Learn how an option to purchase works in Canadian real estate, when it’s used, and how it protects both parties in lease-to-own or commercial agreements.
An option to purchase is a clause in a contract that gives one party the exclusive right — but not the obligation — to buy a property within a specified time frame and at agreed-upon terms.
Why Option To Purchases Matter in Real Estate
In Canadian real estate, options to purchase are common in lease-to-own and commercial transactions. The buyer pays an option fee for the exclusive right to purchase the property in the future. This right is not transferable and typically expires if not exercised by a set date.
Option agreements typically include:
Purchase price or pricing formula
Duration of the option period
Non-refundable option fee
Terms under which the option can be exercised
These clauses benefit buyers who need time to secure financing or meet specific conditions, while sellers may use them to secure a potential sale while continuing to receive rental income. Legal review is crucial to ensure enforceability. Understanding the option to purchase helps buyers structure flexible agreements and evaluate their rights before committing to full ownership.
Example of an Option To Purchase
A commercial tenant signs a five-year lease with an option to purchase the building at $950,000. They have the right to buy anytime during the lease term by providing written notice.
Walkability refers to how friendly an area is to walking, measured by the accessibility of amenities, safety, sidewalk infrastructure, and overall. more
Transfer of ownership is the legal process by which the title of a property is passed from one party to another, typically through sale, inheritance,. more
Site remediation is the process of cleaning up contaminated land to meet environmental standards and make the property safe for use or redevelopment.. more
A rental suite is a self-contained living unit within a home or property that is rented out to a tenant, commonly located in a basement or accessory. more
An artistic rendering of the Capilano Mall redevelopment planned for North Vancouver. / DIALOG, QuadReal Proe
Seven years after the project was first conceived, the owner of the Capilano Mall in North Vancouver has submitted its full application to redevelop the shopping centre, ahead of going to City Council for approval later this year.
Located at 935 Marine Drive at the intersection with Hamilton Avenue right on the border between the District of North Vancouver and the City of North Vancouver, Capilano Mall opened in 1967 and has been expanded and renovated several times since then, and is now home to 90 stores. QuadReal has owned the mall since 1999 and the redevelopment is set for both the mall and the surface parking lot at 925 3rd Street W across the street from Walmart.
BC Assessment values the two parcels, which span a total of approximately 16.4 acres, at $95,049,000 and $2,602,900, for a total of $97,651,900. The properties are held under bcIMC Realty Corporation. The Save-On-Foods to the north of the parking lot is not affected, as it is owned by Jim Pattison Group.
The location, heights, and spacing of the 11 towers proposed as part of the Capilano Mall redevelopment. / DIALOG, QuadReal Property Group
QuadReal first announced its intentions to redevelop the mall in 2018-2019 before submitting a pre-consultation application two years ago this month, as previously reported by STOREYS.
The proposed Capilano Mall redevelopment would include 11 towers scattered across the site, with heights between 18 and 40 storeys. The 18-storey tower would be located at the southeast corner of the site while the 40-storey tower would sit right in the middle of the site. The 18-storey tower is the only tower below 20 storeys and the 40-storey tower is the only one above 40 storeys, with all of the remaining towers listed between 23 and 34 storeys.
All in all, proposed for the site is 2,984,574 sq. ft of residential floor space that would translate to an estimated 3,408 residential units, in addition to 224,179 sq. ft of commercial retail space, 5,995 sq. ft of office space, and 2,195 sq. ft of daycare space, with all of the non-residential space housed on the lower levels of the towers and distributed across the site. Exact numbers have not been provided, but the residential units are expected to include both strata and rental units, with the latter accounting for approximately 25% to 30% of the units.
Rough sketches of the current Capilano Mall (left) and redevelopment plan (right). / DIALOG, QuadReal Property Group
The proposal also includes a network of public spaces that will primarily be located in the northwest corner of the site, at the corner of Marine Drive and Hamilton Avenue. Right at the corner would be a new community centre with 24,036 sq. ft of space with an adjacent plaza as well as a new park facing McKay Creek. Several new internal roads would be constructed and public plazas would be scattered across the site.
"The design creates a connected network of parks, plazas, and pedestrian links that integrate natural systems with social activities," said QuadReal and DIALOG, the architect of the project, in their application. "This approach balances ecological preservation with community needs, ensuring spaces for recreation, events, and everyday interactions. Key connections include the proposed public park at the northwest corner, adjacent to the community centre, which links to Hyak Park and MacKay Creek on the west, enhancing environmental and social connectivity."
"A well-defined pedestrian network links plazas, courtyards, and key destinations, ensuring accessibility and seamless transitions between spaces," they added. "The east-west mews connect retail plazas through the residential oriented spaces to the existing creek footbridge and Hyak Park, while the north-south walkway extends from Marine Drive through the park, retail, and residential areas to 3rd Street West, where future daycare is planned. High Street serves as a lively retail corridor with tree-lined sidewalks and on-street parking."
The public spaces planned for the Capilano Mall redevelopment (left) and the phasing plan (right). / DIALOG, QuadReal Property Group
As for phasing, the Capilano Mall redevelopment is currently planned to unfold across 10 major phases. The redevelopment would start with the parking lot site at 925 3rd Street W, which will be home to two towers. The second phase would be focused on the corner of Marine Drive and Hanes Avenue, before moving from northeast to southwest across the site, with the final phase being the corner of MacKay Road and 3rd Street W. The community centre would be delivered in the fourth phase.
"The phasing approach prioritizes keeping mall operations and current tenant obligations by starting with the southeast vacant lot, and then building out the North end," the applicants said. "Phase two will help to establish a presence along Marine Drive, and a connection to the future bus rapid transit. The affordable housing, community amenities and park spaces have been distributed throughout multiple phases, which help to balance the up front costs while contributing to the community."
The timeline of the redevelopment is unclear, but projects of this scale typically take at least a decade and the timing can often be dependent on market conditions.
An artistic rendering of the Capilano Mall redevelopment planned for North Vancouver. / DIALOG, QuadReal Property Group
"Our region is experiencing substantial and rapid change," the applicants said. "The Metro 2050 plan outlines how Metro Vancouver will accommodate an expected one million new residents and nearly 500,000 new jobs by 2050. The plan recognizes the need to address housing affordability, climate change, and transportation challenges. In parallel, North Vancouver's Official Community Plan (OCP) outlines the city's long-term vision and objectives for land use, development and servicing. It serves as the blueprint for future growth and change."
"The Capilano Mall site is well-positioned to contribute to both Metro Vancouver's aspirations and the City of North Vancouver's vision. [...] Largely unchanged since 1967, the extensive surface parking and primarily single-use characteristics are no longer aligned with the City of North Vancouver's new identity as a sustainable urban city shaped by transit-oriented development."
Across Metro Vancouver (and Canada), numerous mall redevelopments are currently underway or are being planned, to the point that there are now more malls subject to redevelopment in the Lower Mainland than there are malls that are not. Ongoing mall redevelopments include The Amazing Brentwood in Burnaby, Oakridge Park in Vancouver, Semiahmoo Shopping Centre in Surrey, Lansdowne Centre in Richmond, and Columbia Square in New Westminster.
Prior to this OCP amendment application, QuadReal has conducted three phases of public engagement for the Capilano Mall redevelopment. A fourth round is expected to be held this fall, ahead of the application going to Council for consideration in the winter.
“Toronto’s tower-in-the-park sites are one of the city’s greatest untapped housing resources,” says Tony Irwin, President and CEO of both Rental Housing Canada and the Federation of Rental-housing Providers of Ontario (FRPO).
Like many North American cities, Toronto is characterized by a large stock of “tower-in-the-park” apartment buildings: Towering residential buildings (many of which have seen better days) surrounded by expansive green spaces and ample surface parking. These post-war apartment neighbourhoods, particularly prevalent in Etobicoke, North York, and Scarborough, could soon see a major transformation and an influx of new residents.
“Toronto’s post-war tower-in-the-park high-rises were designed to meet rapid population growth and urban expansion, with a vision inspired by the planning ideals of the time,” says Irwin. “The goal was to house large numbers of people efficiently, while providing generous green space by situating high-rise buildings on expansive lots.”
Back then, this type of planning rationale made sense. “Most of Toronto’s apartment neighbourhoods were constructed between 1960-1980, in response to the population growth the city experienced during this period,” says Carla Tsang, Senior Planner, City of Toronto. “Apartment neighbourhoods are also the product of post-war era land use planning policy, which actively promoted high-rise construction in the expansion of new neighbourhoods in the suburbs to provide additional housing options, higher densities to maximize public infrastructure investment, and vast open space between buildings to offset the impacts of dense apartment housing conditions.”
The tower-in-the-park approach reflected a focus on car-centric living and an abundance of available land. This was decades before Toronto’s available land became a scarcity, a supply-side housing crisis became a reality, and reliance on the automobile became a thing of the past. Accordingly, the City of Toronto recently released its Apartment Infill Study, an initiative aimed at optimizing land use and increasing housing options within the city's existing apartment neighbourhoods. The core objective is to remove policy and zoning barriers that have historically hindered infill development in these areas.
“The Apartment Infill report and zoning bylaw, which will be considered by City Council on June 25-27, recommends zoning changes for infill townhouse permissions, conversion of underutilized space, and overcladding for tower renewal retrofits,” says Tsang, who is a lead on the study. “But future work is planned to develop planning tools for additional apartment infill opportunities city-wide and/or on a geographic-specific basis.”
Outgrowing The Park
With changing times, the Greater Toronto Area (GTA) has outgrown its tower-in-the-park model. Today, a growing population, coupled with an impossible-to-ignore housing crisis, has changed the way we look at these sites. While the goal of this type of design was to offer light, air, and green space to enrich the lives of residents, the reality is that this often resulted in isolated, car-reliant communities with poor street engagement and under-utilized land.
These towers-in-the-park sites are now seen as a critical opportunity for infill development at a time when the narrative continues to be that we need as much housing supply as we can get. The Province of Ontario has a target of creating 285,000 new homes in Toronto by 2031 – one critics say it won’t reach without change. So, Toronto’s urban planners and developers have their sights set on unlocking the potential for gentle density on these sites. Doing so, they say, will address Toronto’s housing shortage, enhance neighbourhood vitality, and create more complete and connected communities.
“Toronto’s population has continued to increase, land has become more scarce and valuable, and our housing needs have shifted,” says Irwin. “The tower-in-the-park model often results in significant underused land at a time when gentle density and complete communities are urgently needed.” Irwin says that optimizing these sites is a practical way to add more homes, improve infrastructure, and offer greater housing choice – all while making better use of existing land and services.
“As the approach to planning policy has shifted to encourage more active modes of transportation such as public transit, cycling, and walking, the surface parking and some under-utilized open space portions of tower-in-the park sites provide potential opportunities for infill development to accommodate additional housing and other amenities to support complete communities,” says Tsang. “This includes more active uses at grade, public realm improvements, access and walkability through sites, and preserving tree canopy.” The result is connected and complete communities – most, on transit lines – that feature more housing options (including affordable rental housing) and an enhanced quality of life for residents.
Architect and Toronto Metropolitan University urban planning professor William Galloway says Toronto should look to the future with a goal-oriented approach. “The thing all great cities have is a way to intensify (i.e., add more and varied kinds of activity in an area) when needed, and this is one way to create legal room for that to happen,” he says. “Toronto's planning has, until recently, forced us all to live in something like a first draft plan of the city, with no good mechanisms to update things when it turns out we got something wrong, or when the way we live is changing. That creates a lot of stress on the system, and on us too, not incidentally. A more open regulatory system gives us the chance to try for a second, third, and fourth draft, and to develop our cities as we live in them.” As such, Galloway calls the proposed infill change a useful one. “It is great that this particular policy also goes along with several more, all aimed at giving the city more flexibility to build housing where needed,” he says.
Unlocking The Park's Potential
You don’t have to look too far to find a tower-in-the-park in the Greater Toronto Area (GTA). There are hundreds of tower-in-the-park sites across Toronto, many of which were identified in FRPO and Urbanation’s 2020 and 2025 Rental Market Study Reports as having significant infill potential. Gentle densification on these sites could produce tens of thousands of new homes. According to FRPO’s research, of 1,715 existing purpose-built rental sites across the Greater Toronto and Hamilton Area (GTHA), 55% — or 942 sites — have sufficient land to accommodate infill development. Of those 942 sites, 36% are transit-oriented.
“Appropriate sites are not exclusive to one part of the city,” says Irwin. “They’re found in areas like Etobicoke, North York, Scarborough, and York, as well as pockets in central Toronto. Many of these properties feature large setbacks, surface parking lots, or expanses of lawn that are rarely used to their full potential. For instance, the studies identified over 900 sites across the GTA that could accommodate infill, with the potential for more than 180,000 new rental units, many on land already owned by rental housing providers.” With the pressing need for housing and high cost of acquiring land, Irwin says it's essential to identify sites that can accommodate more housing on land that is already owned. "New housing can add much-needed family-sized and accessible units, diversify the housing stock, and support complete communities, all while retaining much of the existing green space and amenities," he says.
According to Tsang, while there may be opportunities for infill housing on certain apartment sites located across Toronto, applications submitted to the City of Toronto between 1999 to 2023 indicate notable development trends. “Most apartment infill applications were received in Toronto-East York, North York, and Etobicoke York community planning districts,” says Tsang. “Areas of the city with the highest rents (Downtown, Midtown, and North York) received the highest number of infill applications. These applications are often located within 500 metres of existing or funded higher order transit.”
Regardless of location, the new infill buildings are proposed on areas of the site currently used for surface parking, driveways, and open space, says Tsang. “Apartment infill development can come in the form of low-rise, mid-rise and, where appropriate, tall buildings, as well as building additions to the existing apartment on-site,” she says. “The appropriate form of infill housing depends on many factors, including (but not limited to) the size and shape of the site, the location of the existing apartment building on the property, developable areas of the site with public street frontage, location of mature trees, and the scale of buildings on surrounding properties.” According to Tsang, infill housing in Apartment Neighbourhoods must meet all relevant Official Plan policies, including the development criteria for Apartment Neighbourhoods and related policies on housing and rental demolition and replacement.
Galloway says the tower-in-the-park revamp should extend beyond housing. “If I were to critique the proposed planning change, I feel we would be even better served by more mixed-use planning, not just additional housing,” says Galloway. “Green space helps with well-being no doubt, but so does a walkable neighbourhood, and the ability to go to the doctor, buy groceries, and meet all the tasks of daily life without having to travel across the city, or be dependent on cars.”
Growing Pains And Goodbye Green Space(?)
There’s no sugarcoating the fact that apartment infill projects can have negative impacts on existing residents. These can range from noise and dust from construction to parking concerns, relocation, evictions, and difficulty returning to units for tenants who are displaced during demolitions and renovations.
To mitigate this, Tsang points to the City’s framework to support tenants through redevelopment, including the new Rental Renovation License By-law which comes into effect on July 31, 2025, and Rental Housing Demolition Permit application requirements. The City also provides a number of programs to assist renters, including referrals to non-profit service providers, she highlights. “As new infill buildings can be proposed on existing surface parking on apartment sites, this study will examine opportunities to balance maintaining access to parking to meet mobility needs of residents with opportunities for new infill housing,” Tsang continues.
Another understandable concern is the loss of green space – something proven to benefit mental health – and the loss of important tree canopy. "Green space and tree canopy are essential for resident well-being and community health," says Irwin. "That’s why infill should focus on 'gentle density' and smart design, preserving the most valuable open spaces and mature trees while introducing new housing. Many sites have surplus or underused land where new buildings can be added with minimal impact on existing green space. The City’s Apartment Infill Study and FRPO’s own research emphasize the importance of maintaining a balance and adding homes without sacrificing the environmental and recreational benefits that green spaces provide."
Tsang acknowledges that, during public consultation for the study, the potential loss of green space, tree canopy, and the outdoor amenities through the construction of new infill buildings was raised as a concern. “The Official Plan policies for Apartment Neighbourhoods provides that compatible infill development may be permitted on an existing apartment site, if the development improves existing site conditions through improving upon the quality of landscaped open space and outdoor amenity space for residents, including the preservation or replacement of significant landscape features,” says Tsang.
According to Galloway, the sites are large enough to have meaningful green space and also create a better place to live for everyone in the neighbourhood. “Green space is important, and we should have more of it in the city,” says Galloway. “But green space (and open spaces) need to be designed well and should be vetted by quality more than quantity. There are a lot of great architects and planners in Toronto right now and there is no reason we cannot have quality green space and build more housing at the same time. Looking from a slightly different perspective, adding buildings to many of the sites offers the possibility of more human life and activity at the pedestrian level, and that is an important part of making a strong livable city.”
The 19 on the Greenway project at 3619 Arbutus Street in Vancouver. / PCI Developments
Last week was a particularly eventful one for Vancouver City Council, specifically as it relates to its efforts towards helping housing development projects advance to construction.
On Monday, June 16, Mayor Ken Sim and several members of Council attended the grand opening ceremony for 19 On The Greenway, twin six-storey rental buildings at 3619 Arbutus Street — along the Arbutus Greenway — that were recently completed by Vancouver-based real estate developer PCI Developments.
"City Council is focused on building more homes, faster, and 19 on the Greenway is a clear example of that progress," said Mayor Ken Sim. "This project delivers 118 new secured rental homes on the west side, including 24 below-market units, all within walking distance of transit, parks, and everyday amenities. It's the kind of housing we need more of across Vancouver: purpose-built, well-located, and designed to serve the needs of the community."
On Tuesday, Council approved a suite of changes to its policies around development cost levies (DCLs) and community amenity contributions (CACs), changing the timing of when payments are collected in order to reduce the upfront financial burden for developers.
"Current market conditions are putting pressure on the financial feasibility of many housing projects — particularly rental and strata developments aimed at middle-income households," said the City in a press release. "Construction cost escalation has far outpaced consumer inflation since the pandemic, and additional factors such as impending tariff implications and elevated interest rates continue to challenge new housing projects. Without action, supply will continue to lag behind demand, exacerbating affordability pressures as the cost of new homes may climb even further out of reach."
On Wednesday, Council considered a motion introduced by Councillor Rebecca Bligh entitled "Jumpstarting Rental Housing: Bold Action to Boost Rental Housing Construction in Tough Economic Times". Bligh's motion called for the City to explore options for "a program of tax abatement for projects that prioritize rental and below market rental units while deferring increases in property taxes for properties redeveloped for rental housing, holding the tax rate based on the assessed value prior to redevelopment, for a determined period."
Although the events that occurred earlier in the week — and past instances of Council helping developers — may have led some to believe that Council would support this motion, the motion was defeated in a 7-4 vote, with all members of Mayor Sim's ABC Vancouver party voting against it and the four non-ABC councillors supporting it. (Bligh was elected as a member of ABC Vancouver, but was "ejected" from the party earlier this year after a series of disagreements with ABC.)
During the meeting, Bligh said she was introducing the motion for the same reasons the City and GM of Planning Josh White recommended the changes regarding DCLs and CACs, adding that she believes those changes are "noble" but perhaps "not enough to really be moving the needle."
"What we're facing right now is a situation where housing starts are significantly down, month over month, compared to last year and the year before's numbers," said Bligh. "So while we are approving new units of housing in our public hearing process and we seem to be posting a lot about that and talking a lot about that, that's not actually reflective of what's being built. And the concern that we heard from the GM of Planning yesterday, Josh White, is a price-jump in the coming years if we do not continue to ensure that rezonings and approvals actually result in breaking ground and rental housing units being built."
Bligh, who is also the President of Federation of Canadian Municipalities, noted that tax abatement programs for rental projects exist in Kelowna and Kamloops — Toronto has one as well — and went on to acknowledge that it is complicated, but that she believes it is worthwhile for the City to at least explore potential options, which is what her motion asked for.
Following Bligh was a member of the public who signed up to comment on the issue, who happened to be Evan Allegretto, President at Intracorp Homes. After after identifying that he was with Intracorp, Allegretto said that developers need "big movement" for their proformas to work, that there are a limited amount of tools that could make a real impact, and that even a short-term tax abatement program would make a difference.
"The one speaker we just heard from said that something needs to change," said Councillor Sarah Kirby-Yung, who spoke next and opened the discussion period. "I agree, but I will say this is not it. If we start on what I think is a very troublesome direction to give tax breaks to developers, property tax breaks, somebody else has to pay for them. That is typically how it works. That means your residents and your small businesses have to pay more, or we collect less tax, which means we can deliver less service. That's not rocket science."
"Permitting improvements are things that we can support," she added. "Things like the CAC deferrals that we did yesterday make sense. We should be looking at all those things that we can do, but without putting harm onto other folks, and that is exactly what I think this motion would do. [...] I think there are a lot of other solutions that we can look at and I'm open to many of them."
Green Party Councillor Pete Fry then said he wasn't crazy about the idea of giving developers a tax break, but believed it was at least worth examining the options and what it could look like. Councillors Lisa Dominato and Peter Meiszner, both of ABC Vancouver, pointed out that tax abatement programs in other jurisdictions are primarily for deeply-affordable units. Councillor Lenny Zhou added that he didn't want to support the motion because it would take staffing resources away from other work.
"We need to take a balanced approach," said Mayor Sim, after listing off various statistics about what the City has done on housing and saying that the economy may be heading towards a recession. "There are families across this great city of ours that are struggling to feed their families. We have to think about them as well and this motion would actually give a break to the homebuilders after we've helped them quite a bit. We'll continue to help them, but it won't come at the expense of families struggling to feed their families"
"What's important to recognize is that 'fail to plan, plan to fail,'" said Bligh after the discussion circled back to her. "We're just gonna wait until the data shows us that housing starts were severely impacted by 2025 in two to three years. By [with] those units not coming online, rents will go up. That's just the state of it. I appreciate councillors doing research on this. Not one spoke to me directly and I have been working on this for about two-and-a-half months and have done extensive research. I also think it's interesting that they're referencing US cities. How about cities in BC that leveraged this program to get more rental housing?"
"This is actually a sustainable way that the City can fund affordable housing, by ensuring that the private market is not being asked to do more than what is tenable, which includes delivering below-market housing, delivering sustainable building construction, and doing that all in an inflationary period," Bligh concluded, before her motion was defeated. "Interest rates are up. Construction costs are up. [...] Calling it a tax holiday to the private-market builders that take all of the risk to help us deliver housing in this city is just actually disrespectful and disingenuous. We get lobbied for a lot of ideas here. This is a not a tax holiday. This is a stimulus program. When we talk about a recession, and I'm sure the Mayor knows this cause he is an accounting guy, the best thing you can do is create stimulus projects and that's what this program would do. It keeps people working, it keeps the economy moving, it keeps populations growing, and that's what you have to do when you're finding yourself at the risk of going into recession."
Welcome to Meet the Agent, an ongoing series profiling real estate agents from across Canada. With more than 150,000 agents, brokers, and salespeople working in 75 different boards and associations across the country, we thought it was about time they had a place to properly introduce themselves.
If you or someone you know deserves the same chance, email agents@storeys.com to apply.
I grew up on the beautiful Bay of Quinte in Belleville, Ontario.
Where do you live now? And what neighbourhood (in Canada, or worldwide) would you love to live in (that isn’t your own)?
My family and I live in The Junction, Toronto. One day, we’d love to spend our summers on the East Coast of Canada and our winters in the Montreal area.
After we bought and sold our first home, our Realtor noticed my passion for real estate and encouraged me to pursue my license. I'm so glad she did — it completely changed my career path.
In a few sentences, describe what a typical “day in the life” looks like for you.
A typical day in real estate is anything but typical! You know what they say about 'the best-laid plans' — things rarely go as expected. While we might start the day with a rough idea of what’s ahead, everything can change in an instant. In this business, you have to be ready to pivot quickly and juggle many roles at once. You might be a designer, marketer, salesperson, analyst, and negotiator — all within the same hour.
What’s the single best advice you have for sellers?
You only get one chance to make a great first impression. Buyers often make up their minds about a property while still standing in the front entry. That’s why we advise our sellers to live by the three D's: declutter, deep clean, and depersonalize.
What’s the single best advice you have for buyers?
Educate yourself! Buying a home is often the largest investment you'll make, which is why I prioritize educating my clients on the current real estate market, neighbourhoods, the offer process, negotiation strategies, and various property types. This empowers them to make informed, confident decisions quickly in a fast-paced market.
What made you choose to work for your current brokerage?
After obtaining my real estate license, I interviewed with several West End brokerages. However, when I met Ann Hannah, the Broker of Record at Sutton Group Old Mill at the time, I immediately knew I had found the right fit. I was drawn to her candor and her willingness to offer valuable advice. Ann even suggested I meet with another agent in the office, Wendy Hammond. After meeting with Wendy, I knew I had found the perfect match, and I haven’t looked back since. Now, Sutton Old Mill is led by Ann’s son-in-law, Loic, along with an amazing support team — and I couldn’t be happier.
Is there anyone you recommend people should be paying attention to right now?
I strongly believe in the power of staging and am fully embracing the more organic, lived-in approach that top stagers are taking today. In Toronto, we’re fortunate to work alongside some incredibly talented professionals who are transforming the way homes are presented. Gone are the days of impersonal staging — thank goodness! The shift toward creating spaces that feel warm, inviting, and truly livable has made a world of difference in how buyers connect with a property.
What is one professional goal you have for the next year? What’s one that you have for the next 10 years?
Wendy Hammond and I started our team with the vision to create a West End blog highlighting all the great things about the neighbourhoods we live and work in. In the next year, we would like to refocus on providing our clients and neighbours with insights into all the amazing things going on in the West End. Within 10 years we would love to incorporate design and in-house staging services to our portfolio.
Tell us about your favourite (or most memorable) sale, and why it stands out to you.
My most memorable sale would have to be my first one. The trust my clients placed in me, despite me being new to the business, was an incredible compliment and played a pivotal role in building my confidence. That sale continues to remind me of why I do what I do — helping people navigate life-changing decisions and supporting them every step of the way. It also highlighted the importance of building and maintaining trust throughout the process.
What are the three words you hope your clients use to describe you?
Professional, personable and patient! I’ll admit, I cheated and took a look at past client testimonials! The three words that came up most often were professional, personable, and patient. I really love this because they reflect how I approach every client relationship — delivering a high level of professionalism while making sure clients feel heard and supported every step of the way. Patience is key in real estate, as it can be a process, and I strive to ensure my clients never feel rushed or pressured.
This interview may have been edited for both length and clarity. The views and opinions expressed in this article are those of the interviewee and do not necessarily reflect the views or positions of STOREYS.
The cost of lagging home construction is often measured in supply gaps and future market turns, but a new study from Altus Group for the Building Industry and Land Development Association (BILD) and the Ontario Home Builders' Association (OHBA) highlights the broader impacts of the Greater Toronto Area's (GTA) stalled pipeline, namely sweeping job loss and billions lost in investment.
According to the report, housing starts in the region could fall by more than 60% by 2027 if the necessary changes aren't made to address current obstacles to homebuilding. By 2029, this would look like just 4,000 single-family units and 10,000 apartment units completed in that year, reducing the total volume of construction activity from $6.7 billion to $1.9 billion and from $7.5 billion to $2.6 billion, for each respective unit type.
In the case that new home construction continues down its current path, the broader impacts to GTA residential construction jobs and the economy would be remarkable. The report finds that construction jobs would be cut by almost 50%, constituting some 41,000 jobs lost, and construction investment would fall by more than $10 billion.
KEY TAKEAWAY
Altus projects a 60% drop in housing starts by 2027 and a $10 billion cut to construction investment by 2029.
But the damage isn't limited exclusively to the construction sector, as many related industries would be impacted by a lack of business. Altus calls these 'spin off jobs,' which includes suppliers to residential construction and jobs dependent on the pay cheques and spending of the spin off jobs, such as a server at a lunch spot near a construction site. These jobs would make up around 22,500 of the 41,000 axed positions.
But job loss, reduced investment, and stalled construction are just flotsam resulting from the real issue, which is plummeting new home sales. According to the report, 2025 will likely be the worst year for new home sales since Altus started keeping track in 2000, with single-family home sales and condominium apartment sales down 50% and 65% year to date, respectively, compared to 2024.
A Case For Rebates
The federal and provincial governments have begun to target these issues, with the feds tabling their First-Time Home Buyers’ (FTHB) GST Rebate to ignite sales and kickstart construction by shaving up to $50,000 off the purchase price of a new home for first-time buyers. However, many in the industry have been advocating instead for an expansion of the existing GST/HST New Housing Rebate to include all owner-occupier purchasers of new homes in order to strengthen the rebate's impact on construction — something Ontario Premier Doug Ford has said he would match at the provincial level.
According to calculations from real estate think tank The Missing Middle Initiative (MMI), if this were achieved, the price of a $900,000 Ontario home would drop to $800,000 overnight "setting off a housing construction boom."
“This one measure taken in tandem by the province and federal government can immediately lower housing costs, jump-start demand, and protect against future supply shocks that spike prices,” says Scott Andison, CEO of OHBA, in the Altus press release.
Andison also touches on worries around costs, as MMI estimates it would cost around $2 billion per year over six years ($12 billion), compared to the current cost of just $1.9 billion spread over six years for the FTHB GST Rebate. For the province, the think tank estimates a $1.472 billion annual cost, up from $577 million.
“Parking the generational equality and affordability issues, it's important to remember that the government cost estimates are province-wide and nationwide, with housing starts in the GTA being approximately 20% to 25% of the national average and 40% to 45% of the provincial average," he says. "That means for less than a billion dollars governments can protect at least 41,000 jobs, 23,000 annual starts, and over $10 billion in investment — with all the spinoff associated with that. If you extrapolate this across the province the impact is even greater; if this were any other industrial sector, this wouldn't even be a question.”
Perched above the storied shoreline of British Columbia’s Sunshine Coast, 1887 Lower Road is the kind of retreat that captures the region’s most coveted offering: a seamless fusion of luxury, nature, and soul-soothing privacy.
Completed in 2023, this 4,666 sq. ft. estate spans 3.7 acres of forested grounds and curated gardens, culminating in 162 feet of private beachfront.
While the property is just minutes from Roberts Creek’s shops, restaurants, and world-class trail systems — including Soames Hill and Cliff Gilker Park — it feels worlds away from anything but stillness and sea air.
Designed to mirror the flow of its natural surroundings, the home’s west coast modern architecture embraces light, views, and clean lines. Schüco floor-to-ceiling windows wrap nearly every wall, letting in uninterrupted southern light and showcasing panoramic vistas of the Pacific Ocean.
Inside, dual living rooms and a sophisticated chef’s kitchen anchor the main floor, while high-end finishes and warm, contemporary styling lend a calm elegance throughout.
Outdoors, every element has been considered to enhance both function and serenity. A Japanese-inspired garden plays with balance, texture, and asymmetry, creating a tranquil transition between the home and its beachfront setting. Meandering paths lead to an infinity pool and hot tub framed by arresting coastal views, while a 12-seat cabana offers a natural gathering place to relax, recharge, or watch the sun dip below the horizon.
The sleeping quarters are no less considered. The primary suite — a breathtaking sanctuary with 270° views of ocean and forest — includes an ensuite with a steam shower and soaker tub designed for total immersion in nature. A second principal suite on the lower level connects directly to the outdoors, while each of the private guest bedrooms offers walk-out access to the landscaped terraces.
It's the 270° ocean views from the primary suite, for us.
While the home stuns at every turn, it’s this tranquil, light-filled sanctuary — with its spa-calibre ensuite and wraparound forest-and-sea vistas — that elevates the experience from luxurious to unforgettable.
Whether your aim is escape, adventure, or quiet connection to BC’s extraordinary coast, 1887 Lower Road invites you to experience it all — without compromise.
This is more than a luxurious home: it’s a deeply personal retreat where design and nature are in perfect harmony.
In a quiet crescent just northwest of Edmonton, one of Alberta’s most distinct custom estates awaits.
But take note: 46 Kingsford Crescent isn’t simply a large home with high-end touches.
Here, every square inch has been tailored to the vision of its owners — culminating in a one-of-one residence defined by personal luxury and architectural ambition.
Set across more than 7,700 sq. ft. of finished space, this palatial home is an orchestration of fine craftsmanship and opulent amenities. It’s a place where each room tells a story: from the designer chef’s kitchen to the “Royalty suite” — a primary bedroom that channels five-star hotel indulgence — every space feels infused with its own narrative of elegance.
Expansive ceiling heights open the interior to natural light, which pours through oversized windows and skylights, creating sun-splashed vignettes throughout the day. The home's floor plan is as functional as it is majestic, balancing grand open-concept living areas with carefully curated corners for private enjoyment.
Among the standout features is a spa-inspired indoor pool built for year-round recreation, relaxation, and wellness. Just outside, a screened four-season sunroom makes hosting effortless in any weather, while the rooftop patio — complete with a fire feature — offers a stargazer’s dream above it all.
The elevated rooftop patio — complete with its own fireplace — offers a starlit escape above the city. From summer nights to snowy winter views, the perch perfectly captures this home’s unique balance of luxury and imagination.
And luxury here isn’t only reserved for moments of relaxation. The property is also purpose-built for play and performance. For example, the oversized three-car garage converts into a full-scale sports court, offering space for everything from basketball to high-energy family activities. Below, a five-car parkade delivers showroom-quality storage for prized automobiles, all accessible by a RAM elevator engineered for seamless vertical movement — a nod to the home’s high-rise construction standards.
With no expense spared and every finish hand-selected, this residence isn’t just a statement — it’s an experience. And for the discerning buyer, it's more than a home. It’s a legacy waiting to be claimed.
One of Canada’s most celebrated modernist architects has left his mark on Cambridge, Ontario — and now, for $3.9 million, you could make it yours.
Hilborn House, a 1974 residence by Arthur Erickson, sits quietly on nearly two acres of riverside land in the city’s exclusive Blue Heron Ridge enclave.
The home at 194 Blue Heron Ridge was designed as part of Erickson’s Signature Collection, a grouping of works that fully embody his architectural philosophy: reverence for the landscape, masterful spatial flow, and a subtle nod to Japanese design principles.
Commissioned by the Hilborn family and custom-built in masonry, the 6,856 sq. ft. home is a study in restraint and harmony. Its lines are strong but not imposing, with cedar beams that extend out over the gardens and glass walls that dissolve the boundary between interior and exterior.
Inside, every detail — from the ceilings to the skylights — has been orchestrated to celebrate light, geometry, and nature.
The main floor is anchored by a chef’s kitchen outfitted with Gaggenau appliances and a large central island. Wood beams and a linear lighting system give the space a sense of rhythm, while its adjacency to the voluminous great room creates a seamless transition between cooking, dining, and entertaining. The layout is open but not exposed — a hallmark of Erickson’s ability to balance grand scale with human-scaled intimacy.
The home includes three bedrooms and four bathrooms, with the primary suite opening to a secluded garden and featuring a six-piece ensuite. Elsewhere: a sauna with dual mosaic-tiled showers, a sculptural fireplace, and floor-to-ceiling windows that draw the surrounding forest into view.
Modern touches have been added thoughtfully, including a Lutron smart lighting and shading system. Outside, a distinctive cedar deck roof harmonizes with the home’s natural materials, while a dedicated green space is serviced by a drip irrigation system. The property is accessed via a heated U-shaped driveway and includes an attached garage.
While many homes claim to blend into nature, this one actually does. From the cantilevered beams that extend into the canopy to the glass walls that erase visual barriers, Hilborn House is designed to blend with its surroundings— not dominate them. It’s an architecture of humility and grace, executed at the highest level.
But for all its features, Hilborn House’s real value lies in its authorship. Arthur Erickson, who passed away in 2009, remains one of Canada’s most influential architects. His work — from Simon Fraser University to the Canadian Embassy in Washington — is known for its powerful use of space and deep connection to the environment.
Residential designs by Erickson are few and far between, especially in Ontario, making this listing a rare architectural offering.