JULY MARKET STATISTICS. As the value of money plummets the value of real estate continues to climb.

$649900 - 2 Bed, 2 Bath Luxury Condo in tiff Bell Lightbox Tower

Welcome to Festival Towers home of TIFF Bell Light Box, Film Reference Library and a beautifully appointed, sun kissed, 2 bedroom, 2 bathroom apartment  in the heart of Toronto. 

Surrounded by the entertainment, shopping and financial district there’ll be plenty of reasons to head out on the town.   

The 898 interior square feet and 401 square feet of wrap around balcony overlooking the city will help you stay home so you don’t overdue it. No detail overlooked, luxuries include built-in Miele appliances, hardwood floors throughout, floor to ceiling windows and luxury bathrooms. Tens of thousands spent on custom, aftermarket upgrades including a custom kitchen centre island, stone fireplace with built in T.V. and concealed entertainment centre.  Life can be hard make coming home easy. Move in and have the city at your finger tips. Parking and locker included. 

Building amenities include 24 Hr concierge and security, indoor pool, whirlpool, sauna, fitness centre, yoga studio, rooftop terrace, 55 seat cinema used by TIFF, media & sport lounge, business centre, guest suites and parking.

5 Star Hotel Services Including:

- Housekeeping

- Laundry service

- Room Service

- Dog Walking

- Special Spa and Massage Treatments

- Personal Training

Call me if you'd like to book a showing. This property is not currently listed on the MLS but is available to my direct client base. Act fast and avoid a bidding war. MLS Listing begins Monday August 10th. Available fully furnished - inquire for pricing.

Jimmy Vlachos 

Royal LePage Signature 

416-953-0781 

150 REDPATH CONDOS - YOUNG & EGLITON - EXCLUSIVE ACCESS/PRE CONSTRUCTION

When it comes to investing I prefer privately owned buildings with multiple doors 

(3-plex/6-plex) and revenue streams over a single, revenue generating unit. Over the years I've been pretty vocal about freehold, income property investment.  

Some of you may find my recent blogger and Facebook posts praising Freed Developments new, and now sold out town home project at Young and Eglinton a little strange based on my historic position.  Not to worry I didn't sell out I've simply been crunching the numbers. 

At the moment it's almost impossible to find a trip-plex in a good location thats not well over a million dollars.  Most investors already own property and thus require 20% down.  Financial institutions have tightened their lending policies for multi residential dwellings requiring larger deposits even for first time buyers. Don't get me wrong if you have the money multi residential is still my favourite game in town but what if you don’t have a few hundred thousand dollars sitting in a shoe box?

If you read the papers you'll no doubt have seen articles on recent record breaking price achieved by a Picasso painting at auction earlier this month. 

Classic cars, vintage wine and fine watch auctions have been doing the same over the last couple years.  Why is everything so bloody expensive you ask?  

Because money is so damn cheap and international central banks are driving the value down faster than you can waive your bidding card. 

Look at the position your friends are in, the ones that decided to wait for prices to come down before they jumped into the market. Houses as with many other assets are now out of reach and 10's if not 100's of thousands of dollars of appreciation are not at their disposal.

So where does one invest when coming up with a 200k deposit is not possible?  You look for pre-construction in Fantastic locations with a healthy mix of commercial retail and office space, access to public transit, and brilliant, reputable builders.

This is not the "flip quick and get rich" game that was played for a brief period in the early 2000's.  For a single condo unit to carry itself without the need of a monthly cash injection you're looking at a 30% down payment. Some may not mind pitching in $200/month to make up a short fall in rent but to avoid that you're looking at 30% down. The good news is you don't need all that money upfront.  We're looking at holding properties for a minimum of 5 years to maximize re-sale potential and income generation. 

The strategy is to buy pre-construction, put 30% down before closing, rent and hold for no less than 5 years ideally.

Why is location so important?  We want AAA locations because we want AAA rent rates and stable, established neighbourhoods in order to protect our investment. Add a new rail transit line with a area that’s due to grow in density far exceeding current and slated development housing options and Yonge & Egliton has all the right stuff.   

In September 2008, Metrolinx launched a regional transportation plan – The Big Move – a 25-year, $50 billion plan for coordinated, integrated transportation and transit in the Greater Toronto and Hamilton Area (GTHA). One of the first wave of projects currently underway is the Eglinton Crosstown, which represents an investment of $5.3 billion (2010$) toward better transit in Toronto.

The Crosstown is a light rail transit (LRT) line that will run across Eglinton Avenue between Mount Dennis (Weston Road) and Kennedy Station. This 19-kilometre corridor will include a 10-kilometre underground portion, between Keele Street and Laird Drive. 

Lets look at Yonge & Egliton more closely

• Average property values exceed $1,600,000.00
• Land values of $385+/Square foot.  
• New build construction costs $250+/Square Foot.  
• Condo rental rates in the area are $1500-1700/month for one bedroom units. 
• Development space is limited due to existing commercial and residential densities. 
• New Transit System on-line mid 2020

Of all the developments I'm aware of 150 Redpath Ave is the one I choose to endorse based on the criteria laid out above. I will have VIP access to units over the entire summer after which the development will be release to the public and prices will increase. Time is of the essence although we will have breathing room. The sales centre is due to open first week of June.  

If you'd like to discuss this project or other investment options while the value of our dollar can still buy more than cotton candy call me. I’m exited about 150 Redpath Ave and believe it’s a great option for investors and end users so if you know of any first time buyers looking to make the right move coming out of the gates please let me know. 

I've attached a link to the broker portal allowing clients to view the architectural renderings, floor plans, cost schedule etc..Contact me directly for username and password.

http://www.redpathcondos.com/broker/

Talk soon, 

Jimmy Vlachos

Royal LePage Signature 

416-953-0781

SOLD OUT IN 1 HOUR - A rare offering of well appointed Town Homes steps from Yonge and Eglinton

Two rows of 80 contemporary stacked towns, each between one and three bedrooms, with well-designed open concept interiors and private rooftop terraces and balconies, separated by a spectacularly landscaped shared courtyard. 

Starting in the $500's
Private Platinum Broker Sales Event on Saturday May 23, 2015
Offers and unit reservation on or by Wednesday May 20, 2015

Contact me for a private link to floor plans and renderings. 

Jimmy Vlachos
Royal LePage Signature 
416-953-0781
jimmy@incomepropertiesto.com

EXCLUSIVE ACCESS - Yonge and Eglinton Town Homes.

Contact me Directly for your private link to floor plans and architectural renderings.

You don't want to miss this development opportunity.

Worksheets are due at my brokerage Wednesday May 20th at 6pm. 

PURCHASED UNDER ASKING!! A story of how a home was bought for less than asking in Toronto's crazy market.

What makes you choose one agent over another?  What skill sets are you looking for?  Do you ask for a commissions cut?  Do you bother asking what duties and services the agent provides prior to asking for a commissions cut?

There are approximately 40'000 realtors licensed through TREB. Roughly 80'000 properties sold last year in Toronto.  Thats 2 deals per agent.

Does your agent drive a cab, work in the service industry or public sector part time?  I'm asking because each question is worth money. You should be asking.

A realtor needs a variety of different skills to be effective, to do their job properly.  A realtor's true job is to act as your spear and shield on the battle field of negotiations.  You could teach a monkey to send you listings or point to the pantry in the kitchen while visiting open houses. Monkeys are cute and can be bought with bananas but you don't want one handling the biggest financial transaction of our life.

A realtor essentially fights to get as much money as possible for your home while trying to reduce the purchase price of the property you're buying.  In this hot, crazy, multiple offer riddled market I'm mostly determining value based on intimate knowledge of comparable sold listings while managing the expectations and emotions of my clients so they don't do something they regret like miss the perfect house over a few thousand dollars or agregiously overpay.

The home above was listed for multiple offers but on the offer date my clients and I where the only game in town.  I presented our below asking offer and was quickly told that the sellers where looking for over asking.  The house was worth it.  Recently sold, comparable homes suggested a price point at least 15K over asking.

It took some negotiating but we got the house 10K under asking, 10K less than a house that just sold on a less desirable section of the same street without a garage.  We were all looking at the same information and statistics but I was able to present our position in a way that swayed the minds of the seller and listing agent.

If I was worried about paying my realtor desk fees, or being late for my "real" job if negotiations took too long I wouldn't have been capable of bending the will of the sellers.  If I was doing this part time I would not have had the confidence, intel and skill necessary to demonstrate I'm an authority in the industry, that my research is valid, that my position on value is correct.

My clients were willing to pay more but they trusted me to shave the price just enough to get the best deal possible while not blowing the negotiation.

When choosing a realtor look at the big picture, focus on the big number, the number with 6 to 7 zero's behind it. A competent realtor will more than makeup the full commissions simply through negotiations, research, and design alterations to make prior to listing your home will dramatically improve value.  

Money is just dirty paper until you wield it in a way that changes your life. Don't march into battle with a cheap spear or shield.  When your ready to make a move call me I've got you covered.

Jimmy Vlachos
Royal LePage Signature
416-953-0781

Murray Anderson, CPO

Manager, Client Service at Paragon Security

To put it as simply as possible; Jimmy is the "YODA" of realestate. Jimmy has helped my wife and I with the purchase of our first home, the sale of that home and now the purchase of our new home. To say I recommend Jimmy, is an understatement!

May 8, 2015

APRIL SALES STATS. Formal numbers to what you already know.. UP, UP AND UP.

Did your stock broker advise you to sell Oil short a year ago and buy it back in December 2014?

Did your banker tell you to convert all your Canadian currency into Greenbacks a year and a half ago?

No?  Neither did mine so don't sweat it.

Many of you are asking what play is the right one in a market this hot.  I don't have a crystal ball and I can't tell the future by looking at the stars but I understand that nothing can be done to increase interest rates without affecting the global markets.

I'm also aware that Toronto is the number one choice of residence for foreigners immigrating to Canada and international investors looking for a place to park their money.

If you're leaving your money in the bank or hiding it under your mattress it's simply withering away due to inflation while tangible assets like art, collector cars, and Realestate are skyrocketing.

Bear in mind it's not necessarily the value of tangible assets increasing due to an increase in demand or scarcity.. In part it's the purchasing power of our money quickly eroding thats driving prices up.

My plan is to buy assets, predominately Realestate, while money has enough value to do so.

Call me when you're ready to make a move.

Jimmy Vlachos
Royal LePage Signature
416-953-0781

SOLD in 4 DAYS - 3 Bedroom, 2 Bathroom Townhouse in Centennial Gardens.

Immaculate, bright and upgraded, 2 storey, 3 bedroom, 2 bathroom townhome available in sought after Centennial Gardens community. 1356 square feet home. Premium main floor unit. Hardwood floors throughout including the master bedroom. Gourmet kitchen featuring stainless steel appliances, granite counter tops, double stainless steel sink, pot lights, and under-cabinet valance lighting all of which are upgrades. 

Rare upgrades include bathroom on lower level beside family room, hardwood in master bedroom, berber carpets in 2nd and 3rd bedrooms and crown mouldings.  Open concept living with walk-out to spacious balcony perfect for relaxing with a drink or BBQ'n a couple of steaks. En-suite laundry on the main floor with direct access to garage and parking. This home has been loved and cared for by the owners. Move in and enjoy. 

EXTRAS INCLUDE:

Premium brand stainless steel fridge, stove, dishwasher and microwave/hood. New, upgraded AC unit (August 2014). Garage door opener and key pad. All light fixtures and window coverings upgraded by owners included. 

For additional information or to book a showing contact:

Jimmy Vlachos

416-953-0781

Royal LePage Signature 

March Sales Statistics. Why is the market so hot?

Did your stock broker advise you to sell Oil short a year ago and buy it back in December 2014?

Did your banker tell you to convert all your Canadian currency into Greenbacks a year and a half ago?

No?  Neither did mine so don't sweat it.

Many of you are asking what play is the right one in a market this hot.  I don't have a crystal ball and I can't tell the future by looking at the stars but I understand that nothing can be done to increase interest rates without affecting the global markets.

I'm also aware that Toronto is the number one choice of residence for foreigners immigrating to Canada and international investors looking for a place to park their money.

If you're leaving your money in the bank or hiding it under your mattress it's simply withering away due to inflation while tangible assets like art, collector cars, and Realestate are skyrocketing.

Bear in mind it's not necessarily the value of tangible assets increasing due to an increase in demand or scarcity.. In part it's the purchasing power of our money quickly eroding thats driving prices up.

My plan is to buy assets, predominately Realestate, while money has enough value to do so.

Call me when you're ready to make a move.

Jimmy Vlachos
Royal LePage Signature
416-953-0781

FOR SALE $149,90.00 INK PORT - RYERSON UNIVERSITY PRINTING BUSINESS - Equipment Owned and Included.

Premium Printing Shop For Sale. Loyal Business Following From University Of Ryerson. Specializing In Colour Printing, Portfolios, Large Format, Engineering Drawings, Selling Toner To Corporate Clients And More. All Equipment And Supplies Owned And Included In The Sale Price. 10000 Ink Port Client Database Included. Perfect Family Run Business. Excellent Opportunity For Someone With Experience Running A Cash Business. 

Training Available For Purchaser Including Business Orientation & Machine Repair/Maintenance. Seller Refills All Ink Machines, Thousands In Savings. Automated Payroll ADP. 1-800 Number/Website Included.
Financials Available For Review Subject To Conditional Offer. Current Gross Lease Under 3K/M To Be Assumed - 2+2 Years As Of August 1, 2014.

1-888-Ink-Port. Http://Ink-Port.Com/Ink-Port/

For more information contact:  

Jimmy Vlachos

416-443-0300 

Royal Lepage Signature 

SOLD - Corner Building with Parking in Trendy Jones Ave Pocket.

East facing, sun kissed, corner property located in trendy Jones Pocket right in between two nearby Starbucks locations. 

Residentially zoned, excellent opportunity for purchaser to design single family home according to personal aesthetic taste. 
Backyard is prime for garden and large, summer, entertainers deck.

Main floor once operated as a variety store with many potential uses subject to rezoning. 
2nd floor residential tenant currently pays $1028/month. Large rear deck on second floor. 

Walkout to backyard and parking from main floor. Finished basement with high ceilings. 90 Walk Score/go to Walkscore.com. 

Minutes to prime Danforth Ave retail, eateries and Withrow Park. Minutes to Pape Subway, Dvp & Gardiner Exp Way. Short walk to Gerrard Ave, Queen St East, Leslieville & Riverside. 

Many opportunities await the purchaser of this lovely property. Location, location, location!

For more information on this property or to book a showing call me.

For more information on this listing or to book a showing call me.
Jimmy Vlachos
416-953-0781
Royal LePage Signature

February Market Stats - UP UP and AWAYYYYY..

SOLD 97% OF ASKING PRICE: Beautiful Family Home in Prime Beaches Location $1'449000.00

Bright & beautiful 4 bedroom, 2 bathroom home overlooking Ivan Forest Gardens located in prime beaches neighbourhood. Although all original character has been maintained the Gum Wood wainscotting was recently painted to brighten the home.

A new, modern, luxury kitchen overlooks a formal dining room.  On the other side of the home is a large living room with built-in book cases and a wood burning fireplace with a private office tucked away in the back. 

The kitchen backs onto a freshly renovated sun room which walks-outs to a new deck and large private backyard. Original hardwood floors throughout except in the kitchen and sun room where flooring was replaced with wide plank hardwood during the renovation. 

The kitchen includes stainless steel appliances, polished slate counter tops, and walls wrapped in classic white subway tile.  

The home feature a basement apartment with separate entrance that was previously rented for $1400 per month. 

A Detached garage provides 1 parking space while the private driveway provides room for 6 more vehicles. This lovely home is move in ready, close to parks, TTC, the Gardiner, the beach, and all Queen St East has to offer. Make your move to the Beaches a reality with 126 Glen Manor Rd.

Improvements include:  New kitchen, polished slate counter tops, S.S. Appliances - Kenmore double fridge & pro gas range, Whirlpool dishwasher, Luxury hood. 

Aluminium roof - 2005 (50 Year warranty) Boiler - 2005. Gas heat unit - 2005. New windows main floor - 2013. New electrical panel and wiring through entire house - 2005. AC unit on second floor. All electrical light fixtures and window coverings.  All original doors included (5 French doors).  2009 Survey. All electrical light fixtures & window coverings. New, high, privacy fence and deck - 2013.

For more information or to book a showing call Jimmy Vlachos. If you're in the market looking to buy or sell trust your move to a professional, call Jimmy Vlachos today.

Jimmy Vlachos - Royal LePage Signature - 416-443-0300 

OCTOBER MARKET STATISTICS - 2014 YEAR TO DATE.