Richard Kam PREC

Richard Kam PREC Vancouver real estate guidance for buyers, sellers, and investors who want clear advice.

09/18/2026

A $2,199,000 private rear duplex with some seriously impressive details 🌿🏡

✅ 3 Bed + 4 Bath
✅ 1,646 sq. ft.
✅ 15-ft folding doors opening to a landscaped south-facing yard
✅ 10'9" main level with wide-plank hardwood + custom millwork
✅ Miele appliances, waterfall island + custom coffee/bar
✅ A/C, built-in speakers, security + heated garage

All in a thoughtfully finished Dunbar home with spa-inspired bathrooms, generous bedrooms, and over 600 sq. ft. of conditioned crawlspace storage.

Would you rather have the south-facing patio or the heated garage? 👀

Thinking about buying, selling, or making your next move in Vancouver? Let's map out a plan that fits your timing, your numbers, and your goals.

📩 DM me or reach out directly:
📞 604-783-2069
✉️ [email protected]
▶️ YouTube:

Richard Kam, REALTOR® | Vancouver House Sales
1NE Collective Realty
I've got you covered.

Listing courtesy of Kris Pope PREC*, Dexter Realty.

"Your offer was accepted. The bank disagrees." 😬If you're buying in Vancouver right now, this is worth knowing before yo...
09/17/2026

"Your offer was accepted. The bank disagrees." 😬

If you're buying in Vancouver right now, this is worth knowing before you ever write an offer.

The appraisal happens after your offer is accepted, not before. Your lender orders an independent appraisal to protect their loan, not you. And in fast-moving segments like condos and townhouses, appraisers are often working off comps from 60–90 days ago. In a market moving fast, the paper trail lags the price.

Real example: offer accepted at $950K, appraised at $910K. That $40K gap doesn't disappear, it becomes something you have to cover in cash, renegotiate with the seller, or walk away from.

The good news? A low appraisal isn't a dead deal. It's a data point, and the buyers who understand it walk into the negotiation with more leverage than the ones who panic.

Swipe through 👉 then drop "APPRAISAL" in the comments and I'll show you exactly what to watch for before you sign.

09/16/2026

DM “BOARDWALK” for more info

Modern coastal living in Tsawwassen North 🌊🏡

✅ 3 Bed + 3 Bath
✅ 1,691 sq. ft.
✅ Soaring 15-ft ceilings
✅ Side-by-side double garage with EV charger
✅ 22,000 sq. ft. Beach House with outdoor pool, gym + lounges
✅ Close to beaches, Tsawwassen Mills, BC Ferries + major highways

All in a stylish Boardwalk 3 duplex designed for spacious living with resort-style amenities right outside your door.

Would you use the pool or fitness center more? 👀

Listing courtesy of Steve Kwok & Cecil Lee, RE/MAX City Realty.

09/15/2026

Trust me 😉💯🏘️

09/13/2026

Taking a quick break from real estate to try C-Market on Main St 👀

One of my favourite parts about working around Vancouver is getting to check out all the local spots along the way.

Would you give this place a try?

Moving to Vancouver from another province? Here's what usually gets missed until you're already here 👇A few examples: MS...
09/11/2026

Moving to Vancouver from another province? Here's what usually gets missed until you're already here 👇

A few examples: MSP (BC's health coverage) has a 3-month waiting period before it kicks in. ICBC is the only auto insurer in the province, so your rates and rules will look different than back home. GST and PST are charged separately here instead of one combined tax. And the rental market moves fast good units can be gone within days.

None of this is meant to scare anyone off, Vancouver is worth it for a lot of people. It's just easier to land here prepared than to figure it all out on the fly.

Swipe through for the full list. And if you're planning a move and want the real picture before you commit, send us a message and we'll walk you through it.

Have you made the move from another province? What surprised you most? Let us know in the comments 👇

Grinding since the 80s ☎️
09/09/2026

Grinding since the 80s ☎️

09/08/2026

🚨 Crazy Dea, Just Listed $349,000 🚨

Your chance to get into the market! 🏡

✨ 2 Bed | 1 Bath
📐 934 SQ FT
🌿 Ground-Level Condo
🚗 1 parking and storage

Perfect for a first-time buyer or investor looking for an affordable entry into the market with long-term upside potential.

🚆 And the big one… the new SkyTrain extension is just blocks away.

Affordable today. Potential for tomorrow. 📈

📍 Langley City
📲 DM me for details or to book a private showing.

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Vancouver, BC

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