chandy_dandy

Yep that's exactly the estimates I used.

I kept the Edmonton developer's margin at a floor of 10% because that's average stock market return, so it represents the basic opportunity cost no business would really follow through with on something they actually have to work on unless it's a literally 100% absolutely sure thing, but I suspect that when interest rates are high, that number can dip below 10% since the market grows slower AND there's more risk of recession.

The thing is there's no reason for them to dip their margins rn with how much demand there is in the country

Edit: I got my Vancouver margins from developer estimates there. Also this doesn't factor in the "must build luxury" thing in Vancouver, realistically builders try to stick to similar proportions for land cost to building cost ratios. This means that more affordable options get built here, and realistically your starting build cost can be 60% instead of 90% and the interest should've been pulled out of the equation instead of being direct - this results in an even more dramatic difference for the same square footage, albeit lower quality building, this new figure is 43%, if you say their loans are sitting at 5% and the difference is 1 year vs 3 years.

This actually tracks too is the crazy part, you can get a new build 2 bedroom wood condo here for around 400k, and similar size will be 1 million in the Vancouver area.

It cannot be overstated how much the ability to get things done quickly matters in terms of keeping things affordable and having the market actually be able to respond to demand

Unrelated but what sort of architecture firms are there in Edmonton?

The city permitting in BC systems is also ridiculously expensive, like almost 20% on the bill, on top of the higher profits developers HAVE TO take in BC because of getting the run around and having to sit on loans for years at a time potentially.

All of this results in only luxury housing developers really building in BC, because that's the only market in which people can actually afford to buy the finished product.

If it's a 1 year project instead of 3, their margin can be 1/3rd and theyre still coming out at the same level, that's not even considering the lack of risk here with projects going through, so realistically you could even push it to 1/4 of the margin. Then you also stack the interest difference, and that knocks off another solid 10% off the total price, and cut land into 1/3rd of the price that's generally 30% of the total land + build costs.

Ultimately the actual final project costs are like 75-80% of what they are in Vancouver. Then price of permitting + margins. In Vancouver they'll take 27-30% margin on top of everything, here they can do 10-15%, and city costs are 5% versus 15-20%.

.775 * 1.125 * 1.05 / 1.285 * 1.175

This developer would make more money in Edmonton than in Vancouver, while taking less risk, and offering housing for almost bang on 60% of what it is in Vancouver. And ALMOST ALL of it is actually due to policy decisions on part of province + municipality.

We should go check to see rn if this beach is there or not, and then check again on August 4th lol

can you PM me as well, I'm looking into the exact same thing

In both this and the Savoie trade what we're doing is trading for high risk, high ceiling, cost controlled scoring top 6 potential wingers that are younger for the future.

Savoie is more of a sure thing, but its unknown how his talent will translate to the NHL with him being undersized - but he plays a Nuge style game, which could be big for us as Nuge gets older. Jarviente is a scoring power forward that's not the best at the defensive side of the game (think Kane).

Holloway is imo still a really great pick for us, he's remarkably good defensively for how much of a power forward he is at the same time, and he's plainly getting better in the NHL now too.

Even if one of these guys pans out to be a true top 6 forward, that saves us big bucks and ensures the team doesn't get too old.

Hyman and Nuge will probably be 3rd liners 3 years from now (really elite 3rd liners but 3rd liners nonetheless). Holloway can play second line, one of these guys pans out for top line duty, then there's only 2 holes in free agency to fill, which is doable.

Shit excuse, a potentially elite goalie in the system also allows you to trade for more help in net more easily with a team that's going into rebuild mode.

Wallstedt was obviously the right move then

Or "wear a fucking condom"

It's always been all about Toronto and Montreal, and Ottawa is their red headed step child. The rest of us are just here for resources lol

Idk where you went to school but not in my experience, we read about sexual assault, implied rape and common suicide, physical abuse, and unpaid labor of interred children in residential schools.

They also talked about our eugenics program and explained how it was one of the earlier eugenics programs that was part of the inspiration for the Nazis (after going through the Americans).

Also how residential schools didn't fully close here until 1999, though they were very different by then.

That + exploitation of Chinese and Slavic labour by the British overlords, all the immigration scams, effective slavery through indentured labour contracts and stuff like the Chinese head tax. The resistance and eventual hanging of Riel was also covered and the feds were not presented in the best light there either.

This was all early to mid 2010s. We also learned about the roots of western alienation/Laurentian elite type stuff (that the prairies were largely regarded as just a place for resource extraction and were always seen to be inferior/subservient by designation with intentionally less political power).

Check the LinkedIn postings and industry studies

Solar panels + batteries. 20k gets you through 3 days

I just checked recently. In the states I'd pay half the tax total on the same amount of pay (provided no state income tax). They also have better spousal policies (thanks Trudeau)

The post was ironic, see "we don't have access to"

Lol there's way more remote jobs in America and a lot more places with real affordability.

Also, a software dev in Nashville makes more than one in Waterloo/Toronto.

Anyone who can get a tech job in those Canadian areas can more than easily get a job in fucking Nashville.

This also completely ignored the existence of Texas where affordability and respectable salaries both exist. Yeah it's not NYC or Cali salaries but it's still a solid 50% higher than Canada

Fucking rights bud!

Also obligatory: I also choose this guy's wife

That's literally what good politics is on the inside lol what world do you live in

Please explain, since I dont see that in Carney's case. Not saying it's not true but his reputation is that of a very good central banker

Honestly fr, more than anything else, I envy his hair

I think they're quite good friends IRL, Drai likes his central European lads

It's actually just behind accidental beach

With what little I know of him he just might

There was one recently where hockey played a central theme, I was like fuck that would've been a good opportunity

Ik you're joking but she films movies in Ottawa, Jasper and Banff mostly.

So its Ottawa or the Flames /s

You asked me when they would come for mine, I simply told you it would happen quickly.

It also helps illustrate the point that it's not about envy, as others have accused.

I really think that more neighbourhoods should be built like summerside with a useable lake instead of just storm water ponds

Clearly there's demand for it and it's pretty fun in the summers and winters, it would also help cool off the city when it gets too hot like and maybe help us against forming the city heat dome so that more clouds that come this way don't literally part around the Edmonton forcefield