Carl Phin : Latest Blog Posts

Go Straight to this property in Rural Parkland County, Rural Parkland County

Thu, 24 May 2012 04:04:54 GMT

Check out this property in Rural Parkland County, Rural Parkland County.

Cute and cozy! Excellent starter or restarter acreage. This tidy little home has been extensively updated and renovated in the past couple years. This saves you time, energy and money giving you time to focus on your life. 3.2 acres give elbow room and options for critters too. 5% down is just $12,000 and payments could be under $1000/ month. Twin Ravines is bordering the North Saskatchewan River SW of Stony Plain. Ample recreational opportunities with public river access via trail right from the subdivision and via road within a few miles. Join the community and play at the river with your neighbors.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Go Straight to this property in Zone 27, Edmonton

Wed, 16 May 2012 04:03:37 GMT

Check out this property in Zone 27, Edmonton.

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Great Starter or Investment property. Over 1300 sqft with 3 bedrooms with a forth mostly finished in the basement. Fenced yard with deck & back alley access.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Go Straight to this property in Rural Parkland County, Rural Parkland County

Tue, 15 May 2012 04:04:53 GMT

Check out this property in Rural Parkland County, Rural Parkland County.

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A Nicely Treed Parcel! Property has a great start with over sized garage with underground power completely installed. New gravel driveway (2010) from the road into the garage area for easy access. A very private and secluded setting on your own 7 acres with remaining services at the property line. This property is mostly treed with scattered larger spruce has a freshly cut path and two or three clearings for possible building sites. A walk through these woods will open your mind to many possibilities.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Go Straight to this property in Spruce Grove, Spruce Grove

Wed, 09 May 2012 04:04:11 GMT

Check out this property in Spruce Grove, Spruce Grove.

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Great family home in Aspenglen. Close to everything; this Bi-Level provides a fenced yard with back lane access. Elevated deck off the country kitchen. Bright living room, vaulted ceilings and laminate flooring. A Master and a couple of bedroom round out the main floor. Another bedroom on the lower level along with a finished open concept family room area in the lower level.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Edmonton residential housing market sailing on calm seas

Wed, 02 May 2012 22:35:00 GMT

Edmonton, May 2, 2012: According to figures released by the REALTORS® Association of Edmonton, there is a sea of calm in the local real estate market. Residential sales through the Multiple Listing Service® System in April were up 5.3% from the same month last year but below average for April. There were 1,713 residential sales in April as compared to the 5-year average of 1,940 sales. There were 7,334 residential properties available in inventory at the end of April which is up 7% from last month.

"There is plenty of choice in the market at this time," said REALTORS® Association of Edmonton President Doug Singleton. "Single family prices have risen slightly each month this year which is encouraging sellers to list their property." He urged home buyers to remain calm, to confirm their financing arrangements and to study the market with their REALTOR®. "Of course, when your REALTOR® shows you the ideal home you should move decisively to make an offer and begin the home buying process in case another buyer is also interested."

In April, the average1 residential price was up just 0.8% from last month at $337,363. The average price of a single family detached home was $382,384, up 0.9% from the previous month. The average price of a condominium in April was $235,036, up 1.3% from March. Duplex and rowhouse properties sold on average for $329,025; a 3.6% rise from the previous month. Residential prices were also up when compared to a year ago:

Single family up 0.4%
Condominium up 1.1%
Duplex/Row house up 8.9%
All residential up 2.99%

The average days-on-market in April was 50 days (down three from March) and the sales-to-listing ratio was 53% (up 2% from last month); both indicators reflecting increased market activity. REALTORS® participated in the sale of $578 million worth of residential property last month and total MLS® activity for the year is $1.5 billion (up 15% from 2011 YTD).

"If a change in your lifestyle requires a change of address, then this a great market to be in," said Singleton. "Choice of neighbourhoods, variety of housing types and stable pricing may not be available in every market but they are features here in the Edmonton area."

Activity (for all residential sales on Edmonton MLS® System)

April 2012		M/M % change	Y/Y % change
SFD2 average selling price - month	$382,384	0.90%	0.40%
SFD median3 selling price	$365,000	1.40%	2.20%
Condominium average selling price	$235,036	1.30%	1.10%
Condominium median selling price	$223,250	1.50%	1.50%
All-residential4 average selling price	$337,363	0.80%	2.99%
All-residential median selling price	$327,000	1.60%	3.80%
# residential listings this month	3,253	-0.50%	1.90%
# residential sales this month	1,713	1.40%	5.30%
# residential inventory at month end	7,334	7.10%	-4.90%
# Total5 MLS® System sales this month	1,926	1.80%	6.20%
$ Value residential sales this month	$578 Million	12.50%	8.40%
$ Value of total MLS® System sales – month	$667 Million	24.70%	0.20%
$ Value of total MLS® System sales - YTD	$2.2 Billion	49.40%	21.70%

2 Residential includes SFD, condos and duplex/row houses
3 Single Family Dwelling
4 The middle figure in a list of all sales prices
5 Includes residential, rural and commercial sales

1 Average prices indicate market trends only. They do not reflect actual changes for a particular property, which may vary from house to house and area to area. Prior period figures have been adjusted to include late reported sales and cancellations and therefore reflect a more accurate view of the period than previously reported at month end.

April 2012 Market Statistics

Mon, 30 Apr 2012 18:59:00 GMT

Alberta’s economic boom is back. Province leads country in growth in 2011

Fri, 27 Apr 2012 22:36:00 GMT

By Mario Toneguzzi, Calgary Herald

CALGARY — Alberta topped all Canadian provinces in 2011 with the strongest economic performance, according to Statistics Canada.

The federal agency reported Friday that real domestic product advanced 5.2 per cent in 2011 after a 3.3 per cent increase in 2010.

It was the highest economic growth rate in Alberta since 6.2 per cent in 2006.

Douglas Porter, deputy chief economist with BMO Capital Markets, said the growth rate for 2011 was above and beyond what BMO estimated.

“It’s not a complete shock given some of the other indicators we’ve seen recently. The province is leading the rest of the country by a country-mile in terms of job growth recently and we’re seeing an echo of that in retail sales as well,” he said. “What’s driving it? Simply put is the strength in oil prices and the rapid rise in production in the province and alongside of that we’re seeing large population inflows into the province.”

Is it safe to say the boom is back?

“I think five per cent growth does fit the bill as a boom,” said Porter. “It might not be quite as strong as what we saw back in the middle part of the last decade but it is certainly moving back onto the same radar screen.”

In 2011, GDP increased in every province and territory except the Northwest Territories. Nationally, real GDP rose 2.6 per cent in 2011 after increasing 3.4 per cent in 2010.

Statistics Canada said higher energy prices led to gains in oil and gas extraction and exploration activity in Alberta and construction of oil and gas engineering projects also contributed to the growth.”

Manufacturing output increased 11 per cent with significant gains in machinery, fabricated metal products, chemicals and wood products. Output of services increased 4.1 per cent, led by retail and wholesale trade; transportation services; professional, scientific and technical services; and accommodation and food services, it said.

“We expected it to be good, but not this good,” said Todd Hirsch, senior economist with ATB Financial of Friday’s Statistics Canada data. “The slowdown, which started in 2007 and 2008, turned into a rather steep contraction in 2009 when the real economy shrunk by 4.4 per cent. That was fairly short-lived, however, and by 2011, growth had rebounded to the fastest pace in five years.

“With the energy sector firing on most cylinders — the natural gas industry the notable exception — chances are high that the province will enjoy another nation-leading year of growth in 2012.”

Porter said one difference between the boom of 2006 and 2011 is the housing market.

“We don’t have home prices in Calgary and Edmonton going up by 30, 40, 50 per cent a year. Quite the contrary. They’ve basically been flat for the last couple of years but of course they’re starting at a much higher level than they did back then,” said Porter.

He said BMO is still calling for Alberta to be the fastest growing province in the country over the next couple of years as well.

BMO is forecasting for growth of just under 3.5 per cent in both 2012 and 2013.

“So maybe not quite as red-hot as what we saw last year but still very healthy growth especially given the fact it’s coming on top of what are already relatively robust conditions,” said Porter.

Go Straight to this property in Fort McMurray, Fort McMurray

Fri, 20 Apr 2012 04:03:13 GMT

Check out this property in Fort McMurray, Fort McMurray.

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A Great Family Home or Home away from home. Three bedrooms, two baths, living room and family room. Stainless Steels Appliances, Fenced Yard .... This place is spotless and ready to go!

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Go Straight to this property in Camrose, Camrose

Wed, 04 Apr 2012 04:03:03 GMT

Check out this property in Camrose, Camrose.

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Great 4 Bedroom Family Bungalow backing onto the Park. This (3+1+1) home starts with a larger foyer to welcome you to the home. To the left are the bedrooms starting with the master which has both the walk-in closet and 3pc ensuite. To the right the family room with fireplace, garden door off the dining room to the tiered deck and gated yard. Fully finished basement is huge and includes the second family, 4 bedroom 2 bathroom and larger den area and storage room. Let not forget the double garage with back alley access.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Housing sales and prices stable at the end of the first quarter - REALTORS®

Mon, 02 Apr 2012 22:36:00 GMT

Edmonton, April 2, 2012: At the end of the first quarter, the REALTORS® Association of Edmonton reports that the average residential price in the Edmonton area is up 2.2% when compared to a year ago. The all-residential average1 price, at $335,187 compared to $328,094 in March of last year. Single family detached (SFD) and condominium average prices were stable year-over-year with SFD prices up 0.2% and condos down 0.7%.

“Other markets, such as Toronto, are reporting feverish real estate activity involving multiple offers and unconditional offers but our market is calm, orderly and slowly evolving,” said REALTORS® Association of Edmonton President Doug Singleton. “Listing activity is up when compared to last year but sales and inventory are down which could indicate that market activity will pick up markedly as the summer progresses.”

On the Multiple Listing Service® System, sales and listings by REALTORS® in March were up, with 3,271 residential listings (up 23.5% from February) and sales of 1,533 (up 24.5% from the previous month). As a result, the inventory of residential properties available for sale was up 14.6% at 6,851 properties. At the current sales level, there are four and half months of inventory available. In total, there are 10,640 properties of all types (commercial, rural and residential) on the Edmonton and Area Multiple Listing Service®.

Market stability is reflected in the sales-to-listing ratio which is unchanged from month-to-month. The average days-on-market dropped in March by one day from 54 to 53 and residential properties are selling at about the same pace as this time last year on a year-to-date basis (46%).

In March, the average price of a single family detached home was $380,083, up 1.3% from the previous month. The average price of a condominium in March was $231,629, down 1.4% from the February price (last month the price of condos advanced over 8% in a month). Duplex and rowhouse properties sold on average for $319,020; a 4.1% improvement from the previous month.

“April is the start of the real estate season when people who want to buy and sell real estate are most active,” said Singleton. “There is speculation that mortgage rates will start to rise which makes it more difficult for first time buyers. However, there is lots of choice in our market with new properties coming available daily. Whatever your housing situation you can trust the advice of your local REALTOR® who is here when life happens.”

Activity (for all residential sales on Edmonton MLS® System)

March 2012		M/M % change	Y/Y % change
SFD2 average selling price - month	$380,083	1.30%	0.20%
SFD median3 selling price	$360,000	1.80%	1.40%
Condominium average selling price	$231,629	-1.40%	-0.70%
Condominium median selling price	$220,000	-2.20%	0.00%
All-residential4 average selling price	$335,187	1.60%	2.20%
All-residential median selling price	$320,500	1.10%	3.10%
# residential listings this month	3,271	23.50%	12.70%
# residential sales this month	1,533	24.50%	-4.70%
# residential inventory at month end	6,851	14.50%	-0.50%
# Total5 MLS® System sales this month	1,717	23.70%	92.70%
$ Value residential sales this month	$513 Million	26.50%	-2.60%
$ Value of total MLS® System sales – month	$592 Million	24.70%	0.20%
$ Value of total MLS® System sales - YTD	$1.47 Billion	74.50%	15.10%

2 Residential includes SFD, condos and duplex/row houses
3 Single Family Dwelling
4 The middle figure in a list of all sales prices
5 Includes residential, rural and commercial sales

March 2012 Market Statistics

Sat, 31 Mar 2012 22:37:00 GMT

Enbridge expansion revs up Edmonton's commercial real estate market

Wed, 28 Mar 2012 22:29:00 GMT

BY BILL MAH, EDMONTONJOURNAL

EDMONTON — First there was the Epcor Effect.

Now Edmonton’s downtown office market is undergoing the Enbridge Effect — what commercial real estate firms are calling the impact of the energy company scooping up vast tracts of office space as it prepares to bolster its local workforce.

“We do plan to hire 2,000 people in 2012 to support our extensive slate of pipeline and renewable energy growth projects,” said Graham White, a spokesman for Calgary-based Enbridge.

“A significant portion will be based out of Edmonton so the space now allows us to prepare for Enbridge’s future growth for the next few years.”

The Calgary-based company is trying to win approval for the controversial Northern Gateway pipeline to carry bitumen from Edmonton to Kitimat, B.C., and is pushing ahead with plans for projects in the U.S.

In separate reports released this week, Colliers International and Avison Young say Enbridge has pushed down vacancies and is putting upward pressure on lease rates.

“Enbridge have single-handedly changed the landscape of the office market,” said Cory Wosnack, a principal with Avison Young’s office leasing division.

Enbridge in the past five months expanded by leasing about 218,000 square feet. That includes 90,000 square feet in the TD Tower, more than 50,000 square feet in Enbridge Place and about 70,000 square feet in Manulife Place.

“That’s all positive absorption,” said Colliers executive vice-president Ian Bradley. “These people are not moving out of another building, to our knowledge, to occupy these new spaces. This is pure positive absorption which directly affects the vacancy rate.”

Taking large blocks off the market will also limit options for other tenants looking for more than 30,000 square feet, he said.

Enbridge’s expansion is enough to change the vacancy rate in the downtown financial class A buildings by 2.45 per cent, Colliers says.

The Enbridge Effect is putting upward pressure on Class A office asking rates, “most evident in Manulife Place where asking rates have gone from $20 per square foot to $27 per square foot, a 40-per-cent increase in two months,” Bradley said.

He called Manulife Place a bellwether of premium office space in the financial core and its increase helps set the benchmark for rates.

Rates now sought are beginning to rebound to 2007-08 levels, before the economic downturn and Epcor Tower, he said.

“Tenants are well advised not to delay office space decisions as tomorrow’s prices will be higher.”

Before Epcor Tower — Edmonton’s first downtown office tower since 1990 — opened last year, landlords secured tenants with lower rents and incentives. The tower’s opening left large vacancies as Epcor vacated its old building and Justice Canada left the TD Tower, the Bank of Montreal Building and Manulife Place.

“Although Epcor expanded, taking more space than they had before, the Epcor Tower added additional space to the market so the net effect was an increase in available space,” Bradley said.

“This (Enbridge), on the other hand, is not against the backdrop of new supply; this is absolutely new demand.”

Avison Young’s Office Report released Tuesday says Enbridge has secured 223,000 square feet of expansion office space in three buildings in just over six months. Enbridge now occupies over 600,000 square feet in downtown Edmonton.

“This is having an immediate effect on the local market,” the report said.

“Without the Enbridge expansion, the overall vacancy rate in the financial district would be 11.4 per cent rather than the current vacancy rate of 9.4 per cent.”

The absorption of space has landlords looking to increase lease rates by up to 20 per cent as the supply of large contiguous space falls, the report said.

“At the end of the day, this is good news,” Wosnack said.

“We want landlords to have more confidence in the marketplace because we can eventually see perhaps new construction and there will be opportunities for more suburban buildings to be developed because large blocks of vacancy don’t exist downtown.”

Go Straight to this property in Rural Camrose County, Rural Camrose County

Tue, 27 Mar 2012 04:03:16 GMT

Check out this property in Rural Camrose County, Rural Camrose County.

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Nearly 7 acres of fenced paradise with mix of forest and open area and setup for horses; with Corral, barn and heated waterer. This 1992 home has a great layout with 3 bedrooms, 2 baths. Property also has two garages, a Triple and a single. Close to the lake or relax by your own 55' Water Fall and Pond or play some horse shoes.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Go Straight to this property in Rural Parkland County, Rural Parkland County

Fri, 23 Mar 2012 04:04:58 GMT

Check out this property in Rural Parkland County, Rural Parkland County.

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Gorgeous 1.56 acre building site in Hidden Valley Estate, just West of Edmonton; 8-10 minutes West of Stony Plain. Services at the property line.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Go Straight to this property in Rural Strathcona County, Rural Strathcona County

Tue, 13 Mar 2012 04:04:30 GMT

Check out this property in Rural Strathcona County, Rural Strathcona County.

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An unobstructed view of South Cooking Lake! There has been many upgrades in recent years including all New Vinyl Siding, pressure treated deck & Metal Roof with an observation deck! All new windows, along with the furnace! The list continues with All Laminate Flooring & light fixtures. A 3rd bedroom could be created easily from the family room which has new Pine Walls! This 3 Bedroom 840 Sq.Ft home is also equipped with high speed internet and even the Ikea Wooden window coverings will be included. Plus Heat Trace on all the water supply lines. A Covered Tarp Garage with front & rear drive access accents the Very Large Yard with more than enough room for an RV! The Home is truly ready to move in or would be great for a 2nd get-away from the City Life! Just 15 minutes East! Come & see...You will be truly amazed of the VIEW; along with all the Piece & Quiet!..

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

February Housing Prices Rise with Sales - REALTORS®

Fri, 02 Mar 2012 22:37:00 GMT

Edmonton, March 2, 2012: The REALTORS® Association of Edmonton reports that housing prices were up in all housing categories in February in the Edmonton area. The all-residential average1 price, at $329,911, was up 3.7% from January and up 5.7% when compared to the same month last year.

“Average prices in February were higher than the year-long average price for last year,” said REALTORS® Association of Edmonton President Doug Singleton. “Buyers seem to have confidence and REALTOR® offices are reporting solid traffic. This is lifting prices up and they are already higher than at the same time in the past two years.”

In February, the average price of a single family detached (SFD) home was $375,268, up 3.1% from the previous month. The average price of a condominium in February was $234,973, up 8.5% from the January price. This is higher than all months except May of last year. Duplex and rowhouse properties sold on average for $306,491; a 1.4% improvement from the previous month.

Year-over-year prices were also up in all categories. Single family properties were up 4.8%; condos were up 1.7% and duplex/rowhouses were up 0.2% from the same month last year.

Sales and listings by REALTORS® on the Multiple Listing Service® System in February were both up from January and the sales-to-listing ratio recovered from 36% in January to 46% in February. This indicates that less than half of the residential properties listed were sold and provides fresh property options for buyers who may have been looking for several months. Sellers should be pleased to see that the average days-on-market in February was 54; down from 65 in January.

There were 5,976 residential properties in the local MLS® System at the end of January. Although the inventory was up from last month, it is lower than a year ago when there were 6,389 properties available for sale on the MLS® System.

“Nationally the housing still appears to be soft,” said Singleton. “But the local market is much more robust. Consult your local REALTOR® for the most comprehensive local market information. REALTORS® are here when life happens.”

Activity (for all residential sales on Edmonton MLS® System)

February 2012		M/M % change	Y/Y % change
SFD2 average selling price - month	$375,268	3.10%	4.80%
SFD median3 selling price	$353,500	0.40%	1.90%
Condominium average selling price	$234,973	8.50%	1.70%
Condominium median selling price	$225,000	9.80%	4.90%
All-residential1 average selling price	$329,911	3.70%	5.70%
All-residential median selling price	$317,000	1.60%	3.90%
# residential listings this month	2,649	8.50%	2.00%
# residential sales this month	1,231	39.70%	6.60%
# residential inventory at month end	5,976	12.70%	-6.50%
# Total4 MLS® System sales this month	1,388	38.30%	55.80%
$ Value residential sales this month	$406 Million	44.90%	12.60%
$ Value of total MLS® System sales – month	$474 Million	41.70%	16.90%
$ Value of total MLS® System sales - YTD	$842 Million	N/A	22.70%

1 Residential includes SFD, condos and duplex/row houses
2 Single Family Dwelling
3 The middle figure in a list of all sales prices
4 Includes residential, rural and commercial sales

* Average prices indicate market trends only. They do not reflect actual changes for a particular property, which may vary from house to house and area to area. Prior period figures have been adjusted to include late reported sales and cancellations and therefore reflect a more accurate view of the period than previously reported at month end.

February 2012 Market Statistics

Wed, 29 Feb 2012 18:57:00 GMT

Go Straight to this property in Rural Parkland County, Rural Parkland County

Fri, 03 Feb 2012 04:04:33 GMT

Check out this property in Rural Parkland County, Rural Parkland County.

See details here

Huge 1800 sqft bungalow hidden in the trees. Enter the private drive to find over 3 acres of secluded peace and quiet. Sprawling rooms, king master with jacuzzi ensuite and walk-in closet. Basement and 30x40 shop await your development and the lawn tractor is already included.

Call Me Directly for any further Information 780-278-6600 (txt-rdy) or email info@carlphin.com

Price and sales stability maintained in local housing market

Thu, 02 Feb 2012 22:38:00 GMT

Edmonton, February 2, 2012: It was a typical January. The REALTORS® Association of Edmonton reports that housing prices in January softened and sales numbers were low as compared to the previous month. This January followed the usual trend with prices generally lower than the previous month and sales on par with December. However, except for the condo market, year-over-year prices and residential sales were up.

“We are predicting a slow but steady growth pattern for the market in 2012 and, as usual, this year started off slowly but is already showing signs of strength as we roll into spring,” said REALTORS® Association of Edmonton President (2012) Doug Singleton. “Listing and sales activity is up markedly as compared to a year ago. Listings in January as compared to December are up over 126%.” There were 5,303 residential properties in the local MLS® System at the end of January.

In January, the average price of a single family detached (SFD) home was $362,926, down just 1.1% from December 2011. A year ago the average price was $354,180. The condo market is still showing signs of distress. The average price of a condo in January was $215,407, down 4.9% from the December price. A year ago the average condo price was $223,807. Duplex and rowhouse properties sold on average for $304,590; an 8.3% improvement from last month and up 2.8% from a year ago.

The average residential price (including all SFD, condo, duplex and townhouse properties sold in the Greater Edmonton Area) was $318,034: up 0.7% from December and up 2.6% from last January. Sales are not keeping pace with new listings and the sales-to-listing ratio was low at just 36%. There were 2,441 residential properties listed and 881 sold in January (up 7.1% from a year ago). Average days-on-market in January was 65, the same as December.

“Interest rates remain at a historic low point and are not expected to rise this year. Combined with an expected increase in listing activity, the low interest rates make this a great time to enter the real estate market,” said Singleton. “Buyers have increased choice and there is a massive amount of information in the real estate market. REALTORS® are uniquely qualified to sort through the data and help buyers and sellers to make informed decisions that support their hopes and dreams. REALTORS® are here when life happens.”

Activity (for all residential sales on Edmonton MLS® System)

January 2012		M/M % change	Y/Y % change
SFD2 average selling price - month	$362,926	-1.10%	2.50%
SFD median3 selling price	$352,000	0.00%	1.60%
Condominium average selling price	$215,407	-4.90%	-3.80%
Condominium median selling price	$205,000	-5.90%	-4.30%
All-residential1 average selling price	$318,034	0.70%	2.60%
All-residential median selling price	$312,000	3.10%	1.90%
# residential listings this month	2,441	126.70%	15.20%
# residential sales this month	881	0.50%	7.10%
# residential inventory at month end	5,303	-0.80%	-5.90%
# Total4 MLS® System sales this month	1,004	-0.60%	12.30%
$ Value residential sales this month	$280 Million	7.10%	9.80%
$ Value of total MLS® System sales – month	$335 Million	19.50%	19.50%
$ Value of total MLS® System sales - YTD	$335 Million	19.50%	19.50%

1 Residential includes SFD, condos and duplex/row houses.
2 Single Family Dwelling
3 The middle figure in a list of all sales prices
4 Includes residential, rural and commercial sales

January 2012 Market Statistics

Tue, 31 Jan 2012 18:56:00 GMT