The first thing NOT to do is jump into your car and start visiting sales sites! Maybe I should say this again! I've labored on this point for years now yet still today, the greater majority of new condo/loft sales ("presales") are to buyers who are NOT represented by their own buyer's agent. There is no single greater mistake!

It's important to point out that in almost 30 years in the Toronto condo scene, I've never seen a bad presentation center. Yet consumer continue to respond to the ads in the free magazines (you know the ones that masquerade ads by developers as editorial articles) and walk in under the false elusion of having done "their own research".

It's almost a misnomer to focus only on the upper end of the market being on fire as a truthful overview would unquestionably say that the entire condo and loft market in Toronto is on fire!

Today we have quality residential developments under way by some of the top developers in the city. We also have some residential developments being sold as quality developments from developers who are relative unknowns in the business. Many historic middle market developers have caught on to marketing tactics that have shifted them into the top end market even though their backgrounds do not show any track record.

In the old days, if you were looking for the best the city had to offer you simply had to visit four or five developments. Today, there are dozens that say they are true luxury developments ("luxury" being a highly overused adjective now for years). How do you know when you are looking at a "True Luxury" developments. Easy, ask your buyer's agent.

This seems a little self serving I know, but really, there is no other way! The free magazines give developers full page space for every one they buy and the developers marketing department prepares what appears to be editorial articles to be inserted in the magazine. The only logical explanation for this is that they know that many buyers (most) try to do their own research and that all of them know that something written as editorial carries many times more impact than the ad that they put in the magazine.

With the developers writing these editorials, how much meaningful information do you think that you glean from researching these magazines. And don't expect the newspapers (you know those institutions who continually promote "journalistic integrity") to facilitate your hunger for meaningful information on developers and/or developments.

Let's face it, presale developments really boil down to the developer. Has they done many buildings like this in the past? Did the buyers end up happy? Did they get registration in a timely manner (normally 4 - 5 months)? Did they feel that they received "value" from their investment? All of these questions rest on the discretion built into the documents for and by the developer and how they exercise said discretion. I have examples of developer conduct in delivering a condo that would make the hair on the back of your neck stand straight up! And they are building and promoting a number of developments right now.

There are "true luxury" condos being developed in a number of areas (condo areas) in the city. My choice as the best is based on a number of factors, some of which may carry meaning to you and some that may not. My hierarchy of needs starts with the developer. I've said many times that the old joke about the three most important things in buying real estate being "location, location, location", although quite right in buying resale houses, does NOT hold up in the residential condo business in Toronto (or any where else I would suggest). A great location for a condo with one of the many other-than-reputable developer will end up a night mare every time!

In Toronto there are literally hundreds of condos available right now and the confusion that sets in after visiting only a couple sites should tell you that you are going about it in the wrong way! These sites are manned by highly trained professional salespeople whose sole job is to get you to buy a unit from them, hopefully that day!

Unless you are a skilled negotiator with "insider" knowledge of this complex market you absolutely MUST get your own professional agent to represent you. That's what I do and I do it FREE for you! That's right, you get almost 30 years of experience on your team for nothing! Why then do I see so many buyers stumbling into sales sites on their own, especially when my site has flags all over it tell them not to do so!

As a rule and policy, I do not try to influence my client's thinking at all. My job is to present to them qualifying properties that meet their unique needs, wants and expectations within their budget. What I like, they may hate and visa versa thus, I withhold my personal opinions granting you the respect of being able to make your own "informed decisions" based on confidence of having sufficient background knowledge to make those decisions.

My favorite developments right now are St. Clair On The Avenue, for a number of reasons. I've met personally with the developer (also developed the Windsor Arms Hotel Residences) "Mr. Stan Grossman" who aspirations to deliver the finest in residences in the city, having been clearly established with the Residences at the Windsor Arms will be surpassed with these stately residences.

You see, developers come in a whole bunch of packaging. Usually you are dealing with an entrepreneur who puts all of the elements together, hires marketing people, construction people, etc., and stand aside counting the money. This is where the mass of mediocrity that plagues the city evolves from.

The produce consistently ends up "cookie cutter" with as many suites in the building as possible, usually starting in the 450 square feet range and running up to about 1,000 square feet.

The other end of the stick is much more refined and narrower. I can count these developers on my hands (possibly one). Mr. Grossman's objective with St. Clair On The Avenue is to "develop the city's number one residential condo". As a recent purchaser of another ten foot ceiling height luxury condo I can tell you that the integrity of the developer comes a way ahead of even considering a development.

The St Clair area, where Forest Hill, Rosedale, Moore Park and Deer Park (many of the city's most sought after residential areas) is my personal favorite area.

A second luxury development is under way in Forest Hill, 453 offers a collection of only 13 residences right in the heart of the village starting at $700,000 and into the millions. I have contacted the sales agent to arrange to meet with the developer to share their backgrounds however, as I don't have sufficient background information on them I must reserve comment at this time.

The next high profile area of the city is Yorkville, with developments like 100 Yorkville starting in the $800,000 range ($800+/sq.ft). This exciting development is being developed by "Invar", the same developer that did One Post Road thus you can expect the very best.

The Hazelton Hotel & Residences ($800+/sq.ft.) offers some exciting plans and the standard luxury appointments that one would expect in a top end residence.

The Regency ($900/sq.ft.) in Yorkville, is another excellent luxury residential alternative, as is 1 St. Thomas ($1,000/sq.ft.). Trump is still promoting doing a Trump International Hotel & Residences down in the Financial District but I am very doubtful that we will see this come about.

The Ritz Carlton just announced plans for it's hotel and residences in the Entertainment District but information is still sketchy thus I'm hesitant to label it at this point. I do expect top end residences.

There is a ton of other developments and developers throwing the "L" word around that really could not tell you what differentiates a Luxury Condo from the throngs of others out there. None of them are going to tell you anything other than superlatives about themselves.

I recently saw a developer flashing full color photographs of condo buildings that he did not build! I watch developers show magnificent floor to ceiling renderings of a half dozen or so condo buildings none of which have been built, occupied or registered and yet the "lemmings" continue to stumble into their sales sites ("come in the my den said the spider to the fly and we'll talk of many things" - but what they are talking about can only advantage the seller under law).

Please, if you are contemplating buying a luxury residential condo (or any condo whatsoever in this City) do yourself a favor and Register with me and talk with me before making any other move.