Best Condo In Downtown Hamilton?

[Lefty23]

Not sure if this is the right place for this thread but I am in the market for a condo in downtown Hamilton and was curious if anyone had any thoughts on some of the more well known buildings in the area. Looking for something to call home for the next 5+ years. Nice clean building in a good neighborhood is a high priority.

Budget is around 175K.

I have viewed The Olympia, Pigot and Chateau Royale and have inquired about the new Hamilton Grand and FilmWorks Lofts but am hoping you can help me locate some other buildings that I should consider. As well as any pros and cons of other buildings.


Thanks In Advance.

[realcity]

Bentley Place or the building on the NE corner of Duke and MacNab.

[realcity]

If I had a million dollars

[realcity]

I have no idea what 175k would buy?
I would personally be looking for a small house around Concession St, on the East somethings 22, 23, 24, 25, just south of Concession. Best underrated, undervalued neighbourhood in the city. Plus you can walk downtown in 10 minutes via the stairs in front of those million dollar Madisson condos.

[emge]

The "best condo" for what and "good neighbourhood" for what?

Young single life? Raising a couple kids? Proximity to downtown to work? Retirement in the east end? Near nightlife What are your priorities? Do you want a lot of space that you can fix up, or do you want a smaller beautifully finished space? Do you want high ceilings and interesting architecture, or do you want a basic layout?

Pigott Building is where I'd buy if I have the chance. Still good value, mostly low maintenance fees and a lot of units that could use 10k of upgrades to become worth 30k more.

Film Work Lofts are worth checking out - newer, many purchased, good variety of units. Maintenance fees will be low as it's a new condo, of course they will increase by the end of 5 years.

There's also 1 & 2 beds condos on Rebecca street that are reasonably priced and have high ceilings/good space well.

Really have to watch your condo fees - some places in that $175k range have $600/month condo fees, some have $200/month.

[coalminecanary]

what about the new place at herkimer and bay?
http://herkimeratbay.com/

[markbarbera]

Herkimer at Bay is a great condo project, but expensive. The price on remaining units are $350,000 and up.

[coalminecanary]

figured it would be high - i didn't see pricing on their site though.

do they have a model unit? i'd like to see what they are up to...

[SteelTown]

Yes, they have a model suite.

[realcity]

Sandyford Place at Duke and McNab, SW side. Georgian row walkups, but the condo fees are $600

[realcity]

I almost bought on Bay St (east side) just north of Charlton and south of Robinson. Perfect location. It's a brick building with a weird slant towards the sidewalk. About 5 floors, and only two units per floor. Each unit is huge, like 1600 sq ft sprawled out on one floor. it's sick. Like a gigantic Las Vegas vintage hotel suite. All windows, 60s sunken living room, open concept before open concept was invented. A huge square white sectional would look small. Im talking functional open con, not this new suburban open con in name only and function fail.

The building looks like nothing outside, inside is magic. The parking is ground level but under the building. Bad thing is you have to go through this condo board interview. And i failed. I thought about taking it to the human rights board. The real estate agent said forget it, you'll waste money and time. So if you are over 80 and can't hear or barely walk and want to buy this condo they'll accept you. My argument to the seller was that your 'board' is making it very difficult for you to sell. I will buy but they won't let me. I also said that to the board, everyone of you when it comes time to sell, *in 4 years when you're dead, I didn't say that* you'll be limiting your own buyers. All the white old people looked at me with blank old white people faces.

I really wanted to be in Durand, but you'll find a lot of snobishery in Durand condos. And the 'condo boards' don't like single young males.

Durand is the best though. I will live there one day, if I stay in Hamilton. It's just absolutely beautiful in any season, can walk to anything, has less road traffic than a suburban mountain street and yet it is downtown, and as nice as your condo might be, you'll want to be outside more, the street neighbourhood is wonderful. The outside neighbourhood becomes a part of your living space.

[emge]

Originally Posted by realcity

Durand is the best though. I will live there one day, if I stay in Hamilton. It's just absolutely beautiful in any season, can walk to anything, has less road traffic than a suburban mountain street and yet it is downtown, and as nice as your condo might be, you'll want to be outside more, the street neighbourhood is wonderful. The outside neighbourhood becomes a part of your living space.

A bit off topic, but that's a wonderfully perfect microcosm of what Hamilton COULD be in so many more neighbourhoods, if only we thought public space was at all important..

[Lefty23]

Originally Posted by realcity

I almost bought on Bay St (east side) just north of Charlton and south of Robinson. Perfect location. It's a brick building with a weird slant towards the sidewalk. About 5 floors, and only two units per floor. Each unit is huge, like 1600 sq ft sprawled out on one floor. it's sick. Like a gigantic Las Vegas vintage hotel suite. All windows, 60s sunken living room, open concept before open concept was invented. A huge square white sectional would look small. Im talking functional open con, not this new suburban open con in name only and function fail.

The building looks like nothing outside, inside is magic. The parking is ground level but under the building. Bad thing is you have to go through this condo board interview. And i failed. I thought about taking it to the human rights board. The real estate agent said forget it, you'll waste money and time. So if you are over 80 and can't hear or barely walk and want to buy this condo they'll accept you. My argument to the seller was that your 'board' is making it very difficult for you to sell. I will buy but they won't let me. I also said that to the board, everyone of you when it comes time to sell, *in 4 years when you're dead, I didn't say that* you'll be limiting your own buyers. All the white old people looked at me with blank old white people faces.

I really wanted to be in Durand, but you'll find a lot of snobishery in Durand condos. And the 'condo boards' don't like single young males.

Durand is the best though. I will live there one day, if I stay in Hamilton. It's just absolutely beautiful in any season, can walk to anything, has less road traffic than a suburban mountain street and yet it is downtown, and as nice as your condo might be, you'll want to be outside more, the street neighbourhood is wonderful. The outside neighbourhood becomes a part of your living space.

The Durand looks like a great building but $600+ for condo fees would be more then my mortgage payment

[Lefty23]

Originally Posted by emge

The "best condo" for what and "good neighbourhood" for what?

Young single life? Raising a couple kids? Proximity to downtown to work? Retirement in the east end? Near nightlife What are your priorities? Do you want a lot of space that you can fix up, or do you want a smaller beautifully finished space? Do you want high ceilings and interesting architecture, or do you want a basic layout?

Pigott Building is where I'd buy if I have the chance. Still good value, mostly low maintenance fees and a lot of units that could use 10k of upgrades to become worth 30k more.

Film Work Lofts are worth checking out - newer, many purchased, good variety of units. Maintenance fees will be low as it's a new condo, of course they will increase by the end of 5 years.

There's also 1 & 2 beds condos on Rebecca street that are reasonably priced and have high ceilings/good space well.

Really have to watch your condo fees - some places in that $175k range have $600/month condo fees, some have $200/month.

Young single life but I'm not much of a partier anymore

If I had to choose between big fixer upper or small and finished I would go with the small and finished. I don't need much room as it will only be me living there.

I has visited 2 condos in the Pigott building and both times I came away unimpressed. It would have taken at least 15K to fix the one up. Bathroom and kitchen needed alot of work plus new fixtures and appliances. The real sticking point was the condo fees at $400+. Ideally I am looking for under $300.

[realcity]

For $600 Everything was included. Property tax, radiator heat, electricity, basic cable and internet, maintenance, parking.

If you figure property tax is at least $100 of that, parking could be an extra $50 month, heat and hydro $100, cable & internet $50. Add that up you'd have to pay on a house anyway = $300,

so the maintenance fee is about $300 which is fair(ish). Window washing, elevator, common lobby, groundscaping, plus any of the amortized long term expenditures, like new ashphalt, or roof, window, hall carpet etc.

It's a good deal. You never get hit with an unexpected huge expense like a leaking roof, because its all planned when it needs replacing. Which is why old people on fixed incomes like these.

[emge]

Originally Posted by Lefty23

Young single life but I'm not much of a partier anymore

If I had to choose between big fixer upper or small and finished I would go with the small and finished. I don't need much room as it will only be me living there.

I has visited 2 condos in the Pigott building and both times I came away unimpressed. It would have taken at least 15K to fix the one up. Bathroom and kitchen needed alot of work plus new fixtures and appliances. The real sticking point was the condo fees at $400+. Ideally I am looking for under $300.

Catharine St. S. has a building full of 1 beds that mostly are around $250 for condo fees, and they're basic enough, but nice units around $110k for most. Some very nice ones (redone kitches, baths) I've seen around $120k but not sure what's on the market now. I first toured the building 3 years ago.

Interesting about the Pigott though - most units I've seen have had fees of around $300-$320 - maybe it's worth looking at other units?

If you can get into the Film Work Lofts, the fees will start low because it's a new build then go up, but that building will probably gain more value than the others over five or ten years.

[DC1983]

For price and amenities, my vote goes to The Olympia, 150 Charlton Ave East @ Walnut in Corktown (Downtown).

I lived there for 2.5+ years and loved every minute of it!

[realcity]

DC?
..... nice ... a reason to participate on SSP

[realcity]

Olympia is sweet. My brother once lived there. And he was up near the top and even though I love scrapers man, those windows were like floor to ceiling, and I couldn't bring myself to come within 5 steps.

[realcity]

best condo?
my favourites are at Bay and Charleton
and
Duke and MacNab.