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  #1  
Old Posted Jun 10, 2014, 12:45 AM
PlanZ PlanZ is offline
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Calgary Neighbourhoods

Hey guys, long time lurker. So much great info on this forum.

I'm a born and raised Calgarian currently living in the beautiful Okanagan but looking at moving back to Calgary in about a year and looking at buying an condo. My budget would be ~$300 000.

I know a lot of the inner city is represented on this forum and I'd love to hear about your community. Pros/cons, value, ameneties, up and coming, built out, potential hidden gems, etc.

So, where do you live, what do you like about it, what do you dislike about it, what other neighbourhoods would you like to live in?

Cheers
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  #2  
Old Posted Jun 10, 2014, 1:23 AM
geotag277 geotag277 is offline
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What would be your expectation for a 300k condo in the inner city (bedrooms, sqft, etc)? That may help direct the conversation around specific neighbourhoods.
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  #3  
Old Posted Jun 10, 2014, 1:51 AM
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Properties can go fast so by the time I post these they may be gone But if I was in the market for a condo, I like these ones:

Old but kinda cool
http://beta.realtor.ca/propertyDetai...rtyId=14287639

Building isn't spectacular but decent floor space
http://beta.realtor.ca/propertyDetai...rtyId=14474097

One thing I like about the older ones is they seem to be larger:
http://beta.realtor.ca/propertyDetai...rtyId=14467894
http://beta.realtor.ca/propertyDetai...rtyId=14513247
http://beta.realtor.ca/propertyDetai...rtyId=14388875

Actually, these really surprise me. Obviously I'd have to see them in person but I don't think I'd bother buying a new one.
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  #4  
Old Posted Jun 10, 2014, 2:36 AM
geotag277 geotag277 is offline
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For up and coming neighbourhoods consider Sunalta and Bridgeland.

Sunalta you can get a nice discount just for being on the other side of 14th ave:

http://beta.realtor.ca/propertyDetai...rtyId=14371784
http://beta.realtor.ca/propertyDetai...rtyId=14519712
http://beta.realtor.ca/propertyDetai...rtyId=14311530

The area generally has a lot of potential for redevelopment.

Bridgeland is also prime for redevelopment, and the on going East Village plan with all the cranes in the air will only help the feel of the neighbourhood:

http://beta.realtor.ca/propertyDetai...rtyId=14427179
http://beta.realtor.ca/propertyDetai...rtyId=14401136
http://beta.realtor.ca/propertyDetai...rtyId=14432864
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  #5  
Old Posted Jun 10, 2014, 3:24 AM
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Quote:
Originally Posted by geotag277 View Post
For up and coming neighbourhoods consider Sunalta and Bridgeland.

Bridgeland is also prime for redevelopment, and the on going East Village plan with all the cranes in the air will only help the feel of the neighbourhood:

http://beta.realtor.ca/propertyDetai...rtyId=14427179
http://beta.realtor.ca/propertyDetai...rtyId=14401136
http://beta.realtor.ca/propertyDetai...rtyId=14432864
I like these Bridgeland ones. Not really a fan of the "curb appeal" on the middle one but the interior looks good.

Again, the older ones seem to have a lot of floor space.
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All right... all right... but apart from better sanitation and medicine and education and irrigation and public health and roads and a freshwater system and baths and public order... what have the Romans done for us? NOTHING!
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  #6  
Old Posted Jun 10, 2014, 4:01 AM
suburbia suburbia is offline
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Quote:
Originally Posted by PlanZ View Post
Hey guys, long time lurker. So much great info on this forum.

I'm a born and raised Calgarian currently living in the beautiful Okanagan but looking at moving back to Calgary in about a year and looking at buying an condo. My budget would be ~$300 000.

I know a lot of the inner city is represented on this forum and I'd love to hear about your community. Pros/cons, value, ameneties, up and coming, built out, potential hidden gems, etc.

So, where do you live, what do you like about it, what do you dislike about it, what other neighbourhoods would you like to live in?

Cheers
Your HOA expectations should probably be clear also. $300K with an HOA of $150 is different from $300K with an HOA of $600. Covered / underground parking versus stall is also a big Q.
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  #7  
Old Posted Jun 10, 2014, 4:12 AM
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Originally Posted by geotag277 View Post
Bridgeland is also prime for redevelopment, and the on going East Village plan with all the cranes in the air will only help the feel of the neighbourhood:

http://beta.realtor.ca/propertyDetai...rtyId=14427179
http://beta.realtor.ca/propertyDetai...rtyId=14401136
Amazing how much more you get in a row house:

Unit 1 - Apartment condo
Price: $279,900
SF: 835
Parking: Stall
HOA: $429/mth
Unit 2 - Row house condo
Price: $208,888
SF: 1,129sf
Parking: Attached garage
HOA: $129/mth
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  #8  
Old Posted Jun 10, 2014, 4:28 AM
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nick.flood nick.flood is offline
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delete

Last edited by nick.flood; Feb 5, 2016 at 6:27 PM.
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  #9  
Old Posted Jun 10, 2014, 2:08 PM
PVG-YYC PVG-YYC is offline
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well, with 300k budget in inner city, you could score either:

1. brand new 1 bed room
2. 20-40 year old 2 bed room apartment

depend your preference and lifestyle, let us know what you are looking in a condo or your preferred lifestyle, we could give you opinions based on that.
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  #10  
Old Posted Jun 10, 2014, 2:13 PM
bigcanuck bigcanuck is offline
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Originally Posted by nick.flood View Post
Read the description on the row house.
***CASH SALE***
$208,888
Perfect for 1st time buyers


...how many 1st time buyers have $209k in cash sitting around...
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  #11  
Old Posted Jun 10, 2014, 3:29 PM
YYCguys YYCguys is offline
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Originally Posted by bigcanuck View Post
***CASH SALE***
$208,888
Perfect for 1st time buyers


...how many 1st time buyers have $209k in cash sitting around...
Right?
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  #12  
Old Posted Jun 10, 2014, 3:46 PM
PlanZ PlanZ is offline
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Thanks guys. Looks like Bridgeland and Sunalta really are the best value.

I'd be looking for a 1 bedroom. I don't mind living in an older building as it looks like you get much more square footage in them, as long as the condo fees aren't too high (over $400/month).

From what I've seen on here it looks like Bridgeland is really booming with tons of buildings under construction and proposed, is anything happening in Sunalta?
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  #13  
Old Posted Jun 10, 2014, 4:13 PM
PVG-YYC PVG-YYC is offline
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Quote:
Originally Posted by PlanZ View Post
Thanks guys. Looks like Bridgeland and Sunalta really are the best value.

I'd be looking for a 1 bedroom. I don't mind living in an older building as it looks like you get much more square footage in them, as long as the condo fees aren't too high (over $400/month).

From what I've seen on here it looks like Bridgeland is really booming with tons of buildings under construction and proposed, is anything happening in Sunalta?
if you do not mind 1 bed room why not picking some new development in DT core. you are sacrificing little bit sqft for

Concrete building=better sound proof
Brand new appliances and finishing
better amenity (Gym, patio, garden...)
Closer to all the entertainment
Underground heated secure parking

Condo fee on a 1 bed room should be around 300-350 a months.

Assuming you are single, hence the "I am looking for 1 bdr", down the road when you meet someone and decide to get married and move into a single house, newer building in DT Core would hold better value or if you choose to rent it out you could fetch a little bit higher price as well.

Qualex will start Parkpoint in Victoria Park soon, there is the Guardian, Evolution, etc... I am not sure if Evolution or Guardian is Sold Out or not, if you are lucky, they usually do discount to sell the last few units, 5% down instead of 10%....

Just my 2 cents
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  #14  
Old Posted Jun 10, 2014, 6:31 PM
MalcolmTucker MalcolmTucker is offline
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Condo fees are going up as reserve fund studies are done for the first time or updated to reflect current interest rates and construction costs. Instead of discounting higher fee condos, if you like the building put the offer in and look at the condo docs. As long as the building doesn't have a pool, usually you are receiving value for the fee, unless there were recent envelope issues. Some buildings in the beltline still have common electricity for example.
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  #15  
Old Posted Jun 10, 2014, 6:41 PM
suburbia suburbia is offline
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Quote:
Originally Posted by bigcanuck View Post
***CASH SALE***
$208,888
Perfect for 1st time buyers

...how many 1st time buyers have $209k in cash sitting around...
Someone who graduated five years ago I suppose?
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  #16  
Old Posted Jun 10, 2014, 6:43 PM
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MichaelS MichaelS is offline
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Quote:
Originally Posted by PlanZ View Post
Thanks guys. Looks like Bridgeland and Sunalta really are the best value.

I'd be looking for a 1 bedroom. I don't mind living in an older building as it looks like you get much more square footage in them, as long as the condo fees aren't too high (over $400/month).

From what I've seen on here it looks like Bridgeland is really booming with tons of buildings under construction and proposed, is anything happening in Sunalta?
One neighbourhood to consider might be Windsor Park. It has quite a few condos on the south edge (between 58th and 56th Ave) and is across the street from Chinook Mall. It also has great transit connections (the #72/73 on 58th ave, #3 on Elbow Dr) for much of the city, and the Britannia Plaza area is turning into a great hub with a couple of new mixed use projects under development.
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  #17  
Old Posted Jun 10, 2014, 7:36 PM
suburbia suburbia is offline
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Condo fees are going up as reserve fund studies are done for the first time or updated to reflect current interest rates and construction costs. Instead of discounting higher fee condos, if you like the building put the offer in and look at the condo docs. As long as the building doesn't have a pool, usually you are receiving value for the fee, unless there were recent envelope issues. Some buildings in the beltline still have common electricity for example.
Good points regarding HOA fees. If there is a lot included, it might make sense.

A swing of $300 from one unit to another is not negligible. That's like $80K or so on a monthly mortgage payment I'd guess (so difference between being able to afford $300K and $380K).

Quote:
Originally Posted by MichaelS View Post
One neighbourhood to consider might be Windsor Park. It has quite a few condos on the south edge (between 58th and 56th Ave) and is across the street from Chinook Mall. It also has great transit connections (the #72/73 on 58th ave, #3 on Elbow Dr) for much of the city, and the Britannia Plaza area is turning into a great hub with a couple of new mixed use projects under development.
Great area, but wouldn't that be virtually a suburb? Going the other direction, that would be north of McKnight.
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  #18  
Old Posted Jun 10, 2014, 7:39 PM
geotag277 geotag277 is offline
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Quote:
Originally Posted by PlanZ View Post
Thanks guys. Looks like Bridgeland and Sunalta really are the best value.

I'd be looking for a 1 bedroom. I don't mind living in an older building as it looks like you get much more square footage in them, as long as the condo fees aren't too high (over $400/month).

From what I've seen on here it looks like Bridgeland is really booming with tons of buildings under construction and proposed, is anything happening in Sunalta?
Condo fees typically include heat and water, so there is a linear relationship between sq and condo fees. You'll find in general that condo fees all stabilize at around the same $ per square foot. I suspect 3-400$ for 800 sqft is pretty standard, and if something is lower than that you might expect it to increase potentially.

Bridgeland is definitely booming more than Sunalta, but in general you'll likely pay a higher price to get into Bridgeland to go with that. There isn't much happening in Sunalta at the moment but many expect it to be the next area prime for major redevelopment.

For reference the Sunalta CTrain station only opened in 2012 (the Bridgeland one has been around since the 80s). You can read the Sunalta redevelopment plan from Calgary to get some history on the area:

https://www.calgary.ca/PDA/LUPP/Docu...f?noredirect=1
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  #19  
Old Posted Jun 10, 2014, 7:45 PM
geotag277 geotag277 is offline
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Originally Posted by PVG-YYC View Post
Qualex will start Parkpoint in Victoria Park soon, there is the Guardian, Evolution, etc... I am not sure if Evolution or Guardian is Sold Out or not, if you are lucky, they usually do discount to sell the last few units, 5% down instead of 10%....
I think Evolution one bedrooms are probably over his budget. They are actually pretty expensive. Verve or First in East Village might be an option.

Also it depends on your time frame to move here, but Park Point won't even be selling until 2015, so is several years away from being move in ready.
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  #20  
Old Posted Jun 10, 2014, 7:58 PM
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Someone who graduated five years ago I suppose?
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