[The_Bow]

Given equal sale price of $2,000,000, which of these currently listed condominiums do you think has greater value today?

Arriva (http://www.mls.ca/PropertyDetails.aspx?vd=&SearchURL=%3fPage%3d34%26Mode%3d0%26vs%3dResidential%26ret%3d300%26sts%3d0-0%26beds%3d0-0%26baths%3d0-0%26aid%3d6266%26MapURL%3d%253fAreaID%253d6266%26mp%3d1000000-0-0%26mrt%3d0-0-4%26trt%3d2%26of%3d1%26ps%3d10%26o%3dA&Mode=0&PropertyID=6698214)
http://images.mls.ca/listings/reb9/medres/9/c3309309_2.jpg

vs

EAU CLAIRE ESTATES (http://www.mls.ca/PropertyDetails.aspx?vd=&SearchURL=%3fPage%3d35%26Mode%3d0%26vs%3dResidential%26ret%3d300%26sts%3d0-0%26beds%3d0-0%26baths%3d0-0%26aid%3d6266%26MapURL%3d%253fAreaID%253d6266%26mp%3d1000000-0-0%26mrt%3d0-0-4%26trt%3d2%26of%3d1%26ps%3d10%26o%3dA&Mode=0&PropertyID=6213655)
http://images.mls.ca/listings/reb9/medres/2/c3312352_1.jpg

[Sir.Humphrey.Appleby]

Eau Claire estates. Higher sq ft, pool, and low condo fee. (the low condo fee quoted in the Arriva one sounds like it is in error) The two floor layout is nice, and I know 3 bedrooms raises the value for some potential owners.

You still can't beat the location aswell.

Arriva has the direct elevator access, but I would guess that is likely true for the other, and it just wasn't highlighted in the listing.

In five years, the Eau Claire estates pent house will be compared with the new market and waterfront penthouses and that will inevitably be a rising tide that brings along this boat. As for the Arriva unit, I would say it has a less steep appreciation curve because of its location and more supply continually coming on line in the area, including higher towers that may block the views.

In addition I would guess that you would be able to bargain down the Eau Claire condo a bit more since it looks owner occupied. (compared to a likely investor owned Arriva unit). If you look at the agent's page for the Eau Claire unit they have already adjusted the price downward.

In any case I wish Calgary condo listings standardized the practice of putting a floor plan of the unit on the listing.

[Rusty van Reddick]

Eau Claire estates. Higher sq ft, pool, and low condo fee. (the low condo fee quoted in the Arriva one sounds like it is in error)

The ECE fee listed has got to be wrong by about $1000/mo. At at least 30 cents a square foot, that one has to be $1000/mo, minimum, not $177 as listed.

[Sir.Humphrey.Appleby]

The ECE fee listed has got to be wrong by about $1000/mo. At at least 30 cents a square foot, that one has to be $1000/mo, minimum, not $177 as listed.

I have seen units in the Ranchman's Club tower with what seems to be irrationally low condo fees as well. They don't include heat or electricity and it reflects a healthy reserve fund that hasn't needed to be replenished. It could also reflect condo board decisions to use one time assessments instead of using the reserve for projects. It is possible that the fee could go either way, but I wouldn't discount it off hand due to conventional wisdom as we would see it. Condo boards can be weird creatures, especially with accomplished corporate titans at the helm!

[GoflamesGo]

The ECE fee listed has got to be wrong by about $1000/mo. At at least 30 cents a square foot, that one has to be $1000/mo, minimum, not $177 as listed.

You're exactly right Furry. From my experience, eauclaire condos have soemof the highest condo fees in the city. Also, older buildings usually have higher condo fees. The one in eauclaire is probably around $1700, and arriva is $1100.

[Bigtime]

Umm I'd take both with those condo fees guys! :D

Seriously this is a great thread, should create some interesting dialogue.

The arriVa unit will potentially lose some of its direct west and southwest views once arriVa 44 and the third tower are up. It will still have a kick ass downtown view(especially The Bow), as for the view east who knows what you'll end up with there? You get 3 balconies as well, kinda neat. For those of us that love airplanes you can't go wrong with that view towards the airport as well from that height, isn't that right Bo? :tup: Downside, no view of the Stampede fireworks, although the north exposure may shield you from a lot of the Stampede noise.

Of course you have to figure in the fact that with anyone moving into arriVa you are moving into a under construction area for at least a good 10 years. If you want relative piece and quiet and an established neighbourhood you go with ECE. Have Flames season tickets? You go with arriVa, hands down. Walking to the games is the best thing ever folks!

ECE looks like a hella sweet unit as well. However I have a bias in my head that Eau Claire is still full of snobby, "get off my lawn and keep that noise down" rich people. Perhaps if they let Cowboys open up near them I'd go for this unit instead! As for the pool, not really a deal maker in my book. My wifes condo at The Heatherington Estate had a great pool and hot tub but we used it maybe 3 times over the course of a year before moving to arriVa.

I'd take arriVa, like any of you needed to figure out my guess! :haha: But I'd quickly do some interior work and add a third bedroom to the unit as well. We desperately need AFFORDABLE 3 bedroom units in the beltline, so that couples like my wife and I can plan to have a nuclear family without needing to buy a freaking penthouse suite or combo unit for over the million bucks.

[Coldrsx]

arriva's area, while improving, is like buying a penthouse on main and 1st in van.


eau claire all the way...especially long term

[Wooster]

Long term, both are very good bets. It will be a bit like Yaletown vs. Coal Harbour, or the upper east side vs. the upper west side (in character, not scale!) Both great, but different.

Eau Claire has some natural advantages being very close to the bow river, pathway, and the new eau claire market. both are changing very quickly. It will always maintain a bit of a higher market and status.

The area around Arriva though has enormous potential. Don't forget too that it is very close to the Elbow River, and the new Riverwalk that is being built. Two massive plans, Railtown and Stampede expansion - depending on their quality will make or break this area. The rest of Torode-town around there (curtis, Viva, Hotel Arts, West of Arriva) seem to be shaping up nicely. Torode is building quality projects with increasingly better designers (RTKL).

The area currently is not really like Main and 1st at all. The main difference being that the area around Arriva is pretty blank. It is not like it is full of homeless people or relatively high density low-income housing. In fact, this area, that used to be a focus of crime in Calgary has mostly cleaned up, because nothing is there anymore. Crime has migrated a bit west actually. Streets like 14th ave around 2nd to 4th streets are pretty bad right now.

[Coldrsx]

^true but yaletown is like 15-20 yrs away there.

[Wooster]

Sure, nothing like that happens over night. But almost every block in the area has development either under construction or a solid proposal. Viva, Arriva, Railtown, West of Arriva, Exchange, Curtis Block, Nuera, Kahanoff, Keynote, Hotel Arts, Skytower. Much of the build out will likely be in the next 5-10 years - Railtown will take longer.

[jbettcher]

I did a major renovation in the smallest tower of the Eau Claire Estates and I'm going to have to go with that tower. The views from there of the river park and downtown is excellent. It's right beside the Eau Claire and Y.

The units are very large and well laid out even for its age it's very nice inside.

[Yume-sama]

Hmm, Arriva's is nice... new, modern. But when it comes down to it, you're living across the street from a bar, a casino, near the Mustard Seed, a railway, and an overall undesirable (for now, and mainly for people who could spend $2 million on a place) area. I would never think about dropping $2 million there. Eau Claire wins this one for me hands down.

[The_Bow]

Question, is the 3rd Arriva tower going up in the extreme NW corner of the site? Given the mass of it, will it not remove a great percentage of the W view from Arriva One?

[Bigtime]

Question, is the 3rd Arriva tower going up in the extreme NW corner of the site? Given the mass of it, will it not remove a great percentage of the W view from Arriva One?

Yes it is going up in the NW corner of the site. As for removing view, not really anymore than Keynote, Exchange, and Faery Terrace will take away already. You will still have an unobstructed view of downtown from the unit in question.

The real view to buy is the arriva 42 combo units that take the entire south side of the building up on floors 30-39. That's 180 degree views from east-south-west. About 3900 square feet a unit!