An article in Business in Vancouver back in July has us agreeing with the author, Robert Napoli, who notes that buying the building you are working in,... read more
Why you should consider buying your building now
An article in Business in Vancouver back in July has us agreeing with the author, Robert Napoli, who notes that buying the building you are working in, also called investing in owner-occupied real estate, can be a great long-term wealth accumulation strategy for business owners.
He goes on to say that he has “seen entrepreneurs make more after-tax dollars from their property than their business, despite spending 99% of their efforts on the business and very little on their real estate.”
He goes on to outline the advantages and disadvantages of owning your own building:
Building equity over time by paying off debt and enjoying capital appreciation
Property will provide an income stream into perpetuity and can be a relatively safe retirement asset
You control your destiny, controlling timing of capital expenditures and eliminating risks of rent increases and lease renewals.
Capital require for the down payment and paying more in loan payments than rent
Interest rates may increase
Commercial property market could crash
Your business might outgrow the premises.
Napoli then goes on to outline creative financing options:
Many businesses can access high ratio mortgage financing, in some cases to cover the full purchase price, because the business itself provides a source of repayment ability, in addition to normal rental income. Some lenders can provide up to 100% financing against the purchase of owner-occupied real estate.
The loan is split into two tranches:
a secured loan, for up to 75% of the value, at five-year fixed rates currently around 4.75%; and
a second tranche, which is regarded as unsecured and carries a higher interest cost of around 12%, for an overall blended rate not exceeding 6.5%.
Both tranches can have a long amortization period of 20 years to minimize monthly loan payments. The key in this structure is the ability to pay down or refinance the higher interest cost debt as soon as possible.
After five years, assuming annual capital appreciation of 3%, and without making any prepayments, the second tranche can be completely refinanced by a conventional mortgage. In the meantime, the owner will have amassed equity equal to 25% of the property value.
The investment strategy has a tax advantage because loan interest and capital cost allowance are tax deductible, income tax is deferred on business profits reinvested in the property and the eventual gain is taxed at the preferred capital gains tax rate.
The downside is that loan payments will exceed rent, so prudence is required to ensure the business can support the extra cash flow required. In the above example, annual payments would total about 9% of the property value in the first five years. However, this includes principal repayment going to reduce debt, or in other words, build equity. Like a home mortgage, it is akin to forced saving. When compared with capitalization rates of 4% to 6%, the blended interest rate cost of 6.5% is not much higher and provides the opportunity to enjoy capital appreciation.
Business owners contemplating this strategy should ensure the property can serve their needs for the long term. I can’t comment on whether this is the right time to buy, but what is more certain is that interest rates are at record lows and are likely to be heading up in the next few years. Consequently, there is a window of opportunity to build equity while enjoying low fixed rate occupancy costs, provided the business can support the debt.
Ivanhoé Cambridge celebrates the opening of Guildford Town Centre’s $280-million expansion and redevelopment
August 28, 2013
Ivanhoé Cambridge is celebrating the completion of phase two of an extensive $280-million expansion and redevelopment project at Guildford Town Centre, making the shopping centre the largest... read more
Ivanhoé Cambridge celebrates the opening of Guildford Town Centre’s $280-million expansion and redevelopment
Ivanhoé Cambridge is celebrating the completion of phase two of an extensive $280-million expansion and redevelopment project at Guildford Town Centre, making the shopping centre the largest regional shopping destination south of the Fraser River.
Over 19,850 m2 (213,500 ft2) of retail space has been added to accommodate 70 retailers. Among them are top national and international brands such as Browns, Forever 21, H&M, Jack & Jones, Kiehl’s since 1851, Sephora and The LEGO Store.
“Our goal is to position Guildford Town Centre at the cutting edge of design and retail trends,” said Daniel Fournier, Chairman and Chief Executive Officer, Ivanhoé Cambridge. “As one of the largest development projects in our portfolio, this endeavour drew upon our Company’s vast range of professional expertise to pull it off. We think the results speak for themselves.”
“We’re very excited to celebrate this special day with the Surrey community,” says Peggy White, General Manager, Guildford Town Centre. “Guildford Town Centre is now, with its expanded range of stores and amenities, poised to provide shoppers with a unique, family-friendly shopping environment and an unparalleled retail experience.”
Highlights of the expansion:
More than 70 additional stores
A new 1,034-seat food court
New spacious washrooms, with nursing and family rooms
Brand-new grand entrance
Sleek new interior, complete with new seating areas and a new centre court with a glass-enclosed elevator and water feature
A Walmart Supercentre (opened in 2011)
Phase three of the major redevelopment will see additional new retailers and is scheduled for completion in fall of 2014. The project has contributed to the local economy by creating 4,000 jobs during the construction period and 750 new permanent retails jobs upon completion.
A nearly 930-m2 (10,000 ft2) Living Wall on the exterior of the shopping centre has also been inaugurated. The Living Wall extends over one of Surrey’s major commuting streets and stands alone as the largest of its kind in North America featuring more than 120 different species of plants. The indoor and outdoor Living Walls also contribute a number of environmental benefits such as improving the urban heat island effect, act as carbon sinks and improving overall energy efficiency.
Guildford Town Centre has also taken a forward thinking approach to the redesign by pursuing LEED® Gold certification from the Canada Green Building Council. The shopping centre’s new green features will include bicycle storage and change rooms for retail tenants and employees, a compost system in the food court and innovative wastewater technologies that include low-flow water fixtures throughout the building.
The shopping centre will be hosting a Grand Opening Celebration starting at 9:30 a.m. on Wednesday, August 28, kicking off a long weekend of live entertainment and special giveaways. Following the celebration, doors to the expansion will open at 10:00 a.m.
In celebration of the Grand Opening, Guildford Town Centre is holding a $52,000 “Yours for a Year” Giveaway from August 28 to September 2, 2013. One lucky guest will receive $1,000 per week for one year in gift cards that can be used throughout the shopping centre. The Grand Opening will also mark the launch of the GTC Shopper Reward program that will run from August 28 – December 31, 2013. Guests are encouraged to engage with the shopping centre online through Twitter, Instagram, Foursquare and Facebook for reward points that can be redeemed for gift cards, prizes and special VIP experiences.
TransLink is launching a new B-Line express bus route in Surrey connecting Newton to Guildford with stops at major SkyTrain stations in the City Centre area. The... read more
New B-Line coming to Guildford
TransLink is launching a new B-Line express bus route in Surrey connecting Newton to Guildford with stops at major SkyTrain stations in the City Centre area.
The 96 B-Line limited stop service rolls out Sept. 2 on King George Boulevard and 104 Avenue, with buses running every seven to eight minutes from 7 a.m. to 11 p.m.
The longer 60-foot articulated buses are expected to take 13 minutes to reach King George Station from 72 Avenue in Newton and 22 minutes to make the full run to Guildford exchange.
“It’s going to be quick, fast bus service and it should help get people out of their cars and onto the transit system,” TransLink spokesman Derek Zabel said.
“It’s been a long time coming for Surrey residents who have been asking for this type of service.”
Zabel said the route will serve significant ridership going between Newton and Guildford, as well as passengers heading to and from SkyTrain.
B-Line buses also tend to act as a precursor to full-on rapid transit, helping build ridership on routes slated for eventual train service.
The same King George and 104 Avenue corridors are being studied by TransLink for some future configuration of rapid transit – potentially SkyTrain or light rail.
Zabel noted a former B-Line bus route in Richmond eventually became the Canada Line and one that runs from Lougheed Station to Coquitlam Centre will be replaced by the Evergreen Line when that SkyTrain extension is finished.
“This is a very important step for this rapid transit corridor,” he said.
We recently had the pleasure of sitting down with our Interior Design team Portico Design Group to chat about their process when concepting Advantage Guildford. 1. What was... read more
Portico Design Group designs Advantage Guildford
We recently had the pleasure of sitting down with our Interior Design team Portico Design Group to chat about their process when concepting Advantage Guildford.
1. What was the inspiration behind the design of Advantage Guildford?
The clean, modern architecture of the building exterior set the precedent for the interiors of this building. Our goal has always been to have the exterior architecture and interiors blend in harmony.
2. How would you describe the design?
The design is very tailored and minimal, again reflecting the exteriors. The interior palette of grey and white, with a shot of ochre is tasteful, but poses an element of surprise.
3. What is your favourite part of the design?
The two storey architecture of the lobby had a lot of design potential, with its open staircase and abundance of natural light. We chose to dress up this space in a contemporary, yet sophisticated manner.
Additionally, the wood panels on the lobby walls will interplay with the grey porcelain floor tile. The elevator surround with its textured white tile will add a dash of modern and fresh appeal. To accent the volume ceiling height of the space, we chose to cluster Foscarini Havana light fixtures, one of Foscarini’s best-sellers. Pure light and clean lines will add a strong element of character to the space.
4. What makes Advantage Guildford different from other buildings in the area?
I am confident to say that interiors of this project will stand out from adjacent office buildings. Finishes and design were carefully thought out to appeal to the masses, yet not be typical from what else is seen in the market. I am sure that the tenants and owners will be proud to carry on their daily business in such a modern & timeless office building.
5. Are there any special features that you would like to point out?
The corridor carpet tile is an 18” x 36”, large format, multi-level pattern loop tile. It is not only a fun pattern with a pop of color, but when laid in the corridor, it will be a perfect fit for this high usage commercial setup.
Thank you to the Portico Design team for doing such a great job!
The City of Surrey is advocating a Light Rail Transit (LRT) network to link communities South of the Fraser. The population of Surrey is expected to grow... read more
Rapid Transit Now
The City of Surrey is advocating a Light Rail Transit (LRT) network to link communities South of the Fraser. The population of Surrey is expected to grow by 50% over the next 30 years, so this addition will help shape the growth of the city.
The City’s LRT vision includes three lines:
City Centre to Guildford, along 104 Avenue, with a connection to Highway 1
City Centre to Newton, along King George Boulevard, with the opportunity for extensions further south in the future
City Centre to Langley, passing through Fleetwood along Fraser Highway
LRT is cost effective.
LRT is high quality: LRT provides a fast, quiet, smooth, and clean travel option that creates pedestrian oriented livable places at station locations.
LRT is flexible: City Centre is destined to be the region’s second downtown. An LRT network would connect City Centre to Surrey’s other town centres allowing expansion.
LRT has easily accessible cars that can carry a high volume of passengers.
Advantage Guildford has paired with Portico Design Group to work on the interior spec for the building. We are very happy with where this is going, please... read more
Paired with Portico Design
Advantage Guildford has paired with Portico Design Group to work on the interior spec for the building.
We are very happy with where this is going, please have a look at some of the initial concepts below.
This information has been received from sources deemed to be reliable and we assume no responsibility for its accuracy. The Developer reserves the right to make changes and modifications to the information contained herein and may change terms or withdraw information without notice. The building plans are based on development permit drawings and modifications may occur through the process of creating building permit drawings. E.&O.E.