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149 Royal Birch Bay NW
Across from a green space and within walking distance to Royal Oak School and nearby parks, this exceptionally maintained home combines a family-friendly layout with a beautifully landscaped outdoor retreat. Natural light pours through the home thanks to the sought-after SOUTHWEST BACKYARD exposure, creating bright and welcoming living spaces throughout the day. An impressive OPEN TO ABOVE foyer sets the tone upon arrival while rich HARDWOOD FLOORING adds warmth to the main living area. Gather around the FIREPLACE on cooler evenings and enjoy a comfortable setting for both entertaining and quiet nights at home. CENTRAL AIR CONDITIONING ensures comfort throughout the warmer months. UPDATED LIGHT FIXTURES bring a fresh, modern touch to the heart of the home. Preparing meals feels effortless with GRANITE COUNTERTOPS, a CENTRE ISLAND with casual seating, ample cabinetry and excellent workspace. Surrounded by windows, the dining area connects directly to the upper deck, encouraging a seamless indoor and outdoor lifestyle. Tucked away near the garage, a private powder room adds convenience for quick clean-ups upon entry. Everyday routines become easier with a spacious mudroom that incorporates laundry and practical storage. Upstairs, thoughtful separation between the sleeping areas enhances privacy. A generous bonus room creates flexibility for movie nights, homework, gaming or relaxation. Retreat to the primary suite where a WALK-IN CLOSET and 4-piece ensuite contribute to a comfortable personal escape. Two additional bedrooms benefit from upgraded closet systems while a full 4-piece bathroom serves the upper level. Downstairs, the PERMITTED basement development expands the living space with a large recreation area, DRY BAR, 4th bedroom, and another full 4-piece bathroom, making it well suited for guests, teenagers or multi-purpose family living. Outside, a beautifully landscaped backyard delivers a true outdoor retreat. A 2-TIER DECK with GLASS RAILING creates multiple areas for lounging and dining, while storage beneath the deck keeps seasonal items neatly tucked away. Mature trees, LANDSCAPE LIGHTING, raised garden beds, and a deep yard combine to create an inviting setting for play, gardening, and summer gatherings. Parking and storage needs are well addressed through the DOUBLE ATTACHED GARAGE featuring overhead storage racks and a SIDEMOUNT GARAGE DOOR OPENER for improved functionality. Added peace of mind comes from a NEW HOT WATER TANK installed in 2026. Convenient access to parks, pathways, shopping, restaurants, transit, and major routes further enhances the appeal of this move-in ready home in a location that continues to be a favourite among families. (id:65958)
Basement
| Room | Dimensions | Features |
|---|---|---|
| Recreational, Games room | 14.25 Ft x 12.58 Ft | |
| Furnace | 8.67 Ft x 7.58 Ft | |
| Bedroom | 10.00 Ft x 10.00 Ft | |
| 4pc Bathroom | 8.67 Ft x 4.92 Ft |
Main level
| Room | Dimensions | Features |
|---|---|---|
| Foyer | 5.50 Ft x 4.67 Ft | |
| Living room | 14.25 Ft x 11.33 Ft | |
| Kitchen | 10.00 Ft x 12.50 Ft | |
| Dining room | 9.67 Ft x 12.50 Ft | |
| Other | 8.67 Ft x 8.58 Ft | |
| 2pc Bathroom | 4.92 Ft x 4.50 Ft |
Upper Level
| Room | Dimensions | Features |
|---|---|---|
| Bonus Room | 9.67 Ft x 7.25 Ft | |
| Primary Bedroom | 14.00 Ft x 11.67 Ft | |
| Bedroom | 10.83 Ft x 9.58 Ft | |
| Bedroom | 11.08 Ft x 11.42 Ft | |
| 4pc Bathroom | 7.92 Ft x 4.92 Ft | |
| 4pc Bathroom | 7.25 Ft x 6.75 Ft |
10-item due-diligence checklist. We can pre-flight most of these for you on a CMA call.
Comparable sales
Ask for 3–5 recent solds within ~1 km and the same beds/baths so the list price has context.
Property condition
Roof age, furnace age, hot-water tank age, electrical panel size, windows. Cosmetic vs structural.
Zoning
Confirm zoning matches your intent (single-family vs duplex vs secondary suite vs commercial).
Suite legality / potential
If suited or being marketed as suited: confirm permits, separate entrance, ceiling height, egress windows.
Monthly carrying cost
Mortgage + property tax + insurance + condo fee (if any) + utilities. Compare to your max budget.
Property taxes
Confirm the annual tax amount on the current assessment — and whether a reassessment is pending.
Insurance estimate
Get a same-day quote. Older homes, knob-and-tube wiring, polybutylene plumbing, flood plains all change the number.
Commute
Drive it (or transit it) at the actual time of day you'd commute. Map ETA lies during peak hours.
Deposit and financing conditions
Deposit size, financing condition window, condition removal date, possession date — all negotiable.
Inspection considerations
Budget for a home inspector ($500–700) and any specialty inspections (sewer scope, mould, asbestos for pre-1990 builds).
Cash on cash
-1.11%
Cap rate
4.64%
GRM
13.9
Break-even rent
$4,208
Financing
Operating expenses (monthly)
Save this analysis — go Pro (free)
Approximation only. Actual cash flow depends on financing terms, condition reports, current market rents, property tax assessment, condo fees, and tenant quality. Defaults: 4.5% rate, 30-year amortization, 5% vacancy, 1%/yr maintenance, 0.5%/yr CapEx reserve, $80/mo insurance. Property tax estimated at 0.55%/yr where not provided. Talk to a mortgage broker before relying on these numbers.
Pick a down payment and tap any underlined number to edit. Total updates live. Confirm with a mortgage broker before writing an offer.
Monthly carrying costs (shared)
Approximation only. CMHC default insurance is included when down payment is under 20%. Property tax and condo fees come from MLS when listed and may not reflect the current billing year. Accelerated bi-weekly frequency reduces total interest paid vs. monthly — confirm with a broker. Suite rental income depends on permits, market rent, and vacancy. Always validate with a mortgage broker before writing an offer.
We'll reply by text within a few hours. Comparable sales, condition flags, things worth checking — sent before you book a showing.
Listing brokerage
Listing brokerage on file
Listing data via CREA DDF®. Information is deemed reliable but not guaranteed accurate by CREA. Last updated Jun 18, 2026.
Buyer-fit signals
Derived from listing data and nearby-amenity proximity. Verify anything that matters to your decision — distances are approximate.
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