二手房成交量增加，房地产市场改善了！

2017年12月1日 – 11月份的房地产市场由于成交量剧增，市场突飞猛进了一把，特别是低价位段的房屋。

11月份共成交1,411 单元，比去年同期增长15 %，尤其是低于50万的房屋。

“一方面因为消费者信息增加、再加上明年的贷款政策变严，导致了11月份成交量的剧增，” CREB® 房地产局首席经济学家Ann - Marie Lurie说到。她还同时强调，上一次成交量贴近长线均值是在2016年10月份，那一次是第一次国家宣布买家评估贷款的利率大幅增加“。“在接下来的月份里，我们要持续观察需求的变化了，因为经济条件的改善因该能弥补2018年一月份贷款政策的缩紧,” Lurie讲到。

成交量增加最多的是30-40万之间的独立屋产品段（那可不，这部分的买家再明年贷款政策下来以后，几乎就短期无缘购买称心的房子了，还不赶快下手？！），公管公寓、排屋成交量最多的是30万一下的房源。

“我们看到很多消费者增加了对房地产市场的信心，同时很多人对于新贷款政策的缩紧有所担心，但是大家仍然好奇究竟这次贷款缩紧会给消费者带来什么样的影响，” CREB® 房地产局主席David P. Brown补充到。 “很多买家出手是因为想利用市场上不同价格房源的大量供给，好多多赛选自己的理想家居。” 

成交量剧增、上市新房源比较稳定，帮助缓解库存可售房源保持均衡状态。然而，供给量和需求量相比还是稍多一些，给价格上涨施加压力。

整个城市总体来讲，市场基准价收在$436,700, 比十月份低了0.50 %，比去年同期微高0.46%。但是中间价、平均价都比去年明显降低。这也没有什么惊讶的，因为今年的11月份成交的很多房屋价位比去年低，所以拉动中间价、平均价走低。

Gracious Home in Tuscany waiting patiently for your beautiful family to move in. This is an awesome location: A short walk to both elementary and middle schools and 2 blocks to the grocery store, pub, the Residents Association amenties and public transportation. Lovely, inviting, 1650+ sq ft home with a charming curb appeal, a traditional floor plan and generously proportioned principle rooms: including an elegant flex room, spacious living room with a fireplace and delightful bright, sunny kitchen and dining area. Ascend to find an ample master suite with a large walk in closet and en suite bath, the main bath and 2 additional bedrooms - one with a peek-a-boo mountain view over the rooftops. The lower level is fully developed. This home boasts 3 and 1/2 baths and a main floor laundry. With great bones, this is a wonderful opportunity to buy a little larger home with great potential at a great price. Get inspired! Add your own personal touches. Update as you go. Create a haven in Tuscany to call home.

11月份Jason和我正式和NewInfills团队合并，对我来说因为想借鉴这一团队在infill社区的开发建筑经验，他们团队是卡尔加里销售infill社区成交量第一的团队，同时因为开发建筑项目太多，分别和包括第一大infill建筑商等等合作多年。

下面的图片是10月份的infill开发商报告，让我眼前一亮，我还从来没有见过这么详细的对比报告，希望你们也喜欢。

对于有意接收老社区开发建设信息报告的朋友，请发邮件, 谢谢！

2017年9月29日 516 3？ ST NW， C4119131。在前后出了两次offer之后，最后成功帮助买家购买了一套infill排屋。 

买家是我的老客户了，几年以后决定卖掉原来购买的4plex，购买一套不再交管理费的独立屋。但是infill的独栋房子太贵了，所以我们只能购买duplex。 

买家很卖力选看房源，一有合适的我们就出去看，原本我们只看Parkdale、Hillhurst的房子，后来我们也看过Capital Hill的几套房子。我们给Hillhurst的一套带walkout的房子出了offer，也pending了。但是很遗憾，买家就是对那套房子没有感觉，尽管作为经纪人，那套房子因为地段、房型的原因性价比是我最希望他们家购买的。但是，买家就是不心动。 

最后，买家家庭成员中2：3的比率，决定出给这套房子offer了。我因为从事房地产销售10多年了，擅长谈判、洞察心态，所以从86万砍到81万，一套街上的排屋短期都卖到90万以上。谁叫是买家市场呢，要砍到骨子里头，开发商建完的房子不卖怎么办？天天持有，卖家能撑多久？？总之，价格砍得挺好的，买家还满意。结果房检后，我们有些地方需要开发商修复了。依据new home warranty，买家100%肯定可以跟进卖家/开发商，但是买家希望交房前就要修好，同时我加进holdback。可是，卖家不同意任何holdback。双方坚持不下，房子第一次没有买成，我们给卖家发送了non-waiver。 

后来，因为买家家人对比来对比去，还是更喜欢这套房子，我们又再次催促开发商跟进维修事项。同时，买家家人不想搬进以后有任何跟进事项，我们有要求卖家必须在交房之前安装完毕原来同意的dryer、washer。总之，最后在交房之前卖家把全部事项都修复好了，买家又再次聘请房检人员回来复查，我的买家才满意的解除了我加进合同中的买家特殊条件。 

谢谢，Alan！ 

15.24 x 41 metres (50 x 134.5 feet) R-C2 lot for developer, 3 suites in this large bungalow for investor, rental is $3000/month right now, was $3450/month beofre - two on the main floor and one down - all with private access. Though they are not legal, the property is zoned R-C2 and they have been constantly rented for a very long time. Newer roof, furnace & hot water tank were installed in 2016. 50 x 134.5 feet lots in Hillhurst are becoming increasingly rare - not too many of them left. At some point this lot will be redeveloped and until then it could lived in or rented out. Steps to the shops and cafes of Kensington. Minutes to elementary, junior high, senior high schools, SAIT and ACAD. 9 minutes by bus to the UofC. Walk or bike downtown along the Bow River walking/cycle paths. Great inner city location close to everything.

并非所有中国买家都是一样的，他们来自中国各地，不同地区的购房偏好和需求各不相同。

然而，在海外投资时，他们普遍关注类似的问题——在我们的居外信息图中，我们总结了他们在购房前通常考量的十大标准。"

卡尔加里房地产的现状

价格和去年差不多，但是十月有所停滞

十月份的房地产市场状况几乎效仿上个月的趋势，成交比较缓慢，库存可售房源增加，迫使未来价格往下调。和上个月一样，成交量不足以迫使价格像年初那样逆势而行。

成交量总计为1,467单元，库存可售房源增加到总计6,463 单元，平均在市场上的月份数是4.4个月份。过去几个月以来库存供给和需求相比较，供给房源持续增加，导致价格上涨备受阻力。10月末市场基准价几乎没怎么变动，$438,900, 比；9月份微调低 0.6%，和去年没什么区别。  

"尽管2017年经济有所改善，但是反映到房地产市场上还是需要时间的。虽然就业机会增加，但是绝大部分都是传统的低收入工种，" CREB® 房地产局首席经济学家Ann-Marie Lurie说到。 

"我们同时持续面临新增移民人口减弱、高贷款利率、贷款政策紧缩等等挑战，这些不利因素加起来就影响着消费者对房地产市场的需求，延缓了市场复苏的步伐。" 

同时卡尔加里范围内几乎大部分区域各个二手房产品库存都增加，最明显的是有些区域内有大幅新建房屋增加。（你看这里说的，指得到底是啥？边缘的新房子，还是老城区的infill翻建房源。这可是不能含含糊糊的。）

独立屋产品段，挂牌增加最多的是30-50万的房屋。这部分房源占了独立屋总体在售房源的42%（这可不妙，供给太多，卖不出价）。总体而言，62%的在售房源价格低于50万。

"现在市场上低价位的房源供给量可以前些年多多了," CREB® 房地产局主席David P. Brown提到。"这对于买家来说是好事，有更多的房源选择，尤其是那些担心贷款政策不断调整会影响到购买力的买家们。" 

整个月份价格调整最大的是公管公寓产品段，比前一个月份低了0.8%，比2014年高峰月份低了13 %。

尽管价格近期有所调整，但是连体房、独立屋的价格和去年相比还是比较稳定的。更多细节，请点击下面的链接。

卡尔加里市报告

周边城镇报告

Avenue worked with Leger to crunch the numbers. These are the top 10 neighbourhoods in Calgary in 2017 based on those survey results.

                                                                      BY SHELLEY ARNUSCH, ANDREW GUILBERT AND KARIN OLAFSON

Each year since 2010, Avenue has worked with Leger, a research and marketing
company, to run a survey that gets to the heart of the question: What are Calgary’s
best neighbourhoods to live in? 

Rather than simply voting for their favourite neighbourhood, survey respondents consider
various characteristics and tell us which ones are most important when they think about a
good neighbourhood. Are parks and pathways preferable to bars and boutiques, for example? Is it more important to have access to major roads than access to schools? Is proximity to a public
library preferable to proximity to a movie theatre? 

Each year we tweak the survey for clarity and to respond to the previous year’s results,
eliminating characteristics that were deemed unimportant to most and trying new questions.
We also update the quantitative data that Leger uses to compare each neighbourhood once
we know how important each characteristic is. 

This year, we did a total data overhaul and that caused a few exciting changes in the results. 

With the launch of the City of Calgary’s Open Data Portal in late 2016, we had access to more
detailed and more accurate information than ever before. What changed the most this year
was how we counted parks. Previously, we simply counted how many green spaces were in
each neighbourhood. Using the City’s open data, we could include information on the actual
amount of park space — the more hectares a park is, the more points we allocated to it.
This change caused some big movements in the rankings. Varsity moved from 47th overall
in 2016 to first and Edgemont moved from 70th in 2016 to third. 

In many other ways, the results are similar to what we have found in the past. This year,
Calgarians’ top-five most important neighbourhood characteristics were access to parks and
pathways, low crime, walkability, access to restaurants, cafés and pubs, and high community
engagement. In 2016, parks and pathways, low crime and access to restaurants were also
among the top five. 

It’s important to note that the best neighbourhoods in Calgary, as determined by this survey,
aren’t necessarily going to be the best for every Calgarian in the city. Different people value
— and need — different things. Fortunately, each neighbourhood offers something that makes
 it the best to someone and there is a neighbourhood that offers the best for each of us. —K.O.  

1. Varsity

This year’s overall Best Neighbourhood sits in that sweet spot where you get all the best
parts of being both old and new. Seniors aging in place in modest bungalows share calm
streets lined with mature trees with energetic young families in new builds, creating a
nice, welcoming mix.

The neighbourhood also occupies a sweet spot in terms of getting around. Located just west
of the University of Calgary, residents get the benefit of both a reasonable commute to
downtown (either by vehicle or via the C-Train from the Brentwood and Dalhousie stations
on Varsity’s eastern edge) and an easy escape to the Rockies.

The banks of the Bow River beckon to the south, while Market Mall provides a convenient
hub of shopping amenities within the community, everything from fun and frivolous boutiques
to a full-sized Safeway grocery store.

Varsity’s streets and pathways are conducive to walking around, yet the neighbourhood’s
expansiveness means you never feel fenced-in — even the actual fenced-in residential lots
are spacious and comfortable-feeling. Plentiful park space and recreation facilities, including
the scenic Silver Springs Golf and Country Clubon the banks of the Bow, encourage active
living in residents of all ages.

It’s a neighbourhood with a view, a river on one side and the C-Train on the other, wide-open
sunny spaces and mature, shade-giving trees. It perfectly encapsulates what expat Calgarians
dream about when they think about home, and it’s why Varsity deservedly owns the sporting
chant of “we’re number one!” —S.A.

ROOM TO IMPROVEWhile it’s hard to find fault with Varsity, advocates for urban density would identify the 
relatively low number of people per square kilometre (1,855) as potential grounds for 
improvement. The proximity to the university and the neighbourhood’s conduciveness 
to a car-free lifestyle would make Varsity a prime candidate for secondary suites; however, 
as of January 2017 there were no approved secondary suites registered in the community.

2. Beltline
The vibrant area south of the downtown core known as the Beltline is chock full of great 
restaurants, cool cocktail bars, packed pubs, bumpin’ nightclubs, boutiques and bookstores, 
coffeehouses, yoga studios, boxing studios and anything else a connected Calgarian would 
be tuned into. Tucked into the mix are charming urban parks and green spaces to chill out in,
heritage monuments like the Memorial Park Library and Lougheed House to explore and 
admire, a handful of hip hotels and a variety of options for residents to do their grocery 
shopping and run drugstore errands. Plus, you can get your bike fixed, get your skis tuned 
and get yourself a nice bottle of wine, all within a few buzzing blocks. Sure, living in the heart 
of the action isn’t going to be everyone’s cup of tea, but for the many Calgarians seeking a 
vibrant scene (not to mention an easy walk, bike or skateboard ride to work), the Beltline 
brings it. —S.A.

ROOM TO IMPROVE

It should come as a surprise to no one that a highly populated area with an active nightlife that
draws crowds from outside the community will have problems with crime. The Beltline’s rate of
439 crimes per capita is this inner-city neighbourhood’s Achilles heel, putting it leagues above
the 65 crimes per capita of top-ranked Varsity. 

3. Edgemont

Nose Hill Park, the expansive prairie-grassland preserve in the city’s northwest, is a huge
asset (literally) to the neighbourhoods nestled around its borders. It’s one of the key reasons
why Edgemont, which tucks up against Nose Hill Park to the west, edged up into the top five
this year. 

But Edgemont has more going for it than just its proximity to this favoured destination of
cyclists, runners and owners of energetic dogs. The community association’s membership
count of 780 exceeds that of top-ranked neighbourhood Varsity, and Edgemont also scores
high in the area of community-supported projects. These, and other indicators of healthy
community involvement, could be due to the fact that the neighbourhood is comprised primarily
of single-family homes, with the majority of dwellings (86 per cent) occupied by the homeowners.
That pride of ownership, in both home and community, is likely one of the reasons Edgemont
can also claim a reassuringly low crime rate, well below any of its fellow top-five. —S.A.

ROOM TO IMPROVE

Easy access to arteries such as John Laurie Boulevard and Shaganappi Trail is a boon for
car commuters, but outside of that, the picture gets bleak. With strikingly low scores in both
walkability and transit access, just over two per cent of Edgemont residents walk or bike to
work. 

4. Brentwood

Brentwood is a perennial strong finisher in the Best Neighbourhoods survey, which makes
sense since it has many similar attributes to this year’s number-one, Varsity. Brentwood sits
just across Crowchild Trail to the north of Varsity, positioning it to be walkable to the University
of Calgary and just a zip of a commute downtown, either by car or C-Train from Brentwood
station. Residents include a mix of old-timers and young families and everyone in between,
with a vibrant university-student population, as well. 

A wealth of shopping amenities includes four grocery stores. There are also several community-
fostering organizations within the neighbourhood, including a Calgary Public Library branch,
a community garden and the well-used Brentwood Sportsplex, which is a hub for everything
from figure-skating and hockey programs to Scrabble and bridge groups. All contribute to the
sense that this is a neighbourhood that’s friendly, fun and comfortable in its skin. —S.A.

ROOM TO IMPROVE

From the outside, Brentwood seems like the ideal community for aging in place; however, the
lack of any nursing-home facilities means that long-time residents who might require this kind
of care in their twilight years are forced to uproot. 

5. Signal Hill

The west-end neighbourhood of Signal Hill is easily identified by the striking geoglyphs on the
hillside at Battalion Park. The large-scale installation of whitewashed stones placed to create
groupings of numbers serves as a memorial to the Albertan soldiers who fought in the First
World War in battalions 137, 113, 151 and 51. This unique fusion of heritage and public art sets
Signal Hill apart — as does the exceptional shopping at the base of the hill. Westhills Shopping ]
Centre is practically a neighbourhood in its own right, with everything from a Real Canadian Superstore
(with liquor store and gas bar) to a Cineplex Odeon multiplex. Among the vast array of retail
options is arguably the city’s best Winners store, which contains a trove of high-end designer
items at double-take prices. 

Bordered to the south by Highway 8, Signal Hill is also well positioned for getting out to the
mountains, whether for biking in Bragg Creek in the summer or skiing at Nakiska in the winter.
For these reasons, and more, it can proudly claim its spot in the top five. —S.A.

ROOM TO IMPROVE

While Signal Hill has an admirable number of registered community members, the
neighbourhood lacks a community centre, which hinders its community engagement.

6. Huntington Hills

Nestled between Nose Hill Park and Deerfoot Trail, Huntington Hills scored among the top
Calgary neighbourhoods for playgrounds, access to libraries and parks and pathways. It also
ranked among the top 15 for recreation facilities, schools and grocery stores. Between its
community centre and sportsplex — which offers a number of recreational programs such as
curling, soccer and ringette — and its skateboard park, there’s always something happening
in the Hills. —A.G.

7. Bridgeland/Riverside

As the home to great restaurants such as Shiki Menya, Tazza and Blue Star Dinner,
Bridgeland/Riverside has people talking (often with their mouths full). A wealth of amenities —
including grocery and drug stores — as well as proximity to downtown make this inner-city
community very walkable, and more than 20 per cent of commuters here opt to bike or walk
to work. –A.G.

8. Arbour Lake

At the crossroads of Stoney Trail and Crowchild Trail, this northwest community is well
situated for getting around the city and getting out to the mountains. But it’s what’s inside this
neighbourhood that really counts, particularly the residents’ association members-only beach
around the community’s eponymous lake. Not surprisingly, Arbour Lake also benefits from a
high community-engagement score. —A.G.

9. Downtown Commercial Core

High walkability and easy access to public transit make living in the Downtown Commercial
Core carefree for the car-free set. This urban area also brings an abundance of shops and
restaurants to the table, as well as the theatrical and musical happenings at Arts Commons
and the summer fountain-turned-winter skating rink at Olympic Plaza. —A.G.

10. Crescent Heights

Straddling Centre Street, just north of the Bow River, Crescent Heights benefits from being
close to downtown, with the walkability and transit access that affords. A variety of amenities
and good community engagement also helped this ’hood rise in the rankings. It’s also home
to McHugh Bluff Park, which offers one of the most picturesque views of the city’s skyline.
—A.G.

自2010年以来AVENUE杂志就和Leger一起协办评选卡尔加里的最佳居住社区。2017年的社区名单是

1,  Varsity

2, Beltline

3, Edgemont

4, Brentwood

5, Signal Hill

6, Huntington Hills

7, Bridgeland/Riverside

8, Arbour Lake

9, Downtown Commercial Core

10, Crescent Heights

总体来说都是市中心往北的人投票去了:):)。也有西南的从Signal Hill参与的投票人，东南的人全都不上电脑，去小区湖里玩了。东北的人干脆都去新移民协助站了、或者去Temple礼拜了:):)。

具体调查信息链接如下：
Calgary Top 10 Neighbourhoods

Both Calgary and Edmonton saw strong year-over-year increases in total dollar value of commercial property sales during the first half of 2017 as a result of the ongoing stabilization of the oil sector. In contrast, total dollar value of commercial real estate sales in Greater Vancouver declined by 37.5 per cent during the second quarter, indicating a return to market activity levels seen prior to 2016, which was a year of record-setting activity. Winnipeg’s commercial market remained strong with high demand across almost all property types, while Regina and Saskatoon slowed due to the ongoing downturn in the commodity sector.

With the worst of Alberta’s recession appearing to be over, the province’s two largest markets have seen strong commercial property investment in 2017. The total dollar value of commercial real estate sales in Calgary in the first half of the year was $1.43 billion, an increase of 55 per cent over the $932 million total in the first half of 2016. Alberta’s capital city also saw significant year-over-year growth in total sales value for commercial properties of 39 per cent, topping $1 billion at the mid-year point for the first time in three years.

In contrast to growth in Alberta, Greater Vancouver’s commercial property market slowed during the first half of 2017 after significant total dollar value and activity increases during the same period in 2016. There were 595 commercial property sales in the second quarter of 2017, compared with 875 sales during the same period last year. The slowdown in activity is due to a lack of supply across the market, limiting opportunities for investors. New development projects around the waterfront and BC Place are anticipated to alleviate some of the pent-up demand in Greater Vancouver in the coming years. Demand continues to be primarily driven by local investors, but there is also strong interest from offshore buyers from Europe, Asia and the United States.

 Virtually all commercial property types in Winnipeg are in high demand and investors view properties with passive income streams as most desirable. Continued low interest rates have fueled demand, and recent rate hikes from the Bank of Canada are unlikely to slow activity in the market as rates remain relatively low. Overall, the outlook for Winnipeg’s commercial property market for the remainder of 2017 and 2018 is positive, with strong anticipated demand moving forward.

Similarly, there is optimism in Regina and Saskatoon’s commercial markets despite slowed activity in 2017 due to the prolonged effects of the downturn of Saskatchewan’s resource sector. The positive outlook for 2018 is fueled by the stabilization of the oil sector and the potash industry showing signs of growth over the last few months combined with a variety of development projects currently underway in both cities.

I am going to show buyer one listing with asking price in between 1-1.5M today. I am not so sure about if it is the right decision to choose that community in order to keep the value of the house. At least that community would be one of my primary choices. So I look through sold properties info, her you go. Which communities did home owners bought for 1-1.5M in 2017? I chose communities with at least 5 sold properties.