700, more than $80,000 over asking. Ing-Gilbert, who grew up around the Danforth, said the area is often the last refuge for affordable family homes for many in the city.
Most of the bidders for the home west of Woodbine Ave. were first-time home buyers, she said, or young couples looking to upgrade from a condo.
“I think every single woman was pregnant,” Ing-Gilbert said.
Many start out hoping to buy in the more trendy west end, Ing-Gilbert said, but soon come to realize you can get the same amenities — access to the subway, schools and good restaurants — for about 10 per cent less in the east.
But there’s a price to pay for affordability, and that’s popularity, said Brown. Everybody loves a bargain, which means it can take buyers a few tries to land an east-end starter home.
Conversely, homes in neighbourhoods like the Annex can take a bit longer to unload.
“It’s a simple explanation — there aren’t as many buyers for the high-end properties,” he said.
When you purchase a home in Toronto, your Realtor will likely include at least 2 purchaser visits in the agreement of purchase and sale to occur before you close on the property. These visits can be used to make sure furniture fits, bring your family to see your new home, select paint colours, etc. You should plan to do your final purchaser visit a day or two before the closing date to ensure that everything is in order. Your Realtor will attend the purchaser visits with you and can help to answer any questions you might have. Now remember, you don’t own the home yet so there is a good chance that you will see moving boxes scattered around and the place might seem to be in disarray. This is normal (within reason). If your final purchaser visit takes place a day before closing and the house is full of garbage, no furniture has been moved and there is a car in the driveway with no tires on it, your realtor should definitely investigate further as it’s not likely that all of this will be resolved in one night.
Here is a list of things to look for during your final purchaser visit:
• Inspect ceilings, walls and floors for any damage that did not exist at the time you made your offer
• Turn on and off every light switch
• Test heating and air conditioning
• Test any exhaust fans
• Test all appliances
• Open and close all windows
• Test all of the outlets
• Check around all visible piping for leaks
• Run sink and tub water. Flush toilets
• Test the garage door opener
• Check for things that you thought would be included (appliances, light fixtures, etc)
Buying a water heater may pay off over the years, but Ontario homeowners have, traditionally, preferred to rent.
In Ontario most homeowners rent a water heater, but in Alberta virtually nobody does.
It’s hard to explain the difference other than habit. Whether one or the other is a better deal depends on how you look at it. In straight cost terms, over time buying is a better deal. When you factor in convenience and hassle-free service for many people renting may be worth the extra cost.
The cost of renting in Ontario is between $13 and $26 a month from Direct Energy or Reliance Home Comfort depending on the size of the heater. You don’t have to worry about maintenance or replacement. When you buy you’re on the hook for any issues that arise after the warranty expires.
The heaters cost between $800 to $1,200 depending on the size, plus $300 to $400 to have them installed. Since a typical heater lasts about 15 years, owning trumps renting after six or seven years, assuming no maintenance is required over that time.
Warren Healy, president of the Heating, Refrigeration and Air Conditioning Institute of Canada (HRAI), says it’s important to read and understand the contract before you rent because it can be long and sometimes difficult to understand.
“Take the time to read through the document, have a friend or neighbour read it, and ask questions to ensure you understand what you are signing,” he said.