How To Plan, Invest And Retire Wealthy

On March 2nd, Connect Asset Manager will be at the Investor Forum to explain how it helps it’s clients turn one property into several and build portfolios that cash flow millions of dollars. One of the ways in which Connect Asset Management does that is by giving investor clients access to some of the most exclusive real estate developments in Ontario.

Connect Asset Management builds a strategy for it’s clients predicated on timing – that is, strategically choosing when to purchase a property.  

“From acquisition to completion, there’s a tremendous amount of growth on capital appreciation and rental appreciation, so when the condo is built they have all this appreciation that gives them the ability to refinance, pull out the equity and buy more property,” said Coyle. “We help our clients identify the optimal time to flow that capital into more properties.”

The strategy, which Connect Asset Management will decode at the Investor Forum, is called the Multiplier Effect: The ability to use equity in a safe, not to mention lucrative, way. Coyle says that, with the right strategy, anyone can become a millionaire through investing in real estate.

For starters, ever wonder why the best units in key developments are gone well before sales open to the public?

“We’ve been a top-producing team for many years now and what that means for us is we get to access all the best developments, and we get our clients first access to all the developments before they open to general public and, quite frankly, before anyone even knows about them,” continued Coyle. “This way, our clients are able to get the best deals on the best units.”

Condominiums are far from Connect Asset Management’s sole investment strategy. The firm identifies key markets where yields remunerate clients well, and some of them include university towns with high enrollment but meagre student lodgings.

“Student housing is often referred to as ‘recession-free real estate,’ meaning that when recessions hit student housing tends to be among the strongest real estate because more people go back to school and that increases the demand on both the rental and resale side. The areas we invest in are seeing some of the highest enrollment rates in the country, and Canadian schools have a shortage of on-campus housing, so there’s a new demand for student living, such as condos.”

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Toronto Real Estate : Consumer Interest Shifts to New Neighbourhoods

What was Toronto’s Neighbourhood with the Largest Growth?
A neighbourhood in the pocket between Finch and Steeles Ave named Newtonbrook.
Its definitely north of the core but with the Yonge Subway line running straight through the heart of the neighbourhood, downtown communting is not a problem.
Median List price for a condo in 2018 was $545,000 up abou 9% year over year.
A detached home could be found in the median list price of 1.1 million.
To view some affording homes in the area visit us at

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Real Estate

Severe Housing Downturn in Canada is Unlikely


Royal Bank has stated that a widespread real estate downturn is unlikely and that the probability is “still low but has increased somewhat in recent months”. Mortgage stress tests and rising rates are making it harder for buyers to get a foot in the door.

Toronto, Vancouver & Alberta are currently at risk due to the high interest rates put on the high-priced areas, and affordability is a major at a crisis level. “Regulatory changes made the market healthier – it is now balanced, well supported by economic and demographic fundamentals, and while condo building activity is elevated we see few signs of overbuilding,” says RBC.

Montreal remains one of Canada’s stronger markets at the present time, says RBC. Elevated levels of apartment construction in Montreal, Vancouver, and Toronto is a potential long-term concern, however unsold inventories are low.


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Condo Cancellations Risk Crisis Of Confidence In Toronto Real Estate

The size and sheer volume of GTA condo cancellations in 2018 sent shockwaves through the industry and left thousands of purchasers stunned and upset.
According to condo analytics firm Urbanation, from January 1 to mid-December, 2018, 4,202 units  (or 12 buildings across nine developments) were cancelled.
That’s staggering, considering that in 2017 there were 1,678 cancelled units in eight buildings and just 379 cancelled units across three buildings in 2016.
“You can usually expect 300 to 600 units a year as there’s always a misfire or two,” says Pauline Lierman, Urbanation’s director of market research.

Cancelled Projects In 2018

Two large Vaughan three-tower projects, Liberty’s Cosmos and the Gupta Group’s Icona, with 1,453 and 1,633 units respectively, were the main contributors to 2018’s tally.Some of the others included LeMine Investment Group’s Central Park Ajax, Lamb Development Corp.’s Wellington House and the James, Time Development Group’s Kennedy Gardens in Scarborough and The Residences of The Hotel McGibbon in Georgetown.
In a year when the condo market performed very well with low supply and stable demand. News of the Cosmos and Icona’s cancellations were a surprise.  Sales numbers certainly weren’t to blame. According to BILD, in May 2016, sales of 780 units in Cosmos Tower A and B and LeMine’s sales of 400 units in Central Park Ajax helped propel that month’s high-rise sales to the second-best on record.

The Issue – Some of the Reasons why the Projects where Cancelled

“All projects that cancelled in the last year had more than 80 per cent of the units sold,” says Lierman. “The biggest factors are cost and financing.”
Cosmos Condos, near the TTC’s new Vaughan Metropolitan Centre Station, was scheduled to be complete by 2020. In April, a letter from Liberty director of sales and marketing, Shawn Richardson notified purchasers that their Agreements of Purchase and Sales were being cancelled due to “circumstances beyond our control and Liberty’s best intention” as financing could not be arranged on terms satisfactory to the project vendor.
Icona, with its 51 and 53-storey towers, launched in February 2017. The condo sold out quickly but was cancelled in September. The Gupta Group also cited an inability to obtain satisfactory financing as the reason for their project’s termination.
In the case of Central Park Ajax, the City of Ajax pulled the plug. The town owns the land and was a partner in the project. It terminated its partnership with LeMine after discovering the developer didn’t have financing in place. Construction has yet to start at another LeMine project, The Academy, a student rental housing project in Scarborough that sold out in 2014. LeMine is a relatively new development company, without a prior track record in the GTA.
“If you are inexperienced or this is your first major project, it’s an uphill climb,” says Lierman. “It’s difficult to get your ducks in a row, you may not realize how long it will take and you have to have planned for the unexpected.
The Residences of the Hotel McGibbon project began in October 2015. Silvercreek Commercial Builders Inc. proposed to tear down the McGibbon Hotel in downtown Georgetown and replace it with a 125-unit residential condominium building. Early in 2017, Silvercreek reached an agreement with the Town of Halton to preserve a portion of the heritage building, while keeping the condo building to 10 storeys. But Silvercreek cancelled the project in early December citing “circumstances beyond our control that make the project un-financeable.”
Lamb Development Corp. pulled the plug on Wellington House after it was forced to alter the original design of the building. The new design would reduce the project from 23 to 17 storeys to get rezoning approval from the City of Toronto. With approvals still months away, Lamb released purchasers’ units and returned deposits.
Early in 2018, Lamb cancelled the James condo at 452 Richmond St. W. due to a rezoning issue. The condo was pre-sold in 2014. This spring, the Ontario Municipal Board also ordered the council to allow for the construction of a 17-storey building with 245 units that Lamb is relaunching as the Woodsworth.
“If projects come to market without approvals, the time frame can be elongated and combined with other cost factors, they end up not going forward,” says Lierman. “Costs are a big factor and with the labour market, tariffs and material costs going up, it can be it hard for a project at a specific stage to get financing.”

What’s A Buyer To Do?

When condo projects are cancelled, purchasers get their deposits back but lose out on the appreciation their unit may have accumulated between when they signed and when their suite is completed.

Generally, there little buyers can do when a project is cancelled. In the case of 451 Cosmos, buyers filed a class-action lawsuit in late August against Liberty Development Corp. and the outcome may give developers pause. The buyers asked the court to declare their contracts void so they can sue the developer for appreciation lost in the two years between when they bought their units and when their deposits were returned. The application claims the sales contracts went beyond what the province’s new home warrantor, Tarion, permits for pre-construction agreements.
Lierman says buyers can protect themselves to some extent by doing their due diligence and researching builders and developers. That wouldn’t have worked for Cosmos, however, since the builder was well-established. Lierman also advises checking if a project has its approvals in place.  The good news is she doesn’t expect a rash of cancellations in 2019.
There might be one or two projects that are vulnerable, but we should see more evening out in 2019,” Lierman predicts.`
Speak to your Sutton Realty representative to get some advice on a builder based on historical data.   We`re here to help. – 416-896-3333

So Long, 2018 Interior Design Trends; Hello 2019!

So long, 2018; hello, 2019!

The interior-design and market trends coming next year, and highlights of the past year

Tired of icy grays? Some of the features and finishes that have been plastered over North American homes in the past few years are finally on their way out.
Here’s what designers say you’ll be seeing instead.
So long, Subway tile — check out the newest trends for 2019:

57 Brock Condos – Located At Dufferin St & Queen St W

57 Brock Ave Condos

At Dufferin St & Queen St West

Prices Starting From The High $400,000s!

Occupancy: November 2020

Located In The Diverse Parkdale Neighbourhood That Has Over 129 Stores & Restaurants For You To Discover!

With A Walk Score Of 93/100, You Will Be Able To Complete Most Of Your Daily Errands Without The Use Of A Car!

100% Perfect Transit Score!

Steps To Liberty Village, King West, BMO Field, Exhibition Place, Lake Ontario, Fort York, The CNE & Much More!

Suite Finishes: 9 Ft Exposed Concrete Ceilings, Modern Laminate Flooring, Quartz Kitchen Counters, Stainless Steel Appliances, Stacked Washer/Dryer & More!

Building Amenities: Fitness Centre With Cardio & Weight Equipment, Pet Spa, Dining/Meeting Room, Designer Decorated Party Room with Full Kitchen & Adjacent Outdoor Rooftop Patio Lounge, BBQ area & Eco Friendly Green Roofs!

**Call Us Today For More Information Such As Floorplans, Pricelists, Brochures, etc**

Sutton Group Realty Systems Inc., Brokerage

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December Real Estate Newsletter – Sutton Realty Inc Brokerage

Sutton Realty Systems Inc. Brokerage – December Real Estate Newsletter

Home Buyers Get The Gift Of Choice: Inventory Up 110%

Home Buyers Become Home Browsers As Holidays Approach

Greater Toronto Area Realtors reported 7,374 transactions through November 2017. On a year-over-year basis, sales were down by 13.3% compared to November 2016. New listings entered in November amounted to 14,349, up by 37.2%, with total amount of active listings up to 18,197 compared to least year’s 8,639.

Toronto Region Home Prices Forecast To Rise 6.8% Next Year

The housing market was one of the key drivers of Canada’s economy in 2017. All provinces are forecast to grow their economies in 2018, but generally at a slower pace than in 2017 according to RBC.

How Many Airbnb Rentals Will Dissappear In Toronto’s Market?

It depends on who you ask. Renters looking for new palce will just have to wait until the new regulations come into effect on June 1st to see more inventory on the Toronto market. We’re predicting over 3,200 units will switch from Airbnb short-term to year-long tenancies, providing more stable rental inventory across Toronto.

Will the New Mortgage Stress Test Really Hold Buyers Back? Predictions – Stats are In

This CBC article is one of the best we have viewed.  It gives consumers a better idea of the possible impact by giving us a bit of the math breakdown.

New mortgage stress test rules will block 50,000 people from buying: mortgage group

New rules aimed at cracking down on the mortgage market will result in 100,000 people failing a stress test of their finances, and about half of them will be blocked from buying a home. That’s one of the major takeaways of a new report published Tuesday from Mortgage Professionals Canada, an industry group that represents 11,500 mortgage brokers, lenders and insurers.

The federal government has moved seven times since 2008 to tighten rules surrounding the real estate market, and practically every time, the market has shrugged off tighter rules around areas like maximum debt loads and amortization periods. But new rules implemented in October could be different.

Starting January, uninsured borrowers from federally regulated lenders must have their finances “stress tested” to ensure they would be able to pay off their mortgages if rates were higher than they are today. To do that, the lender must run a test assuming rates were two percentage points higher than they are right now, and see if borrowers would be able to pay off the loan.

By the group’s estimates based on the market today, “18 per cent of mortgage borrowers who are stress tested, would fail the stress test.”
Since there’s roughly 700,000 homes sold every year in Canada, and most of them involve some sort of mortgage. That means up to 100,000 buyers would fail the new stress test and be forbidden from buying the home they want at the price they want. “Perhaps 50,000 to 60,000 per year will be able to make a different purchase, albeit one that is less attractive to them,” the group said. But “perhaps 40,000 to 50,000 per year will be entirely removed from homeownership.”

The group says it doesn’t object to the idea of a stress test in general, just that the current parameters are too rigid. Essentially, the mortgage group says running the numbers with rates that are two percentage points higher than they are today isn’t realistic or helpful..

For starters, the majority of new buyers get a five-year fixed rate mortgage, which means if they lock in now. they would be immune from rate hikes until 2022.
Currently, the average mortgage rate in Canada is 2.96 per cent, the report found.
Even assuming rates are higher when they have to renew, the current stress test rules ignore two things: On average, borrowers will have paid off 15 per cent of their principal, five years into their first mortgage, even if they do nothing more than make their monthly payments with no prepayments. Having more equity in their homes makes them better able to handle debt, even at a higher rate.The stress test rules also ignore that people generally tend to see their incomes increase over time too.

“Based on trends over the past five years, mortgage borrowers will typically have seen their incomes rise by 10 per cent” by the time they renew, the group says.A better level for the stress test, the group says, would be testing borrowers’ finances at an interest rate that’s three-quarters of a percentage point higher, not two.

“Using the posted mortgage interest rate today in mortgage stress tests is excessively stringent, and will unnecessarily impair the housing market and therefore the broader economy,” the report found.”And it will unnecessarily [and therefore unfairly] prevent large numbers of Canadians from achieving their reasonable housing goals.”