Axel Ziba - The Align Group - EXP Realty

Axel Ziba - The Align Group - EXP Realty Combining market analytics, negotiation expertise, and AI-driven visibility, I help clients move seamlessly, list strategically, and achieve top results.

Axel Ziba
Luxury Properties in Vancouver West
Team Manager & Partner – The Align Group | eXp Realty
Co-Founder – List More Close More

📍 Vancouver West Luxury Real Estate Agent & Adviser
📞 778-636-7707
🌐 www.ihomebc.ca https://www.ihomebc.ca/other/privacy-policy/

Axel Ziba ▶️ Real Estate Associate Broker & Certified mentor at eXp Realty, ▶️ Team Manager of The Align Group, ▶️ Marketing Coach & C

o-Founder of List More Close More Solutions Introducing Axel Ziba, As a trusted Realtor and coach with The Align Group – eXp Realty, I specialize in relocation, valuation, and marketing of luxury and waterfront homes across Victoria, Oak Bay, and Saanich, BC. From heritage estates to modern oceanfronts, I deliver precision, professionalism, and proven success in Greater Victoria’s finest real estate."

Significant shifts in Kitsilano’s real estate market are opening new doors for buyers and equity-focused owners. Curious...
05/19/2026

Significant shifts in Kitsilano’s real estate market are opening new doors for buyers and equity-focused owners. Curious how recent sales trends could impact your next move?

Sale prices in Kitsilano have adjusted, creating a market environment that now leans in favor of buyers looking for long-term equity growth. Even with the shifting pace of the market, the neighborhood’s enduring appeal keeps demand resilient for quality properties. The emergence of new residential options, like townhomes and modern developments, is adding fresh opportunities for those looking to acquire property and rethink their portfolio strategy.

For equity-rich homeowners, this moment presents a distinct window to evaluate a new acquisition or weigh the timing to reposition your current assets. Kitsilano’s combination of lifestyle, consistent desirability, and evolving development means decisions today set the stage for future flexibility and value.

How are you rethinking your purchase or sale strategy in light of these changes? Let’s hear what’s on your radar.

Axel Ziba
Vancouver West Luxury Real Estate Advisor
www.ihomebc.ca
778-636-7707

School catchments are one of the most consistently influential non-physical variables in Vancouver West luxury real esta...
05/19/2026

School catchments are one of the most consistently influential non-physical variables in Vancouver West luxury real estate — and one of the most misunderstood in terms of how they actually affect price, buyer demand, and long-term value resilience.
Here is what buyers and sellers actually need to know.
How the catchment system works.
The Vancouver School Board assigns every residential address to a specific elementary and secondary school based on geographic boundaries. Catchment assignment means guaranteed access — not simply proximity or preference. Out-of-catchment placement depends on available seats after catchment-area students are accommodated and is not guaranteed. For families whose school selection is a high priority the difference between catchment-guaranteed access and out-of-catchment application eligibility is meaningful enough to drive specific purchase decisions.
Which catchments carry the most measurable premiums in Vancouver West.
Point Grey Secondary and Lord Byng Secondary are the two most consistently documented. Both attract deeper buyer pools, faster absorption rates, and stronger value floors in correcting markets than comparable properties with different catchment assignments.
The clearest expression of catchment value is at boundary lines. Adjacent streets with different catchment assignments in Dunbar — where the Point Grey Secondary and Killarney Secondary boundaries run through the neighborhood — produce measurably different buyer demand profiles despite identical physical characteristics. A buyer searching specifically for Point Grey Secondary access in northern Dunbar is competing in a narrower and more motivated buyer pool than one searching without that constraint.
How large is the premium.
In peak market conditions catchment premiums in Vancouver West luxury real estate have historically run five to fifteen percent above comparable non-catchment properties. In the current market the premium narrows but persists — deepening the buyer pool rather than dramatically inflating offer prices. Kerrisdale's relative benchmark resilience in the April 2026 data — holding up better year-over-year than South Granville or Southlands — reflects in part the Lord Byng catchment's sustained demand influence.
The risks buyers need to understand.
Catchment boundaries change. The VSB reviews them periodically in response to enrollment imbalances, demographic shifts, and new development. A buyer who paid a measurable premium for a specific catchment assignment and who subsequently finds the VSB has adjusted the boundary has experienced a value event with no physical remedy.
Proximity is not catchment. A property three blocks from Point Grey Secondary is not necessarily in the Point Grey Secondary catchment. Verify the specific address through the VSB's online address lookup tool before any offer is made. This takes two minutes and is non-negotiable due diligence for any catchment-motivated purchase.
The broader demand picture.
Catchment premiums in Vancouver West luxury real estate are not exclusively driven by families with current school-age children. International buyers and buyers without school-age children frequently incorporate catchment considerations into their decision-making for resale liquidity reasons — because catchment neighborhoods tend to reflect a cluster of community characteristics including stability, long-term ownership tenure, and family orientation that are valued across a wider buyer demographic than the school variable alone captures.
This broader demand base is one of the reasons catchment premiums have historically been more durable across market cycles than a strictly school-focused analysis would predict.
How sellers should use catchment in their pricing strategy.
Compare to recent sales within the same catchment — not across the neighborhood regardless of catchment assignment. Communicate the advantage with factual specificity — the specific school, the verified address assignment, and where relevant the specific programs available. Overpricing based on catchment enthusiasm in a market where days on market are already extended produces the same outcome as any other form of aspirational pricing.
If you are buying or selling a Vancouver West luxury property and want to understand how catchment assignment affects the specific value and demand profile of the property, reach out directly.
www.ihomebc.ca
Axel Ziba — Luxury Real Estate Advisor
The Align Group — eXp Realty
Vancouver West Specialist

Buyers eyeing Kitsilano have a rare window to access fresh development options and negotiate on stronger terms. 🏡✨Right ...
05/18/2026

Buyers eyeing Kitsilano have a rare window to access fresh development options and negotiate on stronger terms. 🏡✨

Right now, Kitsilano is seeing new residential projects that bring variety, think boutique townhomes and mixed-use communities that cater to a range of lifestyles and offer alternatives beyond the traditional detached home. This trend is creating real flexibility in how buyers approach both property selection and offer strategies, especially as market dynamics have tilted toward a more buyer-friendly environment for condos and select new builds.

What does this mean if you’re planning a move? With multiple construction timelines at play, the opportunity isn’t just about finding what you want, it’s about matching your decision to the pace of the market and your personal timing goals. Some projects are closer to move-in while others present a longer runway for planning and investment. In a neighborhood where quality, location, and long-term value are always in demand, thoughtful navigation of new options can make a significant difference.

The best results often come from leveraging accurate valuation and sharp negotiation right at the intersection of changing inventory and evolving buyer expectations. Every move counts when timing and quality are both in play.

Which aspect of Kitsilano’s new developments would have the biggest impact on your plans, project timing, location, or design?

Axel Ziba
Vancouver West Luxury Real Estate Advisor
www.ihomebc.ca
778-636-7707

The pre-listing home inspection question divides real estate advisors more than almost any other pre-sale preparation to...
05/18/2026

The pre-listing home inspection question divides real estate advisors more than almost any other pre-sale preparation topic. The honest answer is more nuanced than a blanket recommendation in either direction — and for Vancouver West luxury sellers it deserves specific strategic consideration rather than a default yes or no.
Here is what actually matters.
The strategic case for getting one.
Control over the condition narrative is the most significant advantage. A seller who discovers a significant finding through their own pre-listing inspection has options. Repair it before listing. Disclose it proactively with documentation of the remediation. Adjust the price to reflect it honestly. The seller who discovers the same finding through a buyer's inspection during the subject removal period has none of those options — and the discovery happens at the moment when the seller's negotiating leverage is at its lowest and the buyer's exit option is at its most powerful.
In the current Vancouver West market where days on market reached fifty-six in April 2026 and buyers are cautious across most detached neighborhoods, a pre-listing inspection report that reveals a well-maintained property removes a significant source of buyer uncertainty at the stage when uncertainty most consistently costs sellers time and negotiating leverage.
The strategic case against.
The disclosure obligation it creates is the most significant concern. Under BC law the Property Disclosure Statement requires disclosure of material latent defects the seller knows about. A pre-listing inspection that reveals a significant finding the seller didn't previously know about creates knowledge of that defect. A seller who genuinely didn't know is in a different legal position from one who inspected and now knows. For properties in excellent condition this concern is largely theoretical. For properties with complex maintenance histories or significant age it is genuinely real.
Some sophisticated luxury buyers commission their own independent inspection regardless of whether a seller report is available. In those cases the pre-listing inspection adds a documentation layer without eliminating the buyer's own process.
The most common findings in Vancouver West luxury pre-listing inspections.
Roof condition — particularly in properties built before the early 1990s in Kerrisdale, Dunbar, and parts of Point Grey. Building envelope deficiencies — water intrusion through aging windows, doors, or exterior cladding. Electrical system aging — older panels, aluminum wiring, inadequate capacity. Plumbing system aging — polybutylene water supply lines in late 1970s and 1980s construction. Mechanical systems approaching end of service life. Oil tank presence in Shaughnessy, Kerrisdale, and Dunbar properties of sufficient age — an oil tank sweep is effectively standard for older West Side listings.
How findings affect pricing strategy.
A material finding has three appropriate responses. Remediate before listing and price for the improved condition. Disclose and price to reflect the buyer's anticipated remediation cost. Or disclose and accept the negotiated adjustment the condition produces in the offer process.
The trap to avoid is listing at a price that doesn't reflect a known significant condition issue and intending to negotiate down after the buyer's inspection reveals it. That approach adds days on market, buyer frustration, and subject-period complexity rather than the controlled negotiation the seller anticipated.
The cost relative to the benefit.
A comprehensive pre-listing inspection of a large Vancouver West luxury home costs six hundred to twelve hundred dollars. On a property worth four to six million dollars that is immaterial. If the inspection identifies a finding that would have produced a fifty thousand dollar price reduction or a collapsed deal during subject removal the return on that investment is immediate and significant.
When it is most clearly the right decision.
Properties with significant age and limited recent renovation history — particularly Shaughnessy heritage homes and mid-century Kerrisdale and Dunbar properties. Estate sales where the executor has limited direct knowledge of the maintenance history. Properties in neighborhoods where the current buyer pool is cautious and days on market are extended.
If you are preparing a Vancouver West luxury property for sale and want to understand how a pre-listing inspection strategy fits into your overall preparation approach, reach out directly.
www.ihomebc.ca
Axel Ziba — Luxury Real Estate Advisor
The Align Group — eXp Realty
Vancouver West Specialist

Buyers in Kitsilano now hold more negotiating power than they’ve had in years, timing and strategy are redefining what’s...
05/17/2026

Buyers in Kitsilano now hold more negotiating power than they’ve had in years, timing and strategy are redefining what’s possible. 🏡

After a stretch of soaring prices and limited options, Kitsilano’s market is finally tilting in favor of those looking to buy. Properties are lingering a little longer, and sellers are showing more flexibility on both price and terms. This gives buyers space to negotiate more favorable deals and explore a wider range of properties, from established homes to new townhome and condo developments coming online.

Savvy buyers are taking advantage by approaching negotiations with clear goals, requesting seller incentives, inspecting the full range of listings, and weighing new developments against established homes for the best blend of value and lifestyle. Some buyers are also leveraging the neighborhood’s appeal for rental income as part of their strategy, viewing Kitsilano as both a home and an investment opportunity.

Securing the right home in this evolving environment is about more than simply offering less, it’s about reading the signals, understanding seller motivations, and structuring offers that protect your interests while keeping doors open for future value.

What’s one negotiation move you believe makes the biggest difference when buyers have the upper hand? Share your insight below. 👇

Axel Ziba
Vancouver West Luxury Real Estate Advisor
www.ihomebc.ca
778-636-7707

Mortgage financing for luxury homes in Vancouver West operates under a different set of rules than financing at the mid-...
05/17/2026

Mortgage financing for luxury homes in Vancouver West operates under a different set of rules than financing at the mid-range price point — and the differences matter most at the stage in the transaction when discovering them is most disruptive.
Here is what Vancouver West luxury buyers need to understand before making an offer.
Every Vancouver West luxury mortgage is a conventional uninsured mortgage.
Government-backed mortgage insurance through CMHC or approved private insurers is not available for properties purchased above one million dollars in Canada. This means the twenty percent minimum down payment requirement applies without exception at every luxury price point regardless of the buyer's income, credit profile, or overall financial strength.
The minimum down payment numbers at Vancouver West luxury price points:
Three million dollar purchase — six hundred thousand dollars.
Four million dollar purchase — eight hundred thousand dollars.
Five million dollar purchase — one million dollars.
Six million dollar purchase — one million two hundred thousand dollars.
These amounts need to be liquid and available at completion.
The stress test applies to every luxury mortgage.
The federal mortgage stress test requires buyers to qualify at their contract rate plus two percent. At a three million dollar loan amount that qualification hurdle requires a very substantial gross annual income to satisfy within the GDS and TDS ratio limits that lenders apply. For buyers with complex income — self-employment, corporate distributions, international sources — the documentation and qualification requirements add further complexity that needs to be worked through with a qualified mortgage professional before the search begins.
Lender appraisals are where luxury transactions encounter the most unexpected complications.
When a lender advances a luxury mortgage they require an independent appraisal of the property. The appraiser's value conclusion — not the purchase price — determines the maximum mortgage amount the lender will advance. In the current Vancouver West detached market with the HPI Benchmark down 11.6 percent year-over-year as of April 2026, an appraiser using recent comparable sales may reach a value conclusion below what buyer and seller agreed on.
When an appraisal comes in below the purchase price the lender advances eighty percent of the appraised value — not eighty percent of the purchase price. On a four million dollar purchase where the appraisal comes in at three million seven hundred thousand dollars the lender advances two million nine hundred and sixty thousand dollars rather than three million two hundred thousand. The two hundred and forty thousand dollar gap needs to come from personal funds or through a renegotiated purchase price.
This is precisely why removing the financing condition before a written mortgage commitment has been received — including the appraisal — is one of the most significant risks a Vancouver West luxury buyer can take.
Some lenders apply more conservative loan-to-value limits at very high loan amounts. Above certain price thresholds some lenders require twenty-five to thirty-five percent down rather than the standard twenty percent minimum. Confirm the specific requirements at your target price point before finalizing the purchase budget.
What to do before making a luxury offer.
Get a written pre-approval — not verbal — confirming the specific mortgage amount at the specific price level based on your current financial documentation. Confirm whether the lender requires an appraisal before finalizing the commitment. Ensure the subject removal period provides sufficient time for that appraisal to be completed and the commitment confirmed before the deadline.
If you are planning a Vancouver West luxury purchase and want to understand how financing strategy applies to your specific situation, reach out directly.
www.ihomebc.ca
Axel Ziba — Luxury Real Estate Advisor
The Align Group — eXp Realty
Vancouver West Specialist

Kitsilano’s recent price decline stands out sharply from trends in other West Vancouver neighborhoods, here’s why that m...
05/16/2026

Kitsilano’s recent price decline stands out sharply from trends in other West Vancouver neighborhoods, here’s why that matters for equity-rich owners and luxury buyers. 🏡

This shift in Kitsilano isn’t just about numbers on paper; it reflects a notable advantage for buyers in today’s market. Homes here are moving at a slower pace and often close below asking, a sign that negotiation power has tipped away from sellers. While other neighborhoods in Vancouver West, especially those focused on detached homes or townhouses, still show resilience or even strength for sellers, Kitsilano’s softness makes it a unique outlier.

At the same time, the influx of new residential projects, including boutique townhomes and mixed-use developments, is providing more choice and a wider range of price points than buyers usually find in established luxury pockets. This diversity in inventory and the shift in negotiating dynamics open up strategic possibilities, whether you’re looking to buy at a more favorable value or reposition an existing property for maximum equity.

For equity-rich homeowners, this changing landscape calls for a fresh approach, grounded market analysis and clear strategy, not one-size-fits-all pricing. For buyers, patient timing and focused search strategies can unlock opportunities that simply didn’t exist a year ago.

What’s your perspective, do these changes make Kitsilano more appealing or raise new questions for your next move? Let me know your take below. 💬

Axel Ziba
Vancouver West Luxury Real Estate Advisor
www.ihomebc.ca
778-636-7707

Bridge financing is one of those topics most Vancouver West luxury buyers don't think about until they are already in a ...
05/16/2026

Bridge financing is one of those topics most Vancouver West luxury buyers don't think about until they are already in a transaction where they need it — and then need to understand quickly under deadline pressure. Here is what it is, what it costs, and what the risks are at the luxury price point.
What bridge financing actually is.
Short-term lending that provides temporary access to funds a buyer is expecting from the sale of an existing property but hasn't yet received because the sale hasn't completed. It bridges the financial gap between the completion date of a new purchase and the completion date of an existing sale when those two dates don't align.
The most common scenario. A Vancouver West luxury buyer finds a new property before their existing home is sold. They commit to a new purchase with a completion date that precedes their existing sale completion. Bridge financing covers the gap — secured against the equity in the property being sold and repaid in full when that sale completes.
In the current Vancouver West detached market where average days on market reached fifty-six in April 2026 and buyers are taking longer to make decisions, extended sale timelines are creating more frequent bridge financing scenarios than were common in faster-moving market conditions.
What it actually costs.
Interest accrues daily at approximately prime plus one to three percent. Institutional bridge financing in the current rate environment runs approximately five to seven percent annually.
On a two million dollar bridge loan at six percent annually a thirty-day bridge costs approximately nine thousand eight hundred dollars. A sixty-day bridge costs approximately nineteen thousand six hundred dollars. On a three million dollar bridge loan at the same rate a thirty-day bridge costs approximately fourteen thousand eight hundred dollars.
Minimizing bridge duration through careful completion date alignment is the most direct cost management strategy. A bridge that runs two weeks rather than six weeks on the same loan amount saves thousands of dollars in interest.
For private or alternative lenders rates run higher — eight to twelve percent or more annually. The additional cost of private bridge financing needs to be weighed carefully against the circumstances that make it necessary.
The specific risks at the luxury price point.
The sale falling through after subject removal is the most serious risk. If the buyer of the existing property defaults on an unconditional contract the bridge loan continues accruing interest while legal remedies are pursued and the property is re-listed. In the current market where re-listing and re-selling a Vancouver West luxury property can take several months the financial exposure of this scenario on a two to four million dollar bridge loan is substantial.
The sale taking longer than anticipated through conveyancing delays is more common and less severe but adds meaningful cost at luxury bridge loan amounts.
What to do before committing to a new purchase completion date.
Confirm bridge financing availability and terms before making the offer — not after committing to a completion date. Most institutional lenders require a firm unconditional sale of the existing property before approving bridge financing. Know your financial capacity for an extended bridge — if the existing sale were delayed sixty or ninety days could you carry the bridge comfortably without financial distress. Align completion dates as closely as possible. Ensure the existing sale is firm before completing the new purchase wherever circumstances allow.
If you are navigating a purchase and sale transition in Vancouver West and want to understand how to structure the financing to manage your exposure effectively, reach out directly.
www.ihomebc.ca
Axel Ziba — Luxury Real Estate Advisor
The Align Group — eXp Realty
Vancouver West Specialist

Outdoor living space is no longer just a nice-to-have in Kitsilano townhomes, it’s become a defining feature that consis...
05/15/2026

Outdoor living space is no longer just a nice-to-have in Kitsilano townhomes, it’s become a defining feature that consistently shapes how high-end buyers value a property. 🏡

Spring 2026 continues to show that integrated outdoor living, think thoughtfully designed patios, private gardens, and seamless indoor-outdoor flow, is a permanent benchmark for luxury in this neighborhood. These features aren’t about fleeting trends; their value endures because they align with what today’s selective buyers actually use every day. Architectural design that highlights outdoor connection isn’t being repriced downward or fading from buyer priorities, it’s solidly anchored as a market standard.

What’s especially clear is that buyers now walk through a Kitsilano townhome and immediately assess how private outdoor areas extend living space. Properties that offer true outdoor integration, rather than just a balcony or token courtyard, maintain their edge regardless of how many new builds hit the market. Modern lifestyle demands have caught up with market value, if your property combines heritage character with practical outdoor space, you’re working from a position of strength.

For equity-rich owners considering timing or value, keep this in mind: durable repricing isn’t about temporary demand spikes. It’s about meeting an expectation that has been set, and that isn’t fading, even as inventory shifts. 🌿

What do you see as the most valuable outdoor feature for today’s Kitsilano luxury buyer?

Axel Ziba
Vancouver West Luxury Real Estate Advisor
www.ihomebc.ca
778-636-7707

Off-market property access in Vancouver West luxury real estate is one of the most talked about and least understood con...
05/15/2026

Off-market property access in Vancouver West luxury real estate is one of the most talked about and least understood concepts in this market. Here is what it actually is and how it actually works.
An off-market property is one whose owner is willing to sell but has not listed on MLS. The transaction happens through a private introduction between advisors whose clients match on both sides. It is not a secret database. It is a relationship network — and access flows through that network based on trust and track record built over years of operating in a specific market.
Why Vancouver West luxury sellers choose off-market.
Privacy is the most common reason. Long-term owners in Shaughnessy, Point Grey, and Kerrisdale often have specific personal and financial reasons for not wanting a public listing. Photography sessions, open houses, public sale price records — these represent exposures that many luxury sellers actively want to avoid. Many of Shaughnessy's most significant properties have traded multiple times through private introductions without ever appearing publicly.
Life transition sensitivity drives many others. Estate sales, divorce-related property dispositions, health-driven downsizing decisions. Owners navigating these situations often prefer a quiet, trusted introduction to a qualified buyer over the full public listing experience.
Speed and certainty motivate sellers with specific timeline constraints. A seller who needs to complete by a specific date may prefer the certainty of a qualified buyer introduced through a trusted advisor network over the uncertainty of a public listing process whose timeline the market controls.
What the genuine advantage is for buyers.
No competition. More room to negotiate at honest current market value rather than at a price inflated by competing offers. And occasional access to properties that will never appear publicly under any circumstances — properties whose owners will only transact privately and who would withdraw rather than list if the private process didn't produce a result.
What buyers need to understand about the limitations.
Off-market prices are not automatically better than MLS prices. Without public market competition both parties are working from independent valuations rather than market-tested numbers. The buyer's rigorous independent comparable sales analysis matters more in an off-market transaction than in a publicly listed one — because the market hasn't already done that work for you.
Conversion rates from off-market inquiry to completed transaction are considerably lower than for active public listings. A buyer who is investing time in off-market pursuit needs to maintain their MLS search in parallel.
How to position yourself for genuine off-market access.
The foundation is the advisor relationship. A buyer whose advisor has deep established connections in the Vancouver West luxury advisor community receives introductions when opportunities arise. Without those relationships buyer motivation and financial capacity alone produce nothing regardless of how qualified the buyer is.
Confirm financing in writing before pursuing off-market opportunities. Sellers prioritizing speed and privacy are not served by a buyer who needs several weeks to confirm funding after an introduction is made.
Define your target property profile with precision. Specific neighborhoods. Specific lot dimensions. Specific structural requirements. A specific brief produces relevant introductions. A vague one produces vague referrals.
Be patient. Genuine off-market opportunities in Vancouver West luxury real estate are episodic — not constant. A buyer who has positioned correctly and maintains their search without creating artificial time pressure is in the best position to benefit when the right opportunity arises.
If you are a serious Vancouver West luxury buyer and want to understand what off-market access looks like for your specific property profile, reach out directly.
www.ihomebc.ca
Axel Ziba — Luxury Real Estate Advisor
The Align Group — eXp Realty
Vancouver West Specialist

Most luxury buyers weighing Kerrisdale’s village core and the Arbutus Greenway aren’t just seeking curb appeal, they’re ...
05/14/2026

Most luxury buyers weighing Kerrisdale’s village core and the Arbutus Greenway aren’t just seeking curb appeal, they’re making a calculated decision about walkability, school catchments, and lot quality. 🏡

The real value in this area goes far beyond what’s built above ground. Buyers have zeroed in on lot character and established community feel as drivers for both long-term equity and daily lifestyle. Well-situated lots near the Greenway combine accessible walking routes with a quieter village atmosphere, a mix that keeps this pocket in high demand.

Heritage architecture is prized here precisely because it’s irreplaceable, new construction can’t replicate that charm or the sense of permanence these homes offer. At the same time, accessible top-ranked schools and the ease of moving between green spaces anchor Kerrisdale as a favored option for those who refuse to compromise on lifestyle.

Today's market dynamic allows for thoughtful evaluation. Elevated inventory and more realistic pricing patterns have given buyers the luxury of time: a chance to weigh architectural authenticity, walkability, and school quality, all without sacrificing lot potential or future value. 🏫🌳

For those thinking about their next move, the interplay of lot positioning and genuine community feel is defining what lasts and what rises in value here, something worth more than any single feature.

How would you rank walkability, architectural character, and lot appeal if you were choosing in Kerrisdale right now?

Axel Ziba
Vancouver West Luxury Real Estate Advisor
www.ihomebc.ca
778-636-7707

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