Home Sales Jump 30% in May 2018

GTA home sales grew 30 per cent from April 1-15 to May 1-15, according to data from a report.

Condo sales are particularly high, rising 48 per cent month-over-month for the first two weeks of the month. In comparison, detached homes saw a 21 per cent month-over-month increase.

The GTA housing market has remained relatively cool so far this spring, activity could be starting to heat up in May.

 

The market continues to be a cool relative to last year, as both sales and new listings are down from 2017’s record heights.

“In the [GTA], the sales-to-new-listings ratio increased from 35 per cent last month to 39, reflecting continued, though slightly tighter, buyers market conditions,” reads the report. “However, in the city proper, the ratio rose from 38 per cent to 45, making the move from a buyers’ market to balanced.”

A ratio of between 40 to 60 per cent is considered balanced, with readings above and below indicating buyers and sellers markets, respectively.

The report uncovered a more subtle sign that the market could be warning — early indications that bidding wars could be starting across Toronto.

“As spring sales start to increase, terminology found in MLS listings reveals that bidding wars in the 416 region have returned,” reads the report. “A query for common terms which usually indicated bidding wars are expected, reveals 197 active Toronto house listings including the wording ‘acting offers’ and 209 with ‘register by.’”

Earlier this month, Toronto Real Estate Board president Tim Syrianos predicted that the market would begin to see an uptick in activity heading into the summer months.

“A strong and diverse labour market and continued population growth based on immigration should continue to underpin long-term home price appreciation,” he wrote, in a statement.

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Toronto sees a surge in purpose-built rental development

After decades of slow or almost no growth in new purpose-built rental construction, the Greater Toronto Area may be in the middle of a mini-surge as a range different players are finding creative ways to keep some of the region’s land from turning into another new condominium.

With one of the tightest rental markets in the country, one of the most expensive home ownership markets and a booming population, it should be no surprise that the Toronto region has pent-up demand for rentals. What’s new is that the math for builders is finally starting to make sense to build new rental – particularly in the luxury and premium rental market – which is leading to an uptick in supply in levels not seen since the mid-1990s.

According to data from real estate analysts Urbanation Inc., six projects and 1,723 units began occupying in 2017, but it projects that in 2018 nine projects equalling 2,669 units will be delivered.

There are also 162 proposed rental projects across the GTA, which could add up to 34,054 units. Of that, approximately 27,000 are in city of Toronto, and almost 17,000 are even more centrally located in the boundaries of the old city of Toronto.

The region never stopped building rental housing, but as a 2017 Ryerson City Building Institute report noted, its only in the past two years that the market has seen more than 2,000 rental construction starts per annum since 1994.

“New market rental is badly needed in the downtown,” said Cary Green, chairman of Greenwin Inc., which just announced that it won a request-for-proposal to build 700 units of rental as part of the Provincial Affordable Housing Lands Program in exchange for keeping 30 per cent of the building affordable for 40 years. The site, near Bay and College, is the kind of downtown land the company could only dream of acquiring in the open market. “It’s very challenging today – we’re competing with the condo market. They can pay more money for the land than the rental market has been able to in the past,” Mr. Green said.

The competition between condos and renters for land is why some of Canada’s biggest pension funds and insurers are teaming up with the the region’s biggest landlords to squeeze new rental buildings onto their existing properties.

“Up until the mid-2000s, a lot of the landlords or owners would grow by purchasing existing rental assets,” said Drew Sinclair, Principal at SvN Architects and Planners. “Now, the cost of building is less than the cost of buying. That’s a really dramatic transition.”

Earlier this year, Minto Capital, a part of the builder and landlord Minto Group, announced one its first new-build rental buildings in years was nearing completion in Oakville: 1235 Marlborough is a 14-storey tower on the grounds of its existing Marlborough complex in the College Park neighbourhood at Trafalgar and Upper Middle Road.

“We’re catering to two markets: students with a roommate or downsizers that are coming from larger homes and can’t envision their lives shrinking into a one bedroom,” said Ben Mullen, vice-president of asset management, who said the building has 144 units, 97 of which are two-bedroom (starting at $1,675 a month) and 46 are three-bedrooms (starting at closer to $2,000).

Mr. Mullen said that major landlords such as Minto have two options to increase the value of their portfolios: “reorientation,” which means renovating old buildings with more attractive modern amenities to enable charging higher rents; or intensification, which means squeezing a new building onto the existing land, which also lets it charge higher rents. “We are seeking rents that are greater than our existing building,” he said. “ This is the only one that would fit at Marlborough. We have a couple other we’re working on in the GTA that are very similar.”

Mr. Sinclair, whose firm has consulted on planning and design for many of these landlord companies, said there are 2,700 high-rise apartment buildings in the city of Toronto alone, the majority of which are “tower in the park” configurations ripe for intensification. “There’s a huge amount of potential for a significant amount of rental housing to come online,” he said.

But the ability to charge premium rents in the GTA is also what’s drawing in new players, such as condominium builders Camrost Felcorp Inc., which added a luxury rental building – 101 St. Clair – to its redevelopment of the Imperial Oil headquarters.

The market they are after is “that Forest Hill homeowner who doesn’t quite want to make the full commitment. 101 St. Clair is the toe in the water to see if this lifestyle is right for them,” said Joseph Feldman, director of development at Camrost. He said 101 St. Clair is about 50-per-cent leased, but while one-bedroom suites start at $2,295 a month, some of the larger 1,500 or 2,000 square foot units hit $5,500, or even $20,000 a month for its highest-end pads.

“We are hot on the market, we believe, in the product that we build. We’re on the verge of pulling the trigger on another purpose-built [in the company’s new community in Leaside], “ he said. “The joke in our office is that in the past 41 years we’ve built 11,000 units – imagine if we kept all of those as rentals.”

While it might not seem like high-end units perform a useful role in solving the affordability issues that rental usually addresses, Altus Group chief economist Peter Norman suggests a different way to think about it. “The city itself is 650,000 units strong. That’s the size of the rental stock in the GTA. If you don’t provide at the high end, it’s a cork in the bottle; nobody can move up.”

That said, the luxury market might not be able to address the growing region’s needs.

“If we’re starting to build more housing, more rental, there is a bigger opportunity there than if we’re just focusing on the luxury market,” said Graham Haines, research and policy manager for the Ryerson City Building Institute, one of the authors of a report that suggested the GTA needs to add 8,000 new purpose-built rental units a year until 2041 to keep up with population demand. If the majority of new rental units go for premium rates, “Obviously, our lowest income people are pushed further and further down the property ladder,” Mr. Haines said.

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A mortgage can be painful but For the wealthy, it’s a money-making tool

Canadians typically consider mortgages as a burden, to be paid down as quickly as possible, or at least before retirement.

It may seem counter-intuitive, but for the wealthy, mortgages are a tool to make more money.

Carrying a mortgage when you don’t need one might seem like a head-scratcher. Why borrow when you’ve already got plenty of funds at hand?

But as F. Scott Fitzgerald purportedly once said, “The rich are different from you and me.”

Wealthy people take out mortgages against their real estate holdings and use the money to invest.

JGARERI/ISTOCKPHOTO

It sometimes makes sense for high-net-worth people to take on new debt, says James Robinson, mortgage agent at Dominion Lending Centres in Toronto.

“Using your real estate holdings to borrow money for investment purposes – either your principal residence or any other investment or personal-use property – falls under the ‘wealthy people become wealthy by using other people’s money’ category,’” Mr. Robinson says.

“If you can invest at a higher rate of return than you can borrow, you will increase your wealth and, therefore, your net worth.”

There are also tax advantages, though Mr. Robinson advises investors to seek professional advice about tax implications. In Canada, mortgage interest is not tax deductible; however, the interest paid on funds borrowed for investment is, so borrowing has to be structured carefully to avoid running afoul of the Canada Revenue Agency.

Remortgaging or taking a line of credit secured against property can also be advantageous for investors who are affluent but don’t quite reach the high-net-worth (HNW) category.

Financial institutions generally consider HNWs to be people with $1-million in liquid assets, while those with $100,000 to $1-million are considered “affluent” or “sub-HNW.”

One reason that HNW clients can consider taking on a mortgage is that “normally, they’re the ones who have access to assets for security [their houses and other properties] as well as the income required to service the debt,” says Paul Shelestowsky, senior wealth advisor at Meridian Credit Union in Niagara-on-the-Lake, Ont.

For those who are barely at the HNW threshold but want to boost their investable assets, “unless you can obtain a preferred rate from your lender, using secured debt is the only advisable way to borrow to invest,” Mr. Shelestowsky says.

Mr. Robinson cites several good ways to borrow to invest.

“The most common strategy used is to simply refinance your principal residence to access some of the equity you have built up over the years, and use the additional funds to purchase an investment property,” he says.

Wealthy borrowers who refinance in this way increase their asset base through leveraging, but this also is contingent on the value of real estate going up, Mr. Robinson adds.

“If you own $600,000 worth of real estate and prices rise by 5 per cent, you have increased your worth by $30,000. If you leverage and now own $1.2 million worth of real estate and prices rise by 5 per cent, you have increased your worth by $60,000.”

What could possibly go wrong? A few big things, the experts say.

For one, it’s never certain that the value of real estate will rise. There’s always the risk that you will be paying off a mortgage on a property whose value is drifting sideways, or even dropping. This could be happening, too, as your market investments are nosediving.

“Remember that when you leverage and asset values fall, the same multiplying effect occurs in the opposite direction. Don’t get caught in a get-poor-quick scheme,” Mr. Robinson says.

Real estate values do tend to go up over time, but it is not a straight line, he adds. In Ontario and other parts of Canada, the years from 1989 to 1996 were brutal for real estate values.

Debt-holders must be patient, says Andrea Thompson, senior financial planner with Coleman Wealth, part of Raymond James Ltd. in Toronto. “Investors must be able and willing to sit with a paper loss and continue to collect the monthly income, rather than panic and sell at a loss.”

Investors considering taking a mortgage should also be mindful of rising interest rates. The Bank of Canada is holding the line on rates for now, but it has hiked its key lending rate three times since last July, Ms. Thompson says.

High-net-worth borrowers also should consider the type of mortgage. “Looking at a variable rate or open mortgage might be preferable to some who want more flexibility, if they want to collapse or modify their strategy if and when interest rates rise,” Ms. Thompson says.

A different way to go, Mr. Robinson says, is to take what some lenders now offer as an “all in one” borrowing product, secured by real estate.

“This combines a mortgage with a home equity line of credit to allow you excellent flexibility in your borrowing as well as the ability to keep your borrowing segmented for interest calculation and tax deductability,” he explains.

Even the wealthy should be cautious in this volatile investment climate, Mr. Shelestowsky says.

“An overarching theme from the investment world is ‘lowered return expectations’ going forward,” he says. “Target expectations have been drastically reduced across all investor profiles.”

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