Royalty Living Magazine // Issue 13

FREE // FALL 2013

Royalty

p. 21 p. 27 p. 4

p. 16 p. 11

p. 30

ROYALTY LIVING - FALL 2013

Real Estate Lawyers Conveyancing Services Purchases, Sales, Refinances

1590 - 1500 West Georgia St. Vancouver, BC V6G 2Z6

Members of the Law Society of British Columbia Professional Law Corporation

p. (604) 687-0023 f. (604) 687-0029 info@monsef.ca www.monsef.ca

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ROYALTY LIVING - FALL 2013

Table of Contents Listing Directory.......................................................................................................................2 HPI? Benchmark?.....................................................................................................................4 Understanding the MLS® Home Price Index (HPI) and benchmark prices.

HPI? Benchmark? (en español).................................................................................................4 Entendiendo el MLS ® Home Price Index (HPI) y precios de referencia.

Plumbing and HVAC pro-tips from the pros...............................................................................8 Experts from Wolf Plumbing share tips on how to check for issues with your appliances.

Gluten-Free and Vegan Vancouver........................................................................................... 11 The top 5 places to experience great food, whatever your dietary needs.

Exhilarate your Tastebuds!......................................................................................................15 Vancouver has something to offer everyone: Foodie Card helps you experience it for less.

Pay off your Mortgage Painlessly.............................................................................................16 Impossible? REALTOR® Coupal Dastouri shares how to make an investment property pay.

Infrared Inspections: See What the Naked Eye Cannot See......................................................19 How thermal imaging is helping make our homes safer .

What Financial Security Means to You..................................................................................... 21 How do you know if you’re really “financially secure”?

Sign, Sign, Everywhere a Sign.................................................................................................24 Do this, don’t do that, how to make a sign.

October Blog........................................................................................................................... 27 A look at Vancouver and real estate from a global standpoint with Vince Nazari, REALTOR®.

Royalty Group Realty..............................................................................................................28 Who we are and how we can help you.

Our Agents..............................................................................................................................30 Royalty Listings......................................................................................................................32

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Listing Directory North Vancouver

409-808 Sangster Pl............................................ 50

907-2008 Fullerton Ave........................................35 802-121 W 15th St..............................................35 536 Tempe Cr....................................................35 400 Monteray Ave...............................................35 901-1320 Chesterfield Ave.....................................37 1901-1320 Chesterfield Ave...................................37 2288 Chesterfield Ave..........................................37 35-550 Browning Pl.............................................37

New Westminster

West Vancouver 1184 Kings Ave...................................................38 651 Inglewood...................................................38 1507 Haywood Ave..............................................38 PH1-540 Waters Edge Cr......................................38

Vancouver 2106-1500 Hornby St......................................... 40 1104-1219 Harwood St........................................ 40 2204-1188 W Pender St....................................... 40 3202-1499 W Pender St....................................... 40 PH-1188 W Pender St..........................................41 1181 E 19th Ave.................................................41 3475 Inverness St................................................41 1191 E 19th Ave.................................................41 2200-1280 Richards Street....................................42 1711-1331 Alberni St...........................................42 2506-939 Homer St.............................................42 607-980 Cooperage Hwy......................................42 2802-939 Expo Blv..............................................43 5-1250 W 6th Ave...............................................43 1107-1010 Howe St.............................................43 3401-1028 Barclay St...........................................43 2003-950 Cambie St............................................46 2608-1239 W Georgia St.......................................46 3002-233 Robson St............................................46 1604-1212 Howe St.............................................46 705-2550 Spruce St.............................................47 4108 Yuculta Cr..................................................47 1107-535 Smithe St.............................................47 802-1277 Melville...............................................47 405-888 Hamilton...............................................48 2405 565 Smithe St.............................................48

Burnaby 2408-4888 Brentwood Dr.................................... 50

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316-340 Ginger Dr............................................. 50 579 Colby St.................................................... 50

Richmond 4-6300 London Rd..............................................52

Coquitlam 3145 Silverthrone Dr...........................................52 204-1189 Eastwood St..........................................52

Port Coquitlam 2570 Coast Meridian Rd.......................................52

Surrey 209-10088 148th St.............................................53 125-6671 121st St...............................................53 13688 112th Ave.................................................53 107-12233 92nd Ave............................................53

Langley 404-6390 196th St..............................................54

Mission 7731 Swift Dr....................................................54

Maple Ridge 109-11935 Burnett St...........................................54

Abbotsford 34720 Immel St..................................................54

Commercial 100-8232 120th St...............................................55 210-8232 120th St..............................................55 201-8232 120th St..............................................55 240-8232 120th St..............................................55 203-938 Howe St................................................56 1509-788 Hamilton St..........................................56 119-1190 Marine Dr............................................56 3000 Christmas Way............................................56 2275 E Hastings St..............................................56 1814 Marine Dr..................................................56 30-1835 56th St..................................................56 CONFIDENTIAL...............................................56 CONFIDENTIAL...............................................56

ROYALTY LIVING - FALL 2013

Homayoun Sebastian Nejat, J.D. Barrister & Solicitor RGP Law Group Providing services in: • • • • • • • •

Real Estate Purchase & Sale Family Law Wills and Estates Immigration and Refugee Personal Injury Corporate Law Civil Litigation Notarial Services

Homayoun Sebastian Nejat, J.D. Barrister & Solicitor RGP Law Group 501 - 1250 Homer Street Vancouver, BC V6B 1C6 Tel: (604) 568-5908 Fax: (604) 568-5906 shnejat@rgplawgroup.ca

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ROYALTY LIVING - FALL 2013

HPI? Benchmark?

Understanding the MLS® Home Price Index (HPI) and benchmark prices.

Entendiendo el MLS ® Home Price Index (HPI) y precios de referencia .

Using the HPI is one of the best ways to get a snapshot of a market or identify trends in them, but what is it, really? What does it reflect? According to the Real Estate Board of Greater Vancouver, REBGV, “The HPI is the best and purest way of determining price trends in the housing market.“

Usando el HPI (Home Price Index) es de las mejores maneras de obtener una imagen instantánea de un mercado o de identificar tendencias en ellos, pero ¿qué es en realidad? ¿Qué refleja? De acuerdo con el Real Estate Board of Greater Vancouver, REBGV, El HPI. “ Es la mejor y más pura forma de determinar las tendencias de los precios en el mercado de la vivienda”.

So what is the MLS® HPI? The HPI is similar to the better known Canadian Consumer Price Index (CPI) which is the most used index of measure of consumer price inflation or deflation.

Just as the CPI is comprised of goods typically consumed by us Canadians, the MLS® HPI (Home Price Index) consist of the commonly traded set of attributes that a typical house in a specific community possess.

“An HPI can be stated as an index price like 150, or a benchmark price like $317,030.The index price makes comparisons using a base year starting at 100. A number higher than 100 indicates an increase from the base year. For example, if the base year is 2000 and the index is currently 150, it indicates a price increase of 50 percent since the year 2000. As such, an HPI is quoted as an index value relative to a reference year. Changes in the HPI between two time periods indicate rates of change in home prices.”

The above explanation paints a clear picture of how the HPI and HPI Benchmark Price is calculated, but what is the difference between using the HPI Benchmark Price instead of the average or median price of sale in a community?

Averages and median prices are either found for a community as a whole, or can be arranged by a few attributes such as age, size, type of home, etc. All of these attributes constantly change month to month since it is not the exact same house being bought and sold every month, therefore it does not reflect a change in the market as a whole, but rather an average/median for that period of time.

The benchmark price, on the other hand, overcomes this issue by maintaining a constant set of attributes of a typical property over time; therefore, the change in its value is the result of pure price change reflecting inflation or deflation and not the average price of that month.

the HPI is a useful tool for understanding the difference between a real price change in a specific type of property rather than a change in the volume of sales or a change of inventory in a market The attributes that are taken into account to calculate the MLS® HPI benchmark prices vary per property type and they

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Entonces, ¿que es el MLS® HPI? El HPI es similar al índice de precios al consumidor canadiense (IPC), el cual es el índice más utilizado para medir la inflación o deflación de precios al consumidor.

Al igual que el IPC está compuesto por los bienes consumidos normalmente por nosotros los canadienses, el MLS ® HPI consiste en la negociación de un conjunto de atributos que una vivienda típica posee en una comunidad específica.

“Un HPI se puede establecer como un índice de precios como 150, o un precio de referencia como $317.030. El índice de precios hace comparaciónes de precios contra un año de referencia, al cual se le es dado la referencia de 100. Un número superior a 100 indica un aumento con respecto al año base. Por ejemplo, si el año base es 2000, y el índice es actualmente de 150, indica un aumento de precios del 50 por ciento desde el año 2000. Como tal, un HPI es citado como un valor de índice con respecto al año de referencia. Los cambios en el HPI entre dos períodos de tiempo indican las tasas de cambio en el precio de la vivienda”.

La explicación anterior pinta un panorama claro de cómo se calcula el precio del HPI y el precio de referencia, pero ¿cuál es la diferencia entre usar el Precio del HPI referenciado en lugar del precio medio o la mediana de la venta en una comunidad?

Los promedios y los precios medios se encuentran para una comunidad entera, o pueden ser organizados por algunos atributos como la edad, el tamaño, el tipo de hogar, etc. Todos estos atributos cambian constantemente de mes a mes, ya que no es exactamente la misma casa que se compra y se vende cada mes, por lo tanto, no refleja un cambio en el mercado elegido, sino más bien el promedio o mediana para ese período de tiempo. El HPI precio de referencia, en cambio, supera este problema mediante el mantenimiento constante de un conjunto de atributos de una propiedad típica durante todo el tiempo, por lo tanto, el cambio en su valor es el resultado del puro cambio del precio que refleja la inflación o la deflación, y no el precio medio de ese mes.

Los atributos que se tienen en cuenta para calcular los precios de referencia MLS® HPI varían de acuerdo al tipo de propiedad y representan el precio de una propiedad típica dentro de cada mercado.

Los tipos de propiedades consisten en parte de apartamentos, casas de

ROYALTY LIVING - FALL 2013

represent the price of a typical property within each market. The property types consist partly of apartments, 1 level homes, 2 level homes, etc. The attributes consist of lot size, age, number of rooms, number of fireplaces, garage, etc.The REBGV summarizes it thusly:

1 nivel, casas de 2 niveles, etc. Los atributos consisten en el tamaño del lote, edad, número de habitaciones, número de chimeneas, garaje, etc REBGV lo resume así: “Se trata de una recopilación de los atributos más comunes de una casa en una zona determinada que determinan

North Vancouver HPI Price (Aug 2011, 2012, 2013) $909,200

$956,100

$953,000

2012

2013

2011

“It is a compilation of the most common attributes of a house in a given area that determine the ‘typical’ or ‘benchmark’ house for that community. It is the prices paid for these ‘typical’ houses that determine contribution that each one of these attributes make to the price paid for the property, the Benchmark Price.”

la vivienda típica y precio de referencia para esa comunidad. Los precios pagados por estas viviendas“típicas” determinan el valor de la contribución que cada uno de estos atributos aportan al precio pagado por la propiedad, el precio de referencia”.

La primera gráfica nos muestra el HPI de el Norte de Vancouver.

Benchmark Prices - 2 Level Homes North Vancouver (January to June, 2013) $957,800

$981,200

$996,700

$1,007,700

$1,013,700

$1,006,400

JAN

FEB

MAR

APR

MAY

JUN

The first graph shows the HPI for North Vancouver. Compare it to the second graph, which shows the benchmark price of the 2 level homes in North Vancouver during 2013 and see how it differs from the General HPI for North Vancouver.

We can clearly see how the benchmark price of the 2 level home type is significantly higher than the summarized August 2013

En comparación a la segunda gráfica, que nos muestra el HPI precios de referencia de casas de 2 niveles en el Norte de Vancouver durante el 2013, la diferencia entre el precio de referencia general y el precio de referencia de viviendas de 2 niveles en el Norte de Vancouver es bien clara.

En las primeras 2 gráficas podemos ver claramente cómo el precio de referencia de la viviendas de 2 niveles es significativamente más alto

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North Vancouver general benchmark price. This is due to the fact that the general benchmark price takes into account all types of home, including smaller and less expensive homes in comparison to a typical 2 level home.

Finally, when we compare the Benchmark price of the past 3 years between North Vancouver and Vancouver East, we can

que el precio de referencia general resumido en agosto de 2013 en el Norte de Vancouver. Esto se debe al hecho de que en el precio general de referencia tiene en cuenta todos los tipos de vivienda, incluyendo viviendas más pequeñas y menos costosas en comparación con la vivienda típica de 2 niveles.

Por último, en la tercera y cuarta gráfica podemos ver cómo ambos

North Vancouver HPI Price (Aug 2011, 2012, 2013) $909,200

2011

$956,100

2012

East Vancouver HPI Price (Aug 2011, 2012, 2013)

$953,000

2013

see how both markets have been stable. North Vancouver shows particularly strong stability with its high prices and perhaps growth in the near future with the growing United States economy.

As you can see, the HPI is a useful tool for understanding the difference between a real price change in a specific type of property rather than a change in the volume of sales or a change of inventory in a market. REALTORS® and investors can use the HPI and the benchmark prices to identify real statistical changes in the market and work with the current trend instead of against it.

If you would like more information on the HPI for your area, or would like a free, no obligation market evaluation of your home, feel free to contact me. I am here to work with you in understanding the market, and assist you with all your real estate needs.

$819,700

$859,100

2011

2012

$849,100

2013

mercados se han mantenido estables. El Norte de Vancouver muestra particularmente una fuerte estabilidad en sus precios altos y quizás un crecimiento en un futuro cercano con el mejoramiento de la economía de Estados Unidos Como pueden ver, el HPI es una herramienta útil para entender la diferencia entre un verdadero cambio de precio en un determinado tipo de propiedad en lugar de un cambio en el volumen de ventas y/o cambio de inventario en el mercado. Los REALTORS® y los inversionistas pueden utilizar el HPI y los precios de referencia para identificar los verdaderos cambios de precios de el mercado y trabajar con la tendencia actual en lugar de ir contra ella.

Si desean mas información sobre el HPI de su área, o obtener una evaluación de mercado de sus propiedades gratis, por favor no duden en contactarme.Yo estoy aquí para colaborarles en entender el mercado y asistirles con todas sus necesidades en bienes raíces.

Oscar Barrera REALTOR ® PROPERTY MANAGER

778.228.2811 Get the free mobile app at

Office 604.688.6315 | Fax 604.688.6316 | oscar@OBsold.com | www.OBsold.com | 1057http:/ Seymour Street, Vancouver, BC / gettag.mobi

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ROYALTY LIVING - FALL 2013

Plumbing and HVAC pro-tips from the pros.

Experts from Wolf Plumbing share tips on how to check for issues with your appliances.

With the constant advancement of technology comes changes to the average homes plumbing and HVAC’s (Heating, Ventilation, and Air Conditioning) operation.

Today’s appliances are coupled with digital controls and energy saving devices which assist both the homeowner and technician in trouble-shooting problems quickly. We aim to educate home owners and first time buyers on how to identify proper working order plumbing and HVAC with some basic knowledge and with the use of integrated technology.

Safety first Before the inspection of any plumbing or HVAC product it’s a must to locate and identify all available shut-off valves and breakers throughout the residence. Each appliance requires a shut off or disconnect before servicing such as gas shut off valves to each gas powered appliance, hose bib shutoffs with drain back, water main shut off, hot water tank shut off (water and gas), boiler valves (gas, water, zones) all identified, all faucets, toilets, fridge lines, dish washer and so on. Make sure that all electrically powered devices have a dedicated breaker and are labelled correctly. Taking the time to make sure these service ports are identified will greatly reduce service time and save you money on your repair bills, and prepare you for emergency situations reducing overall damage.

under cabinet of all fixtures (rust color), cracking of silicone and grout (slight pressure on fixtures will test for movement and potential leak zones), swelling and mould on finishing products and a simple 5 min run test for under-cabinet leaks. Check for rust stains on or around boilers and hot water tanks. Turn zones to the boiler on and make sure everything is operational. Listen for odd noises which may indicate a service is needed.

Strange smells coming from the mechanical room could indicate a floor trap that is dry and in need of a trap primer, make sure there is water in the trap of the floor drain. Sump pumps are a common failure when constantly working while submerged in hard water and can cause flooding. Keeping a backup pump close is recommended.

Placing inexpensive moisture signal alarms around potential flood areas (HWT, washing machine, dishwasher, sump pump) is great insurance against potential floods.

Check for service reports and If any of the plumbing appliances or fixtures have a digital monitoring device, locate the manual which should be located in or near the appliance, and check for service reports and possible filter conditions with service records. Inquire about product registration and warranty info. Most products never get registered and therefor are void of warranty after the first year of install.

At first glance all appliances and plumbing fixtures may seem to be intact, but with a step-by-step approach, your inspection will reveal the hidden and potentially costly future repair bills.

Approaching an HVAC system with past utility bills from the residence is a great angle to start off the inspection. Calling the utility companies and comparing average usage amounts based on occupancy average, square footage and equipment type (high efficient or mid efficient) against the existing equipment will prepare you for changes that may need to take place

A visual inspection of plumbing should include: water staining on or around and

Energy rebate programs help to relieve the debt of these upgrades. Checking for

How to look for problems

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proper air flow from the furnace is an easy and usually inexpensive way to save energy.

Old metal wall grilles are noisy, restrictive, and generally quite dirty. Upgrading to a larger sized plastic type wall grille with larger spaces between louvres is a good fix for air flow exchange in the house. It will cool the furnace’s heat exchanger down with the higher flow of air and improve operating costs and life span.

Ask a professional Having a professional come in to add more return air points from your home to the furnace can pay for itself in a short period of time through utility savings, as well the noise and comfort factor.

Replacing the furnace filter and the duration of use should be carried out by specifications on the filter itself. A filter can clog and greatly cause a spike in utility cost and a reduction to your home comfort.

Cleanliness of the air is measured in MERV, 1 being the lowest and 16 being the highest.

A professional typically can make the necessary changes to your air quality in a few short hours.

Duct cleaning with past records could give you an idea of current conditions of what’s hidden behind drywall and overall cleanliness. Again, check the warranty status of existing equipment and service work. Digital thermostats in place of the old mercury types will be much easier to read as well as give you daily programming options and fan options.These thermostats can be used on boiler zones as well. Most appliances are designed with fairly quiet operation in mind, so any loud or unusual noises are great indicators of a problem and warrant a service call for assurance of economical and problem free operation.

ROYALTY LIVING - FALL 2013

We are industry leaders in warranty work.

We have a combined total of over 60 years of experience in plumbing & HVAC

We are constantly upgrading our training to keep up with newer and more efficient technology.

We offer our services to residential, commercial,single and multi-family homes.

Call us today for an estimate!

Wolf Plumbing Ltd.

Plumbing and HVAC-R Service and Installation

604 754 8850

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Patricia Wright Notary Public

Get it done the “Wright” way!

“

I enjoy working with our clients and assisting them to buy their first home or their dream home or to assist them to refinance or make a Will. Those can be stressful times and I want every client coming through the door to feel comfortable.

”

Patricia Wright, Notary Public

610-1112 W Pender Street, Vancouver, BC V6E 2S1 604.682.8988 | 604.682.8928 | pat@vancouvernotary com www.vancouvernotary.com

ROYALTY LIVING - FALL 2013

Gluten-Free and Vegan Vancouver The top 5 places to experience great food, whatever your dietary needs.

Vancouver has always been known restaurants in the city offering gluten-free, they offer vegan cheese and even make their for its preponderance of special vegan options. own soy sour cream in-house. Corn tortillas diets. Vegetarianism and veganism are are used for tacos and enchiladas, thus longstanding in the city, and Vancouver’s Best Comfort Food: The making the restaurant gluten-free friendly as oldest vegetarian restaurant (The Naam) well. The owners are also deeply committed Wallflower Modern Diner has been open more than 30 years, and 24 to environmental sustainability: they source hours a day. Plant-based diets have continued The Wallflower Modern Diner (2420 Main Street, primarily local food and beverages, use to increase in popularity with the rise of thewallflowermoderndiner.com) only compostable packaging, and transport environmentalism and an increasing number Chili cheese fries, mac’n’cheese, Eggs supplies by bike trailer. While the food at of books championing a vegan diet as the Benny, creme brulee: not dishes I would have Bandidas is certainly Mexican-inspired, they route to better health. Gluten-free eating is ever associated with restricted eating. But at have been creative in their vegetarian taco a newer trend, but growing fast. Gluten, a Wallflower, dietary friendliness is the name of toppings, incorporating such flavourful protein found in wheat and related grains, is the game - a third of their menu is dedicated ingredients as roasted yams, ground walnuts, the culprit behind Celiac disease, a severe to vegan options, and all meal items are and four kinds of salsa. It’s worth the trip autoimmune disorder affecting ~0.7% of available gluten-free unless otherwise noted. just for their delicious beverages, featuring Canadians. A much larger number of people They use vegan cheese on burgers and in homemade ginger and hibiscus syrups and a have embraced gluten-free diets to help cheese sauces, tofu to substitute for eggs, vegan version of the traditional Mexican rice control digestive problems, extreme fatigue, and unbelievably tasty homemade gluten- beverage, horchata. They also offer brunch certain mental health issues, and weight. free flatbread to substitute for pretty much every day, but like Wallflower, they don’t anything (or just for eating by itself). They take reservations.

Today, the city is a great place to be for also offer four vegan desserts, three of which anyone avoiding gluten or animal products. are gluten-free. And finally, the restaurant is Best Night Out: Nuba One would be hard pressed to find a coffee a totally safe place to bring carnivore friends: Nuba (207 West Hastings Street & 3116 West shop in town that doesn’t offer soy milk as a they offer burgers, fried chicken, and other Broadway, nuba.ca) dairy alternative, if not almond milk as well. meat-filled indulgences. Just expect to wait Gluten-free eating has become common to Nuba began as small café on Hastings at least a half hour if showing up for weekend the point that major restaurant chains in the Street, but they have now opened two brunch - they don’t take reservations. city, such as White Spot, now offer glutenupscale restaurant spaces with a finer dining free menus, while even Boston Pizza has experience in mind, while maintaining two Best Mexican: Bandidas gotten in on the act by offering gluten-free more casual cafés (one on Seymour Street and pizza crust and pasta options. But beyond the Taquería one in Mt Pleasant). Both the architecture chains, there are a number of local Vancouver Bandidas Taqueria (2781 Commercial Drive, and food are inspired by Lebanon mixed restaurants who are going above and beyond bandidastaqueria.com) with Vancouver whole-food culture. The for the dietarily-restricted community. Here restaurants offer full juice bars, and cocktails An entirely vegetarian restaurant, all is the list of my personal top 5 favourite are made from scratch, with ingredients meals at Bandidas can also be made vegan such as date molasses, blackberries, and

Photos courtesy of Bandidas Taqueria.

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fresh ginger syrup. The menu clearly marks vegan, vegetarian and meat dishes, and many dishes are vegan - including Najib’s Special, a fried cauliflower appetizer that is the most popular item on the menu. Many dishes are also gluten-free, and their knowledgeable wait staff is happy to offer advice on how to accommodate other substitutions. For occasional carnivores, all meat is Halal and non-medicated, and several dishes are locally sourced. Best yet, their dessert menu includes gluten-free and vegan selections.

My personal favourite is poached pears with pomegranate sorbetto and homemade halva (sweet sesame paste), available at their Gastown location.

Best Bakery: The GlutenFree Epicurean The Gluten-Free Epicurean (633 East 15th Ave, glutenfreeepicurean.ca)

An entirely gluten-free bakery with many vegan options, the Gluten-Free Epicurean lives up to the promise of its title with decadent offerings such as vegan salted chocolate espresso cookies. The bakery specializes in desserts and pastry-based snacks, such as cinnamon buns, banana bread, baguettes, and pizza (with a vegan cheese option). All items are clearly marked with any animal products and potential allergens like nuts. They also sell frozen pies and buns, as well as bake-it-at-home mixes.

On the weekend they have an expanded

lunch menu, and their all-white interior is a relaxing atmosphere in which to enjoy a bite.

They don’t serve coffee, only tea; but if you need some caffeine to go with your apple fritter, Matchstick Coffee Roasters serves up single-origin coffees two stores down.

Best Raw Food: Gorilla Food Gorilla Food (101 - 436 Richards Street, gorillafood.com)

The raw food movement is one of the more extreme extensions of plant based, whole foods diets. Raw food proponents claim that because cooking denatures the enzymes in food, and nutrients can be lost in the cooking process, we gain more benefit from our food by not heating it above 48°C. Whether you have fully embraced a raw lifestyle, or are just interested in adding more raw foods to your diet, raw food restaurants offer extremely flavourful and creative uses of fresh ingredients. And almost all raw food restaurants are vegan and gluten-free, making bread out of dehydrated sprouted seeds and “cheez” out of nuts.

Vancouver boasts four raw restaurants, with more in the outlying Metro area, but Gorilla is my favourite. Their raw breads make for excellent sandwiches, their pizzas are highly flavourful, and their raisin chutney needs to be tasted to be believed.

In addition to the more casual restaurants on this list, several new vegetarian fine dining restaurants have opened recently, including The Acorn and Graze (both in Mt Pleasant), Heirloom Vegetarian (South Granville) and The Parker (Gastown); all offer numerous gluten-free options. And in addition to its restaurant offerings, Vancouver is also home to several locally-made products which can aid the gluten-free, vegan chef at home.

Daiya Foods, the company behind the vegan cheese used heavily at The Wallflower and Bandidas, is based in East Van, and their products are available in the dairy section of most Vancouver grocery stores. Comensoli Foods, based in Port Coquitlam, makes gluten-free muffin and other baking mixes for home bakers in a hurry. Their products can easily be made vegan using dairy-free milk and egg replacers, and are available at Whole Foods, IGA, Safeway and Nesters.

So whether you are gluten-free or vegan for ethical reasons, medical issues, or by choice, the time has never been better to live in Vancouver!

Sarah Vollett is a Vancouver-based food blogger with a passion for cooking and eating gluten and dairy-free food.

You can find her food blog at deliciousprotocols. blogspot.com.

Wheat-free and we want one!

A gluten-free cinnamon bun from The Gluten-Free Epicurean.

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Meat-free but flavour-full! Vegan chili is a great way to warm up on chilly autumn nights.

Recipe: Hearty Vegan Chili This vegan chili uses the gluten-free grain millet to add body and sustenance, while simulating the texture of ground meat. Several kinds of beans add protein, while chipotle chili powder adds spice and flavour.

1/2 cup millet 1 1/2 cups water 1 tsp olive oil 2 stalks celery, diced 2 carrots, diced or grated 1 onion, diced 1/2 each green and red pepper, diced 2 - 4 cloves garlic, chopped or crushed red pepper flakes, to taste 2 tbsp each chili powder or cumin, or more to taste 1/2 tsp chipotle chili powder, or more to taste a dash each cocoa powder and cinnamon 1 28 oz can diced tomatoes, undrained 2 19 oz cans of your choice of beans (e.g. black beans), drained and rinsed 2 14 oz cans baked beans in tomato sauce, drained 1/2 cup ketchup, or more to taste Optional garnishes: green onions, diced cilantro, chopped vegan cheese or nutritional yeast crumbled corn tortilla chips

In a medium saucepan over medium heat, toast the millet for 2 - 3 minutes until it releases a nutty aroma. Add the water, bring to a boil, then cover and simmer on low heat for 25 - 30 minutes.

Meanwhile, in a large soup pot over medium heat, add olive oil, veggies and hot pepper flakes. Sauté until softened. Add spices and sauté another 2 - 3 minutes. Add the tomatoes in their juice, all the beans, and ketchup. Taste and adjust spices and other flavourings to preference. Simmer chili with the lid off for 10 - 15 minutes. Add cooked millet, and simmer a few minutes longer.

Serve warm, with any or all of the optional garnishes. The chili will last in the fridge for at least 5 days, and freezes well.

Note: Chipotle chili powder adds smoky flavour but is also very spicy; if you aren’t a fan of spicy food, add small amounts at a time and tastetest as you go.

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Exhilarate your tastebuds!

Vancouver has something to offer everyone: Foodie Card helps you experience it for less.

Exhilarating your taste buds in the most beautiful city in the world is extremely easy!

Vancouver has absolutely every cuisine you can imagine. Ranging from ethnic African cuisine to a west coast joule, you are bound to find what you are looking for.

Why not escape to the old brick walls of Gastown where you can easily find fine ales and hearty food till your stomach bursts.

Or check out the upscale scene of Yaletown where classy drinks flow into martini glasses and exotic finger sized food lines the table. If you are up for a night out in the city stop by the Granville strip and grab a pint at one of the Irish taverns before heading out into the heart of Vancouver’s late night lights. Up for a romantic dinner? Take a walk to English bay and sit down at the handful of places overlooking the water.

Picking a place to live in is like picking of May of 2013, it has over 50 restaurants a restaurant, it’s not only what is on the that offer the program with new restaurants menu that matters, but location, ambience, being added on a weekly basis. Some of my presentation and finally the flavour is what favourites include the Back Forty for some makes a great night. When picking an area amazing smoked meats, Herons for the best make sure there is an abundance of places fish in town, or Maurya for authentic Indian you can explore on those nights when you cuisine. You can take a look at the list of don’t feel like turning on the oven. And restaurants at www.foodiecard.com or on if those nights become plenty there is a the Foodie Card mobile app. If you feel like cool little program that just launched in trying out the service, use the coupon code Vancouver by Vancouverites called the “royalty13” to try this unique card for only Foodie Card. With a slick black card you can $40 for the year. try what Vancouver has to offer at half price.

And if you find that cosy place that serves Steve Nikolayev the perfect dish and your favourite drink Foodie Guru a.k.a. you can keep on coming back and always pay Foodie Card Development Director only half price on your food.

Tel: +1 (604) 210-0003 Foodie Card is a new addition to Email: steve@foodiecard.com Vancouver’s food scene, launched at the end Web: www.foodiecard.com

2 for 1 or 50% off

at Vancouverʼs best restaurants every time you dine out.

Use coupon code “royalty13” and try the program at only $40 for the year.

Visit www.foodiecard.com/royalty for more details.

- 15 -

ROYALTY LIVING - FALL 2013

Pay off your mortgage painlessly.

Impossible? REALTOR® Coupal Dastouri shares how to make an investment property pay.

The Most Livable City in the World survey conducted by the reputable Economist Intelligence Unit has placed Vancouver as number three on their list for 2013. The survey factors in the quality of Healthcare, Education, Culture and Environment, Stability and Infrastructure.

As a result, these factors influence the City of Vancouver’s growth, which thus creates an expanse of the highest average home values in Canada.

investors can now take advantage of Vancouver’s high rental demands coupled with low mortgage rates to create generous cash-on-cash returns With mortgage rates near an all time low, buyers’ dreams of owning their own home still remains achievable. In addition, investors can now take advantage of Vancouver’s high rental demands coupled with low mortgage rates to create generous cash-on-cash returns with less than $100 per month.

Using a Downtown Vancouver condominium purchased at $375,000 with a $75,000 down payment (20%) as an

example, here is the breakdown of what an investor could be able to realize with a Mortgage

$1,325/month

($300,000 @ 3.39% - 5 Year Fixed, Amortized 30 years) Strata Fee

$275/month

Property Tax

$125/month

($1,500/year)

Landlord Insurance

$20/month

($240/year)

Total Amount

$1,745/month

Rented at

$1,650/month

The numbers above are an estimate only and may not reflect the actual costs or true realized return as each property and scenario vary. Personal income taxes, property transfer tax, closing costs, possible repairs and re-rental fees have been omitted as these items cannot be generalized and are investor specific.

To help you navigate the Real Estate market in Vancouver, it is best to speak with someone who understands the market for buyers and investors. Give me a call or send me an email and we can discuss your options even if you cannot form a 20% down payment.

Coupal Dastouri Licensed REALTOR® Royalty Group Realty 604-773-3393 coupal@dastouri.ca

Investor Contribution $95.00!

contribution of only $95/month!

At the end of the five-year term of the mortgage, an investor will have paid off about $31,000 of the principal of the mortgage amount while only contributing $95 a month. Now that’s a motivator to get rid of that Starbucks™ Caramel Macchiato addiction!

With its high average home values and low mortgage rates, Vancouver has a lot to offer home investors. (photo by Pete Hogan)

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ROYALTY LIVING - FALL 2013

INTERIOR VALUE Interior Designer, Eliza Sukava,

Owner of ÔSAIDÕ, offers up sage

advice on why to use a Designer on your next project.

1

Guidance. There are many

reasons why projects can start off with excitement and vigor then slow to a molasses speed. A designer can create plans and speciÞcations that allow efÞciency in making visual decisions. These documents are used to aid the building process from start to Þnish.

2

Knowledge of Þnishes. Building

materials that create the static aesthetic of your space such as ßooring, countertops, millwork etc.

At SAID we discuss the clients wish list of Þnishes in comparison to the reality of everyday maintenance and what kind of time youÕre willing to put into a products life span.

3

Resources. Have you ever seen

something somewhere that caught your eye to then never be located again? A designer will have a myriad of resources at its Þngertips to save you time and money from searching out that item of question.

Recently SAID was able to locate an American bespoke wall-covering for a client in England. We go the extra length!

4

Value. Whether you plan to live

in your home for a while or are

renovating to sell, an Interior

Ò DESIGN VALUE IS CRAFTSMANSHIP, BEAUTY, FUNCTIONALITY, SOCIAL CONTRIBUTION, Ó ICOGRADA IDA

Designer has a trained eye to go beyond the cosmetic aesthetic by balancing the clients lifestyle with function.

Most importantly devising creative solutions to your design dilemmas.

- 17 -

SUKAVA ASSOCIATES INTERIOR DESIGN 1804-811 Helmcken Street, Vancouver BC E: info@saidesign.ca T: 778-999-1580

www.saidesign.ca

Buying or selling residential or commercial real estate?

Buyers, sellers, and REALTORS® have trusted Stephen Tresidder since 2006 for high quality, thorough inspections.

•

Competitive rates

• • •

Infrared inspections available: see what the naked eye cannot Pre-listing, pre-purchase, and maintenance inspections Informative, easy to read computer-generated reports

604-512-3667 stephen@knowyourhomeinspections.ca www.knowyourhomeinspections.ca

Stephen Tresidder

Level 1 Certified Thermographer CPBC License # 47831

CERTIFIED We accept:

®

CAHPI

British Columbia

ROYALTY LIVING - FALL 2013

Infrared inspections: see what the naked eye cannot see.

How thermal imaging is helping make our homes safer .

Until now, home inspections have been visual inspections relying on the trained eye of the inspector. Certain tools can be used to aid the inspector, such as a moisture meter or circuit analyzer.There is now a new tool that allows the inspector to see what the naked eye cannot see: the infrared camera.

Infrared light or thermography is the use of an infrared imaging and measurement camera to “see” and “measure” thermal energy emitted from an object. Thermal, or infrared energy, is light that is not visible because its wavelength is too long to be detected by the human eye; it’s the part of the electromagnetic spectrum that we perceive as heat. Unlike visible light, in the infrared world everything with a temperature above absolute zero emits heat. Even very cold objects, like ice cubes, emit infrared. The higher the object’s temperature, the greater the IR radiation emitted.

Purpose The purpose of an infrared or thermographic survey is to scan for possible defects presented as thermal anomalies in the infrared analysis of surfaces and components of the subject property being examined.

Methodology

examination may need to be postponed until suitable conditions are provided.

In conjunction with conducting thermal examinations, the thermographer will generally conduct a visual inspection of the subject property, to understand the nature of the various systems and components that make up the building. The nature and extent of the visual examination will vary based on the objectives of the thermographic examination.

Thermographic scans are systematically performed on surfaces with the intent of revealing thermal variations that would be typical of the defects suspected for a particular surface or component being scanned. For example, the purpose for scanning a door or window would be to identify thermal patterns consistent with air infiltration; the purpose for examining ceilings below bathrooms may be for the purpose of searching for evidence of water leaks below plumbing fixtures; the purpose of examining cathedral ceilings may be for the purpose of searching for areas of missing insulation, etc.

Other instruments may be required to assist in understanding or to verify the nature of an anomaly once identified. An example of this would be to use a moisture meter to verify that a thermal image consistent with

a water leak is indicated independently as being wet. A second example would be to use an ammeter to check the value of current flow in an electrical wire that is displayed as hotter than expected in a thermal image.

Where a thermal irregularity is observed, digital images of the anomaly are taken and stored on the camera. At the conclusion of the thermographic examination, the images are downloaded to a computer. Thermal imaging software may be used in the analysis of the thermal images, and as appropriate, filtering and editing of spectral elements of the images may be required to enhance the images to best display the characteristics of the anomaly.

Know Your Home Inspection Services uses a state-of-the-art FLIR infrared camera to perform infrared inspections.

Call Stephen Tresidder, Level 1 Certified Thermographer, at 604-512-3667 to book your Infrared Inspection and see what the naked eye cannot see.

Stephen Tresidder CPBC Lic #: 47831 604-512-3667 stephen@knowyourhomeinspections.ca www.knowyourhomeinspections.ca

A thermal imaging camera is the primary instrument used for this examination. Based on material properties, the thermographer will select camera settings and features to provide best imaging potential dictated by ambient conditions, and surfaces/materials to be scanned. The thermographer may need to adjust ambient conditions to improve the potential for observing thermal anomalies if present. If at the scheduled time of thermographic examination, conditions are not suitable for determination of specific issues of concerns, the thermographic Visual and thermal images of a water leak. The water-logged areas appear darker in the thermal image.

- 19 -

Whatever your freedom looks like, I can help.

Maybe the idea of money fascinates you. Maybe it bores you. Either way, taking control of your spending and saving can make your vision of freedom possible.

I can help you: • Define your personal idea of financial security • Take a realistic look at your current situation • Identify any roadblocks Contact me today: Mohsen Motallebi Financial Security Advisor 1200 - 1111 West Georgia Street Vancouver, BC V6E 4M3 Cell: 778-773-6377 mohsen.motallebi@f55f.com

• Understand how different life stages call for different thinking about money • Get started right now, even if it’s a small start

tellusyourfreedom.ca

Freedom 55 Financial and design are trademarks of London Life Insurance Company.

ROYALTY LIVING - FALL 2013

What financial security means to you.

How do you know if you’re really “financially secure”?

Financial security is a concept about which there is a great deal of unknown information. Everybody talks about it, but relatively few people truly can explain the immediate and ongoing impact financial security issues have in peoples’ lives. Once we have a solid understanding of the potential problems people may be facing today, or may face in the future, the easier it becomes for us to identify any problems our clients may have, and get their agreement to take action on these issues.

The four fundamental areas of financial security are:

1) Liquidity The word liquidity can mean many different things to different people. In the realm of financial security, liquidity is quite simply; ready access to cash in order to take advantage of financial opportunities, or to cope with financial emergencies.

2) Financial security in the event of death Planning for financial security in the event of death helps the client recognize what issues could develop if something

were to happen to them today. Would their family live the lifestyle that the client would like them to live? Would they experience financial hardship or have to make a change in their way of living? Most people have only approached the concept of financial security in the event of death by saying: “Yes, I’ve got insurance at work, or I’ve got this much personal insurance”. They tend to look at what they’ve got, as opposed to what they’re going to get. It is our responsibility to help them take a look at their situation in terms of what they’re going to get, and walk through it step by step to make sure the client has an accurate picture of what life will be like for the family following the client’s death.

3) Financial security in the event of disability In a single year...

• 1 in 106 people die • 1 in 88 homes catch fire • 1 in 70 people have an automobile accident causing death or disability • 1 in eight people become disabled

Most people do not understand the impact that a disability could have on their lives. Being prepared for the financial issues that will confront you if you become disabled is an essential part of planning for financial security. The possibility of becoming disabled during your working life is surprisingly high. This table illustrates

“The world of finance management basically has two elements: incoming money and outgoing money.” both the probability of a disability lasting 90 days or more before age 65, and the average duration of that disability.

The world of finance management basically has two elements: incoming money and outgoing money. Disability has a significant impact on both of these areas because when we become disabled we are still creating expenses, yet we usually do not have the capacity to produce income at the rate we produced it in the past. To many of our clients this is a formula for disaster. Our responsibility to our clients is to help them fully understand the potential issues they would face if they were to become disabled,

Current Age

Probability of Disability

Average Duration of Disability

25

58%

2.1 years

35

50%

2.8 years

45

40%

3.2 years

55

23%

2.6 years

Chart detailing the probability and average duration of disability by age.

- 21 -

ROYALTY LIVING - FALL 2013

Making sure your family is taken care of in the event of death is fundamental to evaluating your financial security. (photo by Hartwin Hoyer)

and through use of effective questioning and listening skills, identify the issues that they feel must be addressed.

effectively manage the savings to accomplish the retirement income and other objectives.

Addressing disability issues, within the context of the Planning Process, is the method of identifying what the client’s current programs will get them if they become disabled, and comparing these results to what the client would like to happen in the event of a disability. The client looks to us to recommend a safety net that will help them and their family get through a disability of any duration without experiencing a decrease in their lifestyle for the duration of the disability, or following the illness and into retirement.

“Some clients challenge us to simply help them in one area... It’s comparable to a doctor agreeing to focus on your ear infection when his tests show you have a potential heart problem.”

4) Financial security at retirement Retirement planning, within the context of the Planning Process, is the method of identifying retirement goals and objectives, then systematically saving sufficient money over time to meet these retirement objectives. When retirement arrives, the second half of retirement planning is to

Retirement planning plays a significant part in the financial security plans of our clients, and together with effective planning in the areas of family security in the event of death, disability and liquidity, the financial security goals of our clients will be achieved.

The value of integrated planning The strength of London Life’s Planning Process is that no one area is reviewed in isolation of the other three.We commit to the client to look at their issues in all four areas, and we must keep our commitment because any recommendation we make regarding a

- 22 -

single area may be wrong if there are other circumstances which, must be considered in our analysis. We identify these situations only when we analyze all four areas. Some clients challenge us to simply help them in one area, often because they lack awareness of the serious limitations an incomplete analysis imposes on their financial security.

It’s comparable to a doctor agreeing to focus on your ear infection when his tests show you have a potential heart problem about which you are unaware.We are professionals who help clients solve their problems — all of the problems that can be addressed, not just the easy ones.

Mohsen Motallebi Financial Security Advisor Freedom 55 Financial & Quadrus Investments 1200 - 1111 W. Georgia St. Vancouver, BC V6E 4M3 604-685-6521 ext. 416 Fax 604-685-9666

A C C E N T U AT E T H E Q U A L I T Y T: 604.719.3827 | F: 604.569.0568 | www.primehood.com

ROYALTY LIVING - FALL 2013

Sign, sign, everywhere a sign.

Do this, don’t do that, how to make a sign.

Everyone needs to make a sign at some point in their lives. From kids setting up their first lemonade stand, to their parents organizing a garage sale, signs are an extremely versatile method of communication. Real Estate needs signs to advertise, inform, and direct potential buyers to houses and showings. But what’s in a sign? Why are some signs better than others? By following the simple steps listed here, you can make effective signage for whatever you need to advertise.

makes it an ineffective form of advertising.

At the same time, don’t include too much information; extra information that isn’t necessary crowds and drowns out the important messages that you’re trying to get across.

You also want to make it clear what you want your audience to do. If you make a sign that says “Save the Rainforest!” but don’t include how you want people to go about saving the rainforest, nothing will be done. However, if you have a sign that says “Save the Rainforest! Donate to Greenpeace,” Step One: Have a Plan people will have an idea of what to do. This is called a “call to action”. You don’t always Having a plan is the best first step to need one, but it almost never hurts to nearly creative endeavour that’s done well. include some sort of statement of what you Artists sketch out the shapes of what they want the audience to do. want to draw, builders talk to architects about the skyscraper they want to construct, Finally, think about who you want to and you need to decide what and how you see your sign and where you will place it. want to communicate with the people who Make sure your sign is appropriate to those will view your sign. conditions. For example, don’t design a dark and serious sign for a kindergarteners’ bake What are you advertising? Is there a date sale, and don’t make a handmade banner and time? Is there a website? What contact for your glamorous open house. Also, if the information do you want to communicate? office notice board is only 5 feet wide, your These sound like obvious questions, but coworkers might not appreciate a 3 foot forgetting something important on a sign long banner advertising your garage sale.

Examples of how NOT to do signs.

- 24 -

All these things are important to keep in mind when you’re starting your initial sign planning.

Step Two: Basic Sign Design Regardless of whether you’re making a letter-sized sign with Microsoft Word or a 4 foot wide banner with paint and sparkles, there are some design basics that you should consider.

Have a hierarchy. This means you should rank everything on your sign in order of importance, and show this through use of size and colour. You also want to allow enough space between everything so all your information is readable. There’s no magic measurement for this, just experiment until things look right. One trick, however, is to use the “visual centre” of the page.

This is located just a little ways up from the mathematical centre of the page, and is where most people’s eyes immediately go when they’re presented with an image.

Place your most important statement as near as you can to the visual centre, and your sign will be that much more effective.

ROYALTY LIVING - FALL 2013

If you have the budget, neon is a great way to attract attention. (photo by Kenny Louie)

Having difficulty deciding what’s the most important? Try this: if you know a person will only have 1 second to look at your sign, what is the one thing that you would like them to take away from it?

Is bigger better? While you want your sign to be visible, making everything huge makes your sign hard to read. Pick the most important statement and make it the largest by far. Everything else will support it. Keep in mind: when you’re making your text different sizes, make sure you make the difference in sizes dramatic. Making one thing only slightly bigger than another can look awkward, or like you did it by mistake.

Go BIG and small, or go home!

When it comes to colours, you want to balance the visual attraction and readability of your sign. Sure, those highlighter yellow poster boards attract a lot of attention, but if you use anything but black ink on them for writing, they can become really hard to read!

Black writing on white paper will always give the best readability, closely followed by white writing on black paper. Too boring for you? Try throwing in a highlight colour, like blue or red. Use this to highlight important words or key phrases.

Colours can have different meanings, too.

Blue is typically seen as a stable, trustworthy

colour. Green is earthy, and has garnered a lot of attention in recent years due to its environmental associations. Orange, red, and yellow are very exciting, active colours.

Orange in particular is seen as a utilitarian, thrifty colour. Finally, brown and dark purples are mellow, grounded colours.

Purple also has connotations of royalty or nobility. Choose colours that are meaningful to what you want to advertise, and you will gain a certain amount of subconscious association, in addition to adding some visual flair.

Step Three: Make the Sign!

If you’re using a computer, making a text-based sign is easy. Most computers come pre-loaded with lots of great fonts that you can use to make any combination of sign. Be careful to not overuse some of the more “fun” fonts, however. Crazy fonts can be fun for a title, but can be bothersome to read when you’re trying to figure out where a party is or what time it starts. Also, try to keep your font choices to no more than two or three. As a final note, please never ever use Comic Sans for your sign. Your graphic design-inclined friends will thank you.

- 25 -

Handmade signs take more effort, but can have eye-popping visual appeal. Make sure you take the time to lay everything out and print your information clearly before you go to town on the sparkles and paint; unfortunately, handmade signs don’t have an undo button. Just make sure to plan ahead, and perhaps sketch out a small version of your sign first if you’re making a large banner, and your sign is sure to catch the eye of everyone around.

By keeping these tips in mind, anyone can make a great sign to advertise any amount of different causes and events.When in doubt, just keep it simple and stick to the facts; some of the best signs are the simplest.

About the Author Kathleen Connors is the in-house graphic designer for Royalty Group Realty.

She makes signs for REALTORS® all day long.

If you want to see more of her work, take a look at this magazine. She made it too.

A Professional Corporation

(UK)

ROYALTY LIVING - FALL 2013

October Blog A look at Vancouver and real estate from a global standpoint with Vince Nazari, REALTOR®.

Fountain in Stanley Park (photo by Shanene Lau)

They say victory is a dangerous proposition. For it is this moment that determines who stands on top of the hill, with the foresight to make moves in the direction of continued success.

The global geopolitical situation is getting more turbulent in the Middle East, and the American war machine is being geared up, world leaders are again shouting treats of retaliation under false flag initiatives for timeless atrocities. Nothing has changed, except for an even greater need for the fortunate few that have the means to securing a piece of peace elsewhere.

You may be wondering where this elsewhere is, and if you’ve picked up this magazine it should give you a sense of appreciation for how privileged we all are to be in Vancouver, and enjoy the higher standard of living that attracts the attention of the international elite.

The most recent example of this is a $40 million investment by an undisclosed royal family into the waterfront community of Coal Harbour. With our immigration

policies being revamped to attract the world’s best, it is easy to see that current real estate trends are showing signs of a healthy internal market. This can be attributed to downsizers selling to upsizers and overseas interests. First timers are being bolstered by gifts of cash from family to help secure their fiscal health and building of wealth.

Vancouver remains one of the top three places on the planet to call home, with the glaring facts of social security, racial diversity, governmental integrity, and economic consistency, assure lifestyle indemnity. The time is now, buy before the masses arrive and command $$$ when the rest get here!

Hesitation is the cancer that eats away at success. I invite any opportunity to share in the sense of sensibility, and course of action that will drive the results of your real estate needs.

Vince Nazari, REALTOR® 778.999.7999

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Vancouver remains one of the top three places on the planet to call home.

ROYALTY LIVING - FALL 2013

Royalty Group Realty Who we are and how we can help you.

Royalty Group Realty is the largest Real Estate brokerage in Downtown Vancouver. This statement stands alone, but is made particularly impressive by the fact that Royalty Group Realty only started in 2009.

Founded by our Managing Broker, Soroush Babaeian, Royalty Group Realty has been guided by his principles of excellence in guidance and service to our REALTORS® and their clients. In those four years since, we have grown to be the home office for over 120 REALTORS® who serve all areas of Greater Vancouver and beyond.

Our bright Seymour Street office is always welcoming new and old clients alike, as our agents go about the daily business of working within Vancouver’s exciting and often challenging Real Estate market. The office staff is always friendly and helpful to anyone who drops by, whether they’re looking to buy an expensive condo or simply trying to find the closest Starbucks. Agents can

come and go as they please, utilizing our underground parking lot for easy parking in the busy downtown core.

Royalty Group Realty also boasts its own dedicated in-house graphic designer. This means every REALTOR® working with us has access to their own personalized advertisements, business cards, flyers, signs, and more. Another obvious benefit of this arrangement is the magazine you’re currently reading.

Royalty Living magazine is our free magazine that is published monthly, containing all of the current listings at the time of publishing. It’s a great way to get your property advertised.

Due to Royalty Group Realty’s rapid growth, we will soon be expanding to our North Vancouver office, located in beautiful Delbrook. Many of our REALTORS® already have a large stake in the attractive properties located on the North Shore, and Delbrook provides a perfectly quiet, yet central, location

Royalty Group Realty bridges the gap between buyers, sellers, and REALTORS®. (photo by James Z)

- 28 -

for them to conduct their North Shorerelated affairs.

We place a high value on the education of our REALTORS®. Newly licensed and soon-to-be licensed agents are always welcome and go through a personalized training program with our Managing Broker. We also host monthly meetings with guest speakers for our agents to learn about new technologies and services available to them, so they are always ahead of the curve. Indeed, many of our REALTORS® have taken advantage of the chance to become successful Property Managers as well, supplementing their knowledge of the housing market with courses on property management.

Whether you’re a home-owner or home-buyer, a tenant or a landlord, a freshly-licensed agent or a REALTOR® looking for a new brokerage, Royalty Group Realty has the amenities, locations, and values to ensure success in your real estate endeavours.

Royalty Group Realty ROYALTY LIVING - FALL 2013

Give your Real Estate career the edge it deserves!

Whether you’re a seasoned Real Estate professional or a new REALTORŽ just getting licensed, Royalty Group Realty can help you increase your business through the many benefits we can offer our members. WHen you sign up with Royalty Group Realty, your fees include: TRAINING & SUPPORT Our Managing Broker/Owner provides one-on-one training sessions to get you started and walks you through the process of writing enforceable contracts to protect both yourself and your client.

ROYALTY LIVING MAGAZINE Our Royalty Living magazine is designed specifically for marketing Royalty Group members and their listings. It is also a great advertising tool for your listing presentations.

IN-HOUSE DESIGNER We have an in-house designer on staff who can prepare all types of marketing material such as business cards, yard signs, flyers and brochures. This service is free of charge.

2 LOCATIONS All members have access to our offices in Downtown Vancouver and North Vancouver (opening soon!). The Downtown office has free underground parking for all members and their clients.

Call Oscar today at 604.688.6315 and learn how you can get two months of membership FREE! - 29 -

Oscar Barrera, Marketing Director Royalty Group Realty 1057 Seymour Street Vancouver, BC V6B 3M3

ph. 604.688.6315 fax. 604.688.6315 email. pr@royalty.ca

www.royalty.ca

OUR AG Soroush Babaeian - Managing Broker

Fahad Abrahani

Mahmood Ahamed

Hamidreza Ahmadian

Nicholas Alexander

Shiva Anaraki

Lori Antunovic

Arash Bahmani

Oscar Barrera

Coupal Dastouri

Saleem Dhalla

Naser Fazli

Leiha Fiddler

Michael Fujii

Ali Gerayelou

Fara Ghafari

Farhood Hashemian

Mo Khatami

Jennifer Kwok

Rashid Lalani

Han Lee

Omid Mashinchi

Adam Mazaheri

Mike Mehin

Desiree Monsurate

Daniel Preston

David Lee Provo

Shaun RafďŹ e

Robert Rivington

Aly Sachedina

Samer Sahmani

Farhad Sanai

Ron Sanyal

Anna Sung

Sina Tajbakhsh

Patrick Taleghani

Omid Tehrani

Hamid Teimoori

GENTS

Royalty Group Realty 1057 Seymour Street Vancouver, BCV6B 3M3 ph. 604.688.6315 fax. 604.688.6316 www.royalty.ca

Shoeleh Behinfar

Sanaz Beik

Maria Belanic

Ayla Berenjian

Andrea Brewer

Faye Cheveldave

Thomas Chung

Yvon Justin Cote

David Hemmings

Michael Hickey

Latif Hossain

Farid Hosseini

Ghazal Ighani

Ali Javon

Bruce Keshavarz

Mohammad Kahlilbeigi

Reza Mousavy

Farshad Nasirbeigi

Vince Nazari

Kam Nouri

Sara Nouri

Adrien Pereira

Moyez Pirani

Julie Prasad

Salar Sar Salari

Hamida Sarani

Azi Sazegarian

Artyom Serov

David Snider

Brad Soltani

Hossein Soltani

Meysam Soltani

Mohammed Vaziri

Leigh Walker

Jenny Wang

Linda Yurechko

Hida Zand

ROYALTY LISTINGS

ROYALTY LISTINGS - NORTH SHORE

- 32 -

ROYALTY LIVING - FALL 2013

Royalty Listings

- 33 -

ROYALTY LISTINGS

ROYALTY LISTINGS - NORTH SHORE

North Shore

Photo by wisley

North Shore

- 34 -

907-2008 Fullerton Ave North Vancouver

$293,000

536 Tempe Cr North Vancouver

ROYALTY LISTINGS

ROYALTY LISTINGS - NORTH SHORE

$879,900 Fara Ghafari - 604.723.0721

Fantastic 2 bedroom 1 bathroom east facing unit in the updated Seymour tower at Woodcroft. Seymour is the most updated building in Woodcroft;extensive upgrades to the tower include new hot and cold water plumbing replacements,new elevators and common property upgrades. Amenities include indoor pool, hot tub, gym,24 hour security. Private and secure unit at a great price.

Priced to sell $25,000 below City Tax. In sought after Argyle Secondary and French Immersion Boundary Community School.

Sunny south facing - big backyard with newer deck. Cute tree house, shed, detached garage. Upper floor was rented at $1,795 per month. 2 Bedroom & Den. One bedroom mortgage helper with own laundry & entry. Live in Condition, renovate or rebuild. Lots of potential.

802-121 W 15th St North Vancouver

400 Monteray Ave North Vancouver

North Shore

Amir Jahanmiri - 778.228.2811

$314,800

$1,498,000

Omid Mashinchi PREC*- 604.771.6996

Omid Mashinchi PREC*- 604.771.6996

GREAT VALUE - Gorgeous 1 bedroom South West corner sunny & bright suite in Algeria, open concept plan with water, city, Lions Gate bridge & Stanley Park views in Central Lonsdale, walk to shopping, restaurants, transit, & library. In-suite European style front loading washer & dryer, laminate flooring in living & dining and bedroom, upgraded tile in kitchen & bathroom, large balcony.

Upper Delbrook view home in immaculate condition, designer colours, hardwood floors & beautifully updated. Private landscaped property offers low maintenance gardens, patios and decks to enjoy the southerly views of the city and water. Open spacious & bright w/3 bdrms on 1 level, master w/ luxurious ensuite & private balcony. The above-ground level suite offers easy in-law accommodation.

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Hu alr rry! ea 3/6 dy u so nit ld! s Beautiful Townhouses at 2324 Western Avenue, North Vancouver

Fall in love with Central Lonsdale.

Features include: • • • • •

4 bedrooms + den/3.5 bath Gourmet kitchens with stainless steel appliances and stone countertops Engineered hardwood flooring with radiant heating Bright open layout Mountain views, with partial views of Downtown Vancouver and the water from certain units

Don’t wait! These units are already half sold. Contact Shiva Anaraki today to learn more about making one of these beautiful North Vancouver townhouses your home.

Shiva Anaraki 604.354.8797 off. 604.688.6315 // fax. 604.688.6316 // shivaa@royalty.ca // www.royalty.ca

901-1320 Chesterfield Ave North Vancouver

$699,900

2288 Chesterfield Ave North Vancouver

$569,000

Sina Tajbakhsh - 778.895.6245

Arman Sadeghi - 604.834.8383

VIEW! Great South East Corner unit in Vista Place with ocean view, huge balcony a masterpiece in design & quality by Intracorp Development. This 2 bedroom suite offers open floor plan, insuite laundry, bright kitchen with view and SS appliances. Vista Place is conveniently located in Central Lonsdale area and only minutes away from shopping, restaurants, transit, grocery stores, schools, & more!

Large 3 bedroom plus den townhome, centrally located. It features a gourmet kitchen with cherry cabinets, SS appliances, granite countertops,and hardwood floors. The upper level has 2 bedrooms including a lovely ensuite. The fully finished lower level features another large ensuited bedroom and den. This home takes full advantage of its corner location offering privacy and views in 2 directions.

SO

LD

North Shore

1901-1320 Chesterfield Ave North Vancouver

$1,688,000

35-550 Browning Pl North Vancouver

$629,000

Fara Ghafari - 604.723.0721

Oscar Barrera - 778.228.2811

Rare opportunity to own One of a Kind PENTHOUSE with your own PRIVATE ROOF TOP PATIO offering Hot tub,Gas Fire place, Gas BBQ hook up and an amazing unobstructed views. This large Penthouse in Vista Building comes with high end appliances, view from every room and 2 gas fire places. If feels like a large 3 bedroom house with a back yard but has the convenience of living in a condo.

Stunning move in ready Townhouse! From its incredibly large garage to storage space throughout, you experience true Open Concept living. A colossal living space for the kitchen, dining area and Living room, it really is the space forthe family to spend time together and entertain. The upper floor has brand new flooring and upgraded closets. This is truly a beautiful family home, in a phenomenal area of prestigious North Vancouver.

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ROYALTY LISTINGS

ROYALTY LISTINGS - NORTH SHORE

1184 Kings Ave West Vancouver

$2,848,800

1507 Haywood Ave West Vancouver

$1,438,000 Kam Nouri - 604.771.6996

This home located in Ambleside is steps to the top-rated Ridgeview School and built by M Lux Homes Inc. The main floor features a gourmet kitchen with Sub-Zero/Miele., family room, formal living room, and large dining area. 3 bedrooms up, all ensuite, make this the perfect family home. The master bedroom has a private patio and spa-like en-suite. 3 additional bedrooms in basement.

Ambleside, fully renovated house with a bonus one bedroom suite with its own laundry, total of 4 bedrooms and 2 baths, with French provincial ambiance, hardwoo d and cork floors, topof-the-line appliances. French doors open into huge covered patio looking into a beautiful backyard. Walking distance to the beach, shopping, park, school and transit.

LD

Omid Mashinchi PREC*- 604.771.6996

SO

ROYALTY LISTINGS North Shore

ROYALTY LISTINGS - NORTH SHORE

651 Inglewood West Vancouver

$2,290,000

PH1-540 Waters Edge Cr West Vancouver

$1,470,000

Saleem Dhalla - 778.322.5040

Fara Ghafari - 604.723.0721

A gated private bridge gets you to your custom new home of your dreams.Walk down to the creek, on your own property and explore nature in Cedardale, West Vancouver. Must view to appreciate this niche property as it truly is one of a kind. Call Listi ng Agent for private showing and for more detailed information on this gorgeous lot. LAND assessed at $2,723,200

Like new rarely occupied - Elegant PENTHOUSE with wrap around balcony. Very private with view of Capilano River and Lions Gate Bridge. Built by world-renowned architect Robert A.M Stern. Large den can be used as 3rd bedroom. Features include: Miele sub zero kitchen appliances, Eggersman cabinetry from Germany, Blanco undermount sinks. Tons of amenities. Do not wait - it will not last.

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ROYALTY LISTINGS

ROYALTY LISTINGS - NORTH SHORE

Photo by velkr0

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Vancouver

Vancouver

2106-1500 Hornby St Vancouver

$899,000

2204-1188 W Pender St Vancouver

$769,000

Reza Mousavy - 604.805.6646

Robert J. Rivington - 778.994.1747

Spectacular view of False Creek & English Bay! Southeast corner 2 bedroom 2 bath suite at “888 Beach” complex. Quiet yet convenient location along seawall. Great layout with hardwood flooring throughout, 1266 sq.ft., 9’ ceiling, spacious rooms, deluxe furnishings,gourmet kitchen w/ granite counters, 2 balconies.

Master ensuite w/ jacuzzi tub. Quality building, indoor swimming pool, gym, garden/courtyard.

Fantastic views from this jewel in Coal Harbour. This is a very private corner unit in this ultra modern 5 yearold building.

Unobstructed views of Stanley Park and Grouse Mountain await you after a hard day at the office. This condo also features granite countertops and top-of-the-line appliances. The ensuite bathroom and bedrooms are full size, giving this spacious and bright condo a luxury feel.

1104-1219 Harwood St Vancouver

3202-1499 W Pender St Vancouver

Vancouver

ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

$249,000

$2,790,000

Yvon Justin Cote - 604.961.5493

Thomas Chung - 604.657.3005

A perfect investment, home or pied-a-terre. Welcome to The Chelsea. Ideally located a few blocks from the beach and Davie Village. A very tastefully renovated 1 bedroom corner unit has loads of light and a spacious balcony. It has refurbished parquet floors, crown mouldings, new lighting, new designer kitchen and bathroom. “The Chelsea” has updated plumbing, elevator and roof. It has a shared rooftop deck boasting 360 degree views.

This premium unit has a stunning 270 degree of view of Coal Harbour. The latest architectural Coal Harbour landmark with almost 1800 sq ft size unit offers exquisite two bedrooms, two ensuite bathroom, open space office, Dada kitchen systems and Gaggeneau/SubZero appliances. Only two homes per floor will assure you with very privacy, security, and tranquility. Move in anytime. Easy to show.

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PH-1188 W Pender St Vancouver

$5,980,000

3475 Inverness St Vancouver

ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

$685,000 Arman Haidari Khabbaz- 778.840.1690

It feels like the world is beneath your feet.This breathtaking living space has the most wonderful North West exposure, panoramic mountains and ocean view. A truly architectural masterpiece of 3,035 SqFt that includes 4 Bedrooms, 5 Bathrooms , 1 Office/ Den and exclusive use of rooftop deck, pool & hot tub. High end appliances, granite counter top, air conditioning system, and open floor plan are among unique features of this penthouse.

Canada West is proud to bring you BOURNA, an artistic collection of 9 attached townhomes in the heart of the vibrant Kensington-Cedar Cottage neighborhood. Each of its multi-level, 2&3 bedroom units have front and/or back patios on main floor with underground & gated parking, storage & bike rooms. Units have a gorgeous & spacious floorplan design & are equipped with best in class finishing & home appliances.

1181 E 19th Ave Vancouver

1191 E 19th Ave Vancouver

Vancouver

Soroush Babaeian - 604.729.4534

$610,000

$655,000

Arman Haidari Khabbaz- 778.840.1690

Arman Haidari Khabbaz- 778.840.1690

Canada West is proud to bring you BOURNA, an artistic collection of 9 attached townhomes in the heart of the vibrant Kensington-Cedar Cottage neighborhood. Each of its multi-level, 2&3 bedroom units have front and/or back patios on main floor with underground & gated parking, storage & bike rooms. Units have a gorgeous & spacious floorplan design & are equipped with best in class finishing & home appliances.

Canada West is proud to bring you BOURNA, an artistic collection of 9 attached townhomes in the heart of the vibrant Kensington-Cedar Cottage neighborhood. Each of its multi-level, 2&3 bedroom units have front and/or back patios on main floor with underground & gated parking, storage & bike rooms. Units have a gorgeous & spacious floorplan design & are equipped with best in class finishing & home appliances.

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ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

2200-1280 Richards Street Vancouver

$3,799,000

2506-939 Homer St Vancouver

Paolo H. Cartocci - 604.728.6898

$1,328,000 Ali Javon - 604.657.2999

Welcome to The Pinnacle. It’s my pleasure to present this prestigious 3 Bedroom, 4 Bath condo in the heart of Yaletown. With approx. $120K worth of renovations, this luxury unit contains new s/s appliances, tile flooring, and granite countertops. All bedrooms contain full ensuite bathrooms. Incredible False Creek, city and mountain views. Enjoy exclusive amenities such as 24 Hour concierge, newly renovated pool, exercise room and sauna.

1711-1331 Alberni St Vancouver

607-980 Cooperage Hwy Vancouver

Vancouver

Sophisticated and elegant 3,156sf full floor living that has been custom made. This unit is designed and constructed by Robert Ledingham & Asso. with nearly $1 million in custom design. A secured elevator takes you directly to your own stunning foyer with north patio exposure. An entertainers delight featuring 360° of living space with enormous & extravagant gourmet kitchen & bar with south and north patios boasting fantasticYaletown views.

$509,000

$858,000

Vince Nazari - 778.999.7999

Amir Soltani - 604.786.2584

Bright east-facing 2-bedroom & den + den storage at THE LIONS. High floor with partial views of Coal Harbour, water and mountains. Functional layout, no wasted space. in suite Laundry, 1 parking and 1 locker. 24-hour concierge in this ideal location.

Amenities include 2 guest suites, large gym, clubhouse, sauna, billiard room, underground secured parking & storage locker.

Excellent opportunity to purchase this recently renovated unit.

Open floor plan with new hardwood flooring, euro-inspired finishings. Enjoy the serene and soothing atmosphere of this 2 bedroom and den featuring unobstructed views of False Creek. The perfect city residence to call your home with your own concierge and amenities of the “Espirit Club” equipped with a full gym, yoga room, pool, jacuzzi, steam room, sauna, two party rooms with kitchens, a meeting room, a bowling room, and a theater.

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2802-939 Expo Blv Vancouver

$589,000

1107-1010 Howe St Vancouver

ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

$1,198,000 Daniel Preston PREC*- 604.617.5981

Great South East Corner unit in MAX II Tower, a masterpiece in design & quality. Gorgeous wrap-around views of False Creek & city from this 2 bedroomm + den & flex space. Includes granite counters, outdoor balcony, underground parking, concierge service, pool, gym, and much more

Private elevator & parking, air conditioning, massive master bedroom suite with private bath & balcony. 2 additional large bedrooms w/balcony, large open concept, renovated. Ready to move in. Wood burning fireplace, views, usable functional layout.

5-1250 W 6th Ave Vancouver

3401-1028 Barclay St Vancouver

Vancouver

Sina Tajbakhsh - 778.895.6245

$608,000

$1,090,00

Leigh Walker - 604.313.7607 Karim Lalji - 604.782.1424 Highly sought after “Silver” development with an incredible view “Patina” by Concert Properties in the centre of downtown to wake up to every morning. Dynamic reverse floorplan is very Vancouver. Panaromanic views from this 34th floor, 2 bdrm & adaptable with two generous sized bedrooms, two full bath- den/2 bthrm home with quality finishes including geothermal rooms and den. Quick and DIRECT access to False Creek sea- air-con, 9’ ceiling, Italian porcelain tile floors, gourmet kitchen wall, parks and all that Vancouver living has to offer. TWO side with Miele appliances and spa inspired bathroom. Upmarket by side PARKING. Granite counters, stainless appliances, hard- building amenities with concierge, rooftop club, and more. Live, woods and LOW STRATA FEES too! Brand new washer/dryer. work and play from this home in the heart of downtown.

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Penthouse 1188 W Pender St Vancouver

$5,980,000

FEATURES Price: Type: Bedrooms: Bathrooms: Built:

$5,980,000 Penthouse Suite 4 5 2008

Size: Deck: Maint. Fee: Taxes: Amenities:

3,035 sqft 2,866 sqft $1,386 $13,500 Gym, sauna, private pool & hot tub, storage.

private rooftop pool

private rooftop patio

This is it. Well priced, well kept building in Coal Harbour

area. Suite is well laid out, very functional floor plan. Close to transit and Skytrain stations. A generous size two bedroom unit, over 1000 sq ft of livable space. Northeast exposure. Call now for an appointment.

Coal Harbour - a great location to live or invest. One bedroom and den executive suite in the heart of prestigious area with views of the mountains and water. Features include open gourmet kitchen and premium contemporary finishings.Fresh paint and new flooring.

Ready product for immediate possession. 2 bedroom unit with 2 full baths and a finished floor area of 1040 sq ft.

Sapphire, the Coal Harbour "jewel" is only minutes away from financial district and transit and Skytrain stations. Only 2 blocks to Coal Harbour Waterfront Park. Location!

Location!

SAPPHIRE - Located at Coal Harbour, NE corner water & mountain VIEW unit on 18th floor with spacious 2 bedrooms + den, insuite laundry & 2 full baths, high end finished kitchen with granite tops, Bosch S/S appliances.

Steps to D/T financialcore, shopping on Robson Street, Skytrain & public transportation. Parking #206, storage locker #48. Showing with notice please. All measurements are approximate. Buyer to verify.

S oroush Babaeian C ELL O FFICE F AX

604.729.4534 604.688.6315 604.688.6316

Royalty Group Realty info@royalty.ca www.royalty.ca

2003-950 Cambie St Vancouver

$548,800

3002-233 Robson St Vancouver

$679,000

Omid Mashinchi PREC* - 604.771.6996

Fara Ghafari - 604.723.0721

1137 sqft of living space on the edge ofYaletown. This 2 bedroom + den home offers spacious rooms and a master bedroom with walk-in closet and ensuite bath. There are partial views of the ocean and plenty of natural light.The den could easily be converted into a bedroom. The building has great amenities with a pool, jacuzzi, sauna, and updated fitness centre. Close to shopping, restaurants, and everything Yaletown has to offer.

Imagine waking up to the beautiful view of the ocean and north shore mountains. This unit offers great layout with bedrooms separated for privacy, open floor plan with a beautiful view from every room. 2 bedroom, 2 baths with a very good sized den and in suite storage. Walking distance to library, BC Place, Costco, restaurants, shopping and entertainment. Rented @ $2300 per month - tenant would like to stay.

2608-1239 W Georgia St Vancouver

1604-1212 Howe St Vancouver

Vancouver

ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

$519,800

$377,888

Soroush Babaeian - 604.729.4534

Saleem Dhalla - 778.322.5040

1 BDR+ Den, two balconies! Sweeping views of Lions Gate Bridge & the North Shore mountains! Great layout with an open kitchen and large BDR that has direct access to the bathroom. 9’ ceilings and granite counters. Amenities incl. storage, secured underground parking, 24 hr. concierge service, pool, gym, sauna, games room, meeting rooms, party room & two furnished guest suites. More than $30,000 in renovations and upgrades!

591 sqft in a rain screened building built by Wall Financial. An efficient stylish & trendy 1 bedroom & 1 bathroom w/balcony facing South West in a building that is steps from Yaletown,West End, Robson Street & Sunset Beach. An efficient floor plan that maximizes space & natural light. this stunning corner sub-penthouse is the perfect layout with an open concept living room and great views.1 Parking and Pets/Rentals Allowed.

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705-2550 Spruce St Vancouver

$679,000

1107-535 Smithe St Vancouver

ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

$579,000 Oscar Barrera- 778.228.2811

Luxurious 2 bedrm with gorgeous views of False Creek and North Shore Mountain with spacious dining room/living room, open Gourmet Kitchen with fully integrated appliances,hardwood flooring,very centrally located near Broadway & Oak, unit received many developer upgrades.

Award winning Dolce at Symphony Place located in the heart of downtown Vancouver. This luxurious corner suite features 2 bedrooms and a versatile flex, 2 full bathrooms, top-of-theline appliances, hard wood floors, fantastic city views. Building amenities include: gym, lounge, hot tub and steam room, indoor and outdoor children’s play area, rooftop garden. Comes with 1 parking garage and storage locker. Easy to view.

4108 Yuculta Cr Vancouver

802-1277 Melville Vancouver

Vancouver

Jenny Wang PREC* - 604.780.4725

$1,388,000

$869.900

Robert Rivington - 778.994.1747

Fara Ghafari - 604.723.0721

This beautiful home features heated tile floor in the open kitchen, granite countertops with a 48� gas range. The entrance has heated granite floors and vaulted ceilings leading to 4 bedrooms and 2 bathrooms upstairs. The lower level has a 4 bedroom, selfcontained mortgage helper. (Average $3000/month). The backyard has many features, including heated outdoor pool, hot tub, elevated deck, a fish pond/waterfall and a Japanese garden.

The Flatiron, a unique Vancouver building located in desirable Coal Harbour with only two suites per floor! This sleek 2 bed, 2 bath home is sure to please with impressive views of the Coal Harbour Marina, the North Shore Mountains and Stanley Park from the floor to ceiling living room windows and the spacious balcony. The kitchen is adorned with top of the line appliances, granite countertops, tiled back splash and maple flooring.

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SO LD

ROYALTY LISTINGS

ROYALTY LISTINGS - VANCOUVER

405-888 Hamilton Vancouver

$369,500

2405 565 Smithe St Vancouver

$748,800

Saleem Dhalla - 778.322.5040

Omid Mashinchi PREC* - 604.771.6996

‘Rosedale Garden’ is a problem-free building w/a proactive strata council/live-in caretaker. Great amenities! Spacious 622 SqFt 1-bedroom with insuite laundry & insuite storage (can be used as a den). Bedroom has huge closet + an additional large closet at the hallway. 1 secured underground parking & 1 storage locker! Short walk to waterfront, great restaurants, shows & games! Move in now or buy as a rental income unit

Great Value/ Priced Sharp. Northeast 2 bedroom, 2 bath plus flex office or stora ge room at VITA in YALETOWN showcases mesmerizing city & mountain vistas.

school of real estate

GET LICENSED IN 6 WEEKS! GUARANTEED TO PASS OR YOUR MONEY BACK

DO YOU WANT TO BECOME A :

23% 54%

REALTOR®

23%

MORTGAGE BROKER On your own: fail first attempts pass first attempt never finish course

STRATA MANAGER PROPERTY MANAGER

CONTACT US :

With us : 100% PASS

PHONE (604) 831-7467 WEB : WWW.REALTYCOURSE.CA - 48 -

Burnaby & New Westminster

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Burnaby, New Westminster

Photo by Kenny Louie.

ROYALTY LISTINGS

ROYALTY LISTINGS - NORTH SHORE

ROYALTY LISTINGS Burnaby & New Westminster

ROYALTY LISTINGS - BURNABY, NEW WESTMINSTER, COQUITLAM

2408-4888 Brentwood Dr Burnaby

$425,000

316-340 Ginger Dr New Westminster

$197,000

Fara Ghafari - 604.723.0721

Rashid A. Lalani - 604.721.7049

Amazing South East View: mountains, city & bridges. Walking distance to shopping, public transit & sought after schools. Short drive to SFU & BCIT. Excellent positive cash flow investment property or live in. Lovely 2 bedroom, 2 bathroom with chef inspired kitchen with Stainless Steel appliances and granite kitchen counter tops. Electric fire place, good size balcony. Rented at $1650.00/month. Tenants would like to stay.

Great investment opportunity and great for 1st time buyers too!

Well kept top floor unit at Fraser Mews. Spacious 2 bedroom unit in great location - close to Canada Games Pool, Queens Park & transit. This location with mature gardens is tucked away just off McBride in a very secluded and quiet location. Building has a newer roof and healthy contingency fund. Pets and rentals permitted.

409-808 Sangster Pl New Westminster

579 Colby St New Westminster

$388,000

$779,000

Kam Nouri - 604.537.4463

Aly Sachedina - 604.351.3917

Beautiful 2 bedroom & den at the Brockton! Located on TOP FLOOR! corner unit, Great open layout! Bright Living/ Dining Room with cozy electric fireplace and access to the convenient covered balcony. Master Bedroom boasts a large walk-in closet. 9’ ceilings. Designer colors throughout. Steps to shopping, schools, transit, and more. Nothing to do but move in!

Amazing value! Fantastic location, the property sits on a quiet, family friendly dead end street and offers a wide selection of public and private schools nearby. Enjoy the luxury of a large 50’ x 123’ lot! Beautiful backyard with 2 decks, a vegetable garden and plenty of room for the kids to play. Inside features gorgeous oak hardwood flooring, 3 bedrooms up and 2 down. Separate kitchen in the legal suite below! Too many features to list!

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ROYALTY LISTINGS

ROYALTY LISTINGS - BURNABY, NEW WESTMINSTER, COQUITLAM

Photo by Bradley Davis - BackpackPhotography

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Surrey & Beyond

Surrey & Beyond

ROYALTY LISTINGS Surrey & Beyond

ROYALTY LISTINGS - SURREY & BEYOND

4-6300 London Rd Richmond

$467,000

204-1189 Eastwood St Coquitlam

$345,000

Paolo H. Cartocci - 604.728.6898

Pat Taleghani - 778.227.0056

Experience this 1276 sqft townhouse in a family-oriented neighbourhood with open bright northern exposure and unrestricted views of the North Shore mountains. 3 large sun absorbing balconies! Elegant tiled kitchen floors, granite counter top ensuite, and 9’ ceilings with plenty of room to spare. The perfect starter home or downsize to tranquility, only a short walk away from shops and restaurants. Well priced and below assessment value.

This private corner unit 3 bedroom and 2 bathroom, on the 2nd floor has plenty of living space plus a covered deck to enjoy the outdoors. This unit is updated with new laminate floors, paint and stainless steel appliances in Oct,2010. Excellent location, enjoy the pool,spa,racquetball court and exercise gym. Southeast facing and close to all amenities in the heart of Coquitlam.

3145 Silverthrone Dr Coquitlam

2570 Coast Meridian Rd Port Coquitlam

$1,249,000

$546,000

Aly Sachedina - 604.351.3917

Aly Sachedina - 604.351.3917

Fabulous Westwood Plateau home with UPDATES! This elegant home boasts 7 bedrooms & 7 bathrooms A triple garage, massive driveway and generous finishing work throughout & more!

4 large bedrooms all with separate bathrooms. Huge master featuring a walk-in closet, wet bar, fireplace and private patio.

Office can be used a bedroom w/full bathroom. Basement includes media room and 3 bed/2 bath suite!

Your search for the perfect family home stops here. With all levels of school within walking distance, new flooring on main and all new bathrooms, this home delivers value, luxury & convenience. This residences boasts a fantastic layout with 4 bedrooms & 3 bathrooms, soaring 14ft high ceilings in living room, Open kitchen, fantastic front and rear yard space for family and friends.

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209-10088 148th St Surrey

$229,000

13688 112th Ave Surrey

$469,900 Ayla Berenjian - 778.855.7865

Priced to Sell, this 2 bedroom in the heart of Guildford is perfect for your first home purchase. Located minutes away from Guildford Mall, Rec Centre, and the highway, this well laid out unit also offers amenities such as a tennis court, gym and outdoor swimming pool. Incredible Value!

This fully renovated 4 Bdrm, 3.5 Bathroom is centrally located between both bridges. Large south-facing flat backyard below huge wrap around deck. Inside feels like a brand new house!

125-6671 121st St Surrey

107-12233 92nd Ave Surrey

Surrey & Beyond

Ali Javon - 604.657.2999

$359,900

ROYALTY LISTINGS

ROYALTY LISTINGS - SURREY & BEYOND

$355,000

Rashid A. Lalani - 604.721.7049

Fahad Abrahani - 778.316.2506

This beautiful townhome is located in Salus, an international award-winning project Lots of playground, gardens, beautiful landscaping and amenities including a club house with fitness centre, pool and much more! This very spacious townhome was a ‘Show Home’ featuring fabulous designer paint, special light fixtures, stainless steel appliances & designer cabinets. Desirable location with shopping, transit, and schools nearby.

Well kept 3 level townhouse, gated complex with two secured separate access. This townhouse offers 3 beds & baths, plenty of parking. Minutes to bus stop and 5 minutes drive to Scott Road SkyTrain station. Walking distance to Kirk Bride Elementary School and LA Matheson Secondary School and Parks. It has a patio for you to enjoy your summer BBQ. It also has an open balcony on the other side of the townhouse. Great deal!

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ROYALTY LISTINGS Surrey & Beyond

ROYALTY LISTINGS - SURREY & BEYOND

404-6390 196th St Langley

$184,900

109-11935 Burnett St Maple Ridge

$209,900

Nicholas Alexander - 604.910.7815

Farshad Nasirbeigi - 604.839.3973

Well kept 1 bed penthouse condo in central Langley. New appliances, fresh carpets in bedrooms, and too many updates to count!

Open concept floorplan with large rooms & lots of natural light.

Laminate flooring in main living area, gas fireplace, tons of storage, in-suite laundry and a big balcony with mountain views. 2 covered parking stalls, new roof and decks. Pride of ownership evident in this proactive strata with healthy contingency!

Kensington Park by Quardra Homes! This 1 bedroom + den unit features kitchen with granite counters and breakfast bar, soft close doors & stainless appliances. Living room with remote controlled electric fireplace. Spacious master bedroom with a/c & walk through closet to the bathroom. Den with closet. Workout room with bike treadmill & elliptical trainer. Quality built complex with low strata fees. Close to shopping and all amenities.

7731 Swift Dr Mission

34720 Immel St Abbotsford

$219,900

$329,000

Rashid A. Lalani - 604.721.7049

Mahmood S. Ahamed - 604.618.0039

Great opportunity! Beautifully renovated 3 bedroom rancher, great lot size, very desirable location and priced for quick sale.

New floor, kitchen with newer counter tops, new paint, it’s a perfect home for first time home buyers and investors! Located on a quiet cul-de-sac, walking distance to transit, schools and hospital. Outdoor boasts a large patio and hot tub/spa. Detached workshop as a bonus.

If you are looking for an investment property or a beautiful character home with a large fenced private lot backing onto greenspace in a quiet area in E. Abbotsford, here it is. This lovely 3 level split home boasts 4 Bedrooms, 2 full bathrooms, a private deck/ patio directly overlooking a sloped green space, double car garage, large rec room, a Fully Fenced Yard and much more. Great schools and parks all within walking distance. Bonus RV parking.

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100-8232 120th St Surrey

Lease: $14.00/sqft

201-8232 120th St Surrey

Lease: $441/month

Daniel Preston PREC* - 604.617.5981

Daniel Preston PREC* - 604.617.5981

HIGH EXPOSURE - Ground Floor facing Scott Road, direct access, fully renovated, move in condition, high and finishings, some furniture, formerly a financial office (3 months usc).

Building under New Ownership - 3 offices & reception.

Second floor unit, top of stairs looking at main entrance. Gross rent of only $441.00 per month, can be combined with unit 251 (583 sq.ft.) for a total of 1,024 sq.ft., professional tenants, new building ownership, TI’s available.

210-8232 120th St Surrey

240-8232 120th St Surrey

Lease: $1,497/month

Lease: $1,025/month

Daniel Preston PREC* - 604.617.5981

Daniel Preston PREC* - 604.617.5981

HIGH EXPOSURE Second Floor Corner - Facing Scott Rd. @ 82nd, 3 large offices and reception, professional building under new ownership, free underground and lot parking. Gross Rent $1,497 per month, Landlord Incentives Available.

If you are looking for an investment property or a beautiful character home with a large fenced private lot backing onto greenspace in a quiet area in E. Abbotsford, here it is. This lovely 3 level split home boasts 4 Bedrooms, 2 full bathrooms, a private deck/ patio directly overlooking a sloped green space, double car garage, large rec room, a Fully Fenced Yard and much more. Great schools and parks all within walking distance. Bonus RV parking.

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Commercial

Commercial Listings

ROYALTY LISTINGS

Photo by Pete Hogan

ROYALTY LISTINGS Commercial

ROYALTY LISTINGS - COMMERCIAL

203-938 Howe St Vancouver

Lease: $40.00/sqft

2275 E Hastings St Vancouver

$348,000

Daniel Preston PREC* - 604.617.5981

Kam Nouri - 604.537.4463

Fully furnished office, just move in & start working, short or long term lease available, across from the Vancouver Courthouse, A/C, boardroom available N/C, concierge, flexible terms, easy to show.

This ground floor commercial strata unit is located in the very busy 2200 block of East Hastings St and less than 2 blocks from the well travelled Nanaimo Street. This unit is 800 SF with one parking stall. Currently is owner occupied as a print shop.

1509-788 Hamilton St Vancouver

1814 Marine Dr West Vancouver

$40,000

$349,000

Michael Hickey - 604.762.6429

Karim Lalji - 604.782.1424

Profitable dog walking business. Owner responsible for bookings & accounting only. Annual profit over $26,000 with lots of room for growth. New owner must relocate office to home or other.

Business is home based & would need to relocate.

Well known, busy, profitable and long established dry cleaners in West Vancouver. Affluent and repeat client base. Dry Cleaners is well known for high quality cleaning and very good service. New Machinery added over the last 2 years.t

119-1190 Marine Dr North Vancouver

30-1835 56th St Tsawwassen

$299,000

$399,000

Michael Hickey - 604.762.6429

Michael Hickey - 604.762.6429

Bird lover alert. North Vancouver franchise catering to backyard birders. Sales over $650K/year, profits to owner/operator over $125K/year. Owners downsizing to one store so they may spend more time together.

Premium women’s only and co-ed fitness centre with excellent equipment and a large member base. Gross sales over $800K/ year with profit to the absentee owner over $120K/year.

Equipment appraised value over $200K.

3000 Christmas Way Coquitlam

CONFIDENTIAL

$329,000

$1,500,000

Michael Hickey - 604.762.6429

Michael Hickey - 604.762.6429

2 locations women’s only fitness centre. Annual sales over $1.3M with profit to the absentee owner over $200K/year and growing.

Recently appraised equipment value over $400K.

Lower Mainland high-end wood frame residential construction company with over 10 years of exceptional work. Annual sales over $5M with profits to the owner/operator of $500K/year.

Includes future contracts worth over $2.5M.

CONFIDENTIAL

$799,000 Michael Hickey - 604.762.6429

Very popular and profitable artisan bakery and cafe, servicing both retail and wholesale clients. With over $1.3 Million in sales annually and profits over $270,000 per year.

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ROYALTY LIVING - FALL 2013

CUSTOM HOMES BUILDING

INTERIOR DESIGN

ARCHITECTURE + BUILDING DESIGN

KITCHEN + BATHROOMS

APARTMENT RENOVATIONS

FLOORING

Showroom Location 914 Main Street, Vancouver BC

604 801 5720

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Paolo Cartocci

paolo@cartoccirealestate.com 604.728.6898

Experience a one of a kind living space in the heart of Yaletown at the renowned GRACE Sophisticated and elegant 3,156sf full floor living that has been custom made. This unit is designed and constructed by Robert Ledingham & Asso. with nearly $1 million in custom design. Finger print access throughout building and a secured elevator takes you directly to your own stunning foyer with north patio exposure.

An entertainers delight featuring 360째 of living space with enormous & extravagant gourmet kitchen & bar with south and north patios boasting fantastic Yaletown views. All the natural light you could want!

Not to mention 2 spacious walk-in closets in the master bedroom, and a full laundry room with plenty of storage space. Apartment also comes with 3 parking & large storage. A limo service is available for residents.

2200 - 1280 Richards Street, Vancouver Price: $3,799,000

Type: Apartment Beds: 3 Baths: 4 Built: 2008 Size: 3,156 Sq.Ft. Mnt Fee: $1,184 Taxes: $12,237 (2012)

Call Paolo for your private showing today!

604.728.6898 Paolo Cartocci Royalty Group Realty www.royalty.ca 604.688.6315