• By Mike Harrison, Land & Investment Sales, Frontline Real Estate Services Ltd.

    After a long Neighbourhood Design Workshop with community stakeholders the Township of Langley hosted an open house to share the first, and very preliminary, iterations of land use concepts. Over 50 stakeholders participated in the 4-hour strategy session on March 30th and after being split into three teams, comprised of a mixture of city staff, residents, land owners, landscapers and many more, each team came up with their suggested land use concept. The goal…

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  • This article, Budget 2016: Cities herald new 50% funding formula for transit projects, by Jen St. Denis was originally published by Business in Vancouver on March 22, 2016.


    The City of Surrey is happy about page 92 of the federal budget.

    That’s where the Liberal government suggests immediate investments in transit could include “accelerated design, implementation and construction work for new large-scale projects, such as new light rail transit lines in Greater Vancouver and Ottawa.”

    The Liberals have promised t…

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  • This article, City of Surrey growing wisely, New York think-tank says, by Patrick Blennerhassett was originally published in Business in Vancouver on March 15, 2016

    According to the Intelligent Community Forum (ICF), a New York-based non-profit think-tank, Surrey is the third-fastest-growing city in Canada, adding more than 1,000 people a month to its population. For the second year in a row, the ICF also named Surrey one of its Top Seven Intelligent Communities of the Year alongside Montreal, Muelheim an der Ruhr, Germany, and New …

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  • This article, Greater Vancouver CRE deals broke records in 2015 by Steve McLean was originally published on Property Biz Canada on March 9, 2016

    Greater Vancouver commercial real estate investment transactions and dollar volumes hit new highs last year, and there’s little evidence of a slowdown in 2016.

    “Should all things remain the same, I see continued growth in terms of deal counts and dollar volume invested into the local real estate market,” said Altus Data Solutions Canada research director Paul Richter.


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  • There is currently over 300,000 square feet of industrial strata warehouse being built across the Fraser Valley, all slotted for completion this year. This increase in strata inventory is due to an increase in demand, spurred by affordable financing. Many developers are now considering the option of building strata complexes, instead of building multi-tenant lease buildings. Strata complexes are an appealing venture for a developer as they don’t require the longer term commitment of management and leasing that multi-tenant buildings do.

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  • A strata warehouse or stratified complex, it is referring to a building or complex that may only have one or two actual structures on site but has many different owners. In other words, different owners own a separate portion of each structure much like the comparison of owning a residential condo versus a single family home, it creates an affordable, low maintenance option.

    Industrial strata warehouse is a product that has seen a tremendous increase in demand and transaction volume over the past 24 months. The growing trend in the Fras…

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  • This article, Surrey health-tech hub hoping to build billion-dollar business by Patrick Blennerhassett (with files from Tyler Orton) was originally published in Business in Vancouver on February 23, 2016

    Rendering of City Centre 2 from Lark Group website.

    The Surrey Health and Technology District will inject $1.1 billion annually into the local economy once construction is completed in less than a decade, its backers say.

    Spearheaded by the Lark Group, the eight-building, $625 million project, which will be a part of the larger Inn…

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  • This article, Developers hoping feds provide transit infrastructure clarity by Peter Mitham was originally published on Buisness in Vancouver on February 23, 2016

    Broadway bets
    With promises of greater infrastructure funding from the new crew in Ottawa, and Victoria’s pledge last year to ante a third of the cost of new rapid transit funding, developers in Vancouver are hoping at least one level of government might allocate dollars this spring.

    Victoria made no promises in last week’s provincial budget, but next month’s offering…

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  • This article, B.C. budget offers new-home buyers big incentives, by Jen St. Denis was first published in Business in Vancouver on February 16, 2016


    In a bid to make housing within reach of more people, the B.C. government will give a big tax break to buyers of new homes worth up to $750,000.

    The property transfer tax exemption, included in today’s 2016 provincial budget, will apply to newly constructed housing, including detached homes, townhomes, condos, and existing homes that have been newly subdivided into a strata. A ne…

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  • UDI Pacific’s ‘State of the Market’ quarterly publication for Q4-2015 is now available.

    Download the complete report here.

    The overall aim of the report is to provide up to date statistics and trends on the new home and re-sale housing markets as well as the amalgamation of relevant economic statistics that impact the housing market.

    The report also includes the Housing Affordability Index which is derived from Urban Analytics’ New Home Source database. The Affordability Index is a benchmarking tool for identifying trends in afford…

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  • “If we can figure out how to make them happy we’ll all be rock stars”

    On the heels of his new book, The Stackable Boomer, David Allison spent his breakfast hour sharing some incredible insight into the Boomer’s impact on the Metro Vancouver real estate market.

    According to Allison, in order for developers and builders to truly harness the buying power of the Boomer generation, they need to think differently. This paradigm shift theory, which comes from thoughtful research and conversations with 1,000 baby boomers, centres arou…

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  • This article Hot Vancouver apartment market expected to sizzle by Steve McLean was originally published in Property Biz Canada on on January 28, 2016.


    Multi-family rental building sales in Greater Vancouver rose by 47 per cent to 181 transactions and the dollar volume soared by 99 percent to $1.55 billion last year in comparison to 2014.

    Things could heat up even more in the coming 11 months.

    “It wouldn’t surprise me if we were above 200 buildings and we could come close to the $2 billion range,” said David …

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  • “Continued, but softened, growth in 2016” for Metro Vancouver’s real estate market according to UDI Vancouver’s panel of development experts. 

    Late last week, UDI Vancouver hosted its much anticipated Annual Forecast Lunch which brought in a crowd of over 1,100 to hear John Horton, President of Shape Properties, Peeter Wesik, President of Wesgroup Properties, and Jon Stovell, President & CEO of Reliance Properties share their perspectives on the market’s driving forces and what we can expect to see in 2016.



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  • Willoughby continues to be the fastest growing neighbourhood in the Township of Langley. Click here to read our Neighbourhood Updates article.

    Development over the past 5 years has been focused, primarily, in the eastern and northern portions of Yorkson but as school, park and detention pond requirements are satisfied in neighbouring regions, new areas are opened up to developers. The green highlighted regions on the below map indicates regions containing a high concentration of new development applications, revealing a short term movement w…

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  • Willoughby continues to be the fastest growing neighbourhood in the Township of Langley. With a current population of 28,000 and an expected population of 80,000 by 2041 there is an obvious need for community development especially as inventory levels continue to drop across the Fraser Valley. Staying connected to market leading developers and the Township of Langley allows us to understand the timeline to development for each of Willoughby’s neighbourhoods:

    1. Yorkson
    It is time to shift focus to the West side of 208 Street where the…

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  • This article Canadian home sales in 2015 nearly break all-time sales record by Josh Sherman was originally published on BuzzBuzzHome News on January 15, 2016


    2015 was the second-best year on record for home sales in Canada, according to the Canadian Real Estate Association (CREA).

    The number of homes changing hands nationwide last year increased 5.5 percent over 2014 on a seasonally adjusted basis, pushing activity to a level that was only 3 percent shy of 2007, the best ever year for home sales in Canada.

    In total, 506,3…

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  • This article Coast Capital Savings anchors Surrey transit hub by Steve McLean was first published on Property Biz Canada on

    Rendering of the Capital Coast Savings headquarters from the PCI Developments website

    The recent opening of Coast Capital Savings’ “Help Headquarters” completes the first phase of The HUB at King George Station development and marks the next step in the impressive evolution of Surrey, B.C.

    “Surrey is a really exciting place with a growing, young and educated population, with the Surrey city cen…

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  • This article, B.C. industrial property assessments rise at a measured pace by Derrick Penner was originally published in the Vancouver Sun on January 11, 2016.


    Photo by A_Peach

    British Columbia’s most valuable industrial property — Rio Tinto Alcan’s Kitimat aluminum smelter — saw its 2016 property assessment rise to $579 million, up four per cent from a year ago, which was in keeping with most large-scale business properties across the province.

    While skyrocketing residential assessments across Metro Vancouver sp…

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    Purpose-built rentals have been a hot topic in the media lately and a big topic of conversation amongst industry professionals in Canadian cities across the country. Drivers for these purpose-built rentals include historically low cap rates, high demand from investors, low interest rates and vacancy rates as low as 0.6% in Guelph, 1.2% in Victoria and 1.4% in Vancouver. The combination of these factors has made rentals an attractive investment opportunity and an increasingly important piece of the multi-family residential real est…

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  • Examining a multi-family development property in South Surrey, as a potential purpose-built rental site.

    Property information:

    15436 31 Avenue, Surrey
    Located in the Rosemary Heights neighbourhood of South Surrey
    1.427 acre site
    Development permit ready for 86 condominium units
    Backs onto greenbelt with park-like setting
    Designated live and work in official community plan

    What we noticed when developing the proforma is that there is approximately a 30% differential between the rental rates that CMHC quotes …

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  • This article, B.C. government confirms Massey Bridge will be tolled, have 10 lanes, by Jen St. Denis was originally published on on December 16, 2015


    The Massey Bridge will be a carbon copy of the new Port Mann Bridge: a massive 10-lane bridge paid for by tolling revenue.

    The provincial government plans to spend $3.5 billion on the bridge, which will replace the four-lane George Massey Tunnel that goes under the Fraser River and connects Richmond to Delta.

    At an announcement earlier today, Transportation Minis…

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    This article, Developers scramble to meet market demand for Metro townhomes, by Peter Mitham was originally published in on November 24th, 2015

    Courting townhomes
    Mosaic Avenue Realty Ltd. has picked up a 7.1-acre development site in the Baycrest area of Burke Mountain in Coquitlam from Harwood Group for $15.3 million.

    Mosaic must rezone the site prior to starting construction, but Coquitlam planning documents allow approximately 115 townhomes on the site, making it a rare opportunity for developers. The exclusi…

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  • This article, Suburbs feel the heat in Canada’s top industrial market, by Frank O’Brien was originally published on on November 25, 2015


    The Vancouver region now represents the strongest industrial real estate market among Canada’s major cities, with the lowest vacancy rates and the highest demand curve in the country, and municipalities are raking in the cash from developers.

    In the third quarter of this year alone, more than 2.4 million square feet of industrial space was leased or sold, double the pace of …

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    “We are committed to an integrated and sustainable transit infrastructure,” was the message from Peter Fassbender at the Urban Development Institute’s (UDI) lunch last week.

    This summer Peter Fassbender, MLA for Surrey-Fleetwood, was appointed the Minister of Community, Sport, Cultural Development as well as the Minister Responsible for TransLink. On Thursday, November 19th, the Vancouver Urban Development Institute (UDI) brought Fassbender to its members to discuss, among other things, transit infrastructure strategy in …

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  • With the federal election a few weeks behind us now we have a better handle on how The Liberal Party’s extensive list of promises is going to impact Metro Vancouver’s red hot real estate market. On October 29th, NAIOP Vancouver brought us a panel of experts to discuss just that. Moderated by Jen Podmore of Deloitte LLC, we heard from Ryan Beedie, President of the Beedie Group, Vaughn Palmer, political columnist for The Vancouver Sun and Kevin Falcon, Executive Vice President of Anthem Capital and former Minister of Transportation. The k…

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  • Michael Ferreira’s Three Legged Housing Market of Buyers, Land and Municipalities. 


    Michael Ferreira, Principal of Urban Analytics, is a household name in Metro Vancouver real estate and the go-to authority on market analysis. On October 22 he updated UDI Vancouver’s members on the current real estate market conditions and outlined the 3 factors driving the current market conditions: Buyers, Land and Municipalities.

    Sales Activity is Way Up
    There have been over 20% more sales in Metro Vancouver than this time last year. …

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  • This article, B.C. Real Estate Association’s Cameron Muir at CanaData West, by JOC Digital Media was originally published on the Journal of Commerce blog on Oct 22, 2015


    Cameron Muir, the chief economist for the British Columbia Real Estate Association, took a look at B.C.’s residential real estate outlook at the CanaData West Construction Industry Forecast Conference in downtown Vancouver.

    Muir said the British Columbia economy is strong, which is helping to keep the housing market healthy. In B.C., he said, there is le…

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  • The fourth annual Mayor’s Panel and Municipal Expo, hosted by the Fraser Valley division of the Urban Development Institute, presented a panel of mayors from Surrey, The Township of Langley, Langley City, Chilliwack, Abbotsford, Maple Ridge and Mission. The Mayors were put on the spot to answer questions on transit investment and economic development strategies.

    On the panel:
    Mayor Jack Froese, Township of Langley
    Mayor Sharon Gaetz, City of Chilliwack
    Mayor Henry Braun, City of Abbotsford
    Councillor Bruce Hayne, City of Surrey

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    1. Have you sold other development sites in this area?
    The best development land brokers focus their work in a single geographic area and naturally become experts on the area’s development activity, have built relationships with local developers and understand the key development challenges in the area. It should not be difficult for an area expert to show you a number of their recent transactions in the area. This is a great way to ensure they know the area.

    2. How much development potential does my property have?
    A develo…

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  • This article, Land-constrained Vancouver’s CRE sales brisk, by Steve McLean was originally published on for Property Biz Canada



    The second quarter of 2015 was the busiest in five years for commercial real estate property sales in Greater Vancouver, and continued growth is expected across all asset classes.

    RE/MAX Commercial“People are seeing the trend in the value of land going up and they want to get into it,” said Vancouver-based RE/MAX Commercial Advantage managing director Moojan Azizi. “T…

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