Trump Mandarin Seminar - PP Presentation - October 26, 2015 - compressed

The Toronto luxury Real Estate market offers major opportunity for informed

investors

Hosted by:- Kim Kopyl, Trump Residences- Claude Boiron, Boiron Group- Clark Cai, Boiron Group

多伦多的顶级豪华公寓市场给投资人带来很多商机

主持人：- Kim Kopyl, Trump 酒店- Claude Boiron, Boiron Group- Clark Cai ( 蔡梓晟） , Boiron Group

Co-Host and Translator

Partner of Claude Boiron

Specializes in Investment Properties (Residential & Commercial)

Clark Cai蔡梓晟主持人， 同声翻译Claude Boiron 的合伙人专攻投资物业（民宅 & 商业）

Claude Boiron

 Claude Boiron has been practicing Industrial, Commercial, Investment, and Residential Real Estate since 2001. He has brokered deals ranging from couples buying their first home, to complex commercial deals involving millions of dollars.   Claude distinguishes himself by his innovative approaches, thinking outside the box, and his determination to defend and promote his clients’ best interests.

 Claude Boiron

 Claude Boiron 自 2001 年来开始从事地产行业，他的涉猎包括工业物业， 商业物业， 投资物业以及民宅。他的交易范围广泛：从简单的帮助新婚夫妇首次置业， 到很复杂的情况， 比如帮助投资者购买上千万的商业物业。Claude 的与众不同之处在于他独到的理念， 他的创造性思维以及他一贯以保护客户利益为先的宗旨。

Claude’s first book ‘Commercial Real Estate Investing in Canada’ is the basis for his course at the University of Toronto. Both book and course are hailed as the only ones of their type available to people who want to better understand Real Estate investing in Canada.

His second book is a guide for Real Estate professionals and consumers to better understand how to successfully transact in properties.

Author & Instructor at the University of Toronto

Claude 撰写的第一本书， 《加拿大商业地产投资》是他在多伦多大学做教授的地产课的指定教材。 他的书和这门课程都是在加拿大独一无二的， 填补了业界的空白， 并且帮助了众多投资人士更好了解加拿大地产。

他的第二本书旨在帮助地产从业人士以及普通的消费者更好的理解怎样在当今的市场上成功成交自己心仪的地产。

著作 & 多伦多大学讲师

IntroductionMany questions are created by the media when one day it talks about stability, and prices remaining high, then the next day says we are in a Real Estate bubble and that we should all be worried about a market crash.

I will start by providing clarity on what is truth, and what is misinterpretation by the media of industry statistics. I will do so using eight points. Afterwards I will talk about the luxury private residence market in Toronto, and why it is a good and stable investment option.

序当谈起地产市场的时候， 我们总是听到媒体上各种各样的声音：地产市场是否稳定？第二个声音就是现在的房屋价格如此之高， 我们随时都要警惕地产市场的崩盘。我希望以此为契机开始， 来讨论哪些事情是真实的， 哪些是媒体对业界数据的误读。我会分成八点来谈， 在此之后我希望特别讨论一下多伦多高端公寓出租市场：为什么对某些人而言， 它是一种稳定和安全的投资选择。

1 – Appreciation

Most people are obsessed with analysing the prices of properties to determine how the market is doing – but prices are virtually irrelevant – the yearly appreciation is the number to watch.

In the late 80’s, appreciation was between 20% and 37%, every year, for four years in a row.

It is no surprise that there was a Real Estate market crash in the early 90’s – that rate of appreciation is just not sustainable.

Over the last 15 years, we’ve seen, 5%, 8%, even 12% appreciation in the GTA.This has resulted in a steady, but gentle, increase in property values.

1 – 增幅

很多人沉迷于研究市场平均成交价格，并以此来判断房市的走向 – 这样做的意义并不大， 因为每年的增幅才是最重要的数据。在 80 年代末， 连续四年中， 每年的平均房价上涨20% 到 37% 。不出意外， 90 年代初地产市场全面崩盘： 之前的平均增幅并无法持久。在过去的 15 年内，在大多地区我们见过过 5% ， 8% 甚至 12% 的年增幅。这导致了物业价值的平稳上升

2 – The Greenbelt effect

The Greenbelt was enshrined due to legislation passed by the Government of Ontario in 2005.

Though well-intentioned, the inadvertent side-effect of this legislation was the increase of values of properties inside the Greenbelt.

2 – 绿化带效应

安省政府在 2005 年通过了议案， 从此之后绿化带就成了我们省份非常重要的一部分。

虽然初衷很好， 但是无法避免的是， 这个法案的副作用就是绿化带内的物业大幅升值。

3 – Intensification in Toronto

Have you ever wondered what kicked off the condo boom in Toronto?The City of Toronto Official Plan of the early 2000’s called for intensification in the downtown core, and along major arteries.

That means that if you owned a few stores along Yonge Street with some offices or apartments above, you were in luck, because the government had just declared that you could build 20, 30, or 40 stories instead of two, three, or four.

This policy was meant to discourage urban sprawl, and made it cheaper for the City of Toronto to operate, since it could use existing infrastructure (roads, sewers, public transit, etc.) to grow, rather than need to build new infrastructure.

3 – 多伦多的人口密度增加您可曾想过是什么导致多伦多盖了那么多的Condo?

2000 年代初出台的多伦多城市规划法案鼓励增加多伦多市中心以及大路周围的人口密度。这意味着如果你在 Yonge街上坐拥几家上居下铺， 那么你就是幸运儿。 因为政府允许你的地皮上盖 20 ， 30或 40层楼， 而不是2 ， 3 ，或者 4层。这个政策的原旨是为了阻碍城市往外无限的扩张， 同时也减低城市本身的维持开销：城市本身可以更好的利用现有基础设施（路， 上下水， 公共交通， 等等）， 而不需要建立新的基础设施。

•Red – application submitted

•Green – application approved but not yet under construction

•Yellow – the project is currently in sales

•Blue – the project is under construction

1998

2012

4 – Yearly migration to the GTA

There is a greater than 100,000 person net migration to the GTA every single year.That’s a lot of people (by Canadian standards)!

And they all need to live somewhere.

I don’t care if they buy or rent a house, a condo, or an apartment, but they will be impacting the GTA’s Real Estate every single day.

4 – 大多地区每年的移民

每年大多地区要吸收超过 10 万人次的移民。这是很多的人（按照加拿大标准来说）！他们必须有地方居住。他们无论是买或是租，是平房或是公寓，这些人的到来每一年都在影响着大多伦多的房市。

5 – Residential vacancy rates

Residential vacancy rates have been hovering between 1% and 2% for the past many years.

Put simply, this means that there is much more demand for rental units, than there is supply.

5 – 民宅空置率在过去的几年中， 民宅的空置率一直保持在 1%到 2% 之间的水平。换句话说， 租房市场的供远小于求。

6 - Transportation

With each year that goes by, it takes a little longer to get around the City.

Despite some efforts to alleviate congestion, and to improve public transit, there is no denying that neither driving nor public transit are perfect options, and as such, many people who work in the City are choosing to live in the City, and even in the Downtown Core.

6 – 交通你可能可以感觉到， 每过一年， 同样距离在多伦多的交通时间都会变长。虽然政府在很尽力的改善交通阻塞以及加强公共交通的效率，不可否认的是在多伦多开车和公交都不理想。正因如此， 很多在多伦多市内工作的人也希望居住在市内， 甚至居住在市中心。

7 - Calgary is down; Toronto is up

Toronto has traditionally been the economic centre of Canada, but was usurped for a number of years by Calgary.

With the drop in oil prices, that has changed recently, and Toronto has regained the title of economic engine for Canada.

7 – 卡尔加里的失， 多伦多的得多伦多自古是加拿大的经济中心， 可是前几年被卡尔加里比下去了。

随着油价的狂跌， 这种情况已经改变了。 多伦多重新夺回了加拿大经济中心的宝座。

8 – Foreign investment and international demand

My belief is that as things get worse in the rest of the world, Canada’s appeal will just continue to increase.

We are far from perfect, and our winters are not everyone’s favourite climate, but on an international level it is hard to beat the safety, opportunity, education, health care, natural resources, and financial stability which Canada has to offer.

8 – 海外投资以及国际需求

我认为外面的世界越发糟糕， 加拿大的吸引力就越大。

我们离完美差的很远， 我们严酷的冬天被很多人诟病， 但是从国际眼光来看， 我们国家的安全， 机会， 教育， 医疗， 资源以及金融稳定性是大多数其他国家无法比拟的。

Conclusion on the general Real Estate market

I’m not predicting that GTA Real Estate will increase very quickly in value (though it may continue to do so).

However, I do believe that the eight points I covered will continue to act as supports and drivers for the value of Real Estate in the GTA.

房市概述 – 总结

我并不能预言多伦多的地产会一直高速增长（虽然也有这种可能）。

然而， 我相信我以上所述的八点要素， 会长时间继续维持与推动大多伦多的房产价值，

What is a luxury private residence?

• Iconic property (location, design, architecture)

• Bigger, better, nicer features, finishes, amenities:– City views & luxury appliances– Private elevators & secure access– High-end spa, fitness centre, and pool– 5-star hotel services & up to 13’

ceilings• Property concerns should be eliminated

什么是顶级豪华公寓 (luxury private residence ）？ • 地标性建筑 (位置， 设计， 建筑 )• 更大， 更好， 更全， 更高端的装修， 升级和设施。

– 俯瞰市区全景 & 豪华厨具– 私人电梯 & 安全出入– 高端 SPA ，健身房和游泳池– 五星级酒店式服务 & 最高 13尺的层高

• 不应在任何时候为物业本身的维护而操心

多伦多是世界最顶级的豪华住宅市场之一

多伦多被公认为全世界十大豪华住宅市场之一，与以下城市并列 :

– 里维埃拉（法）– 达拉斯（美）– 香港（中）– 伦敦（英）– 洛杉矶（美）– 迈阿密（美）– 纽约（美）– 巴黎（美）– 旧金山（美）

Toronto is one of the top luxury residential markets in the world

Toronto was identified as one of the ten globally important markets for luxury residential real estate along with:

– Cote d'Azur– Dallas– Hong Kong– London– Los Angeles– Miami– New York– Paris– San Francisco

Why Luxury Residential instead of other Residential?

Properties maintain value better in case of market downturns.

Zero property worries for the owner/investor.

Tenants are more sophisticated and likely to care well for the unit.

Ability to place more money in one property.

Can be used for quick access to cash.

为何要投资豪华住宅， 而不是普通民居？

在市场不景气的时候更好的保值

零物业维护租客通常更高端， 也会更爱护物业

可以容纳更多的投资在需要的时候可以很快的套现

Toronto is attractive to investors who rent condo investment properties because:

Condominium rental transactions continue to increase year-over-year by a greater rate than the number of units listed for rent, resulting in continued growth in average rents.

Toronto has one of the lowest vacancy rates in the country at 1.6%.

多伦多为何相比其他城市更适合投资者出租公寓：

Condo 出租的成交量的涨幅每年都超过Condo 出租房源的涨幅，因此 Condo 租金在一直增长多伦多的空置率是全国最低之一，只有 1.6%