There are three 麻豆传媒映画Specials near the old Little Mountain social housing complex on Main Street. The specials were built in 1979 and were assessed at about $1.4 million each. But as a set, they sold for more than $10 million, according to Western Investor in December. That鈥檚 more than double what they would鈥檝e fetched if sold separately.
Land assembly is kind of like the board game Monopoly: assemble a bunch of adjacent properties to get more profit. In Vancouver, it鈥檚 usually the lots of detached houses that are assembled and developed into condo apartments.
But land assembly is a tricky game to play because it involves many players and takes a lot of patience. Neighbouring homeowners not only have to collaborate, but be in consensus when selling their properties as a set to developers.
鈥淚t鈥檚 a long journey,鈥� said Michelle Yu, 鈥渁nd they need to work together.鈥�
If you recognize Yu鈥檚 name, it鈥檚 probably because you鈥檝e seen it repeated on 鈥渇or sale鈥� signs in front of rows of detached houses on major 麻豆传媒映画streets. Yu is a Re/Max specialist in land assemblies, and her team of 13 is behind deals that are transforming the residential landscape of Vancouver. To date, Yu and her team have sold 17 assembled sites in Vancouver.
Yu鈥檚 worked in 麻豆传媒映画real estate since 1994, but decided to specialize in land assembly in 2010 when she realized its potential. Yu鈥檚 team gets more than 150 queries a year about possible land assembly.
鈥淚t鈥檚 not by what a seller might expect,鈥� said Yu. 鈥淢aking a house nicer doesn鈥檛 affect the value鈥� The power to increase the value is not in their hands. It鈥檚 in the developers鈥� hands and the city.鈥�
The right zoning and the right set of properties will entice a developer to pay top dollar for a site with development potential.
鈥淟ong, long time ago, people bought lots to make them smaller,鈥� said Yu. 鈥淚t鈥檚 kind of funny, now it鈥檚 the opposite.鈥� Developers used to build nearly identical houses, to save money, on large lots before dividing them. That鈥檚 why there are adjacent 麻豆传媒映画Specials in pairs around the city.
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The business of people
Land assembly requires a range of expertise, which is why Yu has a lawyer, an engineer and an architect on her team to figure out what can be built where before selling to a developer.
Aside from the technicalities of properties and community plans, there鈥檚 the business of people.
鈥淪ome don鈥檛 want to leave the neighbourhood. They鈥檙e 90 something. Then what can you do?鈥� said Yu. 鈥淵ou need to be patient and listen carefully about their concerns and why they don鈥檛 want to sell. It could be a tax reason or a tenancy reason or 鈥業 don鈥檛 know where to go.鈥欌��
Sometimes there鈥檚 nothing she can do to convince them. 鈥淚 may just drop the deal,鈥� she said.
Sometimes she鈥檒l have to literally work around the problem. Yu was trying to assemble 10 properties near King Edward station, but one homeowner was absent. 鈥淣obody ever found them,鈥� said Yu. 鈥淓ven the neighbours tried to go in to see if something was wrong inside. They even tried to make a block watch to see if anybody ever went inside but nobody came.鈥� So Yu ignored that house and assembled the remaining properties separately. 鈥淪o you may see this block with new townhomes with maybe the old house there.鈥�
It鈥檚 not the only time Yu鈥檚 had to assemble the properties of interested homeowners and ignore the others. 鈥淥nce I decided to cut a parcel of land to sell to one developer,鈥� said Yu. 鈥淏ut then, the rest of the neighbours decided, 鈥極h, this is really serious business now!鈥� And they wanted to sell.鈥�
Sometimes it鈥檚 not too late to add properties to a set; it depends on who the buyer is, said Yu. If it鈥檚 a developer who鈥檚 already submitted an application to city hall, it might be too late. But if an investor is just holding a set, they鈥檙e usually happy to add to it.
The entire process of gathering neighbours and selling can take as long as two years per site.
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Cashing in on condos
Yu is about to add a new dimension to her business: selling assembled condos.
A strata corporation (the collective of condo owners in a building) used to require the approval of 100 per cent of its residents before it could be sold, also known as a strata wind-up or liquidation. But new legislation in November 2015 brought that requirement of willing owners down to 80 per cent.
Strata corporations of old condo buildings that require expensive repair but are on hot land (like near transit) have begun to cash in. Like land assembly, it can be more profitable in some cases to sell as a set than to sell a condo unit individually.
鈥淥n a block I might have to touch 10 homeowners, but now I have to touch the whole building,鈥� said Yu. That鈥檚 homeowners in the hundreds.
Yu鈥檚 also planning to expand her business to help market new developments. From residential sales to land assembly to condo marketing, she says her team will be a 鈥渙ne-stop shop.鈥� Since she already has realtors standing by, she thought why not help developers presell?
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Criticism, context and change
There are some urban design criticisms of land assembly policies, saying that it compels massive projects that make people feel small and alienated because they鈥檙e not often designed with the human scale in mind. Specifically, lacking visual complexity, lacking harmony with existing neighbourhood buildings and lacking the ability to provide an intimate pedestrian experience. It鈥檚 not that these critics hate density or development; they just want it to be introduced with thoughtful, contextual design.
鈥淪ome people [who] have lived in 麻豆传媒映画for so many years might not be used to the change, but there鈥檚 a need,鈥� said Yu. 鈥淭hat鈥檚 why the city鈥檚 spending so much energy and time鈥� trying to make high-density in certain areas or making use of the SkyTrain. Personally, I like a city with more energy.鈥�
