Landmark on Robson – New Development by ASNA Robson Landmark Holdings Ltd.
1400 Robson St. Vancouver, BC
At the center point of Vancouver’s downtown core is the emergence of Landmark on Robson, a new development coming to Vancouver’s West End in 2023. With a sophisticated aesthetic and beautifully designed interiors, Landmark is eagerly anticipated by the local and international elite. Situated in one of Vancouver’s most desirable neighbourhoods, the high rise showcases a total of 32 floors and 237 units. With 1 to 3-bedroom apartments, there will be something available for everyone.
Location – Robson
Known as the heart of downtown Vancouver, Robson Street is one of the premier addresses in the city.
Designed by international award-winning interior designer Ikebuchi, Landmark on Robson showcases the sweet spot of luxury and functionality fit for living in comfort and style.
Each Landmark suite displays elaborate custom wood surround, integrated cove lighting, custom closets with detailed fixtures, and extreme attention to detail. Bathrooms come in various custom tones including a light fluorescent grey, and a dark opulent grey. Landmark kitchens by Minotti Cucine feature an artistic design based on minimalism and essentialism. Kitchen appliances are by Gaggenau, the world’s leading brand of high-performance, professional-grade cooking technology. Featuring sleek surfaces, rich minerals, and cutting-edge systems, Landmark’s kitchens are simply spectacular.
Landmark on Robson showcases terraces that surround the entirety of the building. These terraces feature floor to ceiling glass, integrated operable windows with ambient lighting, and wood-like finishes that create an indoor to outdoor flow.
The Landmark development features 18,000 SF of private space, custom designed for its residence. Amenities include 24-hour concierge and security service, a fitness and yoga facility, sauna, ozone pool with tanning space, couture salon, private dining room, indoor pool and lounge.
Lifestyle Concierge Services
Landmark on Robson features exclusive lifestyle concierge services unique to the building that offer tailored services to each resident. From chauffeured cars, dog-walking services, personal trainers, or visit from a private make-up artist, the lifestyle concierge has you covered. It is truly a feature you cannot get anywhere else in the city.
The typical home price range from approximately $2500 -$3000 per square foot for the first tower. Prices for the second tower- to be released next year will be higher. Sales for available units range from $1,471,000 for a one bedroom to over $20,000,000 for the 3 bedroom penthouses. For private purchase appointments please contact me at 604 612 6392
Award-winning real estate developer, PortLiving, and world-renowned Japanese architect, Shigeru Ban, are collaborating to develop one of the last available properties in Vancouver’s Coal Harbour neighbourhood. Terrace House will be Ban’s first development project in Canada and is slated to become the world’s tallest hybrid timber building.
Designed by Pritzker Prize winning architect Shigeru Ban, Terrace House represents the best in design, exclusivity and luxury urban living. Offering cutting edge design and material use, Terrace House will set a new precedent for architecture and innovation not only in Vancouver, but around the world.
The project consists of 20 private homes carefully assembled within an architectural masterpiece – a magnificent icon set in Vancouver’s Coal Harbour, adjacent to the landmark-listed Evergreen Building, designed by the late Arther Erickson.
The design of the ‘Terrace House’ pays tribute to its neighbour, adopting many of the architectural cues of the Evergreen. Visually, the terraces on the ‘evergreen building’ continue almost seamlessly across ‘terrace house’ on every level, while triangular shapes, natural materials, and greenery have been used throughout both schemes. ‘Shigeru ban has tremendous respect for Arthur Erickson’s work,’ said Dean Maltz, managing partner at Shigeru Ban Architects Americas. ‘it was the opportunity to design a building next to one of Erickson’s masterpieces that initially drew him to this innovative project.’
According to the design description, “meticulously engineered timber” will be used to create the building’s latticework frame, which will be interspersed with an abundance of greenery rising up from the ground floor. The proposed design will create not only the world’s largest timber hybrid structure, but will be a luminous icon for Vancouver’s growing cityscape
The project boasts an impressive lineup of professionals working on this project – Shigeru Ban, mastercraftsman Hermann Blumer, landscape architect Cornelia Oberlande
According to the developers, the primary goal of the project is to make a statement of intent concerning vancouver’s commitment to sustainable design and advanced timber engineering and construction.
‘we have brought together the best of the best — a team of true experts in creative collaboration, working together for the first time ever on a single project. the result is truly a once-in-a-lifetime project setting new standards in design and construction’
“We are honoured to be working with Shigeru Ban and his team to bring a visionary design and new landmark to the City of Vancouver,” said Macario (Tobi) Reyes, founder and CEO of PortLiving. “We are extremely excited by Shigeru Ban’s decision to bring his craft to the Pacific Northwest, where we expect he will be embraced for his environmentally-sustainable approach, creative integration of outdoor living, and his leadership in innovation.”
Terrace House Development
Wood structural engineer Hermann Blumer, a long time collaborator of Ban, is also involved in the project. ‘every detail has been considered right down to the specific foliage on the terraces,’ says Macario Reyes, Founder and CEO of Portliving. ‘it only made sense to bring on Cornelia Oberlander to continue her vision and create continuity between the evergreen building by Arthur Erickson and terrace house by Shigeru Ban.’
The first 12 floors of Terrace House will be constructed of concrete and steel, expressed as an architectural finish to Erickson’s iconic work. Cornelia Hahn Oberlander, the original landscape architect for the Evergreen Building, will help ensure harmony between the two buildings. The upper portion of Terrace House will be a distinct, triangular, glass-clad mass timber structure utilizing local timber.
The project consists of a number of 2 bedroom units and three bedroom suites on the lower floors, as you ascend the tower there are only 2 suites per floor and higher up – single floor units crowned with the top 4 level penthouse. The project is fifty per cent sold with the majority of the two bedrooms taken. There are still a number of full floor opportunities s along with three bedroom units.
The ground floor will have a public space with likely an Art gallery or Japanese restaurant. The main residents’ entrance will be on the north side and include full-service amenities: concierge, gym , yoga room, spa and event centre.
Designed by 2014 Pritzker Prize laureate, Shigeru Ban, Terrace House will be the tallest mixed-use hybrid timber/concrete structure in the world. Terrace House is Shigeru Ban’s tallest residential structure to date and his first project in Canada.
A collection of urban homes that are uncompromisingly spacious offering Miele appliances, select Shigeru Ban-designed hardware, custom millwork, the highest average ceiling heights in Vancouver, sustainability features throughout, and the latest in technology ensuring the utmost in comfort, livability and security.
Owners will enjoy a seamless indoor/outdoor experience through living spaces that flow onto expansive terraces, complementing a range of beautiful views across the city, harbour, and beyond.
Nestled within the secluded enclave of Coal Harbour, owners within Terrace House will enjoy convenient access to the best the city has to offer from the outdoors to shopping, to arts and global gastronomy.
A leading concierge service with boutique amenities will ensure an unparalleled lifestyle.
Design architect: Shigeru Ban Architects
Local architect: Francl Architects
Structural engineer: Read Jones Christofferson
Timber design engineer: Création Holz
Timber consultant: Equilibrium Consulting
Landscape architect: Cornelia Oberlander
Landscape architect: Enns Gauthier
Facade consultant: Front
Fire engineers and certified professional: GHL Consultants
Terrace House Development Pricing
The typical home price will range from approximately $2000 -$2500 per square foot. Sales for available units range from $3,300,000 to over $10,000,000. For private purchase appointments please contact me at 604 612 6392
Coal Harbour is home to some of the most iconic and luxurious condo buildings in Vancouver. Towering over the downtown this stronghold of beautiful, world-class buildings creates a breathtaking sky scape that surrounds a magnificent harbour of sailboats, powerboats and giant yachts. The seawall that is steps from your doorstep brings epic strolls within reach as people revel at the West Coast blend of ocean, mountains and city knitted neatly together to give you the best of all worlds.
Bauhinia- 535 Nicola Street
Number of Units:
85 + commercial
Perkins & Company Architectural and Urban Design Inc
ASPAC Developments Ltd
Centrally located in the heart of a vibrant part of Coal Harbour in the Waterfront Place.
Bauhinia at Coal Harbour is a luxurious apartment complex offering its residents top class facilities and a relaxing atmosphere in an exceptional location: the result is a uniquely elegant waterfront life style. Several famous restaurants and bars are situated along this part of the Seawall: Cardero’s Restaurant, LIFT- bar, Seawall Bar & Grill, with additional restaurants in the nearby Westin-Bayshore Hotel. The building offers excellent amenities including a fabulous swimming pool, media room, squash courts, gym and one of the best concierge services.
Avila- 560 Cardero Street
Number of Units:
93 plus commercial
Perkins & Company Architectural and Urban Design Inc.
ASPAC Developments Ltd.
Avila & Bauhinia are twin towers connected by townhomes, commercial units and common courtyard gardens. Known as tower 1 and 2 of the Waterfront Place, the towers were the first buildings to be constructed in Coal Harbour by ASPAC Development. Inspired by their waterfront location, the glass, zinc and stone building exteriors reflect the ever-changing hues of their aquamarine setting. Amenities include a racquetball court, indoor pool, and a library
Casina- 590 Nicola Street
Number of Units:
146 residential + commercial
James KM Cheng Architects Inc.
ASPAC Developments Ltd.
The sister towers Cascina and Denia are the last phase of the Waterfront Place development. The towers are surrounded by 34 town homes and connected by a private lagoon courtyard. A luscious watery landscape with serene waterfalls sooth the senses. To maximize the tremendous city, mountain and water views, expansive windows walls are standard in every suite. The interior of each residence combines old world elegance and innovative design for maximum luxury.
Escala- 323 Jervis Street
Number of Units:
87 residential + commercial
Height of Bldg:
326 feet (100 meters)
James KM Cheng Architects Inc.
ASPAC Developments Ltd.
ESCALA offers a premier waterfront location. Located in Coal Harbour, with just 95 exceptional residences, suites range in size from 1,100 to 3,640 sq ft. With 1, 2 or 4 suites per floor, & several 2 level homes, these 1 bedroom & den to 3 bedroom residences offer open, spacious floor plans & balconies. Escala has exceptional finishings, with 2 colour schemes to choose from. There is a generous use of limestone, granite & washer/dryer & Sub-zero fridges. Some of the many amenities include an indoor pool, sauna, whirlpool, steam room, fitness facility & private theatre with DVD. The building has a grand entrance & porte cochere with a 24 hour concierge & a state of the art security system, which includes a monitored CCTV.
Shaw Tower- 1077 West Cordova Street
Number of Units:
130 live/work condos on top 24 floors
Height of Bldg:
450 feet (137 meters)
James K.M. Cheng Architects Inc.
Robert M. Ledingham Inc.
Westbank Projects Corporation
Located on Vancouver’s most prestigious waterfront location, Shaw Tower is among the tallest buildings in the city at 489 feet, comprised of 24 stories of luxury condominiums with a unique live/work zoning designation, on top of a 16-storey office building. Situated on Coal Harbour and adjacent to Harbour Green Park, the Vancouver Convention Centre and extension of Vancouver’s famous Seawall. The residences with interiors by the late Robert Ledingham with a separate lobby from the office building set the standard for a luxury mixed use project. Construction began in 2003 and completed in 2006. When Shaw Tower was complete it was the tallest building in the City until the completion of Shangri-la Vancouver. Shaw Tower with its light installation by Diana Thater has become one the signatures of the Vancouver Skyline.
West Pender Place- 1499 West Pender Street
Number of Units:
Alder Pereira Design
Reliance Properties Ltd
ITC Construction Group
A contemporary landmark in Vancouver’s most prestigious waterfront neighborhood, the dramatic, faceted towers of West Pender Place bring true modernist architecture to Coal Harbour. Named Best Urban High Rise at the 2012 Urban Development Institute Awards for Excellence, West Pender Place has become a significant architectural landmark in Vancouver’s most prestigious waterfront neighbourhood and a striking addition to the city skyline.From street level water features to eco-friendly roof decks, West Pender Place combines a modernist aesthetic with state of the art design and materials. Floor to ceiling windows and curtain wall construction create the faceted towers that have become a significant part of Coal Harbour skyline. High-efficiency glazing, geothermal heating and ample rooftop greenscaping contribute to a highly functional, energy-efficient, tower design. And by night, programmable LED lights create a subtle shifting colour wash,transforming a slender vertical ribbon into a dynamic work of art. Two angled glass towers and a five-storey podium make up the three buildings of West Pender Place. The strata condominium homes at West Pender Place feature the finest fixtures and finishes available, as well as some of the most spectacular city and mountain views in Vancouver.
Fairmont Pacific Rim Estates – 1011 West Cordova
Number of Units:
James K.M. Cheng Architects Inc.
Westbank Project Corp. and the Peterson Investment Group.
In the summer of 2006, Westbank commenced construction on one of the last remaining development sites in Coal Harbour to add yet another landmark building to Vancouver’s waterfront. The Fairmont Pacific Rim fuses the luxury brand of Fairmont Hotels and Resorts with Westbank’s reputation for quality design and construction. This property consists of a world-class 377-room Fairmont Hotel and 175 luxury residential homes with unparalleled views along, with amenities and services for which Fairmont is famous for. This exciting new development is now Westbank’s latest stamp on the Vancouver skyline.
Three Harbour Green at 277 Thurlow Street is the last genuine waterfront tower in the Coal Harbour neighbourhood. It is a fitting final chapter to Aspac’s Coal Harbour legacy – a vision that began and ends with excellence. Three Harbour Green resides at the northeast corner of Thurlow Street and West Cordova Street, soaring 32 floors with 81 units. Completed in spring 2012, Three Harbour Green boasts an unmatched waterfront location, allowing unobstructed panoramic views of Vancouver’s most iconic sceneries: ocean, Stanley Park, Lions Gate Bridge, Harbour Green Park, Mountains, North Shore, and Downtown Vancouver.
Two harbour Green – 1139 West Cordova Street
Number of Units:
Height of Bldg:
James K.M. Cheng Architects Inc
Harbour Green Two at 1139 West Cordova Street, is a modern waterfront Coal Harbour building that offers some of the very finest design, quality, and style in all of Western Canada. From the contemporary architecture to the Snaidero design Italian kitchens, Harbour Green has everything and more you would expect from an A+ waterfront building. From a white marble lobby to world class spa and amenities this tower offers the best luxury in all of Coal Harbour. Two Harbour Green sets the bar another notch higher for Vancouver waterfront real estate. The sixty 2 and 3 bedroom tower suites, which range in size from 2,400 to 3,600 sq. ft., are crowned by a 5,800 sq. ft. penthouse with a rooftop garden, and a 5,200 sq. ft. sub-penthouse. Eight of the tower suites are two storey lofts that combine chic, metropolitan style with waterfront cachet. Two Harbour Green also offers nine 2 and 3 storey townhomes for those who aspire to the convenience and sophistication of the urban waterfront lifestyle, yet the privacy and individuality of a multi-style house.
Cielo- 1205 West Hastings
Number of Units:
Height of Bldg:
300 feet (31 meters)
Downs Archambault & Partners
Delta Land Development Ltd.
Completion:2007,Number of Units:141, Height of Bldg:300 feet (31 meters), Architect:Downs Archambault & Partners, Developer:Delta Land Development Ltd.
This 30-story tower with four three-level townhomes is developed by Coal Harbour Properties Partnership II and managed by the Delta Group with architectural design by Downs Archambault Architects and interior design by Mitchell Freedland Interiors. Features very good view corridors from Cielo’s tower as it rises to meet its harbourside sister towers–Callisto and Carina-across Cordova Street. The building has an environmentally friendly goethermal heat exchange system and fibre optic hub providing digital entertainment and full networking capabilities.
Callisto – 1281 West Cordova Street
Number of Units:
127 residential units
Height of Bldg:
348 feet (106 meters)
Hancock Bruckner Eng & Wright
Delta Land Development Ltd.
Callisto is the sister building to Carina. A blue, curved glass façade is inspired by the colours of the sea and the shape of a sail. City, mountain and water views are maximized here. Part of the Harbour Green Place development, Callisto maintains the high standard of every tower built in Coal Harbour. Each unit features elegant contemporary West Coast design and a generous outdoor space. Step from your front door onto the Coal Harbour seawall, connecting to Stanley Park and the waterside pathways leading to English Bay and beyond.
Carina – 1233 West Cordova Street
Number of Units:
86 apartments + 17 town homes
Height of Bldg:
252 feet (77 meters)
Hancock Bruckner Eng & Wright
Delta Land Development Ltd.
Carina was the first tower to be built as part of Harbour Green Place-the last residential community in Coal Harbour. The horizontal and vertical curved details on the building’s facade create a sail metaphor that reflects the building’s marine setting. Sister-building to “Callisto” this glass tower is designed to maximize the marvelous views of the city, mountains and water. Seeking an opulent lifestyle? Carina’s state-of-the-art facilities include an outdoor whirlpool, steam, sauna, fitness studio, theatre room, meeting room, lounge and a children’s playroom.
How do you compete in Vancouver’s Multiple Offer Market when buying a property. Over the past six months we have seen a number of multiple offers, particularly for highly desirable properties in good locations. Inventory is still very low and good properties at fair market value will typically bring multiple offers. You could be competing against 4-5 other buyers, and the situation can be stressful.
In general, the highest bid is likely to win, but not always. The reality is that when there are multiple offers, it is common that a few of them are very similar on offer price.
The best method of standing out in a multiple offer situation is by presenting yourself as the buyer the seller would like to do business with. Your real estate agent will present you and your offer in the best fashion possible to make you the buyer of choice.
Here are some ways that multiple offer situations are won.
Confidence in buyers’ ability to close
A really high offer is no good if the seller is worried about the buyer’s ability to actually close the deal. Apart from your offer price, a seller and their agent will look at factors like the size of your down payment, size of your deposit, closing date and motivations for moving. A buyer with a large down payment and a quick close that is clearly not dependent on the sale of another property will usually win, even if there is a bit more money on another offer.
Is your Realtor easy to work with?
Everyone wants a real estate agent who is working diligently for their buyer, working relentlessly for your best interests. In a bidding war, the line between persistence and bullying is a thin one, and you want an agent who is a “professional” and is easy to work with. The winning agent is typically a strong communicator who is persistent and attentive to detail. Listen to the seller’s needs and craft an offer that meets those needs.
Have Inspections done ahead of offer
Get your inspections done ahead of time. If a home sale is going to fail, it is probably because of the inspection results. An offer that has pre-inspected the home and waived the inspection contingency has a better chance of success because it’s removed a huge uncertainty. This is a costly strategy, as you need to spend at least $400-$500 on an inspection for a home you may not get, but it can pay off if the house is right.
Write a letter of Introduction
Sellers often have huge emotional ties to a home, especially if they have been there for a long time and raised a family there. Put a face behind your offer with photos and a personal letter telling why you love the house. You never know what little personal detail can make them feel better about you as a buyer.
Being the Buyer of Choice
Skip the escalation clause and just make your highest and best offer; buyers sometimes use escalation clauses, it allows you to raise your bid in increments to beat the next best offer, without having to potentially overpay. However, stacked against a straight-up offer for a similar price, the offer with an escalation clause almost always loses. If you have one offer for $500 k against another offer that starts at $490 k and escalates to $500 k, the net result to the seller is the same. Sellers almost always pick the offer without the escalation because that buyer shows they “want it more.”
Other Tips on How to Compete in Vancouver’s Multiple Offer Market
1) Submit your offer with a current pre-approval letter, including the mortgage brokers contact information.
2) Place a deposit with the agent’s brokerage before to submitting the offer; proof of the deposit should be presented with the offer.
3) “As-is” with right to inspect offers will usually get more attention from the seller.
4) Submit proof of funds to close with your offer. Cash and financed offers require funds for closing – remove all doubt about your offer.
Don’t get wrapped up in the competition and set your own limits on what you are willing to pay for a home. There will always be other homes to buy. At the same time, focus on the big picture. If the home is right for you and your needs, step up and take the extra steps to try to get it. An experienced agent who has been in these competitive situations is an invaluable resource to coach you through the process and maximize your chance of success.
CBx : Selling your Vancouver home has never been smarter
Coldwell Banker’s sales associates now have access to an exciting new iPad application – CBx . This exclusive marketing tool is now available in Canada. This innovative app will enhance the listing experience and give sellers a better understanding of their neighbourhood market & potential buyer profiles.
The new iPad application, CBx, pulls a variety of market data from public and private sources about a community to inform the seller who the home buyer may be, and where they may come from. Powered with the insights from this big data, sales associates can utilize the application to not only help sellers price their home more precisely, but identify potential buyers and intelligently craft a strategy to target them.
The home buyer profiles and market data provided by CBx take our listing presentations to the next level by showing sellers something they haven’t seen from other sales associates. No other real estate company has a tool like CBx.
CBx is interactive and easy for agents to use with custom features, heat maps, and a tool that allows agents to modify a search based on neighbourhood details and amenities. Through this application, we can identify the type of buyer most likely to come into the neighbourhood, the estimated value of the home, and the demographic makeup of who is most likely to purchase the home.
Cbx moves technology beyond the website and uses it to create a better experience for the customer. This is another step in how technology is reshaping the way people buy their next home.
Contact me to learn more about how this technology makes selling your home easier and better!
Coldwell Banker’s innovative app is empowering their agents & in turn, helping sellers & buyers.
From automatic temperature control to remote electronic locks, Smart Home Technology is changing the way we interact with our homes. Smart home technology is growing and catching on like wildfire. Solar power, battery powered homes, smart systems are all around us. More and more homeowners are investigating new systems that save money in the long run and improve quality of life.
Even though the initial investment may be high, as more and more buyers invest in smart home technologies, prices will gradually drop as improved technologies grow. The question is when to get into the market. If you’re curious, want to support progressiveness and save money in the long run, investing in a home with smart technology is a good way to get on board. But no matter the age of the home, many technologies can be imported successfully. Here are some great cutting edge products that you may find when looking for a new home or adding in once you’ve purchased.
Belkin Electrical Switch
Research shows that there is a small electricity drain when an item is plugged into an electrical outlet. Or perhaps you’ve left the iron on one too many times and want to be sure your home is safe. This technology lets you turn off items from anywhere through your Wifi phone app. Or you could set it to turn off once it hits a set cost for the day.
Hydrao Smart Shower Head
Did you know that a ten minute shower can use up to 50 gallons of water? This reasonably priced water powered shower head has three colour indicators to let you know how much water you’ve used. It connects through Bluetooth to your phone to show you a dashboard of water usage tools so you can stay on top of shower water consumption.
Samsung Family Hub Refrigerator
This smart fridge has three useful tools. First are the three interior cameras that let you look inside when you’re at the grocery store or buying food, using your mobile device. Second, post your family’s calendars, notes and photos directly onto the fridge from your mobile device. Thirdly, you can stream music and video content from your Samsung TV through it.
Honeywell Voice Thermostat
Voice controlled tools are hitting the market full speed. Honeywell has created a voice controlled Wifi smart thermostat. You can also adjust the temperature while you’re on your way home using your mobile device.
iT Bed by Sleep Number
Getting a better sleep means your body rests well and self-repairs at a deeper level which is good for your longevity, overall health and mental state. The accompanying app makes suggestions for better health, tracks your heart rate, breathing and movement while you sleep so you know what to adjust. This bed also has adjustable comfort levels and temperature controls. It quantifies and qualifies your sleep so you can make improvements.
As a future minded Realtor, I love learning about smart home technologies. If you’re interested in buying a home with these new innovations or selling your home that has some, contact me to discuss how we can find the right home for you or to market your home to highlight these fine, futuristic assets.
For more smart home technologies check out this video:
Days On Market can affect the home sale and indicate an incorrect List Price at the outset. While we are seeing many properties sell in days at, or above asking, there are as many properties that do not sell. Home owners are advised to think carefully when evaluating their Listing Price.
Set The Right List Price
Although it can be tempting to “test the market” by setting a high asking price, it is not the most effective strategy, especially in a hot market like Vancouver. Potential buyers are far more likely to shop for homes that are priced reasonably in relation to the “comps,” homes of similar size, age and amenities in the same or a similar neighbourhood.
Don’t forget that most sales begin online; potential buyers can, with a simple click, navigate away from a specific listing in favour of another that has a more realistic price, more appealing photographs or a more complete description. You want to generate showings in order to prompt offers.
Statistics reflect an increase in sales prices over the last several months, but you have to also consider “Sold” numbers for the past year in relation to “Days on Market” to determine your initial listing price. Additional information to have in your arsenal is the relationship between listing price and selling price, and complete details on current listings.
Setting a listing price is not an exact science, but by arming yourself with the facts, you can make an informed decision and increase your odds for a timely sale.
Some Results of Over – Pricing
Here are just six of the disappointments you’ll find with an overpriced house:
A buyers’ response to your listing will probably be slow, since they most likely recognize overpricing. Remember, people buy by comparing like homes, and if they are working with a buyer’s agent, the agent is giving them recent statistics.
Buyers who are interested may be the wrong ones because they’re looking for a home priced the same as yours – but with MORE features. You’ll be missing the buyers who could and/or would buy your house.
Your overpriced home will help buyers make a decision on other homes that are priced fairly. You’ll be the homeowner that sells your neighbour’s home.
Very few buyers will even make an offer on an overpriced home. Even in a seller’s market like we see today [low inventory with healthy demand] buyer’s are sensitive to over paying.
After your house has been on the market for several months, buyers will notice the number of days on market and may assume there is something wrong with your house. After a house becomes “stale” in the psychology of buyers’ thinking, the seller will most likely end up lowering the price to a point less than they could have gotten if they’d priced the home correctly when first listed. This is called chasing the market down.
If you do find a buyer at your price, the appraisal still has to work; the house has to appraise for the contracted price, or the mortgage lender will not lend the money to the buyer. The contract will have to be re-negotiated to make the deal work.
What can you do to solve the pricing issue? Work with an experienced real estate agent who knows the market in your neighbourhood. Your agent will provide you with a valuable CMA based on what similar homes have sold for in the recent 3 to 6 months, depending on the dynamics in your market. Take advantage of the research and advice your real estate agent can offer, and you’ll be sure to avoid the pitfalls of an overpriced home.
Days On Market (DOM)
Days on Market is a common statistic found on the Multiple Listing Systems (MLS) and basically tracks how long a home has actually been on the market for sale. Many MLS also keep track of Cumulative Days On Market (CDOM) which is the total days on market a home has been up for sale, that time includes the time on the market with a different agent also in the case where the home was temporarily withdrawn and then put back on the market for whatever reason. Depending on local MLS rules the CDOM number can reset back to zero if the home has been off of the market for 30 days or some other passage of time set by the local MLS Board.
Why Days On Market Matter
The number of Days On Market can affect the sale of your home. DOM provide sellers, buyers and real estate agents an idea of how well a home is being received while it is available for sale. Many issues can affect how long a home sits on the market and therefore the DOM number provides a good measure of how the home is being received.
Ideally the time for a home to get an offer is within the first 30-60 days of being on the market. If the home is on the market for longer than 60 days with no offers the seller and the real estate agent should be revisiting a number of things in order to determine why no offer has come in. The longer a home sits on the market without an offer causes buyers to question if there is something wrong with the home that is causing it not to sell and as a result some buyers may not even consider a home with a longer than normal time on market. This negative perception from buyers can force the sellers to reduce price much faster and steeper than if the marketing and pricing were done properly during the first 30-60 days of the home listing.
Cumulative Days On Market Affect Home Sales.
The CDOM term is mentioned above because sometimes real estate agents may try and game the system by cancelling a listing and then creating a brand new listing a few days later in order to reset the DOM count. While the DOM count is reset upon re-listing an MLS which keeps track of CDOM will not fool anyone since the CDOM number will be reported right alongside the DOM number. If an agent suggests to you that cancelling and re-listing will make it look like your home is new on the market you should begin to question further the agents strategies for getting your home sold.
Now if the home has been pulled off of the market due to some legitimate reason like having to address some emergency repair that pops up while the home is on sale the CDOM is also not reset. There may be perception problems as well with that situation but any experienced agent will know how to get ahead of this problem by properly communicating the fact that the home needed some repair and now is back on the market and even may be better than before with the repairs.
Other Reasons Homes Have Long Days On Market
Another reason why a home may be on the market longer than 60 days is poor marketing. Listing your home on a couple of real estate websites is not enough. You should look at the quality of the photographs for your home, how is your home staged, have you de-cluttered and depersonalized. Marketing is more than just getting the word out there that you have a home for sale.
The amount of time a home spends on the market is looked at by buyers and real estate agents and may even be used as a reason not to consider a home. By pricing your home right and marketing it properly you should expect to have plenty of buyers and an offer in hand within the first 30-60 days of being on the market. If your home has not sold and is starting to spend too much time on the market it may be time to step back and reevaluate your home price and marketing plan.
Choosing Art for your Vancouver Home can be an exciting adventure and a source of enjoyment for many years to come. Keys to success are figuring out what kind of art you like, how it will fit in with the rest of your interior design plans, and how to exhibit the art to the best effect in your home.
The location of the artwork can also be a deciding factor. In a bedroom it’s appropriate for art to be calming, or even seductive, but in a dining room you can afford to be bolder and more dramatic. If you intend to relax in your living room, don’t choose art that’s too loud, or anything that feels as though it takes over the room. The purpose of the room where you intend to display your art should influence the tone of the artwork itself.
Deciding on what kind of art you like
If you regularly visit galleries, home ware stores or museums, you probably already have a good sense of what kind of art appeals to you. If not, there are many opportunities to browse art within your area by visiting local galleries and art fairs.
The Internet provides the largest variety and depth of fine art available worldwide. One advantage of using the Internet is that you can search for the specific kind of art, not just wall art, whether it’s photography, impressionism, bronze sculpture, or abstract painting. And when you find one art site, you’ll usually find many, many more.
Should the art suit the room or the room suit the art?
When choosing Art for your Vancouver Home, any artist would prefer that everyone buy the art they love and then find a place to put it. If you feel strongly about a particular work of art, this is certainly the way to go. But you may find that when you get the art home and place it on a wall, it doesn’t work with its surroundings. ‘Not working’ means that the art looks out of place in the room. Placing art in the wrong surroundings can diminish its beauty and impact.
If you can’t find a place where the art looks its best, you may need to make some changes in the room, such as moving furniture or taking down patterned wallpaper and repainting in a neutral colour. The changes will be worth making in order to enjoy the art you love.
The right lighting is the key to showing art at its best. You may find that placing a picture light above a painting or directing task lighting on it is all the art needs to exhibit its brilliance. If you place a work of art in direct sunlight, however, it may well fade. Pigments such as watercolour, pencil and pastel are especially prone to fading, whereas acrylics are not.
How to choose art to suit the room
You may prefer to create the look of the room first and then find the art to suit your décor. Size and colour are the two major criteria for selecting art to fit its surroundings. For any particular space, art that is too large will overwhelm and art that is too small will be lost and look out of proportion.
The bolder the art, the more room it needs to breathe. Larger canvas artwork can look stunning in a large, spacious conversion, whereas collections of smaller pictures work well in smaller cottage locations.
When selecting a painting to match colour, select one or two of the boldest colours in your room and look for art that includes those elements. You’re not looking for an exact match. Picking up one or two of the same colours will send a message that the painting belongs in this environment.
How to frame and hang your artwork
Some canvas artwork can be hung with no frame and can be a good solution for interior walls that can’t carry a great deal of weight. Landlords and developers often use this option in show homes and in rental properties for this reason. If you do select a frame, tie it in to the location where the artwork is to be hung, as well as in to the artwork itself. The frame should be a continuation of the picture rather than a contrast.
Style is another consideration when selecting a frame for your art. If you have contemporary furniture in large rooms with high ceilings, you’ll want to hang large, contemporary paintings. If your house is filled with antiques, for example, you’ll want to use antique style frames on the paintings you hang there.
As a rule, paintings should be hung so that the centre of the painting is at eye level and hung the right way up. On abstract pieces this can be confusing. Check for a signature (usually bottom right) or with the gallery you bought it from.
How to create an art-friendly room
When you walk into a gallery or museum, what do they all have in common? White walls and plenty of light. Simple, plain and neutral colour schemes work best to show off your art.
When choosing Art for your Vancouver Home you want to make art the centre attraction, play down the other elements of the room such as window coverings, carpeting, wall coverings, and even furniture. A room crowded with other colours, textures and objects will take the spotlight away from the art.
You may like to select one room in your house to focus on art. Paint the walls white or off-white. Lay hardwood floors or a neutral carpet. Install window coverings with clean simple lines and neutral colours (or no window coverings at all). Put up directional spot lights that can be adjusted to focus on the art, or use individual picture lighting for each piece.
For the furniture, follow the principle that less is more. This is not the room to display your collectibles. Let the art be the star. Then relax and enjoy it.
Stewart Stephenson burst onto the Vancouver art scene in 2011, quickly becoming one of Canada’s best-selling artists. A pioneering self-taught artist, he specializes in large-scale abstract artwork known widely for their unique compositions, vibrant colors and flawless gloss finishes. His paintings can be found in private and corporate collections around the world. Working intuitively with no prior sketch work, Stewart’s paintings are expressive and bold. Strong, powerful brush strokes, fine lines and complex compositions highlight Stewart’s versatility as an artist. His recent collections explore themes of celebrity, social and media culture. His large-scale high – end paintings showcase an original finish, both matte and high-gloss, revealing rich textures, colour combinations and impressive dimensions. The subject matter ranges from abstract to figurative.
I recently sat down to speak with Stewart in his Yaletown Studio at 1063 Hamilton Street. He is currently opening another studio in Pioneer Square in Seattle with plans to open another studio in Beverly Hills, LA, later this year.
“I set out to create artwork which visually established a positive relationship with the viewer without relating to social commentary or significant connotations. However, as my portfolio developed I began to notice patterns that evolved unknowingly. People today, are bombarded with news and advertisements, tweets and posts; I began to see my unconscious reacting to these elements of daily life. The effects take shape as either a complete detachment into another world full of bright colours, radiating gestures and open space or an amalgamation of deconstructed figures, bold strokes and hidden symbols depicting a detailed yet all encompassing story. I feel my work showcases and explores the human emotion and our ever-changing capacity to adapt to the fast-paced and content filled life that we find ourselves in today.”
Custom commissioned artwork is often envisioned, created and ready to ship or install within 30 days from the date of order. All artwork is hand signed and is accompanied by a certificate of authenticity. Prices range between $10,000 to $100,000 with the average large canvas in the $30,000 to $40,000 range.
When choosing Art for your Vancouver Home, be sure to visit one of Vancouver’s leading galleries, the Equinox Gallery is a contemporary art gallery with both Canadian and international artists. Having been around for 36 plus years, they are widely reputed nationally and abroad. With an impressive roster of artists including Liz Magor, Gordon Smith and Philippe Raphanel, they have also carried the works of more established artists like David Hockney, Roy Lichtenstein and Jean-Paul Riopelle.
Equinox represents approximately twenty artists. Large canvas prices can range between $12,000 to $90,000.
Renee Van Halm
Equinox continues to maintain a solid reputation in the art world, with collectors, critics, artists and art enthusiasts. The space is open, clean and malleable; and the exhibitions are consistently fresh and interesting.
Drone video footage and photography for real estate is slowly establishing itself in Vancouver as a necessary tool in the marketing and selling of fine homes.
1. Drone footage of a property is part of an effective marketing plan.
Well executed & professional aerial footage can provide an exciting solution to marketing a home and increase the likelihood of higher offers. In the uber competitive real estate market, having a plan that is different from all of the others is what will help get your property sold.
2. It will help market the property by showing specific footage.
Showing the best features of the house from a bird’s eye view is very compelling, provides a sense of scale as well as an exclusive inside look at the home – leaving prospective home buyers craving more.
“Oh, the house has a pool …”
“This is how much of the backyard actually takes up.”
“The roof was recently redone…”
But contextualizing that house within the neighborhood kicks it up a notch. A drone can show prospective buyers what it’s like to pull out of the driveway, what the other houses on the cul de sac look like, or any remains of the Native Indian graveyard the house might have been built on.
3. You will have to.
As people learn more about what drones can provide and they start to see drone footage accompanying online listings, the benefits will become more apparent. Especially for people looking to move far enough away that going back and forth is challenging. For now, drone footage is being used mostly for high end properties but, as with most things, as it gets easier and less costly to produce, it will become just another thing people expect when looking for a new home. Once you take a virtual tour of a house shot with a drone, you will understand that, in five years, nobody will ever go to an open house for a high end property without first seeing these videos
Douglas Thron – Cinematographer
San Jose SF Bay Area to LA.
Douglas Thron is a master at aerial photography and video and has been shooting professionally for 27 years.
We believe one of the best ways to capture prospective luxury home buyers is to create cutting-edge content for engagement. We offer our clients with fine homes innovative film design incorporating cinematic video techniques including aerial footage from some the most talented videographers in the local industry. If you are interested in learning more about our marketing plans for Sellers – give me call at 604 612 6392