Union Square是卡尔加里维多利亚公园社区一街上三大高层公寓之一，竣工于2009年，建筑商是Apex。由于它的铝合金镶边玻璃外墙，还有它是三大高层公寓最高那幢，所以你一眼就能识别出它来。

其它相关信息如下：

• 27 Stories High

• 163 Condo / Townhome Units

• Commercial and retail spaces on the bottom floors

• Interiors have high-end finishings

• Full stainless steel appliance sets

• Granite countertops

• Full glass floor to ceiling walls

• Beautiful views of Calgary and the surrounding areas

2012 第二季度销售统计如下：

• 售出仅一间

• 成交均价– $341,000

• 每平方尺成交均价– $513.55

• 挂牌均价– $349,900

• 每平方尺挂牌均价– $526.96

• 售价/挂牌价比率为 – 97%

• 在市场上挂牌平均天数为– 51 天

Union Square附近便利设施等等细节：

• Talisman Recreational Centre

• Stampede Grounds

• Big Four Building

• Scotiabank Saddledome

• Round Up Centre

• Sunterra Market

• Guiseppe’s Italian Market

• Cilantro

• Una Pizza and Wine

• Red’s Diner

• Macs

• Thai Tai

• Downtown LRT Station

• 还有更多更多!

更多卡尔加里房地产资讯，请查看链接。

1. Square footage can be measured any number of ways in condominium plans. Don't believe numbers presented to you. If exact measure is important, carry a measuring tape, and work consistently from the inside measure of condo apartments. Divide the asking price by the number of square feet to arrive at dollar-per-foot costs that you can compare.

2. Parking can be an uncovered stall, a covered stall, indoors but unheated or indoors heated and secured. Its legal status can be either assigned common-area space, or legally-titled ownership. If it is assigned, it should be protected by a formal lease agreement.

3. Construction of condominiums can vary dramatically. Concrete obviously is more long lasting and generally quieter than frame construction, but 'post-tensioned' concrete construction can have problems requiring maintenance. Concrete transmits tapping sounds, while wood-frame buildings can quiver slightly under heavy footsteps. Quality will be your best investment, and I can identify the construction types and any sound issues as you shop.

4. Conversion of rental buildings to condominium ownership has created both opportunities and pitfalls. Some older high-quality concrete buildings have become condos at very affordable prices. As well, some well-built wood-frame rental buildings are being sold as condo apartments at prices that compete with the cost of renting! Yet some low-quality rental buildings converted to condominium ownership are simply not worth buying into.

5. Heating is an important issue in condo buildings. In apartment condos it is usually central gas-fired hot-water heat, which means the cost is covered by your monthly condo fees. Older hot-water heating systems can be heard, but I still prefer it! Electric heat is convenient, quiet and controllable in each room, but it's expensive. New in-floor radiant hot-water heat is wonderful for warm toes, but if you turn the temperature down, it takes a while to respond.

6. Renters will be found in any condo building, as renting of units may not be prohibited by condo bylaws in Alberta. That's good for your flexibility as an owner, but find out how many renters are in the building. If it's primarily renters, largely investors own the building, and they may not share your standards of operation and maintenance. You may also find less of a sense of community in the building and on the board of directors.

7. Age mix of owners might seem a strange consideration, but if you're a yuppie, do you want to live in a retirement home' And if you're enjoying a quiet retirement, you probably want neighbors you can relate to and make friends with. In short, condominium projects can become small communities where 'if you choose the right one' you can make many friends and enjoy an in-house social life.

8. Condo documents are necessary to evaluate any condominium project before you buy. Sellers should have them on hand for you to review on site, and if you have an agreement to purchase, they should be handed to you without hesitation. These include the Condominium Plan, financial statements and budget, the reserve fund study, minutes of the recent annual general meeting and even board meeting minutes, so you have insight into how the complex is being run. If you purchase, your lawyer will obtain an estoppel certificate before closing, which will guarantee no surprises in the monthly condo fee or charges owed by the seller.

9. Orientation of the condo is important if it's an apartment facing only one direction, less so if it's a townhouse or duplex bungalow condominium with more exposures. How much sun does the home receive, and is that sun hitting your bedroom windows at 5 a.m. during the summer? You may prefer it, or you might hate it, so be aware of which way/s a home faces and whether it will be bright enough, too hot, or too dark for your needs.

10. Real estate agents may be licensed to sell condominiums as well as houses, but do they know what they're doing' Use a Certified Condominium Specialist Realtor. If s/he has a real interest in condominium ownership, s/he will also be a member of the Canadian Condominium Institute. If you are buying, Realtor services are at no cost to you, as the selling party pays the brokerage fees, so you might as well receive qualified representation and advice. Whether buying or selling, you want nothing less than top-quality condominium credentials, ability, experience and market knowledge from your Realtor.

卡尔加里市增长放缓，而周边城镇持续飞涨---涨幅分别为10%及42%

2012年九月四日---伴随着几个月来超预期增长，卡尔加里八月份民宅共成交1725套， 比去年同期涨幅10%。

（在夏天的淡季情况下，涨幅还是可观的。）

在销售势头保持强劲之时，却因为新挂牌量缺乏，导致上涨速度比前五个月缓慢。在没有太多房源选择的情况下，
大部分买家或者持币观望、或者转移到周边城镇市场、新屋市场及公寓市场。八月份挂牌总量为2585套，
比去年同期降13%，比上月降幅超4%。同时，周边城镇前8个月新挂牌总量比去年多10%。 

由于卡尔加里周边城镇逐渐改善的房源供给、可行的房价、以及人们生活方式的扭转、
再加上卡尔加里城市边界内逐渐缺乏的供给，导致周边城镇成交量大幅上涨。总体来
说，周边城镇的销售趋于巅峰状态。

独立屋市场八月份共成交1,169套，比去年同期涨6%。同时新挂牌量下降14%。今年，
对独立屋的需求大大超过了供给，导致市场上在售房源迅速降低。由于，近期成交量的
萎缩缓解了市场压力。目前，供给回复至平衡态势。尽管成交量降低，但是独立屋房价
上涨放缓，也许还得到秋季。八月份独立屋MLS市场基准价为$432,600，比去年同期
涨8%。,但是仍低于七月份水平，比2007年七月巅峰时低$20,000。

本月，共管公寓、排屋市场比独立屋市场涨幅强劲，比去年同期涨10%，新挂牌量相差
无几。销售的上涨源于供给调整不大，从而降低了库存在售房源量，市场均衡发展。 

八月份共管公寓基准价为$248,700，比去年同期涨3.6%。排屋基准价为$278,200，
仅比去年同期涨2.5%。最关键的是公寓市场持续复苏，目前基准价比峰值低16%。

很多人会看到全国不同城市地产市场价格下调，尤其全国总体房地产价格下调的预期。
毫无疑问经济的不定因素会影响房地产市场的复苏，但是卡尔加里的消费者以实际行动
展示了对市场的信心，因为各种类型房屋成交量都上涨。 

成交量增加，导致供给减少，特别是独立屋市场，结果房价上涨。近期独立屋市场的不
断消化，会缓解超预期的价格增幅。这次卡尔加里及周边城镇的价格调整，应该不会阻挡
经济的增长，毕竟卡尔加里的气候还是全国少有的。

更多卡尔加里房地产资讯，请查看链接。

5215 Rundleview Road NE，1974年四层错层的房子，ROOF、FURNACE、HOT WATER TANK都换了，而且几乎全部换了新窗，新房主只需重换第一层三间卧室、第二层厨房+厅的地毯就可立即入住。属于内外条件都相当不错的拍卖房房源。今年9 月30日上市的，律师指定了挂牌价要在$312,000 以上，于是我以$312,000挂牌，从历史记录中提出外形照片。

挂 牌两天后即有3个经纪人要约看房，可是按照律师附件中卖方的联系电话一联系---空号。大部分的银行回收房、法院拍卖房都是房子腾空以后才挂牌的，这套是 原卖家仍居住在房子里的小比率情况部分。有的经纪人是成交法院拍卖房的老手，再三试探我卖家是否配合看房，我告诉他们实情，一经联系到卖家后，我会立即联 络他们。我住在SW，前往NE住址“守株待兔”第三晚才见到双臂纹身的西人卖家，为了和卖家搞好关系、配合看房，我带了瓶红酒缓冲局面。（但是，房子内部 那个乱啊，东西全都散放在地面上，都没出插脚，还有老鼠夹子在地上。）

上市第六天，我亲自带看的买家意愿以270K出份OFFER，我告诉买家这只是现卖家贷款的金额，之后买家出了我收到的第一份OFFER，275K，有贷款条件。这位买家敢买，是因为他是做房屋装修的，花费相对少些。
第二份OFFER，收于上市第18天，我的客户。来自一对白人兄弟俩，其中一位是房屋估价员，原本意愿出价260K，回家考虑后让我准备240K的OFFER，因为对方得重新做部分翻新，然后再推出市场，这种投资客是要求利润空间的。
第三份OFFER，也收于上市第18天，印度经纪人、印度买家。因为知道同时有其它OFFER，所以买家从290K，修改为最后购买价格292，500。没有任何条件。（印度人还真是喜欢NE Rundle，Marlborough等社区）

法 院拍卖房就是等候时间太长，一般3周前后甚至更长，得看挂牌经纪人是否在等候其它未知的OFFER。本案例的律师收到OFFER后就和法庭预约了，所以 10月28日就给回口头回复，接受第三份OFFER，拒绝前两份OFFER，最后法院签发的销售确认函是11月4日。DEAL WAS DONE！

更多房地产资讯，请查看链接。

2012年8月15日 卡尔加里房地产局发布的最新房地产市场预测

今年第一季度出乎意料的销售涨幅使得很多人乐观的认为市场要开始涨了，也主要源于美国方面的积极因素。然而，到了第二个季度末，经济的发展表现并没有达到预期的乐观状态。欧洲经济危机持续对金融市场、消费者信心以及全球经济增长造成影响。 美国财政的不确定性持续抑制房地产市场、信贷市场。同时，部分人开始担心中国及其他国家经济的放缓。 总体来说，这些因素都抑制了大家对2012年剩下月份全球经济增长的期待。

全球2012年度经济增长预期为3.1%，比先前的预期要低些。这次预期的修正主要源于欧洲经济的衰退、美国经济增长乏力，同时中国经济增长放缓。而这三个区域占全球GDP的47%，这也就不足为奇大家都盯着这几个区域的风吹草动。

欧洲

欧洲在今年前几个月几乎都被遗忘了，但是大选之后，有关相关联盟国家信贷、投机偿还能力、以及从联盟解体的担忧又再次复出水面。由于很多国家面临更多金融条件限制、经济紧缩措施增加、经济活力下降，同时高层金融体系拟定相关制度、及时调整措施控制信贷危机能力降低，导致欧洲经济条件持续恶化。预期2012年度GDP紧缩，2013年度会适度恢复。

美国

很多经济指标在第一季度末都显示好过预期的改善，在经济期待增长之时，春季的繁荣只是昙花一现，市场走势温和，下半年预计增长低于2%。由于11月份总统大选的不确定性、房地产市场持续低迷、欧洲及中国的风险，目前CASH RICH BUSINESS/现金流量占公司资产比例大的公司正成为新的投资热点、就业几率 增加。

中国

经济预测专家已经调低了对中国2012年度经济增长的预期，其第二季度末经济增长让人大失所望，从一季度的8.1%降至7.6%。然而，央行放宽了货币政策，以期刺激国内消费 增长，因为欧洲需求放缓、他们的通货膨胀压力也缓解不少。由于中国经济增长放缓，影响了商品价格，这对加拿大经济造成相当大的影响。这就是为什么近期国内商品价格有所下降。然而，中国对能源、商品的需求将给加拿大制造商提供长线机会。

加拿大

尽管2011年全球经济的众多不确定性、尤其我们的南面邻国，但是加拿大经济发展保持稳定。不过，我们不能忽视美国经济对加拿大经济的重要性。 2012年全球经济并没有显著变化，美国经济复苏缓慢、全球经济增长放缓将会削减加拿大的出口。尽管如此，贸易投资、消费增长将会带动2012年剩下月份的经济增长。

阿尔伯塔

亚省又被惯称“全国经济增长最快省份”了。2011年度GDP增长5.2%，预计2012年度增长3%，亚省经济增长将会连续两年领先全国其他省份，这主要源于原油行业经济增长及人口的强势增长。不过，我们仍然得注意石油天然气市场持续低迷，这可能导致未来的重组改建及合并。2012年剩下月份原油行业投资增加，将会提供更多就业机会、薪金也会上调。

卡尔加里

就算势头 强劲的卡尔加里也难逃全球经济危机的劫难，不过我们的城市还是在能源行业经济增长的带动下保持了经济增长。亚省能源投资走低了一段时间，2011年始又再度崛起，尽管步伐 缓慢。但，它已经带给了我们这个城市生机。Conference Board of Canada显示卡尔加里2011年 GDP增长为5%，2012年预期仍然强势，大约3.84 %。

在我们对目前能源工业保持乐观的同时，我们也得注意到潜在的风险。目前的项目资金充足，然而提议项目可能得重新考虑，因为涉及北美石油供应、能源价格及PIPELINE提案的很多未定因素。

总体来讲，能源行业公司对该行业的持续资金投入仍会给卡尔加里经济注入活力，更多将体现在就业机会增加，迁徙人口增多，从而带动未来几年的房地产市场。2011年，就业率增长3%，预计2012年将达4.06%。

同时我们看到更多的就业机会从原有的兼职 工作升级为全职就业岗位。第二季度末全职就业率上涨比率为6%，而兼职就业率下降为5%。全省全职岗位、兼职岗位薪金都有所提高。这些因素都将支撑2012年剩下月份房地产市场的提升。

就业人群年龄段也有所调整，2011年15-24岁组就业率有所下降，其余年龄段就业率都增长。2012年上半年以来，15-24岁组就业率开始增加，而这一年龄段是首次购房者的主力军。就业几率 的增多将会带动对房地产市场的需求。卡尔加里本地对迁移人口的跟踪数据比加拿大统计局高出不少。2011年移民人口数量少，2012年我们这个城市将会出现人口大幅增长。2012年人口普查显示新移民增长将比2011年翻倍。同时，租赁市场房屋空置率下降为2.5%，这样租房的相关费用会上涨。另外，近期日渐紧缩的贷款政策将使租客在租赁市场上呆长久一些。尽管也有一些新项目投入到租赁市场上来，但是不会有充足房源马上缓解租赁市场的压力。很多新移民是先租房，但是租赁费用太高只会把他们推到购买房地产的大潮中来，这些因素都回持续支撑卡尔加里未来几年的房地产市场需求。

概括

目前不确定因素太多，石油行业的任何风吹草动，再加上就业率、移民人口、消费者信心的多米诺效应，都回影响到卡尔加里的房地产市场走向。尽管危机四伏，上半年以来我们的市场还是接近到巅峰时的状态。市场表现已经好过各方面的预期，目前我们开始担心劳动力的缺乏。如果我们的城市能避过外界的众多不定因素，我们的经济还会在未来几个月份保持强劲发展。

二手房市场成交量对比表

预言10-15%的价格调整主要源于温哥华、多伦多市场，亚省房地产市场已经从经济衰退中慢慢走出来，并可能在未来几年里逆市而行、保持强劲。

卡尔加里经济在石油行业的加速发展，薪金高、全职就业率提升的带动下正走出阴霾，在全国不少房地产市场调整的大背景下，我们以低于巅峰状态，成为全国各大城市中屈指可数的房价还能承受的城市

前七个月我市共售出房屋13,684 套,比去年同期涨16.5%。这主要源于就业率上升、移民人口增长，以及对当地经济发展顾虑的缓解消逝。历经了相当活跃的春季市场后，成交量完全超出意料，尤其是独立屋市场。一般来说，下半年成交会放缓，不过今年增加的因素可能导致进一步的缩紧。这些因素包括紧缩的贷款政策（消费者得 攒多10%的钱，来购买心仪的房屋）、独立屋市场新挂牌量 的缩减，以及经济发展的众多不确定性。

历经了上半年的活跃交易，到目前为止城市边界内总体成交量比去年涨11%，比预计的10%略微高一点。新挂牌量比去年少3%，卖家挂牌的原因有很多种，但是那些2007年高峰购房的卖家还是迟疑挂牌，因为他们的价格 还没有完全恢复。同时，全球经济还有很多不定因素，另外贷款政策的调整、对于房市走向的不同观点，都将使得不少买家迟疑定夺。预计，总体挂牌量 会维持比去年低3%。

SINGLE FAMILY

The single family benchmark price demonstrates Calgary is on the path to recovery this year. However, with average year-to-date benchmark price increases above five per cent, the recovery is occurring slightly faster than anticipated. This has primarily been because supply is tightening while demand is growing in the single family market. Sales are rising by double digit rates relative to the decline in listings. Two key measures - months of supply and sales-to-new-listings ratios - point towards an undersupplied market and conditions that favour sellers. It is important to note that 2012 is much diff erent both in terms of the economy and the overall housing market than the mid-2000s, when activity was at its peak.

Other housing market segments, including the condominium apartment market, surrounding towns and new homes, are not seeing the same conditions. Single family home sales will cool in the second half of the year, as a shortfall in supply will aff ect demand, among other factors. As demand cools, we can anticipate the market returning to more balanced conditions and an easing in upward pressure on prices. Assuming that job and wage growth continue at forecasted levels, and considering the tightened mortgage rules, single-family benchmark prices are expected to increase by an annual rate of three per cent.

CONDOMINIUM

After the fi rst seven months of this year, total condominium (apartment and townhouse) sales are 10 per cent higher than in 2011, and slightly higher than forecasted levels of six per cent. The lack of available listings in single family homes has driven many consumers to the condominium market which has adequate supply levels. As sales activity typically slows in fall and winter, we anticipate 2012  annual condominium sales will end this year up by seven per cent over 2011.

In the apartment condominium market, the rise in sales activity has helped reduce inventory, and that is generating positive price momentum this year. Condominium apartment prices will end the year just slightly higher than last year’s levels, down still by double digits from the peak of the market. It will take some time for condominium prices to reach the highs seen in 2007.

更多房地产资讯，请查看链接。

Park Property!! Gorgeous 4 bedroom Haysboro gem on a massive lot with fantastic curb appeal on the park! Mature trees, quiet neighborhood, private setting on one of the Best streets in the Community and no neighbours out front! This open concept home shows a beautiful, original space on the main level, huge open kitchen with lots of counterspace, warm hardwood floors, Sunny landscaped fenced backyard and huge new deck overlooking the Park in the front. Comes with Garage, room for RV Parking, updated windows, new shingles - this property is move-in ready. The fully finished basement with bedroom and full bathroom is perfect for a Media / Theatre Room. Unbelievable location in coveted Haysboro next to the Reservoir walking and bike pathways, close to Heritage Park, Southland Leisure centre and 3 major shopping centres - it is literally walking distance to schools, 4 mins to the LRT stn & transit, 10 mins to Chinook Centre and 15 mins to the DT core