Category Archives: Properties

My new Promotional Video


One of the reasons that I became a Realtor is because I love meeting and helping people with what will probably be the biggest transaction of their lives – buying or selling their home. Your listing will leverage my managed social media promotion, where I rank as the #1 Metro Vancouver Realtor for social media interaction and usually within the top 10 for Canada wide Realtors – as well as being accessible and promoted via this website, my brokerage website, MLS public sites and my location specific or building specific websites.

I look forward to sharing a cup of coffee with you, a chat about your property and to working with you soon!

Open House this weekend – 1280 Nicola St


Check out this listing at the open house tomorrow/Sunday 13th/14th June at 1280 Nicola Street, West End, Vancouver.


New Marketing Material


Below are my latest marketing mail-out cards. For a limited period, I am offering an Apple iPad Mini to any of my existing or new clients who utilise my listing or buying services. This offer is available for all buyers or sellers whose deal progresses to a binding contract. Please contact me directly for further details.

Harry Kramm - Yaletown Real Estate for Sale

Yaletown Real Estate for Sale – Harry Kramm

Furnished rental available in one of Yaletown’s premier boutique heritage buildings.


The McMaster


Available now! A fully furnished 2 bedroom apartment in this heritage building in the heart of Yaletown. This is a small boutique building (15 units), originally built in 1910 and fully rebuilt to modern luxury standards in 2007.

The suite faces into Hamilton Street, Yaletown – Details of suite are below:

  • 2 bedroom
  • 1340 sqft
  • High-end appliances in kitchen – Miele, Sub Zero etc
  • Large master en-suite with steam shower
  • Fully air-conditioned
  • High ceilings with original wood beams
  • Reclaimed fir flooring throughout
  • 1 parking spot in building parkade

Pricing will be between $5000 and $6000 per month depending on term agreed.

Please contact Harry Kramm at +1 778.995.7224 or for more details or to arrange a viewing.




10-Step Guide to Buying a House


1. Are You Ready to Become a Homeowner?
Whether you’re becoming a homeowner for the first time or you’re a repeat buyer, buying a house is a financial and emotional decision that requires the experience and support of a team of reliable professionals. Read More>

2. Get a REALTOR®
In the maze of forms, financing, inspections, marketing, pricing and negotiating, it makes sense to work with professionals who know the community and much more. Those professionals are the local REALTORS® who serve your area. Read More>

3. Get a Mortgage Pre-approval
Most first-time buyers need to finance their home purchase, and a consultation with a mortgage lender is a crucial step in the process. Find out how much you can afford before you begin your home search. Read More>

4. Look at Homes
A quick search on® will bring up thousands of homes for sale. Educating yourself on your local market and working with an experienced REALTOR® can help you narrow your priorities and make an informed decision about which home to choose. Read More>

5. Choose a Home
While no one can know for sure what will happen to housing values, if you choose to buy a home that meets your needs and priorities, you’ll be happy living in it for years to come. Read More>

6. Get Funding
The cost of financing your home purchase is usually greater than the price of the home itself (after interest, closing costs and taxes are added). Get as much information as possible regarding your mortgage options and other costs. Read More>

7. Make an Offer
While much attention is paid to the asking price of a home, a proposal to buy includes both the price and terms. In some cases, terms can represent thousands of dollars in additional value – or additional costs – for buyers. Read More>

8. Get Insurance
No sensible car owner would drive without insurance, so it figures that no homeowner should be without insurance, either. Real estate insurance protects owners in the event of catastrophe. If something goes wrong, insurance can be the bargain of a lifetime. Read More>

9. Closing
The closing process, which in different parts of the country is also known as “settlement” or “escrow”, is increasingly computerized and automated. In practice, closings bring together a variety of parties who are part of the real estate transaction. Read More>

10. What’s Next?
You’ve done it. You’ve looked at properties, made an offer, obtained financing and gone to closing. The home is yours. Is there any more to the home buying process? Whether you’re a first-time buyer or a repeat buyer, you’ll want to take several more steps. Read More>




Whilst the above article is geared primarily for the US market, most of the tips/links would relate to the Canadian market. Source is with the “Read More” links landing at the corresponding webpage.







Ireland Housing “Bubble”?


Being an Irishman, born and raised in Rathfarnham, Dublin and since 2000, living and working in Vancouver Canada, I like to keep up with the markets in Ireland……. The following is an article that was in the Financial Times.

“Ireland house prices raise fears of a new bubble”

No 36 Burford Drive might be any family’s ideal home. With its five bedrooms, three and a half bathrooms, and high-quality kitchen, this terraced house in landscaped grounds on the site of a former golf club in the Dublin suburb of Dun Laoghaire was attracting strong interest from potential buyers one recent Sunday afternoon.

Six months ago, homes in this new development sold for just under €600,000. Now the asking price is 10 per cent higher. Yet potential buyers appear unfazed. “It is cheaper than the house we live in,” says Mark Cheesmore, a 51-year-old telecoms engineer who is viewing the house with his wife Emer and their eight-year-old son Liam.

A few miles away, in the suburb of Rathfarnham, the rise in Dublin house prices in the past few months is even more visible. At Stocking Wood, a development of new houses off the M50 motorway, prices have risen from €429,000 in March to €489,000 for the latest phase to come to the market.

If any country should have a nose for an incipient house price bubble, it is Ireland. Between 2008 and 2010, it experienced one of the world’s most spectacular property price crashes. From the peak in 2007 to the trough in 2011/12, house values collapsed by 60 to 65 per cent.

The turnround is eye-catching. According to the Central Statistics Office, residential house prices in Dublin rose 22 per cent in the year to May. The last time Irish house prices were rising so fast was between 2002 and 2005, the years immediately before the crash. This is sparking talks of a new price bubble – mostly, so far, around the dinner table.

Still, says Mark Fitzgerald, chief executive of Sherry Fitzgerald, an estate agents: “Even if prices are up 20 per cent they are still 40 to 50 per cent below where they were.” As the economist Dan O’Brien observed in a newspaper column recently, the price crash has been so traumatising that “we have gone from being blasé about the risks of property price increases in the pre- 2007 period to being paranoid about them now.”

PreviewSnap003Ireland’s property bubble in the 2000s was caused by a mix of speculative building, cheap development and mortgage finance, competitive lending by banks, and perverse incentives to keep the property market buoyant because tax revenues depended on it. None of these factors is present today.

The latest round of property price inflation is being driven, experts say, by the legacy that the unwinding of the bubble has bequeathed. The most obvious toxic legacy is a shortage of supply. Hubert Fitzpatrick, director of housing at the Construction Industry Federation, says only about 1,800 new residential units will be brought to the market in Dublin this year, compared with “sustainable demand” for 8,000.

PreviewSnap002The main reason for this, he says, is lack of access to development finance. In the boom years, Irish banks fell over themselves to lend 100 per cent of a project’s cost to property developers. Seared by the collapse, they now grudgingly hand over 60 per cent, at most. Developers must put up the other 40 per cent themselves – and it is not easy to find. The result is an imbalance between supply and demand the likes of which Dublin may not have witnessed before. Says Ken MacDonald, managing director of Hooke & MacDonald, an estate agency: “I’ve been through a lot of cycles since 1965, and I have never seen such a disparity. I don’t see it getting into any kind of balance for another three or four years.”

The risk for Ireland is that this will give plenty of time for the current price inflation to become bubblier. The government says it is determined not to allow this to happen again. And yet its critics charge that it may be no more immune to perverse property market incentives than its predecessors, given the economic, social and political significance of home ownership in the Irish psyche.

PreviewSnap001In May, ministers outlined a strategy for the recovery of the Irish construction sector. Not only would there be more homes built; they would be better than the dross the speculative bubble often delivered. That initiative, however, contained a mini version of the UK’s controversial Help to Buy scheme, offering mortgage insurance guarantees to first-time buyers.

The scheme is arguably too modest to inflate prices much. As Ronan Lyons, an economist and housing market expert at Trinity College Dublin, says: “Bubbles don’t happen overnight.” Nevertheless, he cautions, rising prices contain their own logic. “Prices are rising as a result of supply shortages. The longer that remains the case, the higher prices will go.”

Source –

An Overview of Buying Costs











Mortgage application
Lenders may charge a mortgage application fee, which will vary depending on the lending institution.

Mortgage insurance
The federal government requires high-ratio mortgages (with less than 20% down payment) to be insured against default. The cost ranges between 1.25 to 3.75 per cent of the mortgage amount which is added to the mortgage principal.

Appraisal fees
Before your lender approves your mortgage, you may be required to have an appraisal done. Sometimes your lender will cover this cost, if not, you are responsible. The fee ranges and is typically as much as $300.

Land survey fees
Lenders may require a survey of the property. Survey costs vary.

Home inspection fees
A home inspection is a report on the condition of the home that can alert you to any potential issues such as structural and moisture problems, as well as electrical, plumbing, roofing and insulation. Fees can range from $500 – $700 depending on the size of the home and the complexity of the inspection. Some inspectors have surcharges for a secondary suite, a crawlspace, over even an older home.

Goods and Services Tax (GST)
A GST rebate equivalent to 36% of the GST paid is available for new homes priced up to $350,000 and a partial rebate on new homes priced up to $450,000.

Buyers will also pay the GST if payable on services such as appraisals and home inspections and survey fees.

Provincial Sales Tax
The PST is generally not payable on services except for legal and notary fees. Both the GST and PST are paid on legal and notary fees.

2% BC Transition Tax
This is a new tax coming into effect on April 1, 2013. It applies to the sale of new residential homes that are 10% or more complete on April 1, 2013, with ownership or possession occurring on or after April 1, 2013 and before April 1, 2015.

Property Transfer Tax
Payable at the time the property is registered at the Land Titles office. The rate is 1% per cent on the first $200,000 and 2% on the remainder. There is a rebate for qualifying first-time buyers of homes priced up to $425,000 and a proportional rebate for homes priced up to $450,000. The PTT on a $500,000 home is $8,000.

Property taxes
Some lenders require property buyers to add property tax installments to monthly mortgage payments.

Pre-paid property taxes or utility bills
A buyer typically is required to reimburse the seller for any prepayments.

Mortgage life insurance
If the owner dies, this type of insurance will pay off the balance owing on their mortgage.

Fire and liability insurance
Most lenders require property buyers to carry fire and extended coverage insurance and liability insurance.

Home insurance
Buyers will a mortgage will be required to buy home insurance. To be safe, make the insurance effective on the earlier of either the completion date or the date that you pay the balance of the funds in trust.

Most lenders also require property buyers to carry fire and extended coverage insurance and liability insurance.

Legal or Notary Public fees
Legal or notary public fees and expenses will likely apply to assist with drafting documents and ensuring the title of the home is transferred properly and without incident.

Moving fees
Moving fees vary depending on the distance moved and whether professional movers do all of the packing. Rates vary.



Source –

False Creek Waterfront


Showing this property tomorrow – Click here!



Harry Kramm



New Office Listing


Great listing beside Granville Bridge on False Creek..

Click Here

Harry Kramm - Putting Clients First