Royalty Listings Magazine // Issue 6

THE HOME OWNER’S

grant Do You Qualify?

Find out on P15

Luxury Homes Vancouver,WestVancouver & More

P2+6

LOOKING TO BUY A CONDO? OUR CHECKLIST CAN HELP YOU PREPARE FOR THE PURCHASE P5

SAVE MONEY

ON PROPERTY TRANSFER TAX P18

50 LISTINGS +

COMMERCIAL RESIDENTIAL

P10

GET TO KNOW OUR FEATURE REALTOR®

DA Y 1 IN LD

SO

4606 West 3rd Ave,Vancouver

$5,200,000 3748 sq.ft • 5 bedrooms, 3 baths Unparalleled Views from all levels Renovated in stages by previous owner

4054 sq.ft 4 bedrooms, 4 baths Exclusive cul-de-sac Unobstructed views Renovated 5 years ago

1918 Sasamat Pl,Vancouver

$5,100,000 Listed by WESTSIDE Tom Gradecak Realty.

Sold by Reza Mousavy

Our Realtor速 Reza Mousavy, presenting luxury homes in Vancouver West.

604.805.6646 office 604.688.6315

direct

not intended to cause or induce breach of an existing agency agreement

407 1212 Howe St, Vancouver

#

saleem dhalla 608 sq.ft • 1 bedroom & 1 baths Steps to Yaletown & shopping Deep soaker tub • Low strata fees

1108 1212 Howe St, Vancouver

#

saleem dhalla 818 sq.ft • 2 bedroom & 2 baths Steps to Yaletown & shopping Floor plan maximizes space & light

$359,900

401 1415 Georgia St, Vancouver

#

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

2101 535 Smithe St, Vancouver

omid mashinchi 760 sq.ft • 2 bedrooms, 2 baths Brand new corner unit, HST paid Beautiful city view, close to everything

$638,800

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

$479,000

$511,900

3006 233 Robson St, Vancouver

#

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

707 633 Abbott St, Vancouver

#

milad khavari 900 sq.ft • 2 bedrooms, 2 bath, & den Walking distance to downtown, transit High-end appliances • Fuctional layout

$359,000

$689,000

#

1206 535 Smithe St, Vancouver

#

2511 939 Expo Bv, Vancouver

#

kam nouri 615 sq.ft • 1 bedroom, bath & den Well laid-out with open kitchen Marina view, close to everything

$438,000

$559, 000

707 633 Abbott St, Vancouver

#

milad khavari 900 sq.ft • 2 bedrooms, 2 bath, & den Walking distance to downtown, transit High-end appliances • Fuctional layout

$559, 000

Strata Property Check-list

Review Strata Council minutes for the past 12 months or more, along with by-laws, financial statements, Annual General Meeting minutes, and engineering reports that may have been completed.

Look for past problems, previous repairs, special assessments, and upcoming expenditures.

Ensure a maintenance program is in place by talking to the strata property manager to determine whether the building has a solid preventative maintenance program in place.

Check the contingency fund since a portion of strata owners’ monthly maintenance fees must go into a “contingency fund” to pay for extraordinary repairs, such as a new roof or exterior painting. Find out if the contingency fund is large enough to cover any upcoming expenses.

Review the Strata Property Condition Disclosure Statement which sellers are strongly encouraged to complete. It is a checklist about the property's condition. Buyers should carefully review it for any defects or potential problems. The statement can be legally incorporated into the Contract for Purchase and Sale.

Investigate the warranty program and builder’s background, whether the condo is new or resale.Your Realtor® can find out what type of warranty the building carries, noting the limits and duration of coverage. S/he may also be able to help you obtain background information about the builder/developer of the project.

Hire a professional home inspector with proper accreditation and one who carries errors and omissions insurance to inspect the condition of the suite, common areas, and the overall building structure.

Source: Real Estate Board of GreaterVancouver

502 3355 Cypress Pl, WestVancouver

#

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

$998,000

1180 Mathers Av, WestVancouver

omid mashinchi 4,268 sq.ft • 4 bedrooms & 4 baths 270° ocean view • High-end appliances Hot-tub & outdoor pool • 14' ceilings

$1,888,000

707 Keith Rd, WestVancouver

hida zand 4,442 sq.ft • 8 bedrooms & 4 baths Grand foyer • Newly renovated Walking distance to Park Royal

$2,288,000

主攻温哥华，西温哥华， 北温哥华，本拿比北等 豪华有景住宅屋。 专业团队，保您满意。

604.780.4725 Jenny

请打: 普通话/粤语/英文

Iman Jenny

mogadam

MarketingVancouver & North Shore's luxury properties.

wang

We have qualified international buyers ready to buy your home.

604.721.6209 or Iman@Royalty.ca

Call us for a free assessment of your home. Ask us how we can sell your home for the best price in the least amount of time. not intended to cause or induce breach of an existing agency agreement

Ask us about our large inventory of exclusive listings, not currently on the market.

Fantastic opportunity to invest in Commercial Real Estate, let us tell you more!

b & y Im Je a nn n y

Buyers!

Greenwood Rd, W Vancouver 6,727 sq.ft • 7 bedrooms & 5 bathrooms sold in one day, above asking

$2,000,000

Chairlift Rd, W Vancouver 6,350 sq.ft • 7 bedrooms & 7 bathrooms sold in two days

$2,480,000

1209 778 Hamilton St, Vancouver

306 1028 Barclay St, Vancouver

#

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

alan charlton 670 sq.ft • 1 bedroom & 1 baths Well laid-out with luxurious finishings City view, close to everything

$669,000

2903 1008 Cambie St, Vancouver

#

saleem dhalla 601 sq.ft • 1 bedroom & 1 bath Spa-like amenities • Fantastic location Spacious and bright

901 288 Ungless Wy, Port Moody

farbod abtin 1,032 sq.ft • 2 bedrooms & 2 baths Luxurious high-rise in Newport Village Easy access to highway, transit

$407,000

mohammad vaziri 5,727 sq.ft • 8 bedrooms & 7 baths Spacious family home in desirable area Luxury finishing throughout

$3,279,000

$595,000

1006 9595 Erickson Dr, Burnaby

#

1004 9595 Erickson Dr, Burnaby

#

maria belanic 874 sq.ft • 2 bedrooms & 1 baths Southeast view of city Close to Lougheed Mall, transit, school

maria belanic 884 sq.ft • 2 bedrooms & 1 baths Northeast corner unit Close to Lougheed Mall, transit, school

$267,000

$267,900

$389,900

#

729 West 47th Av, Vancouver

#

37 889 Tobruck Av, NorthVancouver

#

maryam hassanian 1281 sq.ft • 3 bedroom townhouse Close to Capilano Mall Corner unit with large attic

$544,900

7 4099 Whistler Wy, Whistler

#

alan charlton 1,796 sq.ft • 5 bedrooms & 3 baths Mere steps from the Gondola's 3 spacious levels of luxury living

$2,395,000

Property Assessments find out how value is placed on your home.

B

c property owners receive their annual assessment notice in early January from bc Assessment (bca).

This is the valuation on which your property taxes are based.You will receive your local tax notice in June each year.

Property owners take note: you have until January 31 of each year to appeal your current assessment.

Typically, there is a difference between the property value assessment on the assessment notice and the market value determined by a Realtor®. Home owners often want to know why.

What accounts for this difference?

bca

Realtors®

How?

The assessment notice is bca’s estimate of a property’s market value as of July 1 of any given year.

A Realtors® market value assessment is typically current. In our active local market, six months can mean thousands or even tens of thousands of dollars difference.

When?

bca has a database of 1.8 million properties. When a new property is created through zoning or construction, or an existing property changes, a bca appraiser visits the site and reviews lot size, structure and other factors including whether the property is on a quiet street with backyard lanes or on a busy boulevard. bca appraisers do not visit each property annually to update the database. Instead, they use what is called a mass appraisal system, calculating values by evaluating prices for homes sold in each neighbourhood, or of similar units in a strata complex as of July 1 and then applying the information to arrive at an assessed value. bca analyzes a range of factors for each property including house type, square footage, age, heating, and even outbuildings such as garages, sheds and gazebos, as well as pools and spas.

A Realtors® market value assessment is typically current. In our active local market, six months can mean thousands or even tens of thousands of dollars difference.

Where every lot and every home on the street are generally the same, both bca’s value and the Realtor's® value will be similar, assuming a stable market.

Differences will likely occur in neighbourhoods where every lot on every street is different, every home’s architecture is unique and every view is distinct. Differences also occur when property owners make changes such as renovations that bca does not know about.

Source: Real Estate Board of GreaterVancouver

tel: 604.728.6898 email: info@cartoccirealestate.com web: www.cartoccirealestate.com

Paolo Cartocci not intended to cause or induce breach of an existing agency agreement

#201-9270

Salish Court, Burnaby $278,000

Incredibly maintained with additional renovations. Very clean, spaciously absorbing natural light. Well priced 2 bedrooms in central location and only steps away from lougheed mall, skytrain access, coffee shops and retail stores. Master bedroom has ensuite and large walk in closet. Brightful white kitchen!

Mosaic tile work in bathrooms and also elegant tiled dining area that looks onto a massive living room. Private enclosed balcony, 2 parking (the additional is rented for $20/month).

Building also has a clubhouse and the unit comes with storage locker. Great investment or starter home.

3918 Indian River Dr, NorthVancouver

$688,000

Newly renovated, warm and cozy townhouse! Features include grey sandstone laminate floors, precise terricota tile craftsmanship flows from the front door towards and throught the kitchen floors.

Brightly lit kitchen stretching out into its ambiant space. Natural gas fireplace warms up the living room as you look out onto your garden. Extremely large master bedroom with walk in closet and refinished on suite bathroom. Basement has been turned into an enjoyable entertainment area an additional enclosed suite. Enclosed rear patiowith plenty of space for outside fun and summer bbq’s! Don’t miss out on this oportunity to own your perfect home.

shahin behroyan

mike mehin

iman mogadam

justin yvon cote

hida zand

sara nouri

kam nouri

jeannie gagne

leigh walker

omid mashinchi

mana erfani

bita agha hossein

milad khavari

amy nguyen

christina modonese

majeed rajabi

hamidreza ahmadian

maria belanaic

samer sahmani

farhood hashemian

thomas chung

mohammad khalilbeigi

jennifer kwok

hossein yazdi

mel mcconnell

bruce keshavarz

parker ray

al-nasir jessa

mohammad vaziri

noushine sefiddashti

naghmeh manshadi

cici

robert patyk

emilia gonzales

alan charlton

christine xu

faisal villani

anjula benjamin

sanaz fazlinejad

shaun raffie

omar mhood

balwinder birring

faye cheveldave

don ackerman

managing broker Soroush Babaeian 604.729.4534

maryam hassanian

paolo cartocci

daniel preston

ron sanyal

naser fazli

dua arun

pedram naimi

tesina lejune

farid hosseini

jamie wegner

michael t. hickey

jenny wang

naser sardari

randy rudland

iman seifi

saleem dhalla

sonia o’sullivan

farzad kossari

soroush zonuzi

hamidreza mokhtarian

huong do

jan bayer

amir soltani

mimi lauzon

mostafa shanehchian

sonny nima & sher nima

farhad sanai

hamid teimoori

adam mazaheri

brad soltani

maryam miri

hossein soltani

farbod abtin

adrian pereira

reza mousavy

tyler gump

karim laiji

kiaffar ghaffari

leiha fiddler

ali shabdar

parham golbabai

steve rock

omid khosravi

our realtor®

Shahin Behroyan

G

rowing up in a family of real estate developers, Shahin had a passion for real estate at a very young age.

After graduating from high school, Shahin chose to study economics at British Columbia’s Simon Fraser University. While excelling in his studies, Shahin was also elected Vice President of the Economics Student Society, Provincial Vice President of the bc Liberal Party’s youth wing and Chairman of Philanthropist Student Society. After graduating from sfu, Shahin was recruited by the bc Liberal party as an organizer for the North Shore and the Burnaby regions and also to work on the provincial Under-35 marketing campaign. Shahin was managing a group of 260 volunteers and employees and was able to reach

850 Jefferson Av,WestVancouver shahin behroyan

2,378 sq.ft 4 bedroom & 3 bathroom Completely Renovated View of the mountains 1/4 acre landscaped lot.

One year new appliances.

New roof Just bring your decorating ideas. Impossible to find such location and quality with such reasonable price. Central and close to almost everything. Don't miss this wonderful home!

$1,198,800

#2705

more voters then any other organizer in the province.

After the 2009 provincial election, Shahin applied for his real estate license, mortgage brokers license and is currently finishing his post graduate designation in urban land economics specializing in real estate appraisal at the ubc.

“I believe my experience as a sales person, my commitment to continuous education, my dedication to public service and charity service has helped me excel in this business at an unprecedented rate.” Shahin’s understanding of economics, real estate valuations, and marketing definitely guarantees our clients a real estate specialist with unparalleled services and expertise.

1239 Georgia St,Vancouver soroush babaeian

608 sq.ft 1 bedroom & 1 bathroom Built 1999 Pool, sauna/steam room Pets & rentals allowed Insuite washer/dryer, Dishwasher Enjoy stunning view from this prime Coal Harbour location.

9' ceiling, gas cooktop & fireplace. Great aminities party & ball rm, 24 hr concierge. Easy to show. Measurements approx.

$459,000

1506 1320 Chesterfield Av, NorthVancouver

#

maryam hassanian 565 sq.ft • 1 bed, 1 bath, 2 parkings Beautiful views • High quality finishing Close to shops & transportation

1407 1320 Chesterfield Av, NorthVancouver

#

maryam hassanian 846 sq.ft • 2 bedrooms & 1 bath Private parking • High quality finishing Close to shops & transportation

$430,000

1616 Salal Cr, Coquitlam

amir soltani 3,238 sq.ft • 5 bedroom & 4 baths 3 Levels family home • Fully renovated Close to shopping & gold course

802 2982 Burlington Dr, Coquitlam

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

$329,000

steve rock 1703 sq.ft • 3 bedrooms & 3 baths Luxury townhome in central Lonsdale High ceilings & hardwood floor

$645,000

3265 Plateau Bv, Coquitlam

omid mashinchi 3,875 sq.ft • 5 bedrooms & 6 baths Semi-detached home, 3 levels High ceiling entrance

$788,000

124 2108 Rowland Av, Port Coquitlam

#

omid mashinchi 1,250 sq.ft • 3 bedrooms & 2 bathrooms Fantastic floor plan, finished basement Close to school, West Coast Express

$764,800

$768,888

#

6 1701 Chesterfield Av, NorthVancouver

#

606 1196 Pipeline Rd, Coquitlam

#

$368,800

407 1190 Pipeline Rd, Coquitlam

#

amir soltani 1,088 sq.ft • 2 bedrooms & 2 bathrooms Bright unit, floor to ceiling windows Garden and fountain views

hida zand 1,304 sq.ft • 3 bedrooms & 2 bathrooms Bright & spacious corner unit 2 parking stalls • Close to everything

$324,000

$412,900

1708 2024 Fullerton Av, NorthVancouver

#

kam nouri 1,113 sq.ft • 2 bedroom & 2 bath Corner unit with panoramic views Completely upgraded

310 2008 Fullerton Av, NorthVancouver

#

iman mogadam 610 sq.ft • 1 bedroom, 1 bath & den Refurbished cabinets, new countertops New appliances, light fixtures, & paint

$449,000

105 9310 King George Bv, Surrey

#

shaun raffie 1,510 sq.ft • 2 bedrooms & 2 bathrooms Rancher style townhouse Large den could be 3rd bedroom

303 9143 Edward St, Chilliwack

jeannie gagne Bright top floor unit with ac 9ft ceilings, gas fireplace Walking distance to shopping & more

$184,900

kam nouri 970 sq.ft • 2 bedrooms & 2 baths Renovated • New kitchen Huge master and living rooms

$244,800

415 33738 King Rd, Abbotsford

#

tyler gump 947 sq.ft • 2 bedrooms & 2 baths Bright and sunny top floor unit Facing south, open floor plan

$325,000

#

208 2016 Fullerton Av, NorthVancouver

#

$188,900

304 9143 Edward St, Chilliwack

#

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

$194,900

$349,000

204 19730 56th Av, Langley

#

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

$233,900

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

Home Owner's Grant Since 1957, the BC Government has helped reduce the amount of property taxes you pay to your local government.

T

o be eligible for the grant, the property owner must be: • A Canadian citizen or landed immigrant and reside in British Columbia.

• The registered owner or eligible occupant of the home located within the province.

• Living in the home as your principal residence. The grant doesn’t apply to summer cottages, second homes or rental properties.

Spouses: • Spouses who live together, who are married or live together in a marriage-like relationship, including same-gender partners, can qualify for a grant on one residence in the province in a calendar year.

• Spouses who live apart can each claim a grant on their principal residence if they have a written separation agreement or a court order recognizing the separation.

How Fmuch is the grant?

Eligible home owners must apply for their grant each year before your tax due date.

or 2011, the basic grant reduces taxes for home owners under the age of 65 by up to $570.

The additional grant for home owners aged 65+ and eligible veterans and disabled home owners is $275, for up to a total of $845.

The basic grant is reduced by $5 for each $1,000 of assessed value over $1,150,000 and is eliminated on homes assessed at $1,264,000 and above.

The additional grant is reduced by $5 for each $1,000 of assessed value over $1,150,000 and is eliminated on homes assessed at $1,319,000 and above.

Source: Real Estate Board of GreaterVancouver

Mortgage Cheat Sheet

Mortgage Rate

Monthly Payment (for every $100,000 loan and 300 installments)

2% 2.25% 2.5% 2.75% 3% 3.25% 3.5% 3.75% 4% 4.25% 4.5% 4.75% 5% 5.25% 5.5% 5.75% 6% 6.25% 6.5% 6.75% 7% $424 $436 $449 $461 $474 $487 $501 $514 $528 $542 $556 $570 $585 $599 $614 $629 $644 $660 $675 $691 $707

Commercial Listings

CONFIDENTIAL

CONFIDENTIAL

CONFIDENTIAL

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

milad khavari Growing Canadian coffee franchise Flag-ship location in coal habour Franchise fees waived for next 3 years

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

$409,000

$489,000

Office Space

504 1160 Burrand St,Vancouver

#

soroush babaeian Prime strata office, 655 sqft Burrard Health Centre, well-managed Large common meeting room

Cultured Coffee & Tea

CONFIDENTIAL

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

robert patyk Gelato store in Lower Lonsdale Steps to Seabus, lots of foot traffic Incredible views, all equipment new

555 W 12th Av,Vancouver

$329,000

Coffee Shop

305 Main St,Vancouver

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

$498,900

$59,900

$218,000

Coffee Shop

590 Beatty St,Vancouver

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

$229,000

$139,000

Booster Juice

1965 Cornwall Av, Vancouver michael hickey Clean fast food franchise High traffic area Full training provided

$199,000

Edo Japan

840 3041 152nd St, Surrey

$149,000

Release the Hounds

119 408 Kent Ave,Vancouver

michael hickey Successful dog walking & training South Vancouver location Sales over $400,000/year

$349,000

Cherrywood Estates

801Vancouver St, Creston

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

$2,880,000

CONFIDENTIAL

michael hickey Personal training & physiotherapy Equipments included Well-established, Kitsilano location

michael hickey Fitness centre in Pitt Meadows Profitable & stable membership Good long term lease, great equipment

#

michael hickey Newly built, free-standing Located in busy stripmall Sales strong and growing

#

Kinesiologists

101 2025 Broadway Bb,Van.

#

$79,900

Barfly Sales & Service

104 17969 Roan Pl, Cloverdale

#

michael hickey Beer dispensing & cooling equipment Many long running contracts Very profitable

$419,000

Chen Auto Clinic

1193 3Rd Av, N.Vancouver

sonny nima High exposure, lots of referrals Computerized modern diagnostics 3 hoists, E/G welding, and much more

$675,000

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

$9,200,000

$249,000

Land

Telegraph Trail, Langley

alan charlton Across from Belmount Golf Course 91.6 Arces Available for residential development

$12,888,000

32588-32688 CedarValley Connector, Mission daniel preston

604.617.5981

10 Acre Development Site Mixed Use - Town House, Mid-rise, High Rise, Commercial 400+ Units, Top of Hill, Center of City.

2 separate lots, Joint Venture possible

Appraised at $8,200,000. Open to Offers

Property Transfer Tax

— how you can save your money!

W

hen buying a home in bc, the buyer automatically pays the provincial Property Transfer Tax (ptt).The tax is payable on the fair market value of the home or other property. This is different from the property tax.You pay property tax on an annual basis for services you receive from your local government.

How much is it?

The tax is charged at a rate of 1% on the first $200,000 of the fair market value of the property, and 2% on the rest.

For example, if the fair market value of the property is $150,000, the tax is 1% of $150,000 or $1,500.

If the property's fair market value is $250,000, the tax is 1% of $200,000 ($2,000) plus 2% of the remaining $50,000 ($1,000) for a total tax of $3,000.

Exemption Qualifying first-time buyers may be exempt from paying the ptt of 1% on the first $200,000 and 2% of the remainder of the purchase price of a home priced up to $425,000. There is a proportional exemption for homes priced up to $450,000.

Source: Real Estate Board of GreaterVancouver

Office

604.565.0135

Cell

604.716.4201

RENEWAL SERVICES

• • • • • • • •

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CALL FOR YOUR FREE CONSULTATION!

BATHROOM RENOVATION FOR $4999 + TAX CALL US FOR MORE DETAIL *Special offer is for basic bathroom renovations up to 9’x5’ in size and includes changing of tub, vanity, toilet and tile. Material not included.