Monday, December 21, 2015

Auburn Bay SE 30days report Nov. 22-Dec. 21


Evergreen community report- Nov. 21-Dec. 21




SOLD 西北区Hawkwood 前置双车库两层楼 $474,900



118 Hawkland Place NW C4041333

Great custom 2 storey design in Hawkwood. This bright home features a main floor with formal living and dining rooms and four bedrooms upstairs. The kitchen has oak cabinets and newer stove and fridge, and is open to the nook and family room. The family room is large and features skylights and a wood burning fireplace. The master bedroom has a jetted tub and a separate shower. The basement has 1 room developed with a good sized window. The home has newer shingles and siding, and has two hot water tanks. Great location in a quiet cul-de-sac within walking distance to schools.

Thursday, December 3, 2015

SOLD 西南区Millrise两室两卫带地下停车公寓 $249,900


2410 Millsrise PT S.W. C4032211



** TOP FLOOR! SOUTH BALCONY! BEST VALUE IN MILLRISE!! ** Welcome to this lovely 2-bedroom, 2-bath condo ideally located in this well-kept and well-managed complex with low condo fees ($348/month incl. electricity, heat, water/sewer). It's also the best-priced 2-bedroom condo in all of Millrise, making it tough to beat! Gorgeous laminate flooring throughout. Large, central living and dining area, nicely laid out for comfortable living. Cozy corner gas fireplace. Sliding patio doors to spacious south-facing balcony with glass railing. Galley kitchen with white cabinetry and pass-through to dining area, easily renovated to a more open plan if desired. Well-designed floorplan, ideal for shared living with bedrooms separated by living area. Large master with walk-through closet and private 3-piece ensuite. Good-sized second bedroom with adjacent 4-piece bath. In-suite laundry and storage. Heated underground parking stall. Walking distance to C-Train and shopping (Sobey's, Starbucks). Fabulous!

2015年11月份房地产统计

二手房市场成为买方市场
--- 减弱的交易量加上库存可售房源增加,给价格施加压力


十一月份整个卡尔加里民宅二手房市场库存可售房源数量持续增加,又加上成交量降低,导致市场条件倾向买家。

这个月份成交量为1263套,比2014年同期降低了28%, 比十年均值低20%。同时新挂牌量分别比去年同期、10年均值增加了5%。成交量降低、库存增加的结果是目前市场消化周期为四个月。这是持续第三个月市场吸收率为四个月了,也是另外一个迹象表明目前是买方市场。

经济的走势决定了房地产个市场的动态,卡尔加里能源行业持续裁员,失业率提升、薪资降低,同时经济复苏的期待时间也有所调整,这些都是导致今年房地产需求降低的原因。

不过房地产局主席说了:“目前的市场供应量仍然比2008年11月份低27%(2008年那时是美国经济衰退时期)。另外价格降低也没有上次市场下滑时幅度那么深。

市场基准价为$450,700,仅仅比上个月降低0.5%, 比去年同期降低2%。独立屋市场基准价为$510,700, 是十一月份表现最好的产品段,库存可售房源吸收周期为3.4个月。没有变化的基准价比今年十月份降低0.6%, 比去年同期降低1.52%。连体房屋市场吸收率为4.8个月,市场基准价为$352,400, 比前个月降低0.5%, 比去年同期降低了1.5%。

尽管2015年市场表现惨淡,但是市场基准价才开始降低,而市场平均价、市场中间价却下降比较明显。主要因为高价位房源成交降低。我们并不惊讶地看到平均价下降幅度比市场基准价多,去年11月70万以上房屋成交量为159套,占总成交量的15%。而今年成交103套,占总成交量的13%。

房地产主席提到,卖方应该了解市场不同技术指标的区别,包括市场基准价、市场平均价、市场中间价。目前的市场还是有很多挑战的,所以谁能了解市场才能够准确为买卖家服务。

Wednesday, November 25, 2015

Commercial real estate investment declines in Calgary

                                                     Mario Toneguzzi, Calgary Herald, Calgary Herald

Commercial real estate investment in the Calgary market was down in the third quarter of this year, according to a new report by RealNet Canada Inc.

The report said total dollar volume in the city reached $722 million, off by 13 per cent from the previous quarter. However, larger investments were up, with 148 transactions over $1 million, a 48 per cent increase over the second quarter.

“Despite the uneven performance in the office and retail markets, capital continues to flow in the Greater Calgary area due to steady industrial and land sectors,” said Paul Richter, director of research for RealNet Canada.

In the third quarter, investment volumes were up in four of seven asset classes, with the retail and apartment asset classes generating the greatest improvements from the previous quarter.

There were 27 retail deals in the quarter — an improvement of 80 per cent and the fourth most active quarter in the past 10 years. The value of those deals was $153.6 million, a 37.6 per cent increase.

The apartment market “rebounded from a five-year trough,” the report said, with investment volumes up 248 per cent to $128.9 million.

“The third quarter … outperformed a combined first and second quarter,” said the report.
The office market plummeted from $457.2 million in the second quarter to $8.8 million in the third quarter. The industrial market saw investment reach $177.9 million in the third quarter, up from $102.5 million in the previous quarter.

The hotel asset class dropped to $10.8 million from $15.9 million; industrial land fell to $108.2 million from $124.2 million; and residential land was up to $134 million from $60.7 million.

Calgary office vacancy rates to peak at 17.7% next year

                                                                                         CBC News Posted: Nov 24, 2015 12:27 PM MT   

Office vacancy rates in Calgary will peak at almost 18 per cent by the third quarter of 2016, according to an annual forecast from a U.S.-based real estate investment firm.

The overall vacancy rate for office space in Calgary is 17.5 per cent this year, compared to 13.1 per cent in 2014. Next year, CBRE predicts it will reach 17.7 per cent.

Calgary still has the seventh lowest industrial availability rate in North America, says CBRE Limited's 2016 Canadian Commercial Real Estate Market Lookout, released on Tuesday. "It appears that the bulk of downsizing has already occurred which will allow the pace of vacancy rate increases and rental rate declines to slow," CBRE says.


"In 2016, additional clarity around oil supply and demand will allow tenants, owners and investors to act with more certainty."
Investment in office real estate sank to $105 million this year from $709 million last year. It's predicted to pick up again next year, reaching $267 million.


"The confidence within Calgary's local business community has only faltered slightly despite the second largest drop in oil prices in history and the most protracted decline," the report says.

"The prevailing opinion is that the market is facing a man-made downturn in oil prices, not a structural shift that would undermine long-term investments."

For multi-family dwellings, Calgary's overall vacancy rate this year is 3.5 per cent, up from 1.4 per cent. CBRE predicts the rate to be 3.7 per cent next year.

Non-energy sectors showing strength


CBRE's relatively rosy prediction for Calgary in the face of the economic downturn is partly based on the strength of non-oil and gas sectors in the city.

"Accountants and law firms remain active and the hotel and resort sectors are also posting strong numbers as Albertans vacation closer to home and tourism from the U.S. increases," the report says.
CBRE also says Calgary is becoming an important distribution and logistics hub for Western Canada.


"Third party logistics companies and distribution activity will continue to act as a hedge against the oil and gas sector," the report says.

CBRE cautions that the province's planned royalty review, if deemed detrimental to the energy sector, could dampen real estate investment.

Construction of the southwest leg of Calgary's ring road, set to get underway next year, is also going to be important, according to CBRE.

"The development will further unlock real estate by providing access to land that is currently only accessible via side roads and circuitous routes," the report says.

Q3- Calgary surrounding area report



Higher inventory levels push downward on price


Sales activity in the resale residential housing market surrounding Calgary continued to outperform long-term averages in the third quarter despite reporting double-digit declines when compared with last year.

A total of 1,269 units exchanged hands from July to September, representing a 20 per cent drop from record-setting levels established during the same time in 2014. Overall, however, year-to-date activity in the surrounding area continued to outperform both the five- and 10-year averages.

New listings, meanwhile, declined year-over-year by a moderate three per cent to 2,229 units, contributing to inventory gains during the quarter. Months of supply in the region increased from 4.3 in July to 5.7 in September. While higher months of supply are typical for the surrounding area, easing absorption rates started to place downward pressure on quarterly benchmark prices, declining by 0.41 per cent to $433,033 compared to last quarter.

Robust listings in both Airdrie and Cochrane, specifically, caused notable inventory gains. Nonetheless, detached benchmark prices in both municipalities remained relatively stable, posting moderate changes from the previous quarter and remaining  higher than levels recorded last year.


https://scontent-sea1-1.xx.fbcdn.net/hphotos-xpt1/v/t1.0-9/12295365_927260467329415_2192033834774959839_n.jpg?oh=43783a6688152f33bd67f70623d40607&oe=56E34788

Tuesday, November 3, 2015

卡尔加里十月份房地产统计---价格连续第二个月下滑:(

价格连续第二个月份下滑
--- 成交量低于长线均值

卡尔加里二手房市场十月份继续增加的可售库存房源导致连续两个月的价格走低。总市场基准价$453,100 比九月份降了0.7%, 比去年同期降了1.2%。

“整个经济形势持续削弱,影响了二手房市场的需求”,房地产局首席经济学家Ann-Marie Lurie说到。“另外新挂牌的房源没有减少多少,并不能抑制可售库存房源的数量增加,最终导致价格降低”。

价格降得最多的是公管公寓市场,十月底市场基准价降到$288,300, 比九月份低了0.6%, 比去年同期低了近4%。Lurie说供给过剩,六月份市场上的房源平均3个月出手了,十月份却需要六个月。另外又有几个开发商的新公寓项目进入市场,加上租赁市场空置率提高到5.3%(2014年最多时也就1.4%)。还有连体房供给也上升,导致公寓市场8月份时吸收率就已经是4个月了。总体市场还是处于买方市场,独立屋、连体屋价格都比去年同期、九月份降低了。

在这种市场状况下,卖家、买家都应该及时和专业房地产经纪人商讨,看看如何处理自己家的产业。因为租赁市场、新商品房市场竞争也很激烈。如果卖方确实想卖房子,如何切入市场是很关键的。另外买家要考虑那套房子是否满足他们的生活方式的需求。

十月份销售量1421套,比去年同期降了33%,从年初至今总体降了26%。可是库存却涨到5578套,平均吸收率为3.93个月。

独立屋市场还是好些,占了这个交易的60%以上。超过50%的独立屋交易房源价格低于50万!!!

Tuesday, October 20, 2015

SOLD Panorama Hills semi-detached single family house $395,000

58 Panamount SQ NW C4034704

The listing has been sold at 98.22% of the asking price on 17th day of the market by 2nd offer.

South main entrance faces to green space. Minutes walking distance to bus transit, Panorama Hills School & St. Jerome Elementary School. The main floor offers a spacious living room with gas fireplace separates dinning area and living room, large kitchen that offers an island & nook, the main also offers a 2pc bath & access to backyard. The upper level offers a 4pc bath, loft area & 2 good size bedrooms. The master bedroom offers a walk in closet. The lower level is awaiting your lovely touch. This well maintained home shows pride of ownership with new painting through out, paved backlane! One of the best location in Panorama Hills close to elementary schools, transit, shopping centre. 

Thursday, October 8, 2015

SOLD 东北区 Marlborough 近轻轨平屋 $375,000.00

c4031171 24 MARBANK WY NE

WOW! This is the home you have been waiting for! This immaculate home has never been offered for sale and has been meticulously maintained. Newer low-E windows, shingles, balcony, appliances, carpet, paint....when it needed doing, it was done! Enter this bright home with spacious rooms. The U-shaped kitchen has plenty of counter space and conveniently opens to the eating area. Two large windows make this a bright and airy space. The immense living room opens to the south facing balcony which has been redone with new Dura Deck, aluminium railings and new door. The lower level features a very spacious family room and can easily accommodate another bedroom if needed. Three spacious bedrooms and 2 full baths complete this lovely home. You will enjoy the oversized double garage with new garage door and opener which opens to a paved lane. Back fence opens to allow for extra off street parking. Conveniently located on a quiet street and an easy walk to the LRT, shopping, schools, Peter Lougheed hospital.

SOLD 西南区 Evergreen 宽敞排屋 $325,000

154 EVERHOLLOW HT SW C4018344

Quiet 3 bdrm/2.5 bath townhome in Evergreen with attached garage. This unit has been well maintained & is nestled on the east side of the complex with a sunny west facing deck off the living room. Vaulted ceilings and large windows make this unit very bright. The kitchen overlooks the living room & features maple cabinets, black appliances, pantry & generous table nook. There is a two piece bath for your guests that is shared with NEW Samsung front loading Washer/Dryer. The Master Suite easily fits a King bed & offers a walk-in closet and 3-piece En-suite bath. Two additional bdrms & full bath are also on the upper level. The basement is fully developed with a west window & is currently being used as an office. Comes with single ATTACHED garage (insulated & dry-walled), additional parking on driveway & guest parking around the corner from the unit next door. Great location, blocks from Fish Creek, LRT, shopping & schools.

Thursday, October 1, 2015

九月份房地产统计---价格没有调整

 价格如预期那样调整不大 

 库存可售房源增加,源于交易进一步疲软

 

Calgary, 十月一日, 2015 – 连续四个月市场基准价相对稳定,九月份就象大家预期那样保持在 $456,100, 比去年同期微微调低 0.26 % 绝大部分原因是由于公寓方面的价格下滑,因为库存可售房源超过了正常水平。 

房地产局首席经济学家 Ann-Marie Lurie说: 总体来讲市场吸收率减缓,导致库存可售房源增加,最终抑制价格上扬、迫使价格走低。

整个城市内民宅九月份共成交1,448套,远远低于传统月份的交易量。从年初至今,整个城市交易量比5年均值、10年均值分别低了10%26%


提高的失业率,加上持续减弱的本地经济表现影响了房地产方面的需求”,Lurie补充说道,然而,今年初的市场表现是源于消费者对未来经济的不确定性想法,目前的市场表现主要源于本地经济表现
在全部房地产产品段价格都调低的情况下,公寓及连体房屋销售量/新挂牌量比率是挑低最明显的,都降了40%。市场吸收月份分别涨到4.95 4.35个月。独立屋九月份销售量/新挂牌量比率调低为50%,市场吸收月份为3.32个月。(本人观点:挂牌的越来越多,买得越来越慢。新闻讲到:阿尔伯塔 人在承受着越来越大的负债压力。) 

公寓方面不断增加的库存可售房源,主要因为销售疲软。从年初至今成交量下滑了32%,而新上市房源才降了7%。本月,公寓市场基准价为$290,600,比八月份降了1.19%,比去年九月份降了 2.71% 

卡尔加里房地产局主席Corinne Lyall说:“公寓市场买家有大把的选择,价格也相当实惠。当然其它房屋产品段也不同程度吸引买家,影响他们的购买决定”。她又说道:“尽管公寓选择众多,但是物业之间的区别很大!了解管理公司好坏、楼盘项目健康与否还是很重要的,这也影响了买家、卖家的购买、销售决定。 

尽管供给房屋数量挺多,但是九月份独立屋、连体屋市场基准价几乎没有调整,分别为$517,200 $357,000。目前整个城市库存可售房源数量在过去的三年内还是挺高, 但是比2008/2009前一次经济衰退时低多了。

Lyall说: 我们当地的市场状况是调整了,但是要看穿整件事。从年初至今价格才调低了1%,而去年同期价格涨过了9%。”

(看来,主要是成交量降低了,因为大家对经济形式把握不定,另外又不知道今天还有的工作,明天还在不?不敢轻易下手了。而大部分投资客又打发稳健。)

Wednesday, September 16, 2015

SOLD 西南区 Evergreen 前置双车库两层楼 $487,000

62 EVERWOODS LI SW C4022343

Two story cathedral front entry preludes open concept main floor plan. Kitchen features granite counters, eating bar and corner pantry overlooking rear dining room with door to backyard all adjacent to the large living room accented by the corner gas fireplace. Main floor laundry and two piece powder room. Upper level boasts three good sized bedrooms and open spindle railing accented catwalk to large bonus room. Spacious master showcases walkin closet and ensuite bathroom having soaker tub and separate shower. Granite counters thoughtout the home including kitchens and bathrooms. Unspoiled basement ready for your future choice development with bathroom rough-in. There are central vacuum system rough-in and alarm system rough-in as well. Walking distance to bus transit, school, close to Fish Creek Park. High racking Dr. EP Scarlett High School bus can pick up students at public transit bus stop. Welcome home!

Friday, September 4, 2015

卡尔加里2011-2012年度高中排名


2011-12 Rank Rank in the most recent five years School Name 2011-12 Rating Rating in the most recent five years
1/279 1/241 Rundle College 10 10
1/279 3/241 Webber 10 9.8
5/279 3/241 West Island College 9.9 9.8
6/279 6/241 Sir Winston Churchill 9.4 9.1
7/279 8/241 Springbank 9.2 8.8
9/279 8/241 Western Canada 9.1 8.8
10/279 12/241 Westmount 8.9 8.3
10/279 n/a Bearspaw Christian 8.9 n/a
12/279 40/241 Heritage Christian 8.8 7.4
12/279 67/241 Rundle College Academy 8.8 7
14/279 14/241 William Aberhart 8.7 8.2
14/279 n/a Clear Water Academy 8.7 n/a
19/279 20/241 Foundations for the Future (FFCA) 8.3 7.8
26/279 18/241 Dr. E. P. Scarlett 8 7.9
26/279 26/241 Master's College 8 7.7
26/279 27/241 Calgary Christian 8 7.6
31/279 20/241 St. Francis 7.9 7.8
31/279 40/241 Henry Wise Wood 7.9 7.4
31/279 45/241 National Sport 7.9 7.3
46/279 27/241 John G Diefenbaker 7.5 7.6
46/279 45/241 Edge School 7.5 7.3
50/279 58/241 Centennial 7.4 7.1
56/279 52/241 Bishop Carroll 7.3 7.2
56/279 67/241 Bishop O'Byrne 7.3 7
79/279 33/241 Queen Elizabeth 7 7.5
83/279 83/241 Bishop Grandin 6.9 6.7
83/279 137/241 Notre Dame 6.9 6
92/279 83/241 St. Mary's 6.8 6.7
98/279 102/241 Foothills Academy 6.7 6.4
104/279 108/241 Bowness 6.6 6.3
123/279 120/241 Central Memorial 6.3 6.2
123/279 130/241 Ernest Manning 6.3 6.1
130/279 120/241 Chestermere 6.2 6.2
130/279 187/241 Crescent Heights 6.2 5.3
163/279 137/241 Lord Beaverbrook 5.7 6
189/279 181/241 Lester B. Pearson 5.4 5.4
193/279 151/241 Calgary Academy 5.3 5.8
218/279 215/241 Father Lacombe 4.7 4.5
251/279 231/241 Forest Lawn 3.9 3.7
251/279 n/a CBe - Learn 3.9 n/a
255/279 226/241 Bishop McNally 3.6 4
256/279 234/241 James Fowler 3.5 3.2
270/279 n/a Int'l School of Excellence 2 n/a