November 3, 2013
Pre-sales have begun at the Empire at QE Park, the new Intergulf Development that is adjacent to Queen Elizath Park in Vancouver's Westside. The location is strong. Density on Cambie is in full swing and these condos are in a nice position. Access to the park is great, it's got at least a handful of useful amenties.... tennis courts, pitch & putt, off-leash dog area, gardens, community centre, etc. Did I mention the Canada Line. Convenience is always a positive. King Edward station within walking distance, as will be the future 33rd avenue station.
There are three buildings in this development. Buildings A, B, and C. It seems that buildings A and C are the first to become available. These are low-rise buildings. Building A is 7 storeys, building C is 6 storeys. Building A has bigger units, building C smaller. I am rarely a fan of low-rise builings. City should let you do ten floors, just for aesthetic appeal. We'll try not to hold it against the development too much. The curb appeal of the buildings? Vancouver is very much a bore architecturally, and this developments stays true to the trend. Nothing standout.
The presentation centre features a 2 bedroom, 2 bathroom suite. It's well done. Kitchen is layed out nicely. Miele integrated fridge, dishwasher, range, wall oven, and a Panasoic microwave. "Carrara" quartz countertops look sharp. Engineered-hardwood flooring in the kitchen and living area. I liked the closets in the main bedroom.......good use of space. Marble floors in the bathrooms look good. Duravit sinks and toilets. The even found room for a wine room in the show-suite......I'm sure you could use that valuable space for something else too. Every unit comes with a parking spot and a storage locker. Intergulf Development has been around for 30 years. They recently completed the Kits360 development on Burrard. Not one of the more prolific developers in the Lower Mainland but we have no reason not to trust them. Except in negotiations.
You can get a 469 square foot, 1 bedroom condo in building C for $385,900. I get you $1,000 of off that with my Realtor's Bonus. Developer is asking about $750-830 per square foot. For that price the units should be nice. Not a lot of amenties on the property, but the area provides them. Cheapest two bedroom is $649,900. With the developer negotiate a bit? Depends on who the adversary is.
All in all it is a good development. Area sells it, with the neighbourhood's amenitites and the convenience of the Canada Line. Nice location, nice touches in the show-suite, and a recognized developer.
Remember, developers are sharks. They want to get the maximum they can. Know your rights and keep them honest. That's what I do. Call me or email me.
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