Spotlight on Real Estate Pull-Out Section May 14, 2019
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Spotlight on Real Estate Pull-out section May 14, 2019 67 Forden Crescent on May 11. Photo: Ralph Thompson for the Westmount Independent. RE-2 – WESTMOUNT INDEPENDENT – May 14, 2019 INTRODUCING ADJ. WESTMOUNT WESTMOUNT ADJ. WESTMOUNT Executive Rental. Sunny and spacious Perched on top of The Boulevard. 6+3 bedroom beauty. Desirable St. Sulpice. 5 bedroom cottage. Garage + private garden. Amazing architectural detail & views to the South. 6+1 bedroom cottage… Elegance, pool, views! $6800/month $3,500,000 $3,700,000 SOLD ADJ. WESTMOUNT MID-LEVEL WESTMOUNT NDG Highly desirable Priest’s Farm. Close to everything. Traditional 3 + 1 bedroom cottage. Beaconsfield Avenue Sunny & renovated 5 bedroom home. Garage, garden, location! Integrated garage + exceptional backyard. Renovated Duplex, garage, steps to Monkland Village. $1,595,000 $2,315,000 $999,000 WESTMOUNT INDEPENDENT – May 14, 2019 – RE-3 2018 review: New tax roll coming, likely 25+% higher Westmount real estate: Volume tails off as prices rise despite the slow turnover, with the average The low volume may be blamed on the was 19 percent less than municipal tax adjusted price climbing over $2 million by hesitancy of many buyers to pay $2 mil- value), then $4,900,000 for each of 55 Real Estate the end of the year. lion, $3 million or more for houses that Belvedere Place, again in December, and were selling for $500,000 20 years ago, but 72 Summit Circle, in March last year. 27-percent increase basis for tax roll as they became resigned to the fact that Andy Dodge CRA (Ret.) Perhaps more importantly, the average these prices were real, buyers started com- Mark-up break-down adjusted price for all of 2018 was ing back into the market. This may be the While the 29 Ramezay mark-down was $1,986,858, up some 27 percent over the reason why only 25 Westmount home severe, it was not quite as much as for 574 Note: The following article relates to the reg- same figure for 2015, whose sales formed sales were registered in the first three Côte St. Antoine Rd., which sold for $1 istration of deeds of sale for Westmount prop- the basis for the current valuation roll, so months of the year, while 49 sales closed million in February, 21.1 percent less than erty for all of 2018. A list of sales, arranged that means that valuations could be ex- between October and December, in fact assessment. They were two of only 13 alphabetically by street and by type of proper- pected to go up some 27 percent on aver- more sales than in either the second or sales that recorded mark-downs; the ty, can be found starting on p. RE-22. age. Of course, there will be differences in third quarters of 2018, which is when others were fairly evenly distributed be- Westmount homeowners: Save the list increases from one district or type of prop- deeds are usually signed. tween parity and 50 percent, then 16 came of real estate sales in these pages. It is the erty to the next, but we could expect this Of the 157 one- and two-family sales, in between 50 and 100 percent above val- basis for next year’s municipal valuation to be the average increase for the main res- only 11 were registered for prices under $1 uation, and three more sold for more than roll, and if you’re shocked at the value – idential bulk of entries in Westmount. million, with 100 Abbott Ave., the house at double their municipal value. not the increase, the actual value – you will That increase includes two consecutive the foot of the street facing the CP right-of- Overall, the one- and two-family dwell - have to compare your house to these 2018 years of double-digit price increases, the way, weighing in as the lowest price, ings sold for an average price of sales. first time that has happened since 1997- $579,000, back in February. Ninety more $1,926,923, some 26 percent above valua- Only 164 one- and two-family dwellings 2000, when there were four consecutive homes/duplexes, fully 57 percent of all the tion. Theoretically, it means the “typical” sold in 2018 – 157 houses and seven du- double-digit years. Whether this is in line sales, were priced between $1 million and Westmount house, with a valuation of plexes – compared to 208 in the previous with price increases throughout the Mon- $2 million, 38 more between $2 and $3 $1,575,522, would have sold for year and an average over the past decade treal area remains to be seen, and of million, 12 between $3 and $4 million, $1,986,858, up 14 percent from the corre- of almost 173 sales. It was the lowest an- course will affect the tax bills because a then only six higher than $4 million. The sponding figure for 2017. Adjusted prices nual volume since 2009 or 2013, each of higher-than-average increase for West- top price of $6,400,000 came in December, have been over $2 million for each of the which recorded 145 sales. On the other mount would mean paying a greater share for 64 St. Sulpice Rd.; next was $5,500,000 last four months. hand, prices kept rising for most of 2018 of agglomeration taxes. for 29 Ramezay Rd., in August (and that continued on p. RE-8 765432104//. --, /+*60)6(3 (**6. (6//- 256).0561 (**6. (6//- 256).0561 %$$,#""" % ,#"""// 65 % "#"""// 65 !//. ,- /(0 5420 765432104//. -$ /! 60(**6 (**6. (6//-"," 3651 % $#""" %-#,""3204) % # ,"3204) 7 !//. /* / ) 7 ///%-# ,#""" 65 %-# ,#""" ///%-#,"#""" 65 RE-4 – WESTMOUNT INDEPENDENT – May 14, 2019 REAL ESTATE BROKER | B.ARCH JOSEPHMONTANARO.COM | 514.660.3050 SOTHEBYSREALTY.CA Independently owned & operated. Real estate agency. WESTMOUNT INDEPENDENT – May 14, 2019 – RE-5 SOLD | Roslyn Ave., Westmount SOLD | Cedar Ave., Westmount Since 2016, Joseph has sold over 50% of Westmount homes priced above $3 million* *Per Centris statstics as of May 2019 SOLD | Daulac Rd., Westmount Adj. SOLD | Saint-Sulpice Rd., Westmount RE-6 – WESTMOUNT INDEPENDENT – May 14, 2019 building permits M What’s permitted ing, to restore an existing garage; article 5.4.2 of Guidelines for Renovating Council approves 35 building permits in April 529 Clarke: at a Category I house, to re- and Building in Westmount; The following 16 permit requests for ing, to install a sign on a canopy; place windows on the front and the garage 641 Grosvenor: to replace some win- demolition, exterior construction, alter- 4045 St. Catherine: to modify an exist- door provided they are in wood (interior dows; ation and renovation were approved at the ing sign; and exterior) without cladding; 4911 de Maisonneuve: to replace win- April 1 meeting of the city council. There 465 Argyle: landscaping; 721 Upper Roslyn: to repair stucco dows; were no refusals. 75 Rosemount Cresc.: to repair a solar- walls; 15 Surrey Gardens: landscaping in the ium provided the stucco is true stucco; 3252 The Boulevard: to make a patio front yard; Approved 151 Hillside: at St. Andrew’s pre-school, door and a window opening on the rear 488 Lansdowne: to replace a door and 47 Thornhill: at a Category I house, to to convert an accessory building into an art façade provided that window #3 is com- windows provided the balcony door is modify a rear extension; studio and replace the garage doors; posed of two double casements with divi- made of wood (interior and exterior) with- 3217 The Boulevard: landscaping work 472 Côte St. Antoine: to modify the sions as per the original windows on the out cladding; in the rear and side yards, including the front walk, replace paving on the driveway upper floor; 791 Upper Belmont: to replace some construction of retaining walls to finalize and landscape; 3186 The Boulevard: to replace some windows on condition they have SDL di- work associated with construction on the 46 Surrey Gardens: at a Category I doors and windows with certain condi- visions as the originals and that window principal house; house, to rebuild the greenhouse as it ex- tions including that windows designated designated H is a swing type; 369 Grosvenor: to replace windows and isted on the south-east side of the house; #16 and #17 are as the original ones; 331 Elm: to replace some doors and a door; 647 Belmont: to remove landscape 48 Chesterfield: at Category I house, to windows provided the front balcony is in 4779 Sherbrooke: to replace two front stairs going to the driveway and to land- replace a window and a door on the rear wood (interior and exterior) without doors provided they are in wood (interior scape; façade provided the window is made of cladding; and exterior) without cladding; 450 Lansdowne: to demolish a volume wood (interior and exterior) and that the 654 Lansdowne: to replace windows 450 Elm: at a Category I house, to re- at the back and build a brick extension ter- patio door has a thicker frame; and doors and modify the opening on the place a front door provided its windows race with conditions. 11 Windsor: to replace a window; rear façade provided the front doors (#16 605 Belmont: to replace windows pro- and #27) are made of wood (interior and are preserved and that it matches the orig- ******* inal; The following 19 permit requests for vided they have divisions on the upper and exterior) without any cladding, that the 488 Elm: at a Category I house, to build demolition, exterior construction, alter- bottom sash as per the original ones; rear patio door (#18) has a thicker frame a rear patio and pool; ation and renovation were approved at the 645 Victoria: two permits, one to make and three panels instead of two, and that 168 Côte St.