Royalty Living Spring 2013

RoyaltyFREE // SPRING 2013

RESIDENTIAL PROPERTIES& RETAIL OPPORTUNITIES

60+

APRIL BLOG P.18

T O P L U X U R Y B U I L D I N G S P.13

MEET OUR REALTORS®I D E A S F O R

P.10

P.14SMALL SPACES

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VA N C O U V E R

milad khavari 604.727.20111320 sq.ft • 3 bedrooms, 2 bathsBest valued 3 bedroom in prestigious Coal Harbour neighborhood . This unit boasts stunning 9' ceiling, 250 sq ft balcony and oak hardwood flooring.

$1,349,000501 1499 W PENDER STVANCOUVER

nasser fazli 604.921.17851220 sq.ft • 2 bedrooms, 2 baths , Governor's Tower - executive 2 bedroom, 2 bathroom with open den. View to False Creek, English Bay and the mountains.

$710,0002101 388 DRAKE STVANCOUVER

milad khavari 604.727.2011

1250 sq.ft • 2 bedroom, 2 bathWelcome to the Callisto.World class amenities.Blocks away from Stanley Park.and Robson street shopping

$1,629,0001703 1281 W CORDOVA STVANCOUVER

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In Vancouver we typically find three different types of condos or apartments as far as the kind of ownership or title you have over the land. You will find freehold, leasehold and shares in cooperative.

Freehold Strata

The most common type we come across is a freehold strata. With this type the owner has all the rights to the property such as you would a house. You own that specific unit that was purchased and it’s yours to sell at anytime you like to whomever you like. The strata or city has no governance over what you can do with your title to the unit. Of course, you still have to adhere to BC Strata Laws as well as the Strata Bylaws. Leasehold Strata

Another type we come across is a leasehold strata. In Vancouver, these are most common around False Creek. Rather than sell the land, the city has made a decision to keep the title to it and lease out it to a developer. Part of the reasoning behind it is that the city wants control over Vancouver’s valuable land to ensure that the buildings are always updated. The city leases the land to a developer who then builds and passes on the cost of the lease to the buyers. It will either be lump sum upfront which is called prepaid leasehold or it’s paid month to month which is called not prepaid leasehold. The lease usually runs for 99 years and the dollar amount of the lease is based on how much the land is worth. The amount is reassessed every X number of years depending on what the lease agreement says. We haven’t seen leaseholds come up for assessment during the 99 year term and the lease rate has jumped significantly. Just imagine how much land value changes every 25 years in Vancouver so it’s not uncommon for a $400 a month lease to double. We haven’t seen leases expire completely yet so it’s not perfectly clear what will happen at that time. The city will either renew the lease or buy out everyone at fair market value and release to a developer to have a new building in place. Many of the leasehold around False Creek expire close to 2040.

Important Factor to Keep in Mind About Leasehold Strata:

Let’s say you buy a leasehold in 2012 and the lease is up in 2040. If you plan on selling it in 2020, that leaves only 20 years until the lease expires. That being the case some lenders will only give a 20 year mortgage making the payments higher and therefore harder to qualify. The closer you get to the expiry the harder it can be for the buyer to qualify and there’s also more uncertainty for them since we don’t know this far in advance what the city will do.

Shares in Cooperative

The third type of condo we come across is a shares in cooperative. In the above two types you own the specific unit you’re in whether it’s directly or thru the lease with the city. A shares in cooperative is quite different because you own a share of a company that owns real estate in this case being a complex. For example, let’s say there are 10 units you own 10% of the place as a whole. You don’t have title to the land; you have shares like you would in a company. You obtain your rights to your suite via a rental agreement. Since you don’t own real estate you can’t get a regular mortgage. What you get from the bank is a loan to purchase shares in a company which ends up looking a lot like a mortgage. The big difference here is that the bank will want a minimum of 35% down. Important Factor to Keep in Mind Regarding Shares in Cooperative:

A shares in coop can take different structures and sometimes it can limit how much you can sell your share for down the road. The reasoning behind this is that if you sell your unit for a high amount it affects the value of the whole coop which could affect the interest rate the coop is getting. The limit can also be in place to keep the housing more affordable.

What are the Benefits to a Shares in Cooperative Complex?

Since you’re a shareholder in a company you have all the same benefits including tax write offs. For example, any expense you incur running your home including the interest you pay on your loan is tax deductible.

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WHAT IS A LEASEHOLD PROPERTY, SHARES IN COOP AND FREEHOLD STRATA?

Summary

Freehold Strata

Leasehold Strata

Shares in Cooperative

Most freedom to buy or sell. Good location at a more

affordable price. More affordable than leasehold

and freehold stratas.

More expensive than other forms.

Some uncertainty with outcome After lease expiry.

Hardest to sell and least amount of control.

Article by

VA N C O U V E R

1 Bedroom, 1 Bath, 564 sq.ft Open layout in kitchen to living area with cozy fireplace. Stroll to Robson st for shopping and fabulous restaurants. Finishing, details include bamboo flooring, granite and fabulous gas top cooking, floor to ceiling windows.

1 Bedroom, 1 Bath, beautiful 600 sq ft. 1 bedroom & flex(Larger den) condo in mid rise ESPANA building

Omid Mashinchi 604.771.6996

rashid lalani 604.721.7049

1105 822 SEYMOUR ST VANCOUVER

# 708 633 ABBOTT STVANCOUVER

$378,800

$388,800

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Vince Nazari 778.999.7999

749 sq.ft • 2 bedroom, 2 bathBright east-facing 2-bedroom & den + den storage at THE LIONS.

$509,900

1711 1331 ALBERNI STVANCOUVER

Nasser Fazli 604.921.1785

1957 sq.ft • 2 bedrooms, 3 bathsEnjoy panoramic views of the water, Stanley Park and North Shore Mountains.

$ 1,398,000

2003 1415 W GEORGIA STVANCOUVER


658 sq.ft • 1 bedroom, 1 bathConcord Pacific's 'Mariner'. Beautiful 1 bedroom & den overlooking the city

$448,800

# 2601 918 COOPERAGE WYVANCOUVER

Sara Nouri 604.537.9764

660 sq.ft • 1 bedroom, 1 bathThe Hudson, quality concrete home by Wall Financial Downtown urban living

$469,000

# 2216 610 GRANVILLE STVANCOUVER

3 Bedroom, 7 Bath, 4600 sq ft. Well built family home on a huge 12,600 Sq/Ft Lot. Very Private.

Robert J. Rivington 778-994-1747

2 TAMATH CR VANCOUVER $569,900

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iman mogadam 604.721.6209

760 sq.ft • 1 Bed 2 BathsGourmet 'Data of Italy' Kitchen with to of line Gaggenaus/Sub-Zero appliances.

$628,000402 1499 W PENDER STVANCOUVER

VA N C O U V E R

Farshad Nasirbeigi 604.839.3973

655 sq.ft • 1 bedroom, 1 bathBuilt by Concord pacific in a great location steps away from False Creek and Yaletown

$429,000

# 2209 602 CITADEL PARADE STVANCOUVER

Saleem Dhalla 778.322.5040Mohammad Vaziri 604.825.1731 Ghazal Ighani 604.313.9293

787 sq.ft • 2 bedrooms, 2 bathsThis Fantastic midtown location is the next downtown boom with new towers

1350 sq.ft • 2 bedrooms, 2 bathsAmazing remodeled and renovated home New hard wood floor and vanities.

765 sq.ft • 1 bedroom,1 bathOne bdrm & Solarium Loft-Style unit features S/S KitchenAid Appliances.

$489,000$719,000 $419,800# 1403 1212 HOWE STVANCOUVER

401 1415 GEORGIA STVANCOUVER

703 33 PENDER STVANCOUVER

Ped Naimi 604.345.3339

819 sq.ft • 2 bedrooms, 2 bathBeautiful corner unit in Brava! Take advantage of the stunning city and water vi ews with floor to ceiling windows. Wake up to a view of English Bay in this bright south-east facing unit.

2107 1199 SEYMOUR STVANCOUVER

$574,990

jennifer kwok 604.339.2823

980 sq.ft • 2 bedroom, 2 bathsBeautiful 2-level open LOFT. Concrete flooring and open concept kitchen.

$485,000204 919 STATION STVANCOUVER

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N O R T H S H O R E

sina tajbakhsh 778.895.6245

amir soltani 604.786.2584

mike mehin 604.512.7591

oscar barrera 778.228.2811

amir soltani 604.786.2584

Iman Mogadam 604.721.6209

Hida Karimkhan-Zand 604.926.9000

1006 sq.ft • 2 bedrooms, 2 bathsSoutheast Corner unit in Vista PlaceBreathtaking ocean view.

781 sq.ft • 1 bedroom, 1 bathCompletely renovated bright unitFloor to ceiling windows.

4800 sq.ft • 5 bedroom, 6 bathElegant, new, custom built homeSpacious,open, luxury throughout

1560 sq.ft • 3 bedrooms, 2 bathsFamily-oriented communityGarden and pool.

687 sq.ft • 1 bedroom, 1 bath, denSpacious, bright 1 bedroom suite with beautiful unobstructed views

3081 sq.ft • 6 bedrooms, 6 bathsNewly built energy efficient homeWater and downtown views

1801 sq.ft • 3 bedrooms, 3 bathsHome with vaulted ceilings,open floor plan and a gourmet kitchen.

$699,800

$288,000

$2,099,999

$445,000

$278,800

$2,000,000

$879,000

901 1320 CHESTERFIELD AVNORTH VANCOUVER

605 2024 FULLERTON AVNORTH VANCOUVER

468 GENOA CRNORTH VANCOUVER

1150 PREMIER STNORTH VANCOUVER

707 1515 EASTERN AVNORTH VANCOUVER

1041 PROSPECT AVNORTH VANCOUVER

1926 GARDEN AVNORTH VANCOUVER

paolo cartocci 604.728.6898

2381 sq.ft • 4 bedrooms, 3 bathsHighly demanded 7,300 SqFt Flat lot in Pemberton Heights.

$900,000

2347 PHILIP AVNORTH VANCOUVER


3881 sq.ft • 5 bedrooms, 6 bathsThis stylish Westcoast Architecturel custom home with modern-contemporary interior.

$2,998,800

1184 KINGS AVWEST VANCOUVER

Fara Ghafari 604.723.0721

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N O R T H S H O R E

sina tajbakhsh 778.895.6245

Kam Nouri 604.537.4463

1079 sq.ft • 2 beds, 2 bath, denGreat south west corner unit with Ocean, Down Town, Stanley Park & Lions Gate view. A masterpiece in design & quality in prime tower residence of Lower Lonsdale

2160 sq.ft • 4 beds, 2 bath, Ambleside,fully renovated house with a bonus one bedroom suite with it's own laundry,total of 4 bedrooms and 2 baths.Walking distance to the beach,shopping,park,school and transit

$829,000

$1,438,000

1004 175 2ND ST NORTH VANCOUVER

1507 HAYWOOD AV WEST VANCOUVER


1640 sq.ft • 2 bedrooms, 3 bathsA rare opportunity to own One of a Kind PENTHOUSE with your own PRIVATE ROOF TOP. Hot tub,Gas Fire place, Gas BBQ hook up and an amazing unobstructed view of the Ocean, City, Lions Gate Bridge and Mount Baker.

1901 1320 CHESTERFIELD AVNORTH VANCOUVER

$1,688,000

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B U R N A B Y

Jenny Wang 604.780.4725

amir jahanmiri 604.818.9449

Mahmood S. Ahamed 604.618.0039 faye cheveldave 604.904.7788

1211 sq.ft • 3 bedrooms, 1 bathFeatures panoramic water and North shore mountain views and large sun deck patio.

1211 sq.ft • 3 bedrooms, 3 bathsOpen and spacious 1/2 duplexPrime central Burnaby location

1067 sq.ft • 2 bedrooms, 1 bathImmaculate 2 bedroom unit with beau-tiful mountain and city view

972 sq.ft • 2 bedrooms, 2 bathsExcellent layout, many amenities Close to skytrain, shopping

$918,000

$535,000

$315,000 $435,000

7263 BARNET RDBURNABY

5996 HARDWICK STBURNABY

1603 2020 BELLWOOD AVBURNABY

1401 2088 MADISON AVBURNABY

Lori A. Antunovic 604-562-7774

1408 sq.ft • 4 bedrooms, 2 bathsLuxury house in desirable areaMountain view, close to everything

$1,088,888

6418 MALVERN AVBURNABY



863 sq.ft • 2 bedroom, 2 bathSpacious and open floor plan with gourmet kitchen including Stone counter tops

831 sq.ft • 2 bedrooms, 2 baths Lovely 2 bedroom, 2 bathroom with chef inspired kitchen with stainless Steel appliances and granite kitchen counter tops. Electric fire place and good size balcony.

$439,900

$429,000

1509 2133 DOUGLAS RD BURNABY

# 2408 4888 BRENTWOOD DRBURNABY

Saleem Dhalla 604.322.5040

1071 sq.ft • 2 bedroom, 2 bathBEST 2 BDRM and 2 BATH PLAN IN THE COMPLEX A Unit shows like a showroom! has stainless Samsumg appliances, hardwood floors, gas stove, high end n entertainers sized balcony facing AWAY from the highway to the sunny, quiet SW side. Upgrades to full size laundry and glass sliding doors in the DEN.

$549,9001103 2232 DOUGLAS RDBURNABY

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our realtor®

Pedram NaimiSince obtaining his BBA in Finance from Simon Fraser University

in 2003, Ped has been self-employed in the areas of real estate marketing and business development, producing marketing materials for Realtors and creating their brand identity. The key to his success was understanding all of the intricate details of market trends, the needs of buyers and sellers, and assisting his clients in accomplishing financial goals. Ped has worked one-on-one with brand new Realtors as well as veteran Realtors looking to rebrand themselves or tap into different segments for their first time.

With his finger on the pulse of the ever-prosperous real estate market of Surrey and White Rock, Ped began to understand the unique industry and what makes one agent successful while others don’t make it past their first year as a Realtor®. He realized the importance of knowing specific markets and more importantly understanding a client’s needs. He fell in love with the real estate business. The limitless possibilities and the opportunity to work with different people every day appealed to him very much.It became clear to Ped that his future lay in working as a Realtor®, and he became a licensed Realtor dedicated to serving the White Rock and Surrey.

“As a Realtor®, I am fortunate to be there at a very important point in people’s lives as they buy or sell their home. It’s a time that’s filled with excitement as they begin their new journey. The journey of buying or selling becomes an experience and I’m lucky to be directly involved from start to finish.Every time I help someone buy or sell a home, whether the whole experience is one week or three months, you can’t help but get wrapped up in each others’ lives and get to know each other’s families, hobbies, likes and even how they like their coffee.I love telling my sellers that their home is sold and they can continue on to the next step in their life. As a buyer there’s nothing more pleasant than the feeling when all the boxes are unpacked and you sit down to enjoy your first glass of wine in the new house. These are the pictures I have in my mind and the final outcomes I strive to achieve every time I’m with a client.

Without my clients and friends there is no business and they know how much I appreciate them. In my first year as a Realtor, I was fortunate to close 22 deals through my contacts and successful marketing.

I’ve focused my business on White Rock and Surrey because I’ve lived here for almost 20 years and know and love the area. I’ve seen tremendous growth here and I’m excited about what is yet to come. If you see me at the local golf courses or Steve Nash, feel free to say hi.”

Pedram NaimiRealtor®

Personal Real Estate Corporation

Direct: 604-345-3339

Email: [email protected]

Web: www.SellingInVancouver.com

604-345-3339

michael t. hickey

justin yvon cote

farhood hashemian

mike mehinomid mashinchi

mahmood ahamed

julie prasad mohammadvaziri

tito ohep

thomas chung

hamidreza ahmadian

saleemdhalla

reza mousavy

hida zand

sara nouri kam nourimana erfani

fahad abrahani

samersahmani

paolo cartocci

farid hosseini

jennifer kwok

david lee provo

adam mazaheri

maria belanaic

iman mogadam

leigh walker

jenny wang

shyrosekassam

seanahmadi

mehrnaz ehsan alavi

enrique schonfeldt

kianooshfarhang-david

bitafatemi-ardakani

&

naser fazliemilia gonzales

hossein soltani

mohammadkhalilbeigi

david snider

farshad nasirbeigi

nicholasalexander

jan-michael flores

Ali Javon

salar sar salari

karim lalji

- 10 -

is your success

robert rivington

kseniabushmin

raminbehzadi

mehdijalai

davidhemmings

pouyafarmand

armanhaidari

parisarassa

amirjahanmiri

christinexu

heather h kim

kiaffarghaffari

hanlee

mehdi hosseini

managing broker

Soroush Babaeian604.729.4534

ron sanyalhamid teimoori

soroush zonuzi

loriantunovic

mohammadkhatami

steven corcoran

farnaz aryan

asal jamor sadeghian

danielagoda

danielagoda

artyomserov

Mylinh Nguyen

fayecheveldave

sina tajbakhsh

Ayla Berenjian

seema chand

shaun raffie

latif hossainbruce keshavarz

milad khavari

randy rudland

amir soltani

mel mcconnell

farhad sanai naser sardari

danielpreston

farzad kossari

vince nazaribradsoltani

linda yurechko

adrian pereira

leiha fiddler

shoichi fujii moyez pirani

shoeleh behinfar

meysam soltani

mary rose kotyakova

azadeh sazegarian

fara ghafari

rashid lalani

oscar barrera

desiree monsurate

arash bahmani

shaba paripedram naimi

ghazal ighani

- 11 -

ouris your success

w e a r t h e c row n, l e t u s a dv i s e i t

focus

tylergump

gurmeshpathal

somkiatjirarangsaritkul

pritpaul k samra

alitafti

alanathomson

peyman taleghani

andrea brewer

alifarbehi

aligerayelou

billmilligan

shiva anaraki

omid tehrani

Mohammad Khalilbeigi 604.727.4044 Reza Mousavy 604.805.6646

1025 sq.ft • 2 bedrooms, 2 bathsVery well kept large 2 bdrm, 2 bthrm at Silver Spring, Summerlin by Polygon

837 sq.ft • 2 bedrooms, 2 bathsSTATION HILL is located within walk-ing distance to downtown PoCo.

$415,000 $260,000# 104 2958 WHISPER WYCOQUITLAM

# 301 2228 WELCHER AVCOQUITLAM


987 sq.ft • 2 bedrooms, 2 bathsMake this gorgeous condo your new home! Very unique layout.

$388,888# 105 3050 DAYANEE SPRINGS BVCOQUITLAM

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Brad Soltani-Arabshahi 604.219.0122



847 sq.ft • 2 bedrooms, 1 bathGreat for first-time buyersClose to park and transit

4380 sq.ft • 5 bedrooms, 4 bathsSingle family home with suite and EXCELLENT view i

835 sq.ft • 2 bedrooms, 1 bathWell kept third floor unitSecluded and quiet location

1395 sq.ft • 3 bedrooms, 3 bathsFabulous townhome in pristine condition development GABLE by Mosaic!

$204,800

$828,800

$199,800

$519,900

411 365 GINGER DRNEW WESTMINISTER

1338 ERSKINE STCOQUITLAM

316 340 GINGER DRNEW WESTMINISTER

92 688 EDGAR AVCOQUITLAM

mahmood ahamed 604.618.0039

Omid Mashinchi 604.771.6996Jenny Wang 604.780.4725

1236 sq.ft • 2 bedrooms, 2 bathsNew carpets, large loftScenic views of the Fraser River

995 sq.ft • 2 bedrooms, 2 bathsRare Penthouse Unit in Port Coquitlam has roof top deck to entertain

2157 sq.ft • 4 bedrooms, 3 bathsMUST see to appreciate! One of a kind home at Maple Grove.

$294,900

$399,800$1,190,000

207 74 MINER STNEW WESTMINISTER

# 503 2191 SHAUGHNESSY STCOQUITLAM

10200 BAMBERTON DRRICHMOND

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By: Ali JavonLuxury Condo SpecialistRoyalty Group Realtywww.thejavongroup.com

IN DOWNTOWN VANCOUVER

5. KINGS LANDING1515 Homer Street- Developed in 2005 1515 Homer Street- Developed in 2005 by Concord Pacific, this building is known for it’s breathtaking views of False Creek and English Bay. With high-end finishes and construction, prices starting in the West Tower are in the $1000 sq/ft range.

4. THE GRACE1280 Richards/ 499 Drake-1280 Richards/ 499 Drake- The Grace Residences have both a high-rise and low rise development which was developed in 2004, this building comes with a personal Driving concierge that will drive you in a Rolls Royce Phantom. Prices starting in the $1,500,000 range and up.

3. THE ERICKSON1560 Homer MewsThis masterpiece was designed by This masterpiece was designed by famous architect Arthur Erickson. It’s signature is it’s curving architecture, but also with a 24 hour concierge and excellent amenities. Prices starting at well over $1000 sq/ft.

1.SHANGRI-LA1111111 Alberni/ 1128 W Georgia- 62 stories, making it the tallest building in Vancouver currently. This Luxury development is half-hotel and half condo residences from the 16th floor and up. Amenities include rooftop pool and concierge. The finishing and attention to detail makes this one of the top the top Vancouver luxury buildings.

2. FAIRMONT PACIFIC1011 West Cordova- World Class living at the Fairmont Pacific Rim Estates. With views of Coal Harbour, and Stanley Park, this luxury residence is half hotel and half residential. Luxury finishing and 5 star hotel concierge a call away, current listings starting at $1,700,000 to $21,000,000.

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Whether purchasing your first home or downgrading to something more

manageable, living in a smaller space is the perfect opportunity to discover

a new area, explore new household designs, or simply switch things up a bit.

Though living in a smaller abode gives you the freedom to purge some of the

‘collectables’ you’ve gathered over the years, you may find that you’re lacking

space for all your necessities. Worse yet, you can come face-to-face with the

homeowner’s archenemy: clutter! Here are some suggestions for organizing,

finding, and arranging the right solutions for your petit lifestyle, and ideas for

bringing them all together.

Furniture is the first hurdle to overcome with any new home. What fits? What

suits the layout? How can I maximize my space? All these questions are

completely normal, and are at the top of every new homeowner’s mind. By

far, the greatest concern for new furniture in a smaller living space is storage,

and rest assured, there are dozens of storage solutions that are built right in

to compact, chic furniture.

To hide personal odds and ends in plain sight, consider a sofa, sectional, or

lounge chair with compartmental storage. With this handy feature, you can

store frames, electronics, linens or anything else your heart desires within

reach and out of sight—maximizing your living room space for… living!

If you’re looking to host a guest from time to time, considering a sofa or

sectional with a hidden mattress or extending cushion might be right for you.

Gone are the days of spr ing-loaded ‘hide-a-beds’ and weekend

back problems—convert ible couches are now equipped with

fantast ic padding, great support, and extra cushions, and are

quite affordable for any homeowner. Consult your local furniture dealer for

recommendations on designs and specific features.

Now, what to do with all your accent pieces? We all collect fun, quirky, and

exotic memorabilia over our life, and moving into a smaller living space doesn’t

mean you have to toss them to the curb.

Perhaps a multi-section shelving unit is right for you! With multiple shelving

spaces or cubby-holes, you can design your own eclectic piece of art right

in your living space, without everything looking too busy. For even more

clutter-reducing options, consider buying baskets, tubs, or boxes. Randomly

scattered throughout your shelving unit, these look modern while giving you

even more storage space.

As a final consideration for your new consolidated living space,

remember: less is more. Styling your new space with a consistent theme and

either one prominent colour or neutral tones will give it a fresh vibe, without

making you feel like you’re in a small space.

When it comes to your home, remember: consolidate, store, enjoy!

Warmest Regards,

Julie Prasad

[email protected]

www.julieprasad.com

Article by : Julie Prasad

Photo by : rogue-designs

in small spaces

- 15 -

pedram naimi 604.345.3339

oscar barrera 778.228.2811

Mary Rose O. Kotyakova 604.518.9073

pedram naimi 604.345.3339

julie prasad 778.968.4403

saleem dhalla 778.322.5040

4068 sq.ft • 7 bedroom, 7 bathFeels and shows like a brand new home in cul-de-sac.

1165sq.ft • 3 bedrooms, 2 bathsFantastic value, phenomental location! Excellent solid home in Downtown Sechelt

975 sq.ft • 2 bedrooms, 2 bathGREAT DEAL IN A PRIME LOCATION! Immaculate 2 bed + den.

833 sq.ft • 2 bedrooms, 2 bathsBuilt with quality by Marcon, this 2 bed, 2 bath includes high-end laminate floors

2,000 sq.ft • 3 bedrooms, 4 bathsIn the well sough after ladner estates, here you will find a spacious 3 bedroom town home

4690 sq.ft • 5 bedrooms, 4 bathsPrice adjusted on this fabulous 3,000 sq ft home. This is a must-see home!!!

$699,900

$269,900

$294,000

$258,000

$468,000

$699,900

14276 62A AVSURREY

5728 MEDUSA STSECHELT

# 203 15388 101ST AVSURREY

# A312 8929 202ND STLANGLEY

# 8 4788 57TH STLADNER

10448 WILTSHIRE BVDELTA

Sean Ahmadi 604.782.4162

1135 sq.ft • 2 bedrooms, 2 baths, This is a beautiful 2 storey, 2 bedrooms and 1 den, 2 full bathrooms, corner loft with high ceilings and lots of natural light. Excellent layout with a lot of o pen area and natural light for this beautiful luxury penthouse.

$350,000# 330 9655 KING GEORGE BV SURREY

Farshad Nasirbeigi 604.839.3973

752 sq.ft • 1 bedroom, 1 bathKensington Park by Quardra Homes! Living room with remote controlled fireplace.

$209,900

# 109 11935 BURNETT STMAPLE RIDGE

Emilia B. Gonzales 604.354.7162

2200 sq.ft • 5 bedrooms, 5 bathsSituated in desirable Nordel neighborhood. Close to school, recreation and shopping

$699,00011277 87A AVDELTA

S U R R E Y & B E Y O N D

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C O M M E R C I A L

Daniel Preston 604.617.5981






Professional tenants, new building own-ership, TI's available. Second floor unit, top of stairs looking at main entrance

Ground floor - open space - 1513 sq ft - lots of glass and natural sunlight. South Facing with 4 parking spots

HIGH EXPOSURE - Ground Floor facing Scott Road, direct access, fully renovated and in move in condition.

Second Floor Unit: Formerly set up for finan-cial service, 2 private offices. Open area with custom designed bullpen/desks, reception

Facing Scott Rd. @ 82nd, 3 large offices and reception, professional building under new ownership, free underground and lot parking

Ground floor - open space - 1077 sq ft - lots of glass and natural sunlight. South facing with 3 underground parking

Lease $/SF: $6.00Op Cost/SF: $6.19




201 8232 120TH STSURREY

103 2030 MARINE DRNORTH VANCOUVER




101 2030 MARINE DRNORTH VANCOUVER LP: $387,720LP: $544,680

1271 MARINE DRNORTH VANCOUVER

iman mogadam 604.721.62091295 sqr ft with 28 feet frontage exposure to marine dr.

Newly Developed 'ivy' consists of 26 residential units atop of 4 retail units. The Commercial units enjoy 12 designated stalls in the back of the building. This particular unit is improved with 1 two piece handicapped accessible bathroom, and has one secure underground parking.

Lease: $16.00/SQFT Op Cost: $5.33/SQFT

Sale: $840,000

Multiple Listing Service® (MLS®) residential sales in British Columbia are forecast to increase 5.6 per cent to71,450 units in 2013. While a modest increase in unit sales is expected, home sales this year will fall below both the five-year average of 74,600 units and the ten-year average of 86,800units. After declining nearly 23 per cent in 2012, homes sales in Vancouver are forecast to claw back nearly 10 per cent this year. Improved economic conditions in 2014 are expected to keep housing demand trending higher, with MLS® residential sales forecast to climb a further 6.1 per cent to 75,830 units.

Headwinds in the global economy continue to constrain growth in British Columbia. The US has yet to generate enough employment to take a serious bite out of their jobless rate, while early signs of burgeoning domestic demand in China weren’t enough to keep economic growth from slipping to a ten-yearlow in 2012.

REALTY CHECK

VINCE NAZARI778.999.7999

BCREA 2012 FOURTH QUARTER HOUSING FORECAST

APRIL BLOG

So the trees are calling about their levees and it's that time when wants are preparing for needs.

Given all the turbulence in the current global geopolitical climate with no clarity in sight, one must keep calm and acquire as much real estate as possible. The current market, all be it tepid, is showing activity within the $400K to $750K range, with the lowest inventory levels in years.

This can be attributed to a well timed sentiment shift, with the Bank of Canada stating that current low rates have reached their bottom and will only hedge upwards as the year closes off. First time buyers re-entering the market, and investor class clients looking to park some currency in the Bank of Real Estate Gains!

These facts reinforce what we know inherently as the basis of all wealth, generational security, and the final return to the sum of all your parts.

Now I'm no world economist, or a fortune teller, but I am good at trusting my gut and providing options that will help achieve results. I look forward to meeting and sharing in the most valuable life currency, experience, and building further wealth with our networks through the art of good business.

Truly,

Arash Vince Nazari

However, with a stronger global economy expected next year, 2013 is shaping up to be a transition year. Indeed, the groundwork has already begun for stronger housing demandas a significant number of part-time jobs in BC were converted into full-time employment last year. Residential values are expected to be on a more solid footing in 2013 as lower prices, both actual and inflation adjusted, have improved affordability.In addition, many potential buyers that stayed on the sidelines in 2012 will likely enter the marketplace over the next year as the relatively strong financial condition of BC households precludesany deflationary spiral.

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C O M M E R C I A L


michael hickey 604.762.6429



milad khavari 604.727.2011


Improved 2nd floor office, corner of Cambie & Sexsmith. First class leasehold improve-ments, hardwood, glass, offices & boardroom.

A rare opportunity to own one of the highest volume, highest profit stores in the Panago Pizza chain.

Fantastic Mediterranean deli and wholesale business. Sales over $900k/year. The sale in-cludes $400k in working capital (inventory).

2nd Floor Corner unit located at front of Business Park facing Heather Street. Completely renovated floor to ceiling.

Flagship location in downtown Great potential for revenue increase No franchise fee for the rest of the lease

Bird lover alert. Fantastic franchise store in North Vancouver catering to backyard birders. Sales over $650K/year with profits

LP: $629,000

$650,000 $349,000

$329,000

202 8580 CAMBIE STVANCOUVER

124 22441 DEWDNEY TRUNK RDMAPLE RIDGE

3207 BROADWAY BB WVANCOUVER

201 8838 HEATHER STVANCOUVER

CONFIDENTIALVANCOUVER

119 1190 MARINE DRNORTH VANCOUVER

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Lease $/SF: $28.00


Medallion Club

The Board recognizes the accomplishments of top producers every year through the Medallion Club. These achievers are in the top 10 per cent and excel in combined MLS® listings, sales and dollar volume. Each year Medallion members are honoured for their efforts and accomplishments.

CONGRATULATIONS OMID!

CONGRATULATIONS SAHAR!WE ARE PROUD TO OFFER

A DEDICATED SERVICE TO

ALL OUR CLIENTS.

Presidents Club Members Recognized as top 1% REALTOR® team in Greater Vancouver by the real estate board, based on sales recorded through the MLS system.

Omid Maschinchi

2010 & 2012Presidents Club

A working relationship built on trust and confidence

With over 28 years’ experience as trial counsel, Jeff Scouten offers sound, practical advice and skilled representation as an advocate to clients in the following areas:

Commercial and business disputes

Real estate-related matters

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Landlord and tenant disputes

540 - 220 Cambie Street, Vancouver, BC V6B 2M9 [email protected] www.henshallscouten.com

604.608.0383

6241 Fraser Street

Vancouver, BC V5W3A2

Office: 604-568-6944

I will make sure you get the best rate and term on your next mortgage and

I will pay your legal fees*

* Some restrictions apply. Min $350,000 mortgage, not applicable to LOC mortgages.

Specializing in: First Mortgages Second Mortgages Home Equity Loan Mortgage renewal Mortgage Refinancing Private Mortgages New to Canada Debt Consolidation Bad Credit

As your mortgage broker I have your best interests in

mind. With no fees to you, I give you one stop convenience and the power of professional

negotiating expertise when I shop for your mortgage.

Bita Basir

604-880-3838

Mortgage Specialist

604.608.0383

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Documents

Royalty Living Spring 2013