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Fluorescent lights, the near-constant grinding of an industrial espresso machine, and chilly coffee shop temperatures … To many remote coffee shop workers, these are fast-forgotten annoyances while typing away on their laptops. But for Vancouver resident Maryam Mobini, who has ADHD and is among millions of neurodivergent people worldwide, experiences like these can leave her so depleted she has to go home and lie down in a dark room to recuperate. And don’t mention the impact on work productivity.

Mobini, a sensory and behaviour designer who has contributed to anxiety and chronic pain research at SFU, and trained under behaviour scientist Dr. BJ Fogg and psychiatrist Dr. Daniel Amen, is one of a growing number of neuro-informed designers.

Drawing on research in the field and her lived experiences, Mobini explores how environments — workplace, home, public spaces — impact emotions, thoughts and behaviour. Instead of asking people to rely on constant self-control, discipline, or coping, Mobini’s design philosophy puts the onus on the space itself. “The environment is always on, influencing us every minute we’re in it, whether we’re aware of it or not,” she explains.

Through her company, the innovation and design studio to:Resonate , Mobini consults with architects and interaction designers, and works one-on-one with clients in Canada, the US and Europe. Many of her clients are highly successful but struggle with ADHD and other neurodivergent conditions. Working with the likes of Lululemon, Procter & Gamble and Thrive Global, Mobini designs sensory-informed workplaces, wellness spaces, residential homes, and public installations. By incorporating finely tuned acoustics, LED lighting and intuitive layouts, Mobini taps into frequency, light, colour, and sound to “support [nervous system] regulation rather than stimulation.”

And with “nervous system regulation” becoming somewhat of a buzzword — in 2024 the hashtag had garnered over hundreds of million views on TikTok — it’s a design consideration more and more firms are building into their ethos. “Sensory overload, attention fragmentation, and burnout are becoming mainstream,” says Mobini.

Neuroarchitecture as a field first emerged in the early 2000s when neuroscientists such as Fred Gage at the Salk Institute in La Jolla, California — a centre founded in 1965 dedicated to studying how the environment influences the brain — began exploring the link between architecture and neuroplasticity. Today, researchers around the world are building on this work with initiatives such as the International Centre for Neuroarchitecture and NeuroDesign, a partnership between the Research Institute of Sweden and the University College of London which aims to explore how to make built environments more inclusive.

Here in Canada, design firms such as Mason Studio in Toronto are leading the way with sensory-informed residential and commercial projects. Stanley Sun, co-founder and creative director says one of the core principles of neuroarchitecture is the focus on function as opposed to only esthetics. “[In neuro-informed design,] materials are chosen not only for appearance but for how they perform. Textiles that absorb sound reduce mental fatigue. Surfaces with natural variation are easier for the eye and nervous system to process. Even small decisions, such as flooring transitions or door placement, influence how people move and feel at home.”

Mason Studio’s team also applies lighting strategies that calibrate to support circadian rhythms — brighter, cooler tones for morning and warmer, more diffused light for evening wind-down — for instance, which help improve sleep and energy. In a bedroom at Jing’an Residences townhouse project in Shanghai, Mason Studio’s team applied a continuous marble band along the lower part of the wall around the bed to create a sense of enclosure and security, and directed lighting upwards to create a feeling of warmth and comfort.

When considering layout, Stanley’s team aims for clear sightlines. For example, when designing a corridor at the Jing’an Residences, the team aimed to support intuitive movement throughout the space, helping reduce micro-decisions. They also added quiet zones, away from high-activity areas. “Each tactical choice works together to create a home that supports calm, clarity, and comfort without the resident having to think about it,” Sun explains.

While some may think these details are a luxury, Sun argues neuroarchitecture is an investment that will pay dividends. “In workplaces, the impact is measurable. Improved lighting and acoustic balance support concentration, reduce fatigue, and contribute to lower rates of mental health-related absenteeism.” He believes behavioural design has the potential to save time, energy, and emotional bandwidth across all aspects of life.

Mobini agrees: “When we design environments that support neurodivergent nervous systems, we create spaces that work better for everyone.”

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Weekly roundup of three properties that recently sold in Metro Vancouver.

614 East 14th Ave., Vancouver

Type: Five-bedroom, three-bathroom detached

Size: 2,228 square feet

B.C. Assessment: $1,559,000

Listed for: $1,720,000

Sold for: $1,850,000

Sold on: Oct. 24

Days on market in this listing: Seven

Listing agent: Adam Pospischil at Engel & Volkers Vancouver

Buyers agent: Michele Collins at Royal LePage Sussex

The big sell: According to listing agent Adam Pospischil, ten offers were received for this fully-updated home in Vancouver’s Mount Pleasant community that pushed the final sale figure to $130,000 over the asking price. He cites those recent renovations, the characterful details of the 1910 house, a family-friendly neighbourhood near Robson Park, and a smaller lot size of 2,583 square feet which, he says, put the home at a price point that brought interest from both house buyers as well as duplex buyers. Inside, the three-storey interior features new hardwood floors, upgraded windows, a modern open-plan kitchen, a skylit dining area, a tankless water heater, a heat pump for heating and cooling, and a newly-installed split-level entertainment-sized rear patio bordered by stone retaining walls. In total, there are three bedrooms divided between the main and top floors, while a separate two-bedroom suite resides in the basement.

801 — 651 Nootka Way, Port Moody

Type: Two-bedroom, two-bathroom apartment

Size: 891 square feet

B.C. Assessment: $699,000

Listed for: $739,900

Sold for: $730,000

Sold on: October 20

Days on market in this listing: 58

Listing agent: Rod Bahari PREC at Sutton Group — West Coast Realty

Buyers agent: Kyle Rademaker at Royal LePage Sterling Realty

The big sell: This two-bedroom, two-bathroom Port Moody condo is located in the Sahalee development in Polygon’s master-planned Klahanie community. Constructed in 2008, the 28-floor tower comprises 176 units with access to an array of amenities including a tennis court, outdoor swimming pool, exercise centre, gym, party room, guest suite, hot tub, and steam room. This bright corner unit has scenic vistas from every room as well as separated bedrooms, an open-plan kitchen with granite counters and stainless-steel appliances including a gas range, an electric fireplace, and an oversized balcony from which to enjoy the sunsets. It comes with two parking stalls, and a strata that permits pets (two dogs or two cats), and rentals. The unit’s monthly maintenance fee is $451.03, and of note to investors, the apartment achieved approximately $2,650 per month in rent.

2525 West 7th Ave., Vancouver

Type: Three-bedroom, four-bathroom half duplex

Size: 1,531 square feet

B.C. Assessment: $1,818,000

Listed for: $1,725,000

Sold for: $1,855,000

Sold on: Nov. 14

Days on market in this listing: Four

Listing agent: Jessica Chen PREC at Oakwyn Realty

Buyers agent: Mike Rampf PREC and Glenn Feldstein PREC at Engel & Volkers Vancouver

The big sell: Listing agent Jessica Chen reports that this home garnered three offers within the first day of showing with the winning offer coming in subject free at $130,000 over the asking price. The property in question is the front half of a duplex complete with radiant heated hardwood floors throughout, a new boiler/heat exchanger, fresh paintwork, and an attached garage. It forms part of a three-unit pet- and rental-friendly nonconforming strata in Kitsilano near General Gordon Elementary and Kitsilano Secondary schools. The bright open layout on the main floor combines a kitchen with granite countertops and Shaker-style cabinets in a dark wood hue, with adjacent living and dining areas finished with wainscot panelling. There are two bedrooms upstairs served by two bathrooms, while the ground floor has a third bedroom, ensuite bathroom, and french doors that open to a patio garden.

These transactions were compiled by Nicola Way of BestHomesBC.com.

Realtors — send your recent sales to nicola@besthomesbc.com

For more detailed mortgage information, explore our guide to Canada’s lowest national insured and uninsured mortgage rates, updated daily. Related

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Just a few decades ago, Anmore was a remote, undeveloped, rural area somewhere around Port Moody with rough roads and no services. Today, Anmore is an incorporated village that, in fact, borders Port Moody and all that city’s services and activities.

Anmore’s roughly 3,000 residents are a diverse mix of wealthy — including the occasional celebrity and at least one famous pro wrestler — and upper middle-class folks who have found their real estate dollars go much further here than in comparable areas of North and West Vancouver.

“Last year’s stats showed about a four to five per cent decrease in values in most of the main municipalities in the Lower Mainland — Burnaby, North Van, West Van — and this year, Anmore bucked the trend and went up four per cent,” says Glen Bohnet, realtor for the listing at 184 Kinsey Drive .

“People move here to get away from the congestion and high crime rates [of bigger cities],” says Bohnet, who also lives in Anmore. “People want a place where their kids can play on the streets, where there are hiking trails and walkways, and they particularly want the bigger lots without the bigger cost. Anmore is still way undervalued, and more specific to the house we’re talking about.”

The house we’re talking about is a five-bedroom, eight-bathroom, 8,434-square-foot contemporary estate on a one-acre lot surrounded by mature trees that is listed for just over $7 million. “That would be very difficult to find in other areas at that size and price point with that land component,” says Bohnet.

What’s inside

The front pivot door by Nordica Aluminum with European windows by Open Windows, both Richmond-based companies, opens into an expansive, airy main living room with 20-foot ceilings that extend up two floors. The tiled flooring, as well as the handcrafted cabinetry throughout the home, was made by Future Living, imported from Italy and assembled on site.

All kitchen appliances, including the steam oven, are made by Miele, and the eight-burner stove by Viking. “It’s an oversized chef’s kitchen made for entertaining,” says Bohnet. “It’s one of the biggest I’ve ever seen.”

Rather than being tucked away in the basement, a large glass-enclosed wine wall is incorporated into the main living space off the dining room.

The striking, snowflake-inspired Crown Summa chandelier by Italian company Nemo Lighting floats above the living room, while Navada pendant lighting by Richmond Hill, Ont. company Eurofase illuminates the dining room. The sleek kitchen pendant lighting is by Tech Lighting, now part of Visual Comfort & Co.

The bathroom off the primary bedroom features a marble wall and countertops, and the other seven have stone finishings. A separate one-bedroom, self-contained suite with kitchen, bathroom and sitting room could be used as either a nanny or in-law suite.

Bohnet says that, as the house was being built, the owners noticed that the ceilings were going to be quite high. “So they had the builders create loft areas in both the kids’ bedrooms, which was a fun and unique thing to do.”

A dedicated home office sits next door to a gym for an impromptu workout break. A games room, home theatre with a professional sound system, a custom-made stainless steel bar area complete the downstairs. An elevator connects all three floors of the “smart” home — automation controls blinds, music, temperature, etc.

A glass overhead walkway leads to an upper deck with forest views and an entertaining area with one of two fire pits, an infinity pool and hot tub that extend over the garage at the far end. Another hot tub sits at the back of the house in a kids’ recreation area with a trampoline.

For comfort, the home is air-conditioned for summer, while two gas fireplaces and radiant heat keep it cosy in winter.

Outside, the professionally landscaped yard is flush with greenery and mature trees. “That’s also the beauty of Anmore,” says Bohnet. “It feels very rural. You don’t feel like you’re in a city environment; it’s much greener and people like the privacy.”

In the neighbourhood

Bohnet says good schools are all within walking distance. “The elementary school is renowned for exceptional education, and Port Moody Middle School and High School are both ranked highly in school ratings.”

Grocery stores, shops, and restaurants are about a seven-minute drive away in Port Moody, where you can also hop aboard the SkyTrain or West Coast Express to downtown Vancouver. Coquitlam Centre Mall is a 10- to 15-minute drive, while Sasamat Lake, Buntzen Lake, White Pine Beach and the numerous hiking trails of Belcarra Regional Park, as well as the boating, beaches and fishing on Indian Arm, are about 10 minutes away.

“We have a tight-knit community,” says Bohnet. “Everyone looks out for each other.”

Location: 184 Kinsey Drive, Anmore

Listed for: $7,299,000

Year built: 2022

Type: Five bedrooms, eight bathrooms

Size: 8,434 sq ft

Realtor: Listed by Glen Bohnet, Team Bold, Royal LePage West

Learn more about the latest mortgage rates and explore our guide to Canada’s lowest national insured and uninsured mortgage rates, updated daily. Related

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As we finally take down and pack away all our Christmas decor, we find it does leave a bit of emptiness in our homes.

One of the best things we can do to add fresh life and lift our spirits is to add some new plants to our houseplant collections. By new plants, I mean the fun, interesting ones that have added buzz to the world of indoor tropicals and have also proven to be solid performers.

It is important to remember that our winter indoor growing conditions are not the best for all plants, but keeping them near windows for increased light, running our homes just a little cooler, and providing a bit of extra care, they will be fine, especially if you choose the more resilient varieties.

My first choice for colour this time of year is anthuriums. They are remarkably tough, with their thick, dark green leaves, and beautiful heart-shaped flowers in vibrant reds, pinks, orange, purple and white. Their colour just keeps coming all year round. They are also available in smaller four-inch pot sizes, ideal for windowsills and tabletops. By themselves, or combined with other tropicals in an attractive, low planter, they top my list of beautiful, easy-to-care-for plants.

This is also the time of year we can find some of the best selections of bromeliads. The range of sizes and brilliant coloration is amazing. They are among the easiest of all plants to care for: All you need to do is keep the soil moist and add a little bit of warm water into the centre of the plant, allowing them to absorb the water as they need it.

Their vibrant colours and unique flower forms are truly spectacular and they last for weeks. Related to pineapples, bromeliads are something you can really have fun with.

The ZZ plant, or Zamioculcas, is not new, but the pure black variety Black Raven is one I never get tired of observing. Since there is no green in mature leaves, the plant must be set in a higher light area to go through its photosynthetic process. They are great by themselves but combine them with silver aglaonemas, or multicolored calatheas, and you have pure magic.

Philodendrons are always on the “easy-care” list, but a newer variety, Pink Princess, is something else. With dark burgundy leaves splashed with bright pink, it will truly pop in your display. Though it is not a trailer, it has a vining habit, so you can creatively train it onto a shaped frame for an even more impressive look.

Its cousin, White Wizard, is a green philodendron with unique white blotches and flecks across its foliage. It, too, is versatile and can be trained into unique shapes and forms. Both are eye catchers.

Philodendron Birkin may be small but it offers big interest. A compact plant with green leaves striped with white, it makes a statement by itself or in combination with any plant with contrasting dark foliage.

Versatile pothos make wonderful indoor hanging basket plants. They are very easy to take care of, are among the best-selling varieties and usually come in a range of pot sizes. The colour explosion of new varieties has further enhanced their appeal. Pothos epipremnum Happy Leaves is an introduction featuring rich cream and green foliage. The new variety called Cebu Blue boasts deeply toned bluish leaves, which is a novelty in tropical plants. Pearls and Jade is an interesting white and green bicolour, so keep an eye out for that one, too. When it comes to variegated foliage, pothos certainly lead the pack and I love how easy they are to have in your home.

The old-fashioned rubber plant, ficus elastica, has changed dramatically in its colour range. Their familiar dark green leaves have “evolved” into burgundy-black, as well as tricoloured cream, green and coral-pinks of varieties like Belize, Tineke and Ruby. They are striking and can enhance a room all by themselves. I’m really impressed by the foliage of a new multicoloured variety called ficus Shivereana. It has sophisticated, tan-coloured leaves with unique green speckled markings.

Rubber plants are among the most user friendly, but when the older green leafed varieties are replaced by newer colour blends, the plants will need far more light. Another secret with rubber plants is proper pruning. During the active growing season, pinch out the tips of the existing branches, which will force the plant to send out more branches along the stem, never leaving a gangly plant with a bare stem on the bottom.

The hoya family has exploded into so many unique leaf colour combinations, and it will be fun to see what comes next. They will all flower once they mature, but the secret is to put them in a very cool east or north window where, if you can slightly open the window to get the temperature below 8ºC (50ºF), it can help with bud set.

Spider plants, chlorophytum comosum, have always been an indoor garden staple, with lots of new plants developing on the tips of shoots which come from the centre of the plant. Curly Sue has a “swirled” habit, which makes it that much more interesting.

Just before Christmas, a good local grower reintroduced ardisias, sometimes called the “Christmas Berry” plant, back into our tropical market. It’s a green plant, much like a coffee plant, but with temperature variation treatment they can produce stunning red, coral or white berries which last for months. I think they are just spectacular.

If you have a cool windowsill near your kitchen sink, you may want to try some of the “string” series of plants. From String of Dolphins, Frogs, Turtles, Spades and Pearls, they are all fun plants and look surprisingly like each of the animals/objects for which they are named. They make great gifts for kids.

These are just a few of the many plants which can transform an empty-feeling room into a happy, uplifting and welcoming environment, which is especially valuable during the darker days of winter.

Related

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Weekly roundup of three properties that recently sold in Metro Vancouver.

2002 – 1515 Homer Mews, Vancouver

Type: Three-bedroom, three-bathroom apartment

Size: 2,673 square feet

B.C. Assessment: $5,420,000

Listed for: $5,988,000

Sold for: $5,888,000

Sold on: Oct. 21

Days on market in this listing: 23

Listing agent: Karim Virani at Virani Real Estate Advisors

Buyers agent: Deanna Lawrence PREC at Oakwyn Realty

The big sell: With an internal floor plan in excess of 2,600 square feet plus nearly 500 square feet of terraces with marina, city skyline and mountain views, this three-bedroom condo not only boasts a layout larger than many detached homes, but a sub-penthouse position to boot in Yaletown’s prestigious King’s Landing tower. Inside, highlights abound with marble-accent bathrooms, an impressive primary bedroom wing, hardwood floors throughout, Kohler and Grohe fixtures, high-end appliances including a Viking gas range, a separate pantry, a marble gas fireplace, 10-foot-high ceilings, wraparound windows, and walk-in closets outfitted with bespoke organizers. A private two-car garage and storage room are also included. Residents enjoy resort-style amenities with a gym, swimming pool, sauna, billiard room, theatre, and guest suites. The unit’s monthly maintenance fee is $3,156.24.

6311 Coltsfoot Dr., Richmond

Type: Five-bedroom, six-bathroom detached

Size: 3,242 square feet

B.C. Assessment: $3,042,000

Listed for: $3,688,000

Sold for: $3,428,000

Sold on: Oct. 3

Days on market in this listing: 57

Listing agent: Shafik Ladha PREC and Winnie Chen at ReMax Westcoast

Buyers agent: Sam Chen PREC and Benny Wong at Nu Stream Realty

The big sell: This 2021 custom-built residence sits on a 6,600-square-foot corner lot in Richmond’s Riverdale district within walking distance to parks, schools and shopping. It showcases premium materials and craftsmanship with a pillared entryway, soaring 16-foot-high ceilings complemented by double-height windows, an Italian marble-clad fireplace, a chef’s kitchen with integrated premium appliances including a wine fridge, marble countertops, and a well-equipped wok kitchen, a luxury media room, and bi-fold doors that open to a covered patio complete with an outdoor kitchen, and an adjacent putting green. The attention to detail continues upstairs with skylights, and four ensuited bedrooms including a primary bedroom with a sundeck, and a spa-like ensuite bathroom with a steam/rain shower. A legal one-bedroom suite, and a three-car garage with an electric vehicle plug-in complete the picture.

473 Carlsen Pl., Port Moody

Type: Three-bedroom, three-bathroom townhouse

Size: 1,790 square feet

B.C. Assessment: $920,000

Listed for: $895,000

Sold for: $885,000

Sold on: Nov. 7

Days on market in this listing: 15

Listing agent: Ali Kaywan PREC at Oakwyn Realty

Buyers agent: Caylee Gaylard and Adam Chahl PREC at Oakwyn Realty

The big sell: This renovated townhome is located in Port Moody’s North Shore district and forms part of the city’s Eagle Point complex. Built in 1979, the townhouse community features an outdoor swimming pool, a sauna/steam room, a garden, and a club house for residents’ use. This three-level home has had new floors, baseboards, windows and doors installed, as well as fresh paintwork with neutral colour tones, and updated bathrooms and kitchen countertops. All three bedrooms are located on the top floor and the listing agent reports that there is the potential to use the recreation room on the ground floor as a fourth bedroom. A single-car garage also resides on the lower floor and owners have the ability to park an additional vehicle in stalls allocated throughout the complex. This unit’s monthly maintenance fee is $561.06, and pets and rentals are permitted.

These transactions were compiled by Nicola Way of BestHomesBC.com.

Realtors – send your recent sales to nicola@besthomesbc.com

Learn more about the latest mortgage rates and explore our guide to Canada’s lowest national insured and uninsured mortgage rates, updated daily. Related

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A change is occurring in home decor, and it shows an increasing desire for spaces that feel more layered, unique and personal, says Jennifer Scott, of A Good Chick to Know . She really is when it comes to vintage finds for your home.

There is increasing movement away from showroom-perfect homes, towards those that tell stories. Homes that have vintage decor but don’t seem pinned to one decade or look.

“While people often refer to ‘vintage’ as something from a specific decade, I think the term has grown to include pieces that are pre-loved or sourced second hand, regardless of their origin era,” says Scott.

For her, ‘vintage’ signifies something that has a past and a story to tell … a piece that has seen a life before it found its way to her.

Go for story over style rules

Younger homeowners and renters are leaning into vintage with real enthusiasm, says Scott.

“Especially with younger clients, the opportunity for authentic expression is paramount,” she says. “We’ve seen previous generations tend to value and commit to a specific esthetic or style as a whole within their decor, but the approach for the next generation is all about connecting to the pieces they choose and using the unique elements of a vintage find to tell their own style story.”

Rather than building a room around a prescribed look, Scott describes her role as that of a curator.

Being an esthetic storyteller is about achieving beauty through blending materials and styles to create a unique space that is reflective of and driven by each client’s personality, says Scott.

The rise of vintage is tied to values For Gen Z in particular, second-hand culture feels both ethical and expressive.

“The social and economic tendencies of Gen Z are definitely a driving factor in their affinity for vintage interiors. As a generation that values sustainability and financial stability, alongside diversity and individuality in their self-expression, they naturally lean into more unique spaces within which to spend their time,” she says.

“The value they place on second-hand pieces has allowed a shift toward interesting, curated vintage-forward interiors becoming celebrated and more mainstream.”

Keeping it fresh at home

One of the biggest fears homeowners have is that vintage items will make their homes feel a bit kitsch. Scott’s advice is practical and reassuring.

“When working with residential spaces, I usually tend to use contemporary pieces for the larger purchases, like the sofa, and layer in vintage treasures within the accessories and smaller furnishings,” she says.

Rugs, lighting, artwork and chairs are favourite entry points.

“Opting for smaller ways to bring in pre-loved pieces allows the space to remain feeling fresh and modern, but still dance with the idea of eclectic.”

If there is one rule Scott returns to, it is variety.

“The key factor to successfully curating vintage pieces cohesively into a space is to maintain diversity within the eras introduced,” she says. “Don’t get stuck within just one esthetic.”

She encourages homeowners to trust their instincts.

“The magic is in the mix: lean in to pieces that make you feel something. Don’t be afraid to introduce a variety of styles … your home is an extension of you and should tell a story of who you are and what you love,” she says.

There are clear differences in how vintage is used privately versus publicly. “Lifestyle spaces often have a greater creative freedom to take risks and make bold statements because pieces commonly are present in public spaces for a set term,” Scott explains.

Scale also plays a role, with hospitality spaces better suited to large statement pieces.

“Styling with vintage in dwelling spaces becomes less about an initial wow-factor type of statement, and more about decor that offers a lasting impression for people who experience the space daily,” she says.

How to hunt for vintage pieces and where to start

Finding the right piece takes patience, says Scott. There is no one ‘go-to’ that guarantees a treasure, she says.

Her sourcing spans online dealers, specialty boutiques, thrift stores, flea markets and Marketplace, but estate sales top her list.

“The absolute gems that can be found are unparalleled.”

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Lakefront living is not rare in B.C. There are numerous neighbourhoods scattered around lakes in places like the Okanagan, Fraser Valley, the Shuswap and Vancouver Island. But while those homeowners enjoy the views and activities on those lakes, they don’t actually own them. In an exclusive area of Langley they do, which is rare.

“Murchie Lake is private,” says Jonathan Turner, one of the realtors representing the listing in the Campbell Valley district of the city. “Six houses along the lakefront own everything in front of them: the portion that they can see, which extends beyond the lake on the other side, the shoreline around the other side of the lake and into the forest.”

At over 8,000 square feet, this house is the biggest and comes with the largest piece of the lake, he says.

And because the lake is private, there are no rules or restrictions — other than courtesy to your neighbours — around boating or jet skiing. So, you can buzz the waters in a motorboat or hoist a sail and float in solitude on a warm summer day. Come winter, if it’s cold enough, homeowners strap on their skates and glide around their own private rink. Some pack their sticks for a rousing game of ice hockey.

Besides the lake, this is Langley, which means horse country. “All the neighbours have horses,” says Turner. This home’s owners do not currently keep them but there’s a barn at the back of the six-acre property with two stalls to house them, along with a chicken coop. A raised veggie garden is primed to round out your meals. “There’s also a pretty good-sized pond in the backyard which could be home for koi fish,” says co-realtor Natalie Sheck.

What’s inside

Floor-to-ceiling windows capture panoramic views of the lake from every floor, and just about every room. Six bedrooms and six bathrooms sprawl over the 8,072 square feet, including a luxurious ensuite spa with soaker tub and extra-large rain shower in the main-floor primary bedroom.

The open floor plan’s hardwood flooring extends to the vaulted ceilings over the main living area and dining room, which melds with the wood beams and stonework pillars in the gourmet chef’s kitchen. Granite countertops, Thermador Professional Series 6 gas range, integrated Thermador refrigerator, as well as a separate spice kitchen with Samsung gas range and Bosch dishwasher complete the cook rooms.

The lower floor encompasses a gym, infrared sauna, games room, wet bar, as well as a stone and brick wine cellar.

Expansive patios, a barbecue terrace and a large rooftop deck are perfect for lakeside entertaining and al fresco dining.

The home is heated via four fireplaces — three natural gas and one wood-burning — geothermal and forced air. Some rooms have radiant heating. There’s even a small gas fireplace tucked into the shelving of the executive office to add warmth and coziness.

A detached 2,200 square-foot, two-storey coach house features two bedrooms and two bathrooms as well as kitchen on the upper floor, while the main floor features a large living space, kitchen, bathroom and laundry room. “The downstairs part could be used as a workshop or a studio. It could also be rented out, used as an in-law suite or a guest house,” says Sheck.

In the neighbourhood

In addition to the lake, the property and neighbourhood are surrounded by mature trees and lush gardens. Nearby Campbell Valley Regional Park encompasses a vast network of trails for walking, birdwatching and horseback riding, as well as a huge equestrian centre and speedway.

Hazelmere Golf & Tennis Club is also nearby, as are elementary and secondary schools, public and private. The area is also renowned for its wineries, many of them with their own boutique bistros.

The realtors note that while there is nothing within walking distance, grocery stores, restaurants and shops are a 10-minute drive away, and White Rock is 20 minutes away. “You feel like you’re in the suburbs but you’re not really that far away from the city,” says Turner.

Location: 23455 8th Avenue, Langley

Listed for: $4,200,000

Year built: 2008

Type: Six bedrooms, six bathrooms

Size: 8,072 sq ft

Realtor: Listed by Jonathan Turner and Natalie Sheck, RE/MAX Crest Realty

Stay up to date on Canada’s best mortgage rates with our guide to the lowest national insured and uninsured mortgage rates, updated daily. Related

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When it comes to paint, white is rarely just white. Anyone who has stood in a paint store staring at sample cards knows this. Some whites glow, others feel cold and clinical, and some seem buttery soft and warm.

Pantone’s colour of the year for 2026, Cloud Dancer, is a shade of white that invites us to slow down. An interesting approach given it’s the beginning of a new year.

Like a blank canvas, Cloud Dancer signifies our desire for a fresh start, says Laurie Pressman, Pantone Color Institute vice-president.

“Peeling away layers of outmoded thinking, we open the door to new approaches,” she says.

After years of maximalism, statement colours and visual noise in home decor, Cloud Dancer suggests a quieter confidence and invitation to rest, says Pressman.

For interior designer Jocelyn Ross, of JRstudioworks , white is not a trend but a foundation.

She says she always starts with white because it offers the perfect backdrop for layered interiors and the art on the walls. Ross tends towards warmer whites, not yellow, but never stark.

Cloud Dancer sits slightly outside her personal comfort zone, being very clean and crisp, but she can see why it works in certain settings.

“If I were starting with Cloud Dancer, I would soften it with woods and textiles,” says Ross.

Choosing white as a defining colour surprised some in the design world.

“Committing to a white is a bold move. Interestingly, I often have to convince clients to go all white because their initial reaction is that it will feel cold or sterile.”

That fear often fades once the space comes together, she says. “When white is done properly with the right tone, texture and layering, it feels calm, intentional and anything but cold. While Cloud Dancer is not the white I would typically reach for, the thinking behind the choice makes sense. It reflects a desire for clarity and restraint rather than a big statement.”

Cloud Dancer works best as a foundational colour, says Ross: “On walls, millwork, and architectural elements where you want a clean backdrop that allows art, furniture and materials to take centre stage.”

As Cloud Dancer sits on the cooler side, it needs warmth, which Ross says she would achieve by layering wood, stone, textiles, and lighting to avoid feeling too stark.

Her advice for homeowners is simple and practical. “Whites change dramatically depending on light, and with cooler whites, the margin for error is even smaller. If it starts to feel flat or cold, it probably is.”

Property stylist Red Barrinuevo comes at Cloud Dancer from a different angle, shaped by staging homes to appeal quickly and emotionally.

“In my opinion, Cloud Dancer feels a little safe and predictable, almost like your first apartment colour,” says Barrinuevo. “It’s quite basic and not very forgiving; with the wrong finish, it can highlight wall imperfections and flaws rather than soften them.”

Still, Barrinuevo sees opportunity in its neutrality.

“I see this as an open invitation to explore and welcome a broader palette moving into 2026,” he says.

Like Ross, Barrinuevo sees Cloud Dancer working best layered with other colours, materials and textures: “As a designer who loves colours, I see it working best when it’s paired with richer, bolder colours like plum or aubergine, rather than standing on its own. Layering it with texture is key,” says Barrinuevo. “Think warm woods, tactile fabrics, stone and earthy finishes to add depth and balance.”

Neutral palettes are really resonating right now because people want their spaces to feel good, not just look good. “They create a sense of calm, balance and comfort. Something a lot of us are craving in everyday life,” he says.

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Wandering through cobbled lanes in Italian villages, getting lost in Istanbul and exploring the history of England’s manor houses are just a few of the travel experiences B.C.-based interior designers have merged with their own talents and insights to impact their creative decisions back home.

Two award-winning B.C. interior designers, Ami McKay founder of Pure Design , a business that includes a full-service interior design studio, retail shoppe and construction management firm; and Jim Toy, principal of False Creek Design Group and architecture firm Ratio , share their experiences and how encounters with different cultures, climates and colour palettes influence their work and perspectives.

Toy says travel has two major impacts on his work.

“It’s habit breaking. We’re so used to thinking a certain way and when you go to a setting that isn’t in your normal day to day experience, it will invigorate and force you to pause and rethink convention,” he says.

Secondly, the more one travels the more the topic of design becomes borderless, he adds.

“For me, it’s really about spotting universal needs. When you talk about shelter or belonging, community belonging and esthetics or beauty, it’s global. So, it’s everywhere in different iterations, but those basic human needs are pretty firmly entrenched everywhere. And once that’s in your field of thought, then the things that you spot will influence you in subtle ways as opposed to direct duplication in terms of design,” says Toy.

Travel has always been at the heart of McKay’s creative process . She says drawing inspiration from cultures, materials and lifestyles she encounters firsthand shapes her esthetic and approach to interior design and ensures she stays ahead of trends rather than follow them.

McKay recently returned from leading a design tour in the south of Italy.

“Every time I go to Italy — or anywhere in the world — I get so inspired and I bring it back,” she says adding she is always looking for unique work created by local artisans.

“I get so excited when I see somebody making something with love, seeing them put their energy and their life force into whatever it is that they’re creating. It’s pretty hard not to get excited about it,” says McKay.

During the tour, in addition to visiting many small villages in Apulia (Puglia), she explored Ostuni, the hilltop town known as ‘the White City,’ where all the buildings in the historic town centre are whitewashed.

In the Basilicata region, the group spent unforgettable days inside the ancient cave dwellings of the Sassi di Matera, one of the world’s oldest continuously occupied settlements and a UNESCO World Heritage site. McKay says the experience was a living reminder of how history and modern design can coexist in the most unexpected ways.

Travel always sharpens the senses and during this Italian journey McKay found inspiration everywhere and noted early indicators of emerging trends. In couture and homes, she spotted monochrome tones in rich layered shades of almond, oat, stone and tobacco while cashmere upholstery, Italian-made bouclé sofas, raw silk drapery and matte lime-plaster walls grabbed her attention.

“Local Italian designers are honouring place by reinventing history. Apulian stone carved into fluid sculptural tables, Sardinian textiles stretched as architectural panels and Venetian glass recast in bold, brutalist forms,” she recalls, also noting metals with depth — like pewter and smoked nickel — are seen in fashion (as accessories) and in homes paired with stone, parchment, walnut and chalky plaster.

While Spain and South America top his list of favourite destinations Toy has travelled extensively and oftentimes translates experiences into his work.

A visit to the Greek isles demonstrated just how much elements like climate, light and patterns influence design.

“Travelling to the Greek islands, you immediately see how the sun can render things so brilliantly light. And you start to think, ‘Well, how can I translate that into something in a West Coast context?’”

Getting lost in Istanbul and not being able to communicate in the local language started him thinking about design and how people move through spaces. That experience in the unfamiliar environment in Turkey’s largest city influenced his design of a wayfinding system for a large corporate office.

As part of his research for the interior design of Gryphon House , a luxury five-storey mixed-use development in Kerrisdale, Toy visited several neighbourhoods in London.

“The whole idea of a manor house was to be the beacon in a community. That was something that was subliminally captured in the design of the building and certainly it hearkened back to a time where there was a lot more elegance to interiors and I think that’s been captured in the interiors of Gryphon House,” he says.

Toy also recalls that a winery in B.C’s North Thompson Valley was influenced by visits to wine regions in Australia.

“When I realized the design of the winery was coinciding with [an already planned] trip to Australia I immediately changed the itinerary to include some of the major wine regions, particularly in South Australia,” he says. “It took me outside of the realm of design to encompass landscape and agriculture and what those two aspects could do to the winery building itself, not to mention the interior because we were inspired by the fact that the winery in B.C. was a former cattle ranch.”

Toy says he started seeing what sort of influences in Australia — related to ranching — also applied to a winery. “That turned into sheltering overhangs on the building, embracing the landscape so that the windows were oriented to everything around so that it became not an insular thing, but quite literally an object in the landscape,” he says.

Reflecting on her Italian adventure McKay says it reinforced that Europe, and Italy especially, remains a constant visual inspiration source for her and her interior-design direction .

“What always stands out for me is the deep commitment to timeless materiality, handcrafted details, and a slower, more deliberate rhythm of living, and that ethos is exactly what I’m excited to continue channelling into my designs and hopefully we will be able to add to our very own renovation in Italy,” says McKay, who hopes to one day buy a home in the country.

In addition to sourcing for her shoppe in North Vancouver where she curates finds from around the globe, unsurprisingly, Italian design has also found its way into her home.

“I already have limewashed walls, Italian plaster, an over grouted stone fireplace and layers of artisan-made decor throughout my home, so what’s next will probably be a carved limestone sink, definitely something that feels storied and grounded. I love pieces that carry a sense of place and time,” she says “I’m always scouring antique markets and shops on every trip, bringing home treasures along the way. I will always appreciate the Italian way of letting materials age beautifully.”

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In the darkest, coldest time of year, with the holidays over and the evening light displays disappearing, we can all use a little pick-me-up. For the gardening community, it’s a seed catalogue.

Paging through the vegetable sections, looking at all the new and heritage varieties of tomatoes, peppers and cucumbers, and thinking about where you can fit in all the new ones … going through the annuals, with so many vibrant colours, and imagining where you can fit them into your containers and baskets … is one of the most uplifting winter experiences I can think of. You can almost taste the various herbs, like thyme, sage and coriander or cilantro, as you page through the catalogue. Each section promises meaningful additions to which we can look forward.

Garden stores are already receiving racks of seeds and folks are all ready for a good, long browse. The best thing is, you can pick up your seeds now and store them until you are safe to get them started and planted out. It’s also the best time to pick up those varieties that are often in short supply, so you’ll have your favourites for your garden and containers.

The seed business, worldwide, is expanding because seeds are the least expensive way of either growing your own food or adding colour to your home garden. When you think about it, it’s pretty amazing what a tiny speck of a seed can produce in a relatively short period of time. As with all things to do with gardening, a little strategic planning in your planting, and the experience you gain, go a long way to achieving success.

I love that the garden media folks in the U.S. who track trends in gardening and have designated 2026 as “The Year of Lemonading”. They have characterized it as “transforming setbacks into opportunities through creativity, mindfulness, and a sense of joy.” It simply means turning the experience of gardening into more joyful learning and breaking free from being “wrong.” Treat gardening “fails” as experiments, laughing at it, and getting on with it in a positive frame of mind.

Learning to have success with seeds is just that. After 50-plus years of growing plants from seed, and even when everything has supposedly been done just the way it should be, somehow something messes up. Get over it, learn from it and do it again, but be more mindful of how you achieve success, in a positive way, and have a chuckle over it.

The most important lesson seeds can teach us is a sense of timing. Weather is fickle, and if you are planning for an early start, be extra cautious. It’s always better to be a bit later than too early when starting seeds. Most seed catalogues will give you approximate seeding dates, so use them.

It’s also critical to keep a diary or journal of when and how you start everything you seed. When next year comes around, it will be invaluable information, which you will constantly be updating.

Even though spring weather can be fickle, every day we get more daylight and the soil becomes warmer. The silver bullet is having a cold frame or somewhere you can place your sprouted seedlings to acclimatize them, allowing them to toughen up without stretching. Small greenhouse structures, covered with poly are ideal, even up on your decks. You will need to have a small electric heather for cool evenings, but young seedlings can stay in there for weeks until the ground is warm enough to set them out.

Onions are a prime example; large Spanish-type type onions, as well as novelty varieties, need an early start to develop their sweetness. We usually seed them in late January to have strong seedlings ready to go out early, but because February and early March weather can be very frosty and cold, we hold them in cold houses for three to four weeks after they have germinated. As a result, the plants are much stronger and are very resilient when they go out to tolerate light frosts. Early vegetables like lettuce, Swiss chard and all the early brassicas are started in late February and hardened off to go out in mid to late March.

For early colour, pansies and violas are started in early January and hardened off for setting out mid-March. This gives you a sense of timing for some of the earlier starts.

Direct seeding for bigger, cold hardy, vegetables like peas, Broad beans, and radishes can usually start when we get consistent daytime temperatures of 10°C.

Raised beds and garden areas that are more protected from cooler prevailing winds will allow you an earlier start, too, since raised beds will generally be 4-8°C warmer than garden bed soil.

As for indoor seeding, there are a few basics: Use cell packs of various sizes so you can germinate smaller numbers of seeds at a time, in relation to the size of your garden. We reuse planting trays over and over again by sterilizing with a 10 per cent bleach solution between crops.

A good seed starting mix is also very important. You must have good drainage, but also enough moisture retention to keep the seeds viable.

More and more often, I’m finding that heat mats are almost essential to keep a consistent average temperature for even germination. You will find your percentage of germination will improve dramatically with these mats.

Watering cans with a good nozzle that will provide even watering with smaller openings for more gentle streams is critically important. Always use warm, never cold, water!

To control the height of your seedlings and stop them from stretching, overhead lighting is essential. Keep the light source close to your seeding trays for the best results and leave the lights on 24 hours a day.

Once the seeds have begun to crack and germinate, you need to check them two or three times a day to ensure they have just the right amount of moisture.

Clear plastic overhead domes or covers and important to control both heat and humidity.

Once your seeds have sprouted and true leaves begin to develop, move them to a cold frame with cooler temperatures and good light. Keep them drier with good air circulation, allowing them to toughen and strengthen up. If you see any sign of wilting or “dampening off,” use a mist of garden sulphur or an organic fungicide to protect them.

If you have challenges, re-evaluate your procedures, but don’t blame the seed. The seed we have in Canada has been tested for germination and is some of the best in the world. Most of all, have fun and celebrate your successes with seeds.

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For some people it seems effortless: a casually placed quilt softens the angles on a chair, throw pillows pick up a colour from a much-loved artwork and a layout that naturally guides movement through the space. Together these design choices create that indefinable feeling of comfort and welcome. For those still searching for the combinations to create that ambience, colour and design experts have plenty of insights to share.

Colour is an important element in interior design that can significantly impact the ambience and mood of a home. Indeed, says Langley-based colour expert Maria Killam , “it is a magical thing that can make you absolutely love your space.”

It’s all about choosing the right colour, the hue that will pull the whole room together, says Killam who runs an edesign business and has developed a colour system and neutral colour wheel to help people select the paint colour that will connect all the elements in their space.

Killam believes colour is more timeless than neutral trends, and that a space should incorporate a variety of design elements beyond paint colour, such as lighting, art and decor accessories to create a cohesive and visually appealing environment.

With a varied colour palette in her own home Killam often leans into her favourite colour — yellow — the colour science tells us stimulates the production of serotonin, the natural feel-good chemical linked to happiness and calmness.

The yellow bench and wet weather wellies in the entryway of her home are the first hint of Killam’s favourite hue — but there’s more to come. In the living room a custom yellow sofa brings an injection of the colour into the space while the citrus colour also shows up in the wallpaper, Jardin Bloom by Thibaut . In Killam’s dressing room and a vestibule leading to an office/study, Benjamin Moore’s Hannah Banana continues the colour connection.

However, Killam cautions that because paint covers so much of a room’s surface area, it’s easy to focus too intently on colour alone.

“People want paint colour to do all the heavy lifting, but in actual fact you need art, pillows, coffee table books — all those things to make your home feel alive. A paint colour isn’t enough to bring that feeling into your house,” she says.

As an example, when she moved into her house three years ago, she created a mood board for every room.

“I knew that piece of art in the living room in my last house was now going to go in my primary bedroom. That art has lavender in it. I painted the tray ceilings lavender,” she recalls.

In the living room the ceilings are painted blue.

“Even if you don’t have a lot of blue in your decorating, if you paint your ceiling a pale blue people don’t even notice because it feels like the sky. It feels natural and normal to have a blue ceiling.”

In addition to colour choices, Killam is on a mission to encourage the use of lamps rather than “overhead operating room lights.”

“Whenever I infuse a collection of six to eight lamps in anyone’s main living area, they are a convert. They never want to go back to putting on the overheads,” she says.

Kari Henshaw, principal at Vancouver-based Insight Design Group , agrees it’s hard to explain what gives a home that indefinable but special quality that makes everyone comfortable in the space.

“We’re always striving to make your house feel like a home. There’s an unexplainable thing when you walk into a space and you just automatically feel at home — or experience a sense of calmness — and it’s not necessarily that it’s your taste or your style, but there’s something about that space making you automatically feel comfortable,” she says.

Henshaw says the home’s layout can impact the senses; the scale and positioning furniture and the cohesiveness of the design all play a part.

“As you enter your home, keeping it free of clutter immediately helps with the visual flow throughout your space,” she says, adding that having flooring finishes continuous through the space helps create a seamless, cohesive look.

“Both flooring and paint being the same from one space to another (especially in a smaller home) helps keep things feeling more open and spacious,” she says.

Natural light is always a friend to opening up your space, says Henshaw.

“In addition to a focus on letting the light in, it is important not to block windows with large and bulky pieces of furniture. It’s not preferred to see the back of furniture from outside as you enter the home, or to see the backs of big pieces of furniture blocking transition within the space,” says Henshaw.

She also emphasizes the value of layering.

“For me, layering is important. Playing around with lots of different texture and patterns, adds coziness. Finding that perfect area rug helps make a grouping and pulls things together. It automatically grounds the space. And then I don’t over clutter with a lot of stuff, I pick the perfect, or almost perfect items, and put them where they belong and really help balance the space,” she says.

While many people know the “rule of three” — grouping decorative accents in groups of three, often at three different heights — there’s another important “three” in interior design, says Henshaw, noting interior designers play an integral role in the design of new buildings, such as condo developments.

“We’re brought in at the very beginning with the architect, mechanical, structural, electrical. We can look at a preliminary design and point out there’s no space for a sofa or the dining table with three feet of clearance to pull out a chair before it hits the wall,” she says adding there also needs to be at least three feet between an island and perimeter cabinetry in the kitchen.

Like Killam, Henshaw also advises creating a mood or vision board.

“Create a vision board of what you’re trying to achieve and keep it with you. If you’re out shopping for something, stay true to your vision, don’t get sidetracked. Ask yourself: ‘Is this my style? Is this the look and vibe that I’m going for. What is the colour palette I want to create? Am I going with cools? Am I going with warms?’ Know what you want before you start off,” says Henshaw.

Mitsu Dhawan, marketing director for Dulux, suggests when choosing colours to create a happy and calm setting in the home, it’s helpful to turn to colour theory and psychology.

Pure, saturated warm colours such as reds, oranges and yellows invigorate and liven up a room and can suit spaces that are open and communal, such as the living room, says Dhawan, but be sure not to overdo these colours to avoid over stimulation. The lighter pastels of these hues (think pink, pale coral and butter) still bring energy and warmth, but with a softer approach.

“Cool colours like blues, greens and purples infuse spaces with a sense of relaxation and calm, helping with concentration as well,” says Dhawan adding these hues help reduce stress and promote peace and rest.

But the most important aspect of creating a happy and comfortable home is surrounding yourself with things that you love, says Henshaw.

“In my own home we spend the most time in a small room. I know that the furniture is probably too big for the space, but I love it and it feels cosy, so I threw through my design ideals out the window. It’s a space I love, it makes me feel good.”

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Weekly roundup of three properties that recently sold in Metro Vancouver.

1201 — 3315 Cypress Pl., West Vancouver

Type: Two-bedroom, three-bathroom apartment

Size: 2,018 square feet

B.C. Assessment: $2,197,000

Listed for: $3,000,000

Sold for: $2,950,000

Sold on: Oct. 27

Days on market in this listing: 11

Listing agent: Rahim Jivraj at eXp Realty

Buyers agent: Dale Mounzer PREC at Macdonald Realty

The big sell: According to listing agent Rajim Jivraj, approximately $1.3 million had been invested in a five-year design and build of this West Vancouver condo with a full, down-to-the-studs renovation that warranted a feature in Gray magazine as the winner of a design award in 2024. The reimagined luxury home has a south-facing corner position that bathes in captivating vistas spanning the North Shore Mountains to the Gulf Islands. It resides in StoneCliff, in one of three 15-storey upscale towers that were built by Concert Properties in the district’s Cypress Park Estates. Meticulous detailing and extensive use of natural elements are showcased throughout the suite with custom millwork, a 600-pound cast-concrete bathtub with views, a $50,000 Miele appliance package, Savant home automation system, radiant heat, seven-inch wide-plank engineered hardwood floors, and a private heated two-car garage. The home’s monthly maintenance fee is $1,319.63.

22 — 7331 Heather St., Richmond

Type: Four-bedroom, four-bathroom townhouse

Size: 1,522 square feet

B.C. Assessment: $1,281,000

Listed for: $1,299,000

Sold for: $1,200,000

Sold on: Sept. 29

Days on market in this listing: 14

Listing agent: Candy Lou at Interlink Realty

Buyers agent: Harris First at Oakwyn Realty

The big sell: Bayberry Park is a 54-unit townhome development that was constructed by Ledingham McAllister in Richmond’s McLennan North. The 20-year-old complex has an exterior esthetic that evokes a Tudor style with steep gabled rooflines and exposed timber detailing with the properties set around an English garden courtyard. This particular home has been updated with new flooring, appliances, hot water tank, and toilets, and has a corner-unit position that allows for a triple aspect. The front door is approached via a private garden, and opens to a sizable living room that leads through to the dining room and adjacent kitchen. The top floor contains three bedrooms — all equipped with generous closet space — alongside two bathrooms, while the lowest of the three levels has a fourth bedroom and ensuite bathroom, laundry, and access to the attached side-by-side double garage. The home’s monthly maintenance fee is $308.62, and pets and rentals are permitted.

6890 Brooks St., Vancouver

Type: Five-bedroom, four-bathroom half duplex

Size: 1,765 square feet

B.C. Assessment: $1,961,000

Listed for: $1,799,000

Sold for: $1,795,000

Sold on: Oct. 31

Days on market in this listing: 18

Listing agent: Mark Hammer PREC at eXp Realty

Buyers agent: Peter Mai PREC at Oakwyn Realty

The big sell: This recently-completed family-sized front duplex was built by Pavarya Homes in Vancouver’s Killarney neighbourhood. It features attention to detail throughout with custom-built cabinetry, airy 10-foot-high ceilings on the main floor, oversized windows, premium finishings, bespoke millwork in the closets, Fisher & Paykel appliances, engineered hardwood floors, a heated garage at the rear of the property that could be a gym or additional storage space, and a bonus two-bedroom suite in the basement for rental income or for use as a home office. Three bedrooms are located on the upper floor, all with vaulted ceilings, and the 15-foot-long primary bedroom has been finished with an elegant ensuite bathroom with dual vanities and an oversized walk-in shower. The private yard has an eastern exposure and features a patio for entertaining, and privacy hedging that borders the fence.

These transactions were compiled by Nicola Way of BestHomesBC.com.

Realtors — send your recent sales to nicola@besthomesbc.com

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If the past few years pushed our homes to work harder than ever, 2026 is shaping up to be the year when we let them relax a little. According to a new trend report from design company Article , the direction of home design is moving away from sharp extremes and showpiece minimalism, and toward something more grounded, flexible and emotionally intuitive.

The unifying idea is connection. To each other, natural materials and spaces that support real life rather than resist it. Kylie Rozborski is an interior designer who works with Article, offering people customized layouts, furniture recommendations and colour guidance tailored to individual homes.

For next year, she sees interiors that feel warmer and more adaptable.

Designed for connection and calm

One of the strongest themes in Article’s trend report is the idea of homes being designed for connection, and Rozborski says this is no longer an abstract concept. It is showing up in very practical ways.

“We’re seeing more requests for design plans, layout options and products that make gathering feel natural and effortless,” she says. “People want multi-purpose rooms that flex for hosting, open layouts that make conversation easy and furniture arrangements that bring everyone together.”

Rather than formal living rooms or rigid dining spaces, clients are gravitating toward pieces that invite lingering.

“We’re hearing from customers that they want products that facilitate everyday connection,” she explains. “Whether that’s a generous sectional for movie night or an extendable dining table that keeps the conversation going for hours.”

Alongside connection is a clear desire for calm. After years of uncertainty and overstimulation, homes are expected to provide emotional grounding as much as esthetic pleasure.

“With everything feeling increasingly fast-moving and uncertain, people are looking to their homes to offer a sense of steadiness,” says Rozborski. “They want spaces that support how they live day to day, from practical functions to places where they can decompress.”

This explains the shift toward softer silhouettes and gentler palettes because they create that calm, serene atmosphere that promotes well-being, she adds.

The pull of natural materials

Stone, wood and organic textures dominate the report, not as rustic statements but as versatile, enduring elements that quietly anchor a room.

“Natural materials feel familiar but fresh. Wood and stone add character while still feeling easy to incorporate,” says Rozborski.

Part of their appeal is how effortlessly they work together. Their tones and textures are naturally balanced and work together in a space without overwhelming it, she says.

There is also a growing appreciation for longevity.

“Organic materials add warmth and depth, and because they pair beautifully and tend to wear well over time,” she says. “Customers often gravitate toward them for their longevity.”

If the last decade oscillated between ultralight and ultra-dark interiors, 2026 is somewhere in the middle. Rozborski notes a clear move away from stark contrasts.

“People want spaces that feel warmer and comforting. Customers are choosing medium-toned woods because warm woods have undertones that feel cosy and inviting, and are often textured or have rich grain patterns that feel nature-inspired and timeless,” she says.

Colour, too, has softened. Where neutrals once meant white, black, beige, and grey, the new foundation colours are drawn directly from nature.

“Previously, neutrals were dominated by white, beige, black, and grey, and often in high-contrast combinations,” says Rozborski. “Today we’re leaning into warmer, earthier tones that function as a foundational colour in a space to create a calming, organic feeling that connects people to nature.” These hues act as quiet backdrops, allowing rooms to feel cohesive without feeling flat.

Minimalism has not disappeared, but it has softened. Rozborski describes this evolution as warm minimalism, drawing influence from Japandi and Scandinavian design.

“Warm minimalism is really about creating calm without the space feeling rigid or cold,” she says. “You see clean lines, but also relaxed curves and a quiet palette rooted in earthy tones and natural materials.”

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Dozens of owners of short-term rentals in Victoria who lost a bid in B.C. Supreme Court to be exempted from or compensated for provincial restrictions on their businesses have also lost in a higher court.

The B.C. Court of Appeal has dismissed an appeal by the Westcoast Association of Property Rights and individual owner Angela Mason, who were seeking relief from the Short-Term Rental Accommodations Act, which came into effect on May 1, 2024.

The law, designed to protect affordable long-term rental stock, generally prohibits short-term rentals outside of those within an owner’s principal residence.

Mason and the association first asked the Supreme Court for a judicial review, hoping for the court to declare they were entitled to continue to offer short-term rentals or to have the province compensate them for expected losses. Their petition was filed two weeks before the law came into affect.

But both courts agreed there was no role for the courts because the owners were asking for relief before there was any negative effect — that the consequences were hypothetical and request for relief was premature.

Mason, whose name the association used on the petition as a representative owner, said in an interview the law hurts individuals owners like her. And she said it’s no longer necessary because rentals aren’t in short supply in Victoria.

“There’s a glut of rentals right now, all the government had to do was wait for all the new rental housing to be built,” she said.

She also said the courts concluded they couldn’t offer a legal opinion on the law until someone violated it, which meant “until someone breaks the rules, there’s no (legal) precedent to be set, there’s no one to make an example of.”

“They needed somebody to break the law and suffer damages before they could rule on it,” she said. “Nobody (from the association) has chosen to break the rules.”

Mason said the association will meet next week with a lawyer to discuss any possible next steps as the courts left that door open.

Continuing the legal fight is open to anyone who wants to do it, she said. “It’s not going to be me.”

She said her purchase of a Victoria house as an investment was made possible by the income she earned renting it as an Airbnb. She now rents it from between three to six months, furnished, for about $2,000 a month, which is $800 to $1,000 a month less than her mortgage payments.

At the same time the new restrictions took affect, there was an increase in new purpose-built rentals. In Greater Victoria, the rental vacancy rate rose 5.7 per cent in 2024, according to the CMHC’s rental market report. The city’s vacancy rate was 2.6 per cent in December 2024, up from 1.6 per cent in December 2023, it said.

In December 2025, the Victoria vacancy rate rose to 3.3 per cent, the highest it’s been in more than 25 years, according to the Canada Mortgage and Housing Corporation. In Vancouver, it was 3.7 per cent in December.

That was due to fewer international migrants and students, a weak labour market for younger people, and rental completions remaining above historical levels, it said.

The Supreme Court judge, in dismissing the petitioners’ request for declaratory relief, concluded that without a constitutional challenge, the legislature had “exclusive authority to enact the laws it sees fit.”

“In my opinion, the chambers judge made no error in concluding that the issue raised by the appellants is hypothetical or speculative and inappropriate for an advisory opinion of the court,” said Appeal Court Justice Barbara Fisher, who wrote the judgment. Chief Justice Leonard Marchand and Justice Peter Edelmann agreed.

The Supreme Court judge also said her conclusion that the petition was premature but didn’t prevent the matters it raised from being appropriately submitted in future, and the Appeal Court agreed.

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When you look out a window at your deck or patio at this time of the year, what do you see?

I’m able to enjoy the unique beauty of two corkscrew willows, Salix Tortuosa. They’re planted in containers and, on sunny days, their contorted branches look magnificent as their many twists and curls are beautifully accentuated. At night, we illuminate them with mini LED lights. With our longer and darker evenings, they look absolutely magical.  

On warm summer days, they provide great shade and make a nice screen. Throughout the year, birds love to rest on the branches, and hummingbirds sit on them often between drinking nectar of nearby pollinator pots.  

Salix trees are excellent sources of interesting cut stems for accenting containers. Hardy to zone 3, they require very little care and withstand our coldest winters. In summer, all they really need is a daily drink and a little slow-release nutrient to keep them in great shape.  

We have the green stemmed variety, but for an even more dramatic winter look, you may want to choose a bright yellow- or a scarlet-stemmed variety.  

In the garden, most salix plants need to be root pruned or cut back hard on a regular basis to keep them in check, because they can reach 32 feet (10 metres) in height in just a few years. When containerized, however, they are well behaved and are a constant source of enjoyment, but you must not let them dry out.  

At this time of the year, the willow family has much to offer. At the flower auction in Burnaby, the earliest blooming pussy willows, Salix discolor, are being showcased and sold as cut stems. Local cut flower growers are producing a series of varieties that bloom in sequence and can be harvested from January until early March. Stems of pussy willows are very much in demand as they look so good combined with early spring flowers, such as daffodils, tulips and iris. Many folks are using them as dried flowers in a vase as they can last well over a year. There are lots with unique catkins that have been collected and propagated over the past several years.

A few years ago, at the Northwest Flower and Garden Show in Seattle, growers were selling salix branches that had black catkins. They were incredibly popular; throughout the show I saw dozens of folks carrying bouquets of them. They are available as ornamental plants, but remember, they are fast growing and need to be contained.  

Another interesting variety is the fascinating contorted pussy willow, Salix Sekka or Japanese Fantail Willow. Its branches change from natural, round stems to flat, twisted stems with catkins spaced irregularly along the sides. It, too, should be planted in a container.  

My new favourite is a Japanese variety, called Salix Mount Aso. It has bright pink catkins. I gave one to a friend, and he mentioned that he had gone hiking on that particular mountain range. These catkins open with a touch of silver, then turn a bright pink. It’s a gorgeous salix, and its cut stems are sold in February. Many growers are now producing this variety for late winter colour.  

Willows are growing fast, and they can be grafted into many forms. I love a standard tree form, which makes a beautiful garden specimen. There is also a stunning weeping form of pussy willow called the Kilmarnock tree. It needs to be pruned hard when the catkins finish in early March, thereby allowing many new branches to form for a much fuller tree the next season.  

By far, the most popular willow is the standard grafted form of the dappled willow, Salix Hakuro-nishiki. It has attractive red winter stems, but the true beauty happens in May when the variegated white and green leaves turn a vibrant pink. This wonderful colour lasts for weeks, and it is spectacular. To achieve a stronger, bushier plant overall, prune your Hakuro-nishiki back hard in late summer each year. For willows that produce catkins, the time to prune is just after the catkins finish and before the leaves begin to develop. This will ensure there is enough time for the new wood to produce buds that will open as catkins the following year.  

Because of their aggressive roots, contorted willows and pussy willows tend to be an underused garden plant. When containerized or root pruned, they are deserving of a spot in our gardens or on our patios.  

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“Bunker” isn’t the first image that comes to mind when picturing Whistler homes. “Cottage”, sure. “Cabin,” yes. “Chalet”, of course. “House”, absolutely. But bunker?

“It’s unique because it speaks to the design theory of the home, which is basically this giant concrete bunker,” says realtor David Lewis of Angell Hasman & Associates, who’s handling the listing for the property in Whistler’s Bayshores neighbourhood. “The materials used are so over-engineered. There’s too much of everything everywhere, but in such a cool way.”

In addition to everything concrete, steel and glass everywhere, massive century-old, rough-cut timber beams reclaimed from a warehouse on Vancouver Island add warmth and history to the modern home.

Originally built in 2004 by the eighties punk band DOA as a creative space to write and record (hence the concrete), the current owners undertook a full-scale renovation in 2022. And they spared no expense doing it.

“They replaced the plumbing and electrical systems in the whole home,” says Lewis. “They completely revamped, redesigned, and reimagined all the climate control, installed two heat pump systems, and a super high-end radiator recirculating system that they brought in from England. It was previously heated by two wood fireplaces and baseboard heaters, but they didn’t think it was the most efficient way to make this property warm. So, they ran beautiful custom copper lines throughout. It’s basically this giant recirculating radiator system where even the piping feeding the radiators is designed to radiate heat off of the system itself.”

The owners didn’t stop there. Originally from Europe, they leaned heavily on the continent’s manufacturing expertise. In addition to the English radiator system, they installed a $240,000 kitchen from German manufacturer Bulthaup. “I’ve been selling homes in Whistler for 15 years, and this is only the second Bulthaup I’ve seen; the other one was in a $50 million home in [exclusive neighbourhood] Kadenwood,” says Lewis.

One of the owners, a German art dealer, “Is a very detail- oriented person. She has a great eye for this type of stuff. And her mindset was, if you’re going to do it, do it once, do it right.”

The fully renovated bathrooms are equipped with floating toilets and fixtures from German (naturally) maker Duravit, along with heated towel racks connected to the recirculating heat pump radiator system.

To artfully light up their space, they installed Bocci lights throughout the home at $10,000 a piece, and light switches from British company Buster & Punch for $140 each. Their $150,000 furniture package was custom created to fit the rooms.

A suspended catwalk leading from the main entrance over the office and into the kitchen was constructed from the same reclaimed timber as the beams.

The owners then replaced the garage door with a $30,000 custom-built design by a Finland company that makes aircraft hangar doors. “The garage opening is sufficiently wide but not super tall because there’s a huge steel beam [above],” says Lewis. “With a traditional garage door, you would lose about a foot when it rolls up. They had to leave that ceiling height, so the only option was to bring in this crazy custom door that essentially opens up like an accordion.”

The overall scale of what they created is a marvel, says Lewis. “They built an absolute masterpiece and, at this list price, they’re pretty much losing money. If you do a renovation of this calibre, you possibly will renovate yourself out of the market. But there’s an opportunity here to have a sensational home that you would have to do an incredible amount of work to try to replicate today.”

Lewis says the home is technically a duplex, which could accommodate two families or groups of friends. Or it could easily be combined into one big 4,200 square foot home. “The house is shaped like a big U, with two U shapes stacked on top of one another. It’s a very non-traditional duplex layout [but with] separate property identifiers, separate civic addresses, and separate self-contained entrances. Two families could buy it and have full total legal ownership over their part of it. Or you could have a really lovely three-bedroom upper home and rent the two-bedroom lower suite,” which the current owners do, for $6,000 a month.

What’s outside

The private lot is ensconced by a fully fenced lawn and a big sunny garden, as well as a lap pool and barrel sauna. Multiple live grass roofs, as well as a rooftop patio, overlook Alpha Lake and surrounding mountains. There are also other patios and decks around the home.

In the neighbourhood

The property is located in Whistler’s Bayshores neighbourhood, close to Creekside Village and gondola. “So even though you’re in this really nice, hidden, secluded part of Bayshores, you hop in your car and you’re about a two-minute drive to Creekside Village, where there’s a grocery store, liquor store, fine dining, shopping, coffee shops, gym and yoga,” says Lewis.

There are also several parks and hiking/biking trails nearby, as well as two elementary schools. For anything else, says Lewis, “In Whistler, everything is 10 minutes away.”

Location: 2177 Timber Ridge

Listed for: $5,988,000

Year built: 2004

Type: Five bedrooms, five bathrooms

Size: 4,200 square feet

Realtor: Listed by David Lewis, Angell Hasman & Associates Realty Ltd.

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“Would I want my family to live here?” It’s a question Suraj Jhuty asks himself on every home project. “We always try to build as if our own family is going to live there; as if our siblings or our own mother will live in it,” he says.

For Jhuty, co-principal of Vancouver’s Theorem Developments, this is a kind of gut check — and one he came back to often on a recent design-build in Burnaby’s Capitol Hill neighbourhood.

They wanted to get it right. The lot was a slice of prime hilltop on a mature street, with rippling blue views of Burrard Inlet and the North Shore. The owner had approached Jhuty and his team about redeveloping around the same time that the City of Burnaby changed its zoning to allow laneway homes. The moment felt right to rebuild with extra density and sell.

This is Theorem’s sweet spot, Jhuty says: so-called ‘missing-middle’ housing; denser than a single-family home, but smaller than a typical condo development.

In a traditional neighbourhood like Capitol Hill, however, fit matters. Rather than forcing a hulking or showy structure, the team saw a chance to do something different: a main residence, basement suite and laneway home layered onto one property, yet presenting as a single-family home.

“We still wanted to give it a single-family feel, so if you were driving on that street, you wouldn’t know that there were multiple units on the lot,” says Jhuty. “We really wanted to blend in with the neighbourhood.”

Though intentionally modest, the street view is striking, with a brick-accented white stucco facade, warm wood soffits, black accents and a distinctive arch over the entry. “Our approach here was a refined West Coast modern design,” Jhuty says. “We were really adamant about crisp geometric lines.”

Inside, the kitchen takes centre position on the main floor, with living spaces extending on either side. A formal living room with a gas fireplace faces front, while a casual lounge and TV room occupies the back, opposite sliding-glass doors.

Style-wise, interior designer Janice Schulte Woodward struck a balance that’s warm without slipping into rustic vibes and polished without feeling too precious for everyday life.

An oversized, stone-topped island anchors the kitchen, with space to seat six, surrounded by slimline shaker cabinets in stained oak. A hidden pantry under the stairs houses appliances and keeps overflow storage out of sight but within reach.

A mud room at the back entry borrows brick accents from the home’s exterior, positioned off the laneway-side parking to anticipate the most common path into the home. A connected powder room and tiled floor allow for easy cleanup.

“We knew the end user would most likely have kids, just given the size of this main unit,” says Jhuty. “You know, kids, pets, all those things. It gets a little bit messy when they come in through the main entrance.”

The mud room required a small sacrifice of living space, he adds. But this way, the home’s main entrance foyer can remain an uncluttered and welcoming space for visitors, versus a drop zone for everyday life.

Upstairs, there are three full bedrooms with ensuites. Vaulted ceilings create a grand feel in the primary, with windows oriented to frame the views. The primary bath houses a glass-enclosed shower and free-standing tub — a combination that has disappeared in many new builds, Jhuty notes. Not to mention the 65-square-foot walk-in closet, large enough to function as a dressing room.

Another rarity in a single-family neighbourhood: a rooftop patio. Though compact, the space takes full advantage of the northward views, with water, gas and electrical hookups primed for the homeowner’s desired use.

Downstairs, the basement is carefully divided into a media-flex space for the homeowners and a 550-square-foot suite, which is bright, practical and conceived as a mortgage helper or in-law suite.

Out back, the laneway home sits atop a covered carport. Local code prohibited an enclosed garage, so the structure leans on openness instead. Two cars can tuck underneath, while the laneway residence above functions as a self-contained 500-square-foot home.

Surrounding all of this, landscaping softens the structure. Landscape designer Alex Lerner layered plantings designed to mature into a mix of privacy and openness. At night, the front steps become a subtle light installation, with LED strips tucked under each concrete nosing.

The home sold last summer within a week, even as finishing touches were still going in. The new owners (who prefer to remain anonymous) were coming from a condo and needed extra space for their growing family. They say they didn’t expect to find such a homey feel in a new build — or views, which they thought were only possible in a condo. The two rentable suites helped make the purchase viable.

For Jhuty, the project is proof of how much can be done on a single lot without sacrificing the feel of a traditional home. And what happens when you build with real people in mind.

Project construction: Theorem Developments

Interior design: Janice Schulte Woodward, Studio Chesa

Landscape architecture: Alex Lerner, Milieu Landscape Consulting

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During the past year, I was often asked what I thought would happen to Vancouver’s housing market. My response was simple. There is no Vancouver housing market.

There is a downtown highrise market which differs from the Fraser Valley townhouse market. Similarly, there are rental housing markets and ownership markets catering to first-time buyers, move-up buyers and last-time buyers.

That said, industry associations and experts often generalize about overall sales, housing starts and prices.

At the end of 2024, the B.C. Real Estate Association (BCREA) predicted realtors would enjoy a 13 per cent sales jump in 2025 driven by lower mortgage rates and government policies. Prices were expected to rise modestly.

However, due to U.S. President Donald Trump’s sweeping tariffs announced in early February, it soon became apparent sales were falling far short of expectations and BCREA revised its outlook.

It is now estimated that 2025 will be the year during which the Lower Mainland experienced the lowest number of home sales this century.

While home sales dropped off significantly here, it was even worse in Toronto. In October, only twenty-five new condominiums were sold in the city. To put this in perspective, it is less than the number of players on the unforgettable Toronto Blue Jays baseball team.

Trump’s tariffs also impacted new housing starts. In January 2025, MLA Canada, one of B.C.’s most successful project marketing firms, predicted 125 condominium projects would launch across the Lower Mainland.

However, by year end, MLA tracked only forty-nine launches, sixty per cent below their forecast and only half the Lower Mainland’s ten-year average. However, some of these were subsequently put on hold or converted to rental.

MLA has not issued a 2026 forecast. However, it expects that the coming year could look a lot like last year. For one thing, investors are almost non-existent due to declining rents and a plethora of government policies that discourage investment.

Furthermore, Rennie Intelligence, estimates there could be 3,400 completed and unsold condominiums on the market by year end, and many more thousands still under construction but not yet sold.

In 2026, thousands of purpose-built rental units are also scheduled for completion which could further bring down rents. While this is good news for renters, it is bad news for developers.

Dozens of other condominium and rental projects have approvals in place but are not proceeding since they are no longer financially viable. This is due to a low level of consumer confidence, excessive municipal fees and high interest and construction costs.

To encourage some of these projects to get underway, Vancouver recently agreed to a myriad of measures that include reductions in development fees and engineering requirements, and deferred payments of fees.

I agree with this approach, since fees charged to condominium developers are usually passed on to new homeowners. It seems misguided to expect those who do not own homes to finance the costs of growth, rather than those who already own homes. Especially since based on 2021 Census data analyzed by SFU’s Andy Yan, nearly 50 per cent of Vancouver homeowners have no mortgage.

While condominium living offers many benefits, people moving out of these mortgage-free single-family houses are often apprehensive about moving into a development that might be run by a strata council whose president may have wanted to be prime minister of Canada but ended up overseeing eighteen townhouses.

For these reasons, I have been urging governments to make it easier to build ‘fee-simple,’ individually owned townhouses as an alternative to condominium townhouses. Although commonplace in Toronto and elsewhere around the world, they are rarely developed here.

The same applies to duplexes. Many people buy a duplex without realizing they are buying into a strata development. Even though it is made up of only two strata lots, the owners are required to abide by the rules and regulations of the Strata Property Act.

There is a ‘fee-simple’ alternative to the duplex — a ‘semi-detached’ house — one of the most common forms of housing in the U.K. and elsewhere around the world. But like fee-simple townhouses, they will not be built here until municipalities make it easier to subdivide properties into smaller lots and establish reduced permit and hook-up fees.

Now that the provincial government is aggressively mandating small-scale, multi-unit housing throughout the province, fee-simple townhouses and semi-detached homes could be attractive alternatives to strata-titled four- and six-unit multiplexes.

Although fee-simple townhouses did not become popular in 2025, another type of housing which I have often promoted in these year-end columns did finally gain popularity. I refer to factory-built modular housing which was recognized by Prime Minister Mark Carney as an effective way to build new homes.

While we will not likely see the 4,000 modular home starts promised by the Prime Minister, I agree with him and federal Housing Minister Gregor Robertson that factory production offers many benefits in terms of construction quality, speed of erection and cost effectiveness.

I would like to conclude with something completely different.

Last year, several reports surfaced linking reduced fertility rates to a lack of suitably designed and affordable family housing. The result was that Canada’s fertility rate hit a new record low of 1.25 children per woman. This did not surprise me.

For years, young couples have told me they were not having children because they could not afford family friendly two- or three-bedroom apartments. While a house with a basement mortgage-helper would be perfect, that was completely out of their price range.

To address this concern, twenty-five years ago during the planning of SFU’s UniverCity community, I proposed designing apartments with a second or third bedroom with its own door to the corridor that could serve as a basement suite equivalent.

Initially, the suite could be rented out as a mortgage-helper. Over time, as the family grew, it would revert to a second or third bedroom.

Fortunately, the City of Burnaby agreed to change its zoning so that a percentage of the apartments could include these lock-off suites.

Former Tyee journalist Monte Paulsen, who sadly died in 2024, called them ‘basement suites-in-the-sky’ and they have subsequently become quite popular. An increasing number of municipalities now allow them.

In 2026, it is my hope that more developers will consider incorporating lock-off suites in their apartment buildings, especially since lenders now recognize the rental income when determining mortgage amounts. This could allow more households to enjoy future holiday seasons with their children.

On this happy note, my best wishes for a healthy and prosperous 2026.

Michael Geller FCIP, RPP, MLAI, Ret. Architect AIBC is a Vancouver-based planner and real estate consultant. He also serves on SFU’s adjunct faculty. You can reach him at geller@sfu.ca and find his blog at www.gellersworldtravel.blogspot.com.

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Weekly roundup of three properties that recently sold in Metro Vancouver.

18622 64A Ave., Cloverdale

Type: Four-bedroom, three-bathroom detached

Size: 2,395 square feet

B.C. Assessment: $1,474,000

Listed for: $1,299,000

Sold for: $1,255,000

Sold on: Sept. 29

Days on market in this listing: Eight

Listing agent: Shannon Drummond PREC and Pat Drummond at Royal LePage Elite West

Buyers agent: Dave Robles PREC, Stefanie Richardson PREC and Kathryn Iles PREC at ReMax Treeland Realty

The big sell: According to listing agent Shannon Drummond, this four-bedroom Cloverdale home had been owned by the sellers since being built in 1997. It has a cul-de-sac location and an ample driveway that could accommodate several vehicles or an RV or boat. The interior of the house features a family-friendly layout that spans two storeys alongside bright living areas. The kitchen opens to a breakfast nook and family room, while a separate living/dining room for more formal gatherings has a triple aspect and a focal point gas fireplace. In addition, there is a den on the main floor that could be used as a home office, as well as a laundry room, and access to the attached double garage. Upstairs comprises four bedrooms including the primary with its walk-in closet and five-piece ensuite bathroom. Outside, the rear garden is fully fenced and blends mature trees with modern touches such as a dedicated barbecue/fire pit area.

119 — 3031 Williams Rd., Richmond

Type: Four-bedroom, two-bathroom townhouse

Size: 1,460 square feet

B.C. Assessment: $977,300

Listed for: $949,900

Sold for: $920,000

Sold on: October 4

Days on market in this listing: 12

Listing agent: Shafik Ladha PREC and Shamir Charania PREC at ReMax Westcoast

Buyers agent: Fayaz Nanji PREC and Karim Dossa PREC at ReMax Select Properties

The big sell: Edgewater Park is a 137-unit townhouse development that was constructed in the mid 1970s in Richmond’s Seafair district with a variety of recreational facilities on hand for residents including an outdoor swimming pool, playground, basketball courts, and a clubhouse. This particular property has a desirable location offering both a position that backs onto green space with direct access to the West Dyke Trail, as well as ocean views from the second floor. It was updated in 2020 with laminate floors, crown moulding, a stone-surround fireplace, a central island in the white kitchen with Shaker-style cabinets and a tiled backsplash, and a primary bedroom with a private balcony. The newly-renovated backyard has premium composite tiles on the deck, and to the front of the home is a single carport with extra parking available. The unit’s monthly maintenance fee is $450.22, and pets and rentals are permitted by the strata.

514 East 21st St., North Vancouver

Type: Six-bedroom, three-bathroom detached

Size: 2,883 square feet

B.C. Assessment: $1,836,000

Listed for: $2,398,000

Sold for: $2,398,000

Sold on: Sept. 4

Days on market in this listing: Zero

Listing agent: Devon Owen PREC at Royal Pacific Realty

Buyers agent: Jeff Fitzpatrick PREC at Engel & Volkers Vancouver

The big sell: Listing agent Devon Owen reports that she didn’t have a chance to bring this property to market due to the buyer finding out about it via friends and offering the full asking price. What contributed to the appeal? A location in North Vancouver’s Grand Boulevard neighbourhood with myriad amenities lining Lonsdale Avenue nearby, a fully-renovated move-in-ready home with a stylish design, sweeping views, and updates to the roof, plumbing, electrics, kitchens, bathrooms, expansive decks with secure storage, and a legal three-bedroom mortgage-helping suite on the ground floor that is currently run as a short-term rental. The two-level house has vaulted ceilings on the upper floor, a double-sided fireplace, contemporary light fixtures, and a sleek modern kitchen with integrated appliances including a wine fridge.

These transactions were compiled by Nicola Way of BestHomesBC.com.

Realtors — send your recent sales to nicola@besthomesbc.com

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Design lovers tend to choose gifts the way they create spaces: thoughtfully, and with some risk.

Postmedia asked five of Vancouver’s most design-attuned tastemakers to share the two pieces they would love to give — or receive — this Christmas. The results are personal, full of craft, and have the kind of detail that makes these items feel predestined for someone.

Here are their favourite finds:

Jody Phillips is art collection and experience manager at Naut’sa mawt Event Management

Phillips approaches design with a deep sense of place and community. Her picks aren’t the typical big-name pieces.

“I know my picks aren’t the classic design-world darlings, they’re better!”

Her first recommendation is prints by illustrator Jordanna George , an artist whose work blends identity, fantasy, queerness and Indigenous storytelling. What draws Phillips in is their perspective:

“Their work sits at the intersection of fantasy, identity, and belonging — with an unmistakably hopeful tone,” she says.

Her second pick is deeply tactile: a weaving and floral centrepiece by Aidan of Things From Gardens . Phillips says what moves her most is the designer’s attention to the overlooked.

“She’s the designer who pulls over to examine a plant, photographs a leaf, or forages a branch because of its shape.”

It’s the kind of gift that brings the quiet beauty of the West Coast indoors, says Phillips.

Mary Burgers, creative director at Burgers Architecture

Mary Burgers has a natural instinct for the good things in life — pieces made with intention, the ones you treasure not just because they’re beautiful, but because they celebrate a moment. Burgers’ first pick is the Berti Red Lucite Champagne Sabre from Atkinson’s.

Burgers loves the ritual behind this item, a single artisan in Tuscany forging each blade from start to finish, with their engraved initials.

“Don’t uncork. In one confident, continuous sweep, slide the blade up the seam and off the lip of the bottle as you go and impress guests with your noble flair,” she says.

Her second pick is Sophie Bille Brahe ‘Botticell’ Earrings at BOBOLI, because they’re timeless and unexpectedly fresh.

“Pearls are my hall pass. They’ve saved me from a few consequences by lending an air of elegance, even when I’ve been a little mischievous,” she says.

Kaito Forth, design influencer

No one reads the sculptural qualities of an object quite like Forth. His first gift pick is the Contour Table Lamp by A-N-D Studio , a piece he admires for its simplicity and presence.

“I love its beautifully restrained form,” he says, noting it brings calm to any space.

His second choice is the Andrea Copp Ceramics candle holder.

“The natural form of handmade ceramics adds so much soul to any space,” he says.

Forth says he imagines them lit with tall cream candles, on a dinner table or beside a bath — quiet luxury at its best.

Walker and Jeannie McKinley, McKinley Studios and Gallery McKinley

The McKinleys have a talent for finding pieces that feel both glamorous and grounded. Their first pick is a hand-hammered brass YSL cigarette case, which, these days, doubles as the chicest holiday clutch imaginable.

“One of our favourite things to give is something that is at once beautiful as well as functional,” says Walker.

Their second gift choice is a painting by Jonathan Syme , an artist whose work resonates with them because of its authenticity and craftsmanship.

“We love gifts that are locally produced, entirely unique, have meaningful stories attached, and where the hand of the maker can be seen through the piece,” says Jeannie.

Cristina Belmonte, SBB Collective co-founder

Belmonte has spent decades immersed in the global design community as a luxury-design communications professional. She spots micro-trends before they hit the mainstream and shares them with journalists.

Her first favourite is the European Maps Package from Åvontuura — hand-illustrated architectural guides that turn cities into curated pathways.

“Åvontuura’s guides are pure inspiration,” says Belmonte.

Her second choice is all about mood. The Stala Portable Table Lamp by Hollis + Morris has become her go-to for anyone who loves sculptural light. It’s portable, rechargeable, and instantly transforms a room.

“For lovers of colour and drama, the new Stala Portable Table Lamp by Hollis + Morris is a showstopper,” she says.

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