Royalty Listings Magazine // Issue 5

WHY LEASE? OWN YOUR OFFICE SPACE p.15

Mortgage guide

Fixed vs.

Variable PAGE08

PAGE12

tips from our

feature realtor速

60

+

Commercial Residential

Listings

Residential Listings

232 188 Keefer Pl, Vancouver

2207 689 Abbott St, Vancouver

#

iman mogadam 1,200 sq.ft • 2 bedrooms & 3 bathrooms City & harbour views Close to shopping & transportation

#

iman mogadam 1025 sq.ft • 2 bedroom & 2 bath Bright corner unit • False Creek view Close to shopping & transit

$635,000

1605 1178 Heffley Cr, Coquitlam

$549,950

1806 1178 Heffley Cr, Coquitlam

#

#

iman mogadam 650 sq.ft • 1 bedroom, 1 bath Spacius balcony, unobstructed city view Close to shopping, schools, transit

iman mogadam 630 sq.ft • 1 bedroom, 1 bath Spacius balcony, unobstructed city view Close to shopping, schools, transit

$259,950

$259,950

1844 Bowser Av, NorthVancouver

iman mogadam & alice ristak 1295 sq.ft • 2 bedroom, 2 bath Fully renovated • New furnace Close to shopping & Lion's Gate bridge

$639,000

9 46058 Bridle Ridge Cr, Sardis

#

iman mogadam 3300 sq.ft • 5 bedroom, 4 bath Quiet cul-de-sac • Moutain views Seperate entry basement

$508,000

902 689 Abbott St, Vancouver

#

iman mogadam 935 sq.ft • 2 bedroom & 2 bath Northeast corner unit Close to shopping & transit

$515,950

5009 Teskey Rd, Sardis

iman mogadam 3584 sq.ft • 5 bedroom, 4 bath Custom home with open kitchen Large bedrooms, walk-in closet

$492,000

1085 Chamberlain Dr, NorthVancouver

iman mogadam 3,885 sq.ft • 4 bedrooms, 4 baths Fabulous family home Fully finished basement

$979,000

1370 Hope Rd, NorthVancouver

Iman Mogadam

604.721.6209

Talk2Iman@gmail.com www.vancouver888homes.com

$1,148,000 2801 sq.ft • 5 bedroom, 5 bath Custom built, brand new Fully finished basement, heated floors

Built on Trust, Integrity, & Results 4416 Parliament Cr, NorthVancouver iman mogadam 604.721.6209

I

mmaculate home in the prestigious Forest Hills area of North Vancouver. Renovations are now complete & ready for move in. New kitchen, new paint, asphalt repaired, landscaped garden, etc, etc. This 5 bedroom, 6 bathroom home boasts some exceptional finishing complemented by its superb location. On the main floor you have a large reception room, a dining room, a brand new open kitchen with stainless steel appliances and granite countertops, an equipped Chinese kitchen, and a laundry room with a brand new washer & dryer. Upstairs you have 3 bedrooms, plus the master with a large walk-in closet and a 6 piece ensuite, including a double jetted bath tub. Intercom in every room. New alarm system.

$1,550,000

#1209

788 Hamilton St, Vancouver

#PH3801

1438 Richards St, Vancouver

soroush babaeian

reza mousavy

1,103 sq.ft • 2 bedrooms & 2 baths Spacious and functional Less than one year old, priced to sell Great investment

2,514 sq.ft • 3 bedrooms & 4 baths Private floor penthouse in Beach Crescent 360 view of English Bay, False Creek, North Shore & city Redesigned & upgraded

$2,950,000

$599,000

#7

4099 Whistler Wy, Whistler

5479 Blueberry Ln, NorthVancouver

alan charlton

farzad kossari

1,796 sq.ft • 5 bedrooms & 3 baths Mere steps from the Gondola's 3 spacious levels of luxury living, recently restored Patio, hot-tub, steam room, skylights in master

4,082 sq.ft • 5 bedrooms & 5 baths Fully remodeled • Finished basement with seperate entrance Brand new appliances Child friendly cul-de-sac, close to school

$2,395,000

$1,439,000

4706 Barker Cr, Burnaby

omid khosravi 1,980 sq.ft • 4 bedrooms & 2 baths Soild house with 2 bedroom basement Close to school & transit

404 3628 Rae Av, Vancouver

pedram naimi 750 sq.ft • 1 bedrooms & 1 baths Corner suite penthouse Close to Metrotown & transit

$789,000

401 1415 Georgia St, Vancouver

#

mohammed vaziri 1,350 sq.ft • 2 bedrooms & 2 baths Views of English Bay Desirable area

2802 928 Beatty St, Vancouver

omid mashinchi 864 sq.ft • 2 bedrooms & 2 baths View of False Creek and mountains Renovated

$549,900

#

mohammed vaziri 500 sq.ft • 1 bedroom & 1 bath Yaletown Park, close to everything 1 parking and 1 storage

$355,500

$294,900

2904 1255 Seymour St, Vancouver

#

maryam hassanian 480 sq.ft • 1 bedrooms & 1 baths Panoramic ocean view Minutes from shopping & skytrain

2219 244 Sherbrooke St, New Westminster

#

daniel preston 805 sq.ft • 2 bedrooms & 2 bath Open layout, upgraded kitchen Easy access to transportation

$275,000

$375,000

$690,000

#

1802 928 Homer St, Vancouver

#

331 1633 Mackay Av, NorthVancouver

#

farid hosseini 713 sq.ft • 1 bedrooms & 1 baths Open kitchen with bar, granite counters Very convenient location

$399,000

311 122 E 3rd St, NorthVancouver #

james walker 720 sq.ft • 1 bedroom & 2 baths Close to SeaBus transit and shopping Spacious with open kitchen

$339,999

742 Millyard BB, Vancouver

james walker 1193 sq.ft • 2 bedrooms, 1 baths Envelope & roof work paid for Seconds from sea-wall & shopping

817 Grover Av, Coquitlam

maria belanic 8,850 sq.ft • 5 bedrooms & 3 baths Great neighbourhood Updated kitchen & covered sun-deck

$475,000

1120 West 33rd Av, Vancouver

mohammad vaziri 4,435 sq.ft • 6 bedrooms & 6 baths Spacious family home in desirable area Separate entries

12 2355 Madison Av, Burnaby

omid khosravi 860 sq.ft • 2 bedrooms & 2 baths Upgraded with hardwood floors Minutes from mall & skytrain

$419,000

omid khosravi 856 sq.ft • 2 bedrooms & 1 baths View of river & park New laminate flooring, new paint

$269,000

$650,000

212 2055 Suffolk Av, Vancouver

#

soroush babaeian 592 sq.ft • 1 bed & 1 bath Renovated • Low maintenance fees Close to school, shopping, and transit

124 2108 Rowland St, Port Coquitlam

#

omid mashinchi 1,210 sq.ft • 3 bedroom & 2 bathrooms New townhome in the heart of Poco Close to school, parks, & transit

$358,800

$141,900

$2,990,000

#

1805 740 Hamilton St, New Westminster

#

205 275 Ross Dr, New Westminster

#

thomas chung 1,010 sq.ft • 2 bedroom & 2 bath Corner unit with river view Close to school & daycare

$400,000

217 3629 Deercrest Dr, NorthVancouver

#

alice ristak 708 sq.ft • 1 bedroom & den Water views & large private deck Inc parking spaces & locker

$339,900

810 175 W 1st Av, NorthVancouver

202 950 W 58th Av, Vancouver

#

bita ardakani 744 sq.ft • 1 bedroom & bath South facing water view • Den & storage Steps to shoppong, transit & recreation

#

farzad kossari 836 sq.ft • 1 bedroom, 2 baths Heritage-style/conversion home Vaulted ceilings, character windows

110 675 Park Cr, New Westminster

alan charlton 677 sq.ft • 1 bedroom & 1 bath

By Queen’s Park & shopping in-suite laundry & granite counters

102 5500 Andrews Rd, Richmond

#

leigh waker 722 sq.ft • 1 bed & 1 bath Private access from the street Open den area

$289,000

707 200 Keary St, New Westminster

#

dan preston 740 sq.ft • 2 bedroom & 1 bath River & mountain views Close to shopping and transportation

$326,900

cici lam 890 sq.ft • Well-kept building 1 bedrooms, 2 bath Minutes to West Coast Express

$539,000

$459,900

#

201 1570 Prairie Av, Port Coquitlam

#

$319,880

222 55 E Cordova St, Vancouver

#

jan bayer 865 sq.ft • 1 bedrooms & bath Heritage-style warehouse conversion Unique, great open plan

$409,900

$194,500

A312 8929 202nd St, Langley

#

pedram naimi 833 sq.ft • 2 bedroom & 2 baths High end laminate, private balcony Close to shopping & tranit

$273,900

3959 Parker St, Burnaby

farhood hashemian 2,477 sq.ft • Bright open floor plan 4 bedrooms & 4 baths Close to shopping, dining, and schools

$849,000

FFix ixeed d RRat ate v e Rat le iab s. V Var vs aria b l e R a t e Mortgage If you had to pick one rate for the rest of your mortgage life, and your only two choices were a 5-year fixed or a 5-year variable, which would you take?

Sean Manoochehri, MSc Eng, amp • 778.995.5230 Mortgage Consultant

Fixed Rate

Fixed rate mortgage is a mortgage in which the rate and payments of the mortgage are constant and do not change for the life of the mortgage or its term. The 5 year fix rate is set based on the 5 year bond rate of government of Canada.

Pros: • Equal monthly payments over the term of the mortgage Cons: • Usually higher rate and payments comparing to variable rate • You usually end up paying higher interest over the term of mortgage • The penalty is calculated as ird (Interest Rate Differential) or 3 Months interest on the balance of the mortgage whichever is higher. Usually the ird is more expensive penalty.

Variable Rate

Variable rate mortgage is a mortgage in which the rate and also the payments will change depending on the Prime rate of lending in Canada over the term of the mortgage.

Pros: • Lower rate and monthly payments • Historically lower interest paid over the term of the mortgage • Always the penalty is calculated as 3 months interest so lower penalty • Since the penalty is lower you may refinance to lower rate in the middle of the term Cons: • Your rate and payments changes along with Prime over the term – higher risk tolerance needed

Historical Analysis

Based on data from 1950 to 2007, the average Canadian could expect to save interest 90.1% of the time by choosing a variable-rate mortgage instead of a fixed. The average savings was $20,630 over 15 years per $100,000 borrowed. Those who can negotiate big discounts (0.75% off Prime) save money 77.1% of the time by going variable.

Fix Rate Mortgage Forecast

Banks foresee 5-year bond yields climbing to 3.59% by the end of next year. Assuming a typical 1.2 spread above yields, this suggests discounted 5-year fixed rates could rise to roughly 4.79% by year-end 2011.

Variable Rate Mortgage Forecast

Big bank economists expect 4.50% prime rate by end of 2011.

Based on a .70 average discount from prime, this suggests 5-year variable rates in the 3.8% range by year-end 2011.

Conclusion

Most mortgage professionals would take the variable, but that doesn’t mean 5-year fixed rates are irrational. On the contrary, longer-term fixed rates are quite suitable for borrowers who can’t withstand interest rate shocks.

Long story short, variables are still a great bet for many.

But, if you: • Have a tight budget • Are nervous that prime rate could exceed analyst rate • Find an amazing deal on a 5-year fixed …then no one can blame you for paying more for the insurance of a fixed rate.

3006 233 Robson St, Vancouver

#

soroush babaeian 498 sq.ft • Studio tv tower 2 Laminated floor

502 3355 Cypress Pl, WestVancouver

soroush zonuzi 1589 sq.ft • 2 bedroom & den Panoramic south ocean view 190 sq.ft balcony

802 2982 Burlington Dr, Coquitlam

farhood hashemian 720 sq.ft • 1 bedroom & den Walking distance to Coquitlam centre City view, close to everything

207 535 Smithe St, Vancouver

2006 7088 18th Av, Burnaby

amir soltani 606 sq.ft • 1 bedrooms & 1 bath Mountain views Dark hard-wood floors

$307,500

$1,988,000

1206 535 Smithe St, Vancouver

#

milad khavari 664 sq.ft • Large one bedroom flex unit Loft style home, 9'4 ceilings Located in the heart of Downtown

#

milad khavari Stunning one bedroom at "Dolce" 510 sq.ft • Views of Yaletown Great layout, high-end finishes

$589,000

$399,000

#

iman seifi 4,800 sq.ft • 7 bedrooms & 7 bath Base of Grouse Mountain Close to best North shore schools

$1,039,000

$359,000

#

1041 Prospect Av, NorthVancouver

#

303 9143 Edward St, Chilliwack

#

jeannie gagne Bright top floor unit with ac Good size bedroom Walking distance to shopping & more

$189,980

$470,000

1006 1255 Seymour St, Vancouver

#

bita ardakani Bright one bedroom & den City view, floor to ceiling windows Heart of Downtown, close to everything

$360,000

jennifer kwok

michael t. hickey

iman mogadam

justin yvon cote

naser fazli

milad khavari

omid khosravi

daniel preston

jan bayer

saleem dhalla

iman seifi

troy abromaitis

thomas chung

amy nguyen

bita agha hossein

majeed rajabi

hamidreza ahmadian

maria belanaic

hossein yazdi

alice ristak

sonia o’sullivan

mohammad vaziri

matthew mirdamadi

leigh walker

bita fatemi ardakani

paolo cartocci

maryam hassanian

sukhjeet deol

reza mousavy

steven corcoran

naghmeh manshadi

cici

mike mehin

managing broker Soroush Babaeian 604.729.4534

sonny nima & sher nima

farid hosseini

huong do

naser sardari

farzad kossari

samer sahmani

christopher howard

ron sanyal

nataliya pick

parker ray

pedram naimi

farhad sanai

amir soltani

adam mazaheri

hamid teimoori

soroush zonuzi

jenny wang

shahin behroyan

dua arun

bruce keshavarz

randy rudland

mana erfani

hamidreza mokhtarian

mohammad khalilbeigi

farhood hashemian

mel mcconnell

omid mashinchi

james m. walker

alan charlton

kiaffar ghaffari

faye cheveldave

anjula benjamin

jeannie gagne

Pull your own teeth?

Of course not!

afford. Ask about doing accelerated weekly or bi-weekly payments. Take advantage of first time homebuyer incentives. Property transfer tax is waived for first timers. It is 1% on the first 100k and 2% on the balance. Property transfer tax is waived on a purchase price up to $425K. After 425K there is a sliding scale to 450K. rrsp's can also be used. Get informed on how much of them you can use and what restrictions apply.

Legal fees run around $800-1000 depending on whether you are using a lawyer or notary. hst applicable on purchases, don't even get me started! 12% on NEW PROPERTIES with substantial discounts made available. The calculations are complicated and on a sliding scale.

Get help from your realtor®/broker/lawyer.

See what the developer is offering, don't assume they all offer the same form of discounting.

You don't want to get to completion only to find out you need to come up with crazy cash in addition to your down payment because you will When you need dental work you go to a dentist. Why would you get your refund later. not use an agent when you purchase real estate?

There are three type of condos: co-op, leasehold and freehold. Find out from your agent eal Estate can be made easy if you have the right team the differences and the pros and cons to see working for you. First get your financing in order. Use which is best suited for your needs. a mortgage broker or your banker. I'm a fan of brokers. They Work with a realtor® who knows the area you want to live in. It's important your realtor® knows buildings, or is come to you and deal with many banks because they are willing to find out everything about a building for you. Major generally commissioned by the banks they get paid for results. expenses encountered on an older building are usually: Get locked in at all rates for 120 days. Should rates go down building envelope, plumbing, roof, elevators and common call your broker do not assume you'll be re-locked. Know not only how much you can spend but how much you can

R

142 2211 No.4 Rd, Richmond

#

ron sanyal 1,030 sq.ft • 2 bedroom & 3 baths Quiet side of the complex, private yard Close to schools, shopping & transit

$345,000

2501 1200 Alberni St, Vancouver

#

yvon justin cote 1,152 sq.ft • 2 bedroom & 3 bath Southeast facing, updated Views to English Bay and Downtown

$684,900

760 Highpointe Dr, Kelowna bruce keshavarz 5,401 Sq ft • 4 bedrooms & 5 baths City view, lake view, mountain view Luxury house under construction

$2,850,000

areas. Assume that if these have not been done in a 25 year old building they are coming up. Budget for them. Concrete or wood frame if proper maintenance isn't done it will lead to a more rapid deterioration and issues. Remember if it looks like crap it PROBABLY is!

Market value is what someone is will to pay for a property.

It has little to no relevance with what the owner paid. Get comparables from similar properties sold preferably in the same building. The dreaded competing offers! Don't be afraid if other people want this property too then you know when you decide to sell it you'll have interest. I have a 92% success rate in competing offers. As much as I'd love to give up my secrets ummmm no!

Your realtor® isn't taking you out? It's likely there is nothing to see, and prefers not to waste your time taking you to see properties just to maintain your relationship. Remember if you don't buy or sell we don't get paid and being an agent is not cheap. The seller is usually responsible for paying the buyer and sellers agent commision. Take advantage use an agent to buy you're going to be paying the buyers agent when you sell.

Be loyal to your realtor® behind the scenes we do much more than you know.

Location, location, location! Live where you want to live. If you can't afford to buy something live in it for a year then rent it out and move to where you want to live and rent there. I'm not telling you to do this what I am saying is find a solution to your quandary. Get in the market. Historically property values double every ten years, sometimes more quickly.

It's a great investment and retirement plan. I have been an agent for over 10 years and have bought and sold properties with hundreds of people. I do not know one of them that have regretted purchasing. Usually and probably is frequent throughout this article because that's how things usually are in real estate. Use an agent help clear them up.

I hope this gives you a heads up. These are just a few things I think are important for you to know before you jump. I'm happy to meet in person and answer your questions. Should you decide to jump, I promise to make the landing softer for you. Because really, it's all about you!

ByYvon Justin Cote

our realtor®

Yvon Justin Cote

Y

ielding from Melbourne, Quebec population 358.

Vancouver was a big step in 1990. I worked my way in hospitality to eventually owning and operating several successful restaurants. In the late 90's I realized I needed a change of pace. Real Estate presented itself as a perfect option. I got my license and stepped in full force. I have never regretted the change.

It's a great feeling to find the perfect home for someone whether it be their first or tenth. To see families grow.

I am a problem solver. I don't wait for others to get things done. My motto from the beginning has been that I would not sell anything to a client that I wouldn't sell my mother.

I don't care how long it takes, if it takes a year it takes a year.

I have over ten years experience serving Vancouver and I work for you and with you. I have a strong team supporting from financial to legal. Real Estate is one of the most important investments you will make. Have me on your side, call 604-961-5493.

Best, Yvon Justin Cote

2922 Walton Av, Coquitlam

omid mashinchi 1,759 sq.ft • 3 bedrooms & 3 bath Updated in 2008 Great location, near school & transit

96 12500 McNeely Dr, Richmond

#

ron sanyal 1,463 sq.ft • 3 bedroom & 3 baths South-facing corner, convenient location Large walk-in closet, recently updated

$569,900

pedram naimi 935 sq.ft • Bright corner unit 2 bedrooms, 2 baths Close to transit, shopping, & schools

$489,000

2001 13380 108th Av, Surrey

343 10838 City Pw, Surrey

#

daniel preston 517 sq.ft • 1 bedroom & 1 bath Spectacular view • Close to everything Price includes hst

411 13733 107A Av, Surrey

#

#

nataliya pick 875 sq.ft • 2 bed & 2 bath Updated laminate, kitchen, 26in lcd Superb amenities • Close to transit

$314,900

204 19730 56th Av, Langley

#

pedram naimi 875 sq.ft • 2 bedroom & 2 bath Corner unit • Great location Master has air conditioning

$259,000

$279,900

$233,000

Rental/Lease Listings 2009 2024 Fullerton Av, NorthVancouver

#

hossein yazdi 1,113 sq.ft • city & water views Top floor • 2 bedrooms & 2 baths excellent condition & upgraded

$1,895/month

11 199 Drake St, Vancouver

#

hossein yazdi Waterfront community 2 bedrooms & 2 baths Pool, hottub, gym in building

$2,795/month

Commercial Listings

reception

#504 1160 Burrard St,Vancouver call: 604.339.2823 Prime strata office located in Burrard Health Centre. 655 sqft, ideal for medical or other professional offices. Relaxing view and setting. Large common meeting room, well-managed building. Across from St. Paul’s Hospital. Best for own use or investment.

$329, 000

waiting room

view

CONFIDENTIAL

CONFIDENTIAL

CONFIDENTIAL

michael hickey Very successful coffee franchise High traffic Granville location Newly renovated

iman mogadam Well-known dry cleaning business Little competition, great potential Owner wants to retire, willing to train

sonia o’sullivan Coffee shop, deli & light cooking High traffic location 470 sq.ft

$55,000

$489,000

Uptowner

605 3rd Av, New Westminster daniel preston Land size 5,940 sqft High-rise zoned property Ability to add 3 floors

Cultured Coffee & Tea

555 W 12th Av,Vancouver

Coffee Shop

nava manshadi Very successful coffee franchise High net income, 18 yrs low rate lease Please do not talk to staff members

$498,900

Citrus Nightclub

20299 Industrial Ave, Langley

alan charlton New Locations Available: Vancouver, Burnaby, New Westminster, Delta and Surrey

michael hickey Local hotspot for the last 25 years 10,000 sq.ft with full industrial kitchen highway access & paved parking lot

$199,000

$599,000

$1,680,000

305 Main St,Vancouver

$69,000

Coffee Shop

Star Taxi

590 Beatty St,Vancouver

#31 7th Ave, Cranbrook

nava manshadi Very successful coffee franchise High traffic location near skytrain Please do not talk to staff members

michael hickey includes 27 passenger transport licenses 33 vehicles including a 23 passenger bus High traffic area • Visual exposure

$249,900

$349,000

Italian Fastfood

204 1610 Robson St,Vancouver

#

milad khavari Many loyal customers Low rent, full commercial kitchen Free underground parking

$35,000

Pantheon Fitness

202 865 Hornby St, Vancouver

#

michael hickey More than 1700 active members New equipments & improvements Room to grow

$375,000

Made in the Shade Blinds

10669 Jackson Rd, Maple Ridge michael hickey Home-based business Huge franchise area Sellers will provide financing

$99,000

La Raffinage Spa & Salon

521 Georgia St,Vancouver michael hickey Full service spa & salon Prime Downtown location Vendor financing available

Cherrywood Estates

801Vancouver St, Creston

daniel preston 85 unit senior rental building Ready to complete Vendor Takeback Financing Available

$60,000

Land, 8100 & 8200 Capstan Way, Richmond

daniel preston Mixed use 1.5 Acre development no.3 Rd & new Skytrain line monthly net income of $10,865

$2,880,000

Land

Telegraph Trail, Langley

daniel preston Across from Belmount Golf Course 4.2 Acres Available for residential development

$9,200,000

$12,888,000

Charlie’s Rest & Bar

Video & Game Rental Machine

michael hickey Fully equiped 108 seats inside & 40 on patio Gross monthly sales over $40,000

alan charlton Annual Sales of $360k Home-based Business must be relocated

1265 Hamilton St,Vancouver

$209,000

BC

$55,000

Office 604.565.0135 Cell #303 689 Abbott St, Vancouver BC

604.716.4201

Renewal Services • • • • • • • •

Kitchen renovation Bathroom renovation Flooring Mill working Painting/Staining Basement remodel Addition Office partition Call for your free consultation!

Sal

&

Early Winter Special

14mm Laminate $2.89/sqft

Free Installation *Offer expires Feb 28, 2011