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Milind Jog

Milind Jog 

Sales Representative

Phone: 905.793.5000  

Mobile: 416.561.7511  


I come from a long line of educators. So here I am in the business world. Yet, it is not the money that motivates. I mean money gives you more choices in life to be sure. But my passion comes from helping and educating my clients. After nearly 30 years in business, I have a wide range of tools and experience to bring to the table (banking, lending, financial planning, trading and investing and Real estate). First Time Home Buyers, Investors, Upgraders & Down-sizers – I can help with solutions.  

Milind Jog
Sales Representative

Royal Lepage Credit Valley Real Estate, Brokerage.
10045 Hurontario Street, Brampton, Ontario, L6Z 0E6
M: 416.561.7511
O: 905.793.5000



Is now the time to buy in Brampton?

Prices are down in the Brampton area!

But the market is still hot. 

The Toronto Regional Real Estate Board (TRREB) released its monthly GTA market report for April on Tuesday (May 3), revealing a 9.2% drop in the combined average price for all dwelling types since January's record high. 

Does this mean it's now time to set your sights on a new home or sell? 

Let me be your advisor and guide you through this crazy market! 

Milind Jog
(416) 561.7511

Royal LePage

Royal LePage Credit Valley RE


Thinking of buying in small town Ontario?

The pros and cons of moving away from the city.

According to a recent Leger study, 23% of respondents moved from a larger Canadian housing market to a smaller one during the pandemic, and 85% are content with their decision; whereas 52% of Canadians who moved to a small town say their mental health has improved as a result of their move.

But with people returning to offices, there are many pros and cons about moving to the country. Soaring gas prices and less services for families are some to factor in...and the homes in the outlying areas are also soaring in price and demand. 

But what else is at play - more space for growing families, cost of living is still more affordable.

Have you been thinking of a change as a first time homeowner....or even downsizing? 

I would be happy to help you make the best decision for you and your family. 

Reach out to me, 
Milind Jog
(416) 561-7511

Royal LePage

Royal LePage Credit Valley RE




Market News

Do these words cause excitement for first-time homebuyers? 
Does this mean inventory will be affected? 
Are people who wanted to sell high going to be disappointed by the turnaround? 

These are all great questions.

According to "latest forecast shows home prices falling 24% by mid-2024"

I can help you answer these questions. 

Reach out to me to discuss what this means as a buyer or seller in the GTA real estate market. 

Milind Jog
(416) 561-7511

Royal LePage

Royal LePage Credit Valley RE


TRREB Climate Change Statement

Every positive change matters

The Toronto Regional Real Estate Board (TRREB) recognizes and acknowledges the current and impending impacts of climate change on our clients, community, and built environment.

We are committed to educating our REALTOR® Members on industry and government policies so they can support and encourage their clients to voluntarily:

improve the energy efficiency of their homes,
reduce harmful greenhouse gas emissions from their homes, and
improve the resiliency of their homes to weather the impact of increasing natural hazards.

In addition, we advocate for continued government investments and incentives that support sustainable homeownership. TRREB recognizes the importance of government policies related to climate change, sustainability, and greenhouse gas (GHG) reduction.

Housing impacts the environment and is also impacted by it. TRREB supports building a better tomorrow.

Read their full report here:

What are your own incentives for going home or at work? 

I would love to know. 

Milind Jog
Royal LePage Credit Valley
(416) 561-7511


GTA home prices still forecast to rise 11 per cent in 2022 even with expected interest rate hikes: Royal LePage

Real estate brokerage Royal LePage says that the expected rise in interest rates in 2022 “may not be enough to offset the significant upward price pressure” on homes, especially in the Greater Toronto Area where it expects the cost of the average property to go up by double-digits once again.
The brokerage said that the aggregate price of a home in the Greater Toronto Area increased by 17.3 percent in 2021 to $1,119,800 as demand continued to outpace supply.

It is forecasting in 2022 prices in the GTA will rise by another 11 percent, with the aggregate home price reaching $1,243,000 by the fourth quarter.

The forecasted price growth comes despite market expectations that the Bank of Canada could raise interest rates up to five times in 2022, significantly increasing the cost of borrowing.

“It isn't sustainable. The good news, if you could call it that, is we see all prices rising at about half the rate they did in 2021 in the months ahead so while home prices continue to be more expensive the rate at which they're getting more expensive is falling,” Royal LePage President and CEO Phil Soper told CP24 on Friday morning. “We will find things return to normal appreciation levels sometime in the future, my guess is by 2023 we will be back into single-digit increases, which is what we have come to expect in the city and across the country over the decades.”

The Bank of Canada’s overnight lending rate has been at its effective lower bound of 0.25 since early on in the COVID-19 pandemic but with inflation surging and employment numbers back to their pre-pandemic norms the central bank is expected to begin a cycle of rate hikes in the coming months.

Soper said that when that happens it will effectively make homes more expensive and “some people will get priced out of the market.”

But he said that it likely won’t be enough to tame rising housing prices, given the lack of supply.

“We’ve been building to this lack of supply for years unfortunately and it really came to a head during the pandemic when there was such hyper-focus on our homes,” he said. “People were saving money. They were not travelling, they weren’t going out to restaurants and they redirected that money, a lot of it, into their living conditions.”

Royal LePage says that in 2021 the median price of a detached home in the Greater Toronto Area increased 22.4 percent to $1,421,200 while the median price of a condominium increased 14.8 percent to $665,400.

Soper, however, said that price growth in condos could outpace detached homes in 2022 due to the “growing gap” in prices, at least in the GTA.





Why a 4-storey apartment could be coming to a residential street near you

Task force's draft report makes 58 recommendations on improving housing supply

Source; CBC News 

The task force asked to find ways to make Ontario housing more affordable wants to do away with rules that entrench single-family homes as the main option in many residential neighbourhoods, according to a draft report.

The nine-member Housing Affordability Task Force, chaired by Scotiabank CEO Jake Lawrence, wants to "create a more permissive land use, planning, and approvals systems" and throw out rules that stifle change or growth — including ones that protect the "character" of neighbourhoods across the province.

Why Doug Ford is pushing Ontario's cities to speed up housing construction 
New home construction in Ottawa hits record high
The wide-ranging 31-page draft report, which is making the rounds in municipal planning circles and could look much different when it's officially released Jan. 31, makes 58 recommendations.

It includes discussions on speeding up approval processes, waiving development charges for infill projects, allowing vacant commercial property owners to transition to residential units, and letting urban boundaries expand "efficiently and effectively."

It also calls for all municipalities — and building code regulations — not to make it just easier for homeowners to add secondary suites, garden homes, and laneway houses to their properties, but also to increase height, size and density along "all major and minor arterials and transit corridors" in the form of condo and apartment towers.

One of the task force's recommendations is to create rules that would bypass community opposition to adding density in existing neighbourhoods. (Kate Porter/CBC)
4-storey complexes in all neighbourhoods
But perhaps the most controversial recommendation is the one to virtually do away with so-called exclusionary zoning, which allows only a single-family detached home to be built on a property.  

Instead, the task force recommends that in municipalities with a population of more than 100,000, the province should "allow any type of residential housing up to four storeys and four units on a single residential lot," subject to urban design guidance that's yet to be defined.

According to the report, Ontario lags behind many other G7 countries when it comes to the number of dwellings per capita. And housing advocates have long argued that more modest-projects — duplexes, triplexes, tiny homes and townhouses — are needed in established neighbourhoods, especially if the environmental and infrastructure costs of sprawl are to be avoided.

But neighbourhood infill and intensification is often a hard political sell. 

"While everyone might agree that we have a housing crisis, that we have a climate emergency, nobody wants to see their neighbourhoods change," said Coun. Glen Gower, who co-chairs Ottawa's planning committee. "So that's really the challenge that we're dealing with in Ottawa and in Ontario."

Officials, politicians to discuss solutions to Ontario's high house prices
Ford kicks off housing summit with funding to help municipalities cut red tape

After last week's housing summit with Ontario's big city mayors, reporters repeatedly asked Municipal Affairs and Housing Minister Steve Clark if he supported doing away with zoning for single-detached homes, as other jurisdictions like Edmonton and major New Zealand cities have done.

Clark said he'd heard the idea but did not give a direct answer one way or the other.

Coun. Glen Gower is the co-chair of Ottawa council's planning committee. He welcomes the discussion about housing affordability in the task force report, but concedes that allowing four-storey, four-unit dwellings in every neighbourhood could be a hard sell. (CBC)
Reduce construction barriers, approval requirements
Many of the recommendations revolve around making it easier and faster for builders to construct homes.

According to the draft report, not only would a streamlined process allow dwellings to get on the market faster, but reducing approval times would also save developers money which, in theory, could be passed onto residents.

The report cites an Ontario Association of Architects study from 2018 showing that costs for a 100-unit condo building increase by $193,000 for every month the project is delayed.

Delays in approvals cost developers and, theoretically, residents more money, according to the draft report. (Darryl Dyck/The Canadian Press)
That's why, for example, the task force is recommending that any "underutilized or redundant commercial properties" be allowed to be converted to residential units without municipal approvals.

The draft report also calls for quasi-automatic approval for projects up to 10 units that conform to existing official plans and zoning, and goes so far to recommend that municipalities "disallow public consultations" for these applications.

The report speaks to reducing what the task force characterizes as "NIMBY" factors in planning decisions, recommending the province set Ontario-wide standards for specifics like setbacks, shadow rules and front doors, while excluding details like exterior colour and building materials from the approval process.

The task force would even eliminate minimum parking requirements for new projects.

Politicians say more than just supply needed
The report touches on a number of subjects it believes unnecessarily delay the building of new homes, including how plans approved by city councils can be appealed.

It recommends the province restore the right of developers to appeal official plans — a power that was removed by the previous Liberal government.

And in an effort to eliminate what it calls "nuisance" appeals, the task force recommends that the fee a third party — such as a community group — pays to appeal projects to the Ontario Land Tribunal should be increased from the current $400 to $10,000. 

NDP housing critic Jessica Bell supports doing away with exclusionary zoning, but says many more measures, including building more affordable homes, are needed. (CBC)
That doesn't sit well with NDP MPP Jessica Bell, the party's housing critic. 

"My initial take is that any attempt to make the land tribunal even more difficult for residents to access is concerning," said Bell, adding the NDP is asking stakeholders and community members for feedback.

The tribunal can overturn a municipal council's "democratically decided law," she said, "and I would be pretty concerned if it costs $10,000 for a third party to go to the land tribunal and bring up some valid evidence."

We need a more holistic and comprehensive approach than what we are seeing in this draft report right now.
- NDP housing critic Jessica Bell
While she was pleased to see the task force address zoning reform to encourage the construction of townhomes, duplexes and triplexes in existing neighbourhoods — the so-called "missing middle" between single-family homes and condo towers — Bell said increasing supply is not enough to improve housing for all Ontarians.

"We need government investment in affordable housing," she said.

"We need better protections for renters, and we need measures to clamp down on speculation in the housing market … We need a more holistic and comprehensive approach than what we are seeing in this draft report right now."

(While the task force was directed by the province to focus on increasing the housing supply through private builders, it acknowledges in the report that "Ontario's affordable housing shortfall was raised in almost every conversation" with stakeholders.)

Green Party of Ontario Leader Mike Schreiner says he's opposed to the task force's recommendation to allow urban boundaries to expand. (CBC)
Expanding urban boundaries another concern
From his first reading of the report, Ontario Green Party leader Mike Schreiner agreed with the zoning recommendations but said streamlined processes need to be balanced with maintaining public consultations and heritage designations.

"One of my concerns with my very quick read of the draft report is that it talks about expanding urban boundaries … and I'm opposed to that," he told CBC.

"We simply can't keep paving over the farmland that feeds us, the wetlands that clean our drinking water [and] protect us from flooding, especially when we already have about 88,000 acres within existing urban boundaries in southern Ontario available for development," he said.

Ford government plan to build new GTA highways imperils emissions targets, critics say
Schreiner said he's also "deeply concerned" that the report discusses aligning housing development with the province's plan for Highway 413 in the GTA.

"I simply don't think we can spend over $10 billion to build a highway that will supercharge climate pollution, supercharge sprawl, making life less affordable for people and paving over 2,000 acres of farmland, 400 acres of the Greenbelt and crossing over 85 waterways," he said.

According to the draft, the task force consulted with builders, planners, architects, realtors, labour unions, social justice advocates, municipal politicians, academics, researchers and planners. 


Market News

This morning, the Bank of Canada announced that it was holding its target for the overnight rate at 0.25 per cent, and opted to remove its exceptional forward guidance on its policy interest rate.


The overnight rate has been held at a quarter percent since the onset of the COVID-19 pandemic, when the BoC cut the mortgage-influencing overnight rate in response to global markets three times in March 2020 to its current level. As a result, Canadians have been able to take advantage of some of the lowest mortgage rates available.

However, as inflation rises to a 30-year high and the Consumer Price Index (CPI) hits 4.8 per cent, industry experts have been watching to see how the BoC will respond. For now, Canada’s bank will keep the overnight rate as-is between now and the next rate announcement scheduled for March 2nd, which may bring about an adjustment.

In a press conference accompanying the announcement today, Governor Tiff Macklem said that the BoC expects interest rates will need to increase to bring inflation back to the two per cent target. Prices for common household items and services have risen faster than usual, but Governor Macklem assured that the BoC will control inflation.

“We expect inflation will remain close to five per cent through the first half of 2022 and then move lower,” he said. “There is some uncertainty about how quickly inflation will come down because we’ve never experienced a pandemic like this before. But Canadians can be assured that we will use our monetary policy tools to control inflation.”

Here, Livabl has gathered some of the reactions and commentary from industry stakeholders on the BoC’s rate decision.

RBC Economics
In a Daily Economic Update, senior RBC Economics economist Josh Nye commented that the BoC’s decision to hold the benchmark rate was “likely a close call.” Nye said that RBC Economics called that the BoC would start raising rates in April with three rate hikes this year, but we could see “upside risk to that call if the BoC does get an earlier start.”

“The BoC has made it clear that rate hikes are coming and likely wants to send a message to Canadians—sooner rather than later—that it is acting to control inflation. Our forecast has been for three rate hikes this year though we see upside risk to that call if the BoC does get an earlier start.

That said, we continue to think the market is over-priced for more than five rate increases in 2022 and the BoC’s patience today increases our confidence that the central bank won’t be overly aggressive in its pace of tightening. The BoC also indicated that, once it begins to raise rates, it will consider exiting the reinvestment phase of QE and begin shrinking its balance sheet. We think such a move could come in the first half of this year, though we’d emphasize that most tightening in financial conditions will come from the BoC raising its policy rate, not shrinking its balance sheet.”

Bank of Montreal (BMO)
According to Douglas Porter, chief economist and managing director of economics at BMO, markets were “heavily leaning” towards a hike today. BMO had been holding to its call of “no change just yet,” but anticipates that the BoC will begin moving at a fast pace in the coming months, with the first hike likely scheduled for early March, followed by April and June.

“We don’t believe that today’s decision to hold steady at all deflects from the fact that rates are going higher in a relatively forceful fashion this year. This specific decision was likely driven by the fact that a) the economy is dealing with a serious short-term hit from Omicron-driven restrictions, and b) the Bank had consistently guided to rate hikes a bit later on, and did not want to so abruptly run against their guidance.

We believe this was a prudent decision, even as we see the need for higher rates (and with pace) as much as any forecaster. Assuming restrictions begin to lighten in the weeks ahead, prepare for rate hikes just five weeks from today.”

Avery Shenfeld, managing director and chief economist of CIBC Capital Markets, predicts that the BoC’s decision to keep the benchmark rate as-is was either based on the fact that a “fresh pandemic wave wasn’t the opportune time to start a rate hike cycle,” or wanted to provide a formal end to its forward guidance “before pulling the trigger.” With that, borrowers can expect a hike in March if the pandemic and its economic consequences have improved.

“How aggressively the Bank will raise rates will depend in part on how much of a growth slowdown it sees as necessary to achieve that inflation outcome. On that score, there’s one factor suggesting that it still sees room to take a moderate path towards tighter policy.

Because it sees supply disruptions coming to an end by the close of 2022, that leaves room for GDP to grow much faster than what we would typically see as its trend non-inflationary potential. Indeed, its growth forecast has an average quarterly pace of 4.2 per cent this year, which sees GDP up 4.6 per cent year over year for 2022 as a whole, and has GDP still seeing a 3.5 per cent gain for 2023.”

The first potential rate hike of 2022 was “always going to be a close call,” according to senior economist James Orlando with TD. With the first increase predicted for March, Orlando wrote that three more could be coming this year.

“Markets were priced for a hike, but the BoC decided it needed to move in a methodical fashion. It did this by stating that overall slack caused by the pandemic has now been absorbed and that it would end its exceptional level of forward guidance. In other words, it is now ready to hike.

Even with growth being impacted by omicron, inflation should be the main concern for the Bank. Consumer prices are growing at five per cent and financial imbalances (housing) continue to rise on the back of low interest rates. From our lens, the BoC needs to move quick. We expect a rate hike in March and three more in 2022. This should lift government bond yields and mortgage rates. Hopefully this will cool some of the froth.”
James Laird, co-founder of and president of CanWise Financial mortgage brokerage, noted in an email statement today that the BoC’s rate hold surprised many in the industry. Those with a variable rate mortgage or home equity line of credit, however, will likely be pleased with their unchanged rate today, but should expect costs to rise this year.

“The Bank surprised many by leaving the key overnight rate unchanged. However, they are sending a strong signal that rate increases are to come, with the first move almost certainly coming in the next announcement in March.

The Bank continues to be of the opinion that temporary supply chain constraints are driving inflation and expect it to moderate in the second half of 2022. Going forward, they have signalled that reducing inflation to their 2 per cent target will be the main factor driving their rate decisions. This suggests several rate increases will occur this year.

Anyone with a variable rate mortgage or home equity line of credit will be pleased that their rate will remain unchanged until at least March, but they should still be prepared for their rate to move higher throughout 2022.

Canadians considering a new fixed-rate mortgage should also be happy, because there will be a temporary pause in the rise of fixed rates. Those shopping for a home should make sure they get pre-approved in order to hold today’s fixed rates for four months.”


Canada’s Real Estate Bubble Is So Big Even The Mother Of All Crashes Can’t Fix It

More Than Half Of Canadian Households Couldn’t Buy A Home Today

Canadian real estate is now some of the most expensive in the world. Home prices across the country, not in pricey hubs, are now comically overvalued. At this point, not even a major housing crash can restore affordability. Many think this is pandemic-related, but overvaluation has long been a concern. For at least a decade, the central bank, government, and various agencies have rung the alarms. Let’s go through some of the numbers and see what price points they felt were a concern, and proceeded to do nothing.
More Than Half Of Canadian Households Couldn’t Buy A Home Today
First, let’s start where the Canadian real estate market is currently sitting. The composite benchmark, (a.k.a. a typical home) was $798,200 in December, up 27.8% from a year before. It is at an all-time high for both price and annual growth. How does this stack up with household incomes?

National Bank of Canada’s latest estimate shows a down payment and income are far out of reach for most. A median household needs 6 years of savings for a down payment, double the average from 2000. Even if you have the down payment, incomes need to rise 88% higher to qualify for a mortgage. More than half of the country has zero chance of qualifying for a mortgage.

Good thing more than half of the country already owns a home, so this is just a problem for young people. To complicate the issue further, the academic-led non-profit Generation Squeeze highlights income disparity. When you say median income, you’re also referencing more established and older households. The median buyer looking to get into the market makes much less. On an inflation-adjusted basis, people between 25 and 34 years of age make less than they did in the 1970s. Affordability is rough for everyone, but try being at the bottom of experience and skill.

Let’s see how out of control this has become.

A Home Price Correction Brings Prices To When It Was “Unacceptable” To Fall

Let’s start with a minor technical correction for the typical home. If home prices dropped 10%, that would put the benchmark price at $717,100, where it was in April 2021. That month is the month a Canadian politician said a 10% drop in home prices would be unacceptable. On the upside, they also said home prices are still attractive to foreign buyers in that same interview.

Want to Discuss? Contact me;

Milind Jog
Royal LePage Credit Valley
(416) 561-7511

Source and to read more : Canada's Real Estate Bubble Is So Big Even The Mother of All Crashes Can't Fix It - Better Dwelling

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Market Watch

GTA REALTORS® Release December 2021 Stats

A record 121,712 sales were reported through TRREB’s MLS® System in 2021 – up 7.7 per cent from the previous 2016 high of 113,040 and up 28 per cent compared to 2020.


Record demand last year was up against a constrained supply of listings, with new listings up by 6.2 per cent – a lesser annual rate than sales. The result was extremely tight market conditions and an all-time high average selling price of $1,095,475 – an increase of 17.8 per cent compared to the previous 2020 record of $929,636.

“Despite continuing waves of COVID-19, demand for ownership housing sustained a record pace in 2021. Growth in many sectors of the economy supported job creation, especially in positions supporting above-average earnings. Added to this was the fact that borrowing costs remained extremely low. These factors supported not only a continuation in demand for ground oriented homes, but also a resurgence in the condo segment as well,” said TRREB President Kevin Crigger.

One sales trend that stood out in 2021 compared to 2020 was the resurgence in demand for homes within the City of Toronto. Overall sales in the “416” area code were up by a substantially greater annual rate (+36.8 per cent) compared to sales growth for the surrounding Greater Toronto Area (GTA) suburbs combined (+23.6 per cent). The marked recovery in the condominium apartment segment was a key driver of this trend.

“Tight market conditions prevailed throughout the GTA and broader Greater Golden Horseshoe in 2021, with a lack of inventory noted across all home types. The result was intense competition between buyers, pushing selling prices up by double digits year-over-year. Looking forward, the only sustainable way to moderate price growth will be to bring on more supply. History has shown that demand-side policies, such as additional taxation on principal residences, foreign buyers, and small-scale investors, have not been sustainable long-term solutions to housing affordability or supply constraints,” said TRREB Chief Market Analyst Jason Mercer.

In December, GTA REALTORS® reported 6,031 sales – a strong result historically, but still down by more than 1,000 transactions (-15.7 per cent) compared to the record of 7,154 set in December 2020. Over the same period, new listings were down by 11.9 per cent to 5,174. The MLS® Home Price Index Composite benchmark was up by 31.1 per cent year over-year in December. The average selling price was up by 24.2 per cent annually to $1,157,849.

Do you have questions? I would love to share this report with you. 
Milind Jog
Sales Representative

Royal Lepage Credit Valley Real Estate, Brokerage.
10045 Hurontario Street, Brampton, Ontario, L6Z 0E6
M: (416) 561-7511
O: (905) 793-5000

image want to buy a house?

Prices in GTA and Surrounding areas are rising very very quickly. What is the near term prospect for further price growth? More importantly, what are the catalysts for price slowdowns or corrections.

Watch my video and reach out to me to further the conversation. 
Milind Jog
Sales Representative

Royal Lepage Credit Valley Real Estate, Brokerage.
10045 Hurontario Street, Brampton, Ontario, L6Z 0E6
M: (416) 561-7511
O: (905) 793-5000

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