August 10th, 2010 by nsalter in Listing, Real Estate Trends
What’s making the news in the Toronto Beaches area when it comes to real estate? Some talk of a softening market (of the type Realtors, buyers and sellers are seeing all over the GTA). But what exactly does a dollar – or half a million of them – get you in the Beach?
Recently Toronto Life ran a story about a family that was determined to find a detached house for less than $475,000, in the Upper Beach. What made it interesting was that the buyers were actually a real estate agent and a home stager – hardly strangers to the whole real estate game.
The first house that met their needs was listed at $469,900, but sold for $536,600 – even though it backed onto railroad tracks.
The second home, a three bedroom near Kingston Road and Victoria Park, was listed at $499,900, but sold for $525,000 – perhaps an example of underpricing to attract more buyers. The couple finally found a home originally listed at $519,000, that had been reduced to $489,000 after sitting on the market for two months. They quickly bought for $480,000 – just a day before the sellers had intended to take the house off the market and re-list it at a better time.
If you are not picky about a detached home, and are willing to live in higher-density properties, the Beach can be downright affordable. This blog showcases two Beaches properties for sale, each no more than a couple of blocks from the lake, for under $400K.
Don’t despair; if you have less than $300K you can still buy in the Beach. We found this prime Beaches property listed at just $200,000. Of course, you may have to quit your day job to make it work for you!
Have you found an affordable Beaches listing or would you like to promote the sale of your own Beach home? Post a comment!
June 24th, 2010 by nsalter in House, Listing
It’s pretty easy, with such a good selection of homes for sale in the Beach, to just pick the most expensive property and name it our Home of the Week. So that’s exactly what we did. Honestly, this incredible home has so many features, is so beautifully renovated and well-located, that it beat out other properties hands down. If you happen to have a cool $2, 575, 000 laying around, don’t hesitate to plunk it down here.
Located on Beech Avenue, the 5-bedroom home defines ‘luxury’. Entertain with ease – there’s a huge open foyer for welcoming guests and a custom kitchen where the servants can cook for those guests. Kids are no problem with the open-plan family room which leads out to your own private playground complete with pool and media wired cabana house. Grownups will love the self-contained master wing!
You can view a ton of property pictures here. Or contact the listing agent via NOW Magazine here.
Have you heard of – or are you personally selling/buying – a home in the Beaches that you think rivals our home of the week? Let us know!
June 15th, 2010 by nsalter in Condo, Listing, One Bedroom, Three Bedroom, Two Bedroom
A prestigious Toronto real estate development in the Beaches neighbourhood has now been released! The luxury One Rainsford Toronto beach residences promise a private enclave of only 28 condominium homes for sale, ranging in price from $500,000 to $2.5 million. The project offers an elegant alternative from conventional low rise or high-rise condominiums; the ultra luxurious boutique condo building has just the 28 well proportioned homes with really nice finishes. It’s all just steps from The Boardwalk and the vibrant lifestyle of the Beach and Queen Street East.
It all starts with a ground floor retail base along Queen Street topped by 6 floors of condo apartments. The exterior façade of the Toronto Beach Residences is wrapped in warm natural stone and large expanses of floor to ceiling glass for great views and streetscapes. You can expect modern architecture, private rooftop terraces, and lots of ‘green’ features brought to you by the builder, The Riedel Group in partnership with Mitchell and Associates.
Some features of the units include:
- low VOC paints throughout
- crown mouldings in the living and dining rooms
- high baseboards
- wainscoting in the foyers
- an advanced HVAC system that offers reliable year round heating and cooling
- BBQ gas outlets on the terrace
- gas fireplace(s) as per plan
- Low-E thermoglazed windows
- 7ft solid core panelled interior doors,
- nine foot ceilings in main living rooms
- choice of engineered wood floors, porcelain tile, or natural stone floors in the foyer
- high speed elevators
- underground parking
- single plank engineered hardwood floors (or bamboo floors) in the main living room
- kitchens with granite or quartz counters, choice of natural stone, engineered wood or porcelain tiled floors, Euro style kitchen cabinetry, high end Energy Star stainless steel appliance set, double bowl stainless steel sinks and under cabinetry lights
- master baths include either porcelain or marble tiled full height shower surround, five to six foot acrylic bathtub, quality custom designed cabinets, porcelain or marble flooring and shower walls as well as frameless glass shower enclosure with a rain forest shower head
- in suite laundry with side by side or stacked washer/dryer as per plan
- an extensive green roof
- secure bike locker room
- smart irrigation system
- individual suite remote reading electric smart meters
The smallest unit is the one bedroom plus library/den, starting from $500,000 and offering 972 square feet of living space plus a 150 square foot terrace facing north. There are also a number of two bedroom plus den Toronto One Rainsford floorplans for sale that range from 1098 square footage to 2129 square feet. The outdoor living spaces come in the form of terraces and/or balconies between the sizes of 104 to an incredible 820 sq ft for Unit 405. The exposures are in all directions depending on the suite you choose. Should you wish to go all out, an even larger 3 bed plus library plus media room One Rainsford floor plan features two thousand three hundred and twenty four square feet of inside living with 469 sf total outdoor living and has views to the north and west. This unit 206 is priced at $1.2M. There are even 2 magnificent penthouse suites for sale.
For more information about these luxury Toronto condos for sale in the Beach District, please contact Scott of Remax Hallmark Realty Ltd at 416.698.0707 or see the floor plans here.
May 27th, 2010 by nsalter in Condo, House, Listing, One Bedroom, Rental, Three Bedroom, Two Bedroom
Maybe it’s the looming HST or the expected rise in interest rates, but buyers seem to be rushing to buy expensive homes in the beaches. Perhaps it’s time to sell YOUR waterfront behemoth before market conditions swing to drive buyers towards cheaper housing options. Here’s a sampling of what we found on the market recently:
Central Beach Townhome: The address and the list price are a mystery, but it’s supposed to be a ‘gorgeously renovated Victorian style end-unit townhome in the heart of the beach’, with features like a spectacular 22ft master suite with double skylights. It comes with a parking spot, locker and a backyard terrace too.
Detached in the Beach: At $749,000, the home sounds like typical Beaches family fare – three bedrooms, finished basement, hardwood floors, patio.
38A Lyall Avenue at Main & Kingston Road may be cozy with just 2 bedrooms and 2 baths, but for only $432,000, it looks like a good starter home and a nice entry point into the Beaches.
Upper Beaches Home: Closer to Vic Park & Danforth than the actual Beach, it’s still a short drive to the real thing – and at $309,000 for 3 bedrooms and 3 baths, the price can’t be beat. Get ready to roll up your sleeves and do some work on this semi.
One bedroom condo at North Beach Condominiums includes parking and locker. At 601 Kingston Rd, it’s for sure in the heart of the Beach.
$1500 for a 1-bedroom? That’s got to be a record, even in the Beach. The suite is located at Coxwell & Lakeshore and features a balcony, cable TV and Internet, underground secure parking spot, building workout room and concierge. The condo is for rent for the summer, if not longer, and includes all appliances (Microwave, fridge/freezer, stove/oven, dish washer, washer/dryer)
What do you think your Beaches home is worth? Does it outshine the examples above, or does it need a lot of work? Let us know and we’ll arrange for a free home evaluation to assess your home’s value.
May 18th, 2010 by nsalter in Condo, Listing
The Upper Beaches area already has its share of new loft-style condo projects, but Buildcrest will soon offer buyers the chance to buy authentic lofts inside a converted century-old church.
Only 10 lofts will be created in the Swanwick Heritage Lofts at the Gothic revival church building at 21 Swanwick Ave., near Main Street and Kingston Road in the Upper Beach. It’s the only real church conversion anywhere in the area, promising ‘cool spaces with a great exterior and beautiful interior space’.
The building, renamed the Swanwick Heritage Lofts after its street address, was originally built for the Emmanuel Presbyterian Church in 1893 and later expanded. In 1984, the Swanwick Heritage Lofts became a designated heritage landmark, which means the builder will not alter the exterior and work completely within the existing structure. Nothing will be added, but restoration work will be done to the original brick facade, stonework, stained-glass windows, interior wood details and exposed brick walls. The distinct square tower will even be accessible in one lucky unit.
Like townhouses, the lofts will feature three or four levels of living space, street-level access and private back gardens and terraces. Each of the Swanwick Heritage Lofts will have a different design, but all of them will feature open-concept spaces, soaring ceilings (higher than 10 feet), and multiple skylights and windows.
As mentioned, all the units are different. The Sanctuary models, for example, will have windows on the east and west walls (read: light filled from both sides), and a grand entrance landing – between the main floor and basement – with expansive glass panels and 14-foot ceilings.
Though each unit is different, some features will be common to all 10 units; there will be two or three bedrooms on the upper floors, while family rooms and laundry facilities will be in the finished basements. Dens will round out several plans. In most cases, kitchens will have islands for meal prep and casual dining.
The historic elements of the Swanwick Heritage Lofts will be complemented by the finest modern finishes, such as slab cabinetry, quartz countertops and engineered hardwood on the main and second floors, plus stainless-steel appliances. For superior outdoor entertaining, terraces will have water and gas outlets, and up to 1,230 square feet of space. Parking is included. Incredibly, the monthly maintenance fee will be only about $90 – significantly less than for traditional condominiums – and hydro will be separately metered.
There are no building amenities per se, but the site is surrounded by parks, community centres and sports facilities, along with supermarkets and public transit – including the subway and GO Train just north at the Danforth.
Further south along the waterfront are beaches, boardwalks and the Martin Goodman Trail.
Have you considered buying a loft in Toronto recently or do you think true ‘hard’ loft conversions are overrated? Let us know!
December 28th, 2009 by nsalter in House, Listing, Rental
Currently on the market in the Toronto Beach are three properties demonstrating what the neighbourhood has to offer in the way of living space and amenities. If you can’t afford a Beach home, don’t worry – there’s always rentals…
161 Willow Ave, $699,900 – Prime Beach, Willow & Queen detached home with 3 generous bedrooms, a renovated kitchen, hardwood flooring throughout. Enjoy a large deck, lovely perennial gardens and big yard in warmer weather. Accents include plenty of leaded stained glass! A cozy rec room is great for the whole family. Best of all, the house has parking. Of course it’s close to good Schools, parks, shops and cafes. Contact Ron Occhipinti of Prudential Properties Plus, Brokerage.
85 Beech Ave, $1,395.00 per month – Totally Renovated 1 bedroom! Brand New! Perfect Beach location close to Queen St E and the Boardwalk. This magnificent luxury apartment is available now! It features open concept living, granite counters, high ceilings, 5 Appliances, a stainless steel range hood and ensuite laundry. Hurry!
223 Woodbine Ave, $1050/month – Amazing value for a 2 Bedroom unit in the Beaches, at the north east corner of Queen St and Woodbine Ave. Pay only rent & hydro. This charming 2nd floor unit is available for Jan 1st or Jan 15th; and it’s only 300m from the boardwalk and Kew Beach! Parking is available, and the TTC is at your door (Queen streetcar, Woodbine and Lakeshore buses). Conveniently, the laundry room is onsite. Contact Gul at (905) 326-4337 or email email@example.com
Do you own a Beach property that you are thinking of selling or leasing as a vacation rental? Let us know!
November 16th, 2009 by nsalter in House, Listing
According to a recent study, the average price for a four-bedroom home in the Beach neighbourhood of Toronto’s East End is $795,000. But we keep finding steals on Beach homes! Check out this home below which just sold for $399,000 – about half the average sale price.
This charming home at 347 Kingston Road was offered for sale by Irene Kaushansky and Philip Brown of Keller Williams Advantage Realty. The asking price was $389,000.
The semi detached three bedroom, one bath home has parking and a finished basement with above-grade windows.
The kitchen isn’t the only area upgraded – the buyer will also enjoy a landscaped fenced garden with pond, terrific deck and patio, new windows, new furnace and numerous other mechanical/electrical upgrades…
…Not to mention the chance to move the kids into the coveted Norway school district.
After only 15 days on the market, the house sold for $10K over the asking price – still a bargain at $399,000 for a home in the Beaches!
Would you like to find a similar bargain in the Beach – or perhaps you have a home to sell on a busy Upper Beach street, and would like to find a qualified buyer fast? Contact Irene to get started.
August 31st, 2009 by nsalter in House, Listing, Two Bedroom
Earlier this year, a pair of builders purchased the home at 17 Frater Avenue in the Upper Beach (Woodbine & Sammon). They renovated it and put it back on the market within months. Very quickly, the house sold in multiple offers!
The house is described by listing agent Irene Kaushansky
as a charming bungalow on a quiet street.
Quality renovations include an updated kitchen and two brand new baths, new plumbing and electrical, new windows and doors, a new roof, new central air, as well as refinished hardwood in living and dining rooms and new broadloom in the bedrooms.
The layout was great for seniors and those desiring a carefree lifestyle, being a bungalow with only two levels of living space – easy to maintain and not too many stairs. A separate entrance to the professionally finished basement also offers income potential as an option.
17 Frater boasts a huge south facing yard, private drive and garage. The home was vacant with immediate possession, so potential buyers had the option of just packing the truck and moving right in before school starts!
Would you like to know what this Upper Beach home was listed at and what it sold for? (Hint: It’s worth knowing). Or perhaps you’d like to find just such a bungalow for yourself – or get top dollar for yours. If so, please contact Irene Kaushansky
of Keller Williams Advantage Realty
June 27th, 2009 by nsalter in House, Listing, Real Estate Trends, Three Bedroom
When it comes to Toronto real estate, the Beach is one of those neighbourhoods that’s hot, hot, hot. Last week buyers braved the heatwave to place their bids on 25 Darrell Avenue, a semi-detached starter home at Woodbine and Gerrard. When the dust had settled, the house, which was listed by Irene Kaushansky of Keller Williams Advantage Realty for $349,000, had sold for $419,000!
Billed as a charming starter home on quiet dead end street, the home boasts a surprisingly spacious main floor with bright living and dining room, and an eat-in kitchen with walk-out to the beautiful covered deck and private zen-garden retreat.
A rare full bath on the main floor is a bonus, while the upper bath features a funky clawfoot tub. More exterior access is provided via the back bedroom, which walks-out to a private south facing deck. The terrific finished basement with rec room plus a spare bedroom would be great as a teen retreat.
Buyers were also inspired by 25 Darrell’s many mechanical updates including a newer furnace and roof, siding, chimney, and mostly new wiring.
What recession? If you own a similar home and would like to get top dollar for it, please contact Irene Kaushansky at 416 259 2444 or firstname.lastname@example.org
May 4th, 2009 by nsalter in Listing
Steve Newberry, owner of 1 Victoria Park Avenue in the Beach, has gotten real. Now when people come to view his home, he takes the dog and the kitchen clutter with him and goes for a long drive. He’s vowing to keep this up until his house sells – in today’s market, it can take that little extra to attract buyers, and Steve isn’t taking any chances with buyers who might be afraid of dogs or turned off by his kitchen utensils.
Last fall, his stunning, 12 year old home near Queen and Victoria Park sat on the market for two months without a single showing, and had no offers. He’s learned his lesson, cutting the asking price by over $150,000, hiring a new agent, rearranging the furniture and clearing out loads of belongings on the advice of a home stager.
Steve is one of many Beach sellers who seem to accept that prices have come down in the Toronto core, and buyers now have the upper hand. The good news for sellers, of course, is that any new house they will buy will likely have dropped by the same amount. That sounds perfect for Steve and his partner, who hope to ditch the Beach and buy a house with a larger lot and a swimming pool in the west end.