BC HOME GROUP | SHIRIN PUREWAL | VICTORIA REAL ESTATE | info@bchomegroup.ca1-778-401-9545

Recent Court Decision Regarding 647 Michigan Street (Orchard House)

Orchard House is a leasehold property where the landowner/owner, Westsea Construction Ltd., owns title to the freehold property and the tenant/building residents own title to a leasehold interest registered through a lease at the Land Title Office. The lease allows the landlord to charge the tenants Operating Expenses, which are defined in the lease.

On November 20, 2013, evidence led at trial suggested that Westsea Construction Ltd. charged $1.889 million in Operating Expenses to the building residents for the repair and maintenance of windows, patio doors, and exhaust fans to the building residents, being approximately $20,000 for a studio and $27,000 for a one-bedroom. One resident challenged these costs in legal proceedings, arguing that the repair costs were not pursuant to the lease agreement and accordingly should not to be allocated to the building residents.

On October 1, 2019, at the BC Supreme Court[1], the trial judge concluded that Westsea Construction Ltd. was entitled to undertake the repairs and to charge the building residents their proportionate share of the repair costs as Operating Expenses under the lease agreement. On May 28, 2020, the BC Court of Appeal upheld the Supreme Court decision in favour of Westsea Construction Ltd.[2]              

Unlike owners of a Strata Corporation, the owner of a leasehold property is not required to produce a depreciation report, hold annual general meetings or special general meetings to approve certain repair and maintenance work. Leasehold agreements can be complex with significant liability to the building residents or Lesees and it is recommended that your clients obtain legal advice prior to entering into these agreements.

If you have any questions on the above or we can help you with any real estate related matters, please do not hesitate to contact our office at any time.

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CMHC - changes to come July 1, 2020
Outgoing Canadian Mortgage and Housing CEO Evan Siddall has rolled out changes to new applications for homeowner transactional and portfolio mortgage insurancewhich may impact your clients. Siddall said new measures that go live July 1, “will protect homebuyers, reduce government and taxpayer risk and support the stability of housing markets while curtailing excessive demand and unsustainable house price growth.”
Forecasts in CMHC's Housing Market Outlook released for Spring 2020 indicate that the average MLS® price will decline by 9% to 18% from its pre-COVID-19 levels before beginning to recover in the first half of 2021, reflecting the negative outlook for impacts on income and employment. Siddall said COVID-19 has exposed longstanding financial-market vulnerabilities, and "we must act now to protect the economic futures of Canadians."
Changes to CMHC mortgage insurance eligibility requirements as of July 1st:
  • A minimum credit score of 680 instead of the current 600
  • The maximum GDS (gross debt service) moves from 39 per cent to 35 per cent and the maximum TDS (total debt service ratio) from 44 per cent to 42 per cent
  • Homebuyers no longer allowed to use borrowed funds for their down payment
Mortgage insurance is mandatory in Canada for loans with a down payment of less than 20 per cent. There are private insurers, but none (as of 06-16-2020) have publicly announced adoption of CMHC's new numbers.
CREA and other industry stakeholders continue to work with CMHC to advocate for support for home owners and those who wish to become home owners.
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Elevate At Bear Mountain – Prices, Availability, Plans

Elevate at Bear Mountain – Prices, Availability, Plans

At a Glance

  • located at Bear Mountain
  • 13-storey concrete residential building
  • 209 condominiums
  • spectacular views
  • steps from hiking & mountain bike trails
  • 3-minute drive to Bear Mountain Resort
  • 10 minutes to Goldstream Park
  • 10-minute drive to shopping at Millstream Village
  • 30 minutes to Downtown Victoria
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Floor Plans for Elevate

Proposed units range from affordable 300-sq-ft studios to 1,200-sq-ft 3-bedroom condos. The larger homes will be flexibly designed so that a second bedroom or den can be used as a media room, or as part of a larger space with a movable partition and Murphy bed that can be transformed into a guest room.

As project details can change during the pre-construction phase, you are advised to sign up to our VIP list above for priority updates on Elevate at Bear Mountain. Feel free to contact me today to discuss your particular interest in this opportunity.

Amenities at Elevate
Elevate owners will benefit from the excellent facilities in their building. Atop of the podium, a community hub will feature ponds with walkways, a view terrace with barbeque area, and a clubhouse with large infinity pool, patios, cabañas, various gyms and an indoor-outdoor kitchen. There will also be a concierge service and a dog-washing station.

All Bear Mountain home owners can apply for the Homeowner Card, which offers holders discounts on the hotel facilities, including the pool, restaurant, and Sante Spa. In addition, a wide range of activities are available nearby, including an intense workout at the North Langford Recreation Centre, and hiking and mountain biking on dedicated trails. If boating is more your fancy, nearby Goldstream Boathouse is your launching point for enjoying Saanich Inlet.

Parking and Storage
An underground parkade will provide parking stalls for 287 resident and 4 visitor vehicles, as well as an electric vehichle charging station.

Developer Team for Elevate
Ecoasis provides the expertise, infrastructure, and investment capital to drive the development of sustainable and innovative communities. With a current geographical focus on Hawaii, Whistler, and Victoria, Ecoasis specializes in land acquisition and development of residential and resort real estate — signature properties that are enhanced for the benefit not just of stakeholders but the surrounding communities, as well. By partnering with the most experienced consultants, architects, engineering firms, and construction companies, Ecoasis creates products of high quality and lasting value.

Are you interested in learning more about other homes in Victoria, Saanich, or Langford?

Check out Langford Tower, Belmont Residences, and these great South Island Presales!

CONTAC US for more information and check out our condos for sale in Bear Mountain !

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A Remarkable Floor Plan Paired With Exceptional Views

Dear Shirin,

It is our pleasure to formally introduce you to our spacious E6 Floor Plan, strategically designed to maximize views of Victoria's highly-coveted Inner Harbour, British Columbia's Parliament Building, and the distinguished Empress Hotel. Envisioned as a grand estate in a monumental location, this home represents the pinnacle of opulence. Every detail has been meticulously considered and expertly crafted. 

As a pivotal luxury residence located in British Columbia's capital city, the E6 plan offers an array of exclusive features for the most discerning of buyers.

*Views from Level 2          
Own Victoria's Inner Harbour from $3,699,900
- Breathtaking 180° views of Victoria's historic Inner Harbour, the Provincial Parliament Buildings, and the renowned Empress Hotel - Expansive Harbour-view windows and outdoor living space, perfectly positioned for Summer firework displays in the harbour
- An impressive Chef's Kitchen featuring imported Italian cabinets, a custom Quartzite waterfall island, and a Sub Zero/Wolf Appliance Package with a 36" fridge and gas cook top for catering parties with ease - A climate-controlled wine wall featuring full height tempered glass doors and custom storage system for the most impressive of wine collections
- A grand dining room and spacious formal living room designed for hosting dinner parties and entertaining formal guests or long-time friends - A full-sized laundry room / mud room for cleaning up after returning home from a day of hiking through the mountains

- A cozy family room tucked out of sight for movie nights with popcorn - Lofty 10' ceilings with full height windows and air conditioning to keep cool on warm summer days
- Two luxury master ensuites, each large enough for a king-size bed, dual vanity sinks, generous closet space, a soaker tub, and a walk-in shower - having to share space is a thing of the past - Modern Interiors by Insight Design, featuring motorized roller shade blinds, solid core interior doors, dimmable LED lighting, and level 5 drywall and ceiling finish for a home that is as practical as it is beautiful
Ownership Opportunities - Available Now

Customs House offers a rare opportunity in today’s super-prime real estate market – the luxury of space. With homes as large as 4,400 square feet, each home has been painstakingly designed to offer the true elegance and sophistication that only comes from surroundings that offer room to breathe. A home at Customs House is a palette that invites your creativity, and the chance to create a space of your own.

With completion less than 12 months away, now is the perfect time to own Victoria’s Inner Harbour by securing your new home at Customs House. If you are interested in securing one of these incomparable homes, please arrange a private appointment with a member of our sales team. We are available daily at 1778 678 5626

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In this blog I share five tips for the Best Father’s Day Gift.

Tip number one! Buy your dad an appreciation card. Although Dad‘s do not admit it. They really appreciate receiving a card with kind words and a few reasons why you appreciate them so much. Give examples of what they have done in your life that made you so thankful for them.


 Tip number two! Quiet time. Fathers are always working to attending to your family’s need but they also do crave some time to themselves. A time where they can just sit back, quiet time to relax and do the things they enjoy the most e.g. watching TV, watching a movie. A note that this quiet time has to be uninterrupted. Quiet time for themselves to enjoy being alone and having space for themselves.

Tip number three! Food. Steak Dinner. They say the way to a man’s heart is through his stomach, well it is true for dad‘s. They really enjoy certain meals that they  do not get all the time so why not make that special meal for them on that special day. It could be bacon and eggs for breakfast or it could be steak dinner or a barbecue. Make sure though that this time they do not have to do any of the work. You make sure, you have everything ready and you and the kids can barbecue and take care of all the cooking details dad usually takes care of. It will show how much you value him for what he does to help the family.

Tip number four! An electronic tape measure. This is a gift that is not very expensive and it’s around $30 on Amazon. The measuring tape is something that dad’s are always using and it’s a tool that is a small, accurate and they can always can keep handy in their truck or even pocket. They will love their new tech measuring tape.

Tip number five! Why don’t you and your kids do a cute video message choreographed with simple words of five reasons why you love him as a dad. These little video clips are the best because he can keep it forever and the message is coming from his loved one of words he does not hear everyday. To create the video message, you can use TikTok or any another video editing app to put the video clips together. Once the video is complete, you can text it to him on Father’s Day and he will really appreciate you and be thankful for your love.

I hope you these tips help you and you all have a wonderful Father’s day with your families!

Best Wishes Always!

Shirin Purewal

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Current State of Housing Markets in Canada

On Monday, the Canadian Real Estate Association (CREA) released its national housing statistics for the month of May—the second full month of the COVID-19 pandemic. 

While restrictions have begun to lift in many parts of the country, much remains uncertain about the real estate industry. Below, CREA’s Senior Economist Shaun Cathcart provides an update on the current state of housing markets in Canada and explains what the data means for members.

May was one of those “on the one hand … on the other hand” kind of months for housing data in Canada. 

On the one hand, both sales and new listings were up on a seasonally adjusted basis in May compared to April—57% for sales and 69% for new listings—huge percentage increases, albeit from a very low starting point.

On the other hand, sales and new listings are still historically very low at this point.

To give you an idea of where sales are in level terms, if a normal solid year sees about 500,000 homes trade hands via MLS® Systems in Canada, the annualized pace of sales in April was only about 200,000, but May was almost 315,000.

So, the big picture for this data release is things are clearly moving in the right direction, probably faster than many of us would have guessed, but normal is still a ways away.

Interestingly, under the surface what those monthly numbers miss is this improving trend has been going on since mid-April and has continued right up through the first week of June. As such, we’re already closer (though not yet back) to normal than these monthly numbers suggest. The June numbers should show that.

Regionally, since we all reacted to the COVID-19 lockdowns in much the same way, these trends look similar everywhere. That is, a big drop off in sales and new listings in April and a partial rebound in May.

However, there are some notable regional differences.

Several places which saw smaller rebounds in May, also had much smaller declines in April. So, taken the size of the initial drop together with May’s rebound, a lot of the places with the less exciting looking numbers are a lot closer to being back to normal levels of activity than others. This is the case in Saskatchewan, Manitoba and New Brunswick.
Quebec is also doing relatively better, having seen a large decline in activity in April but also the largest rebound in May.

In contrast, British Columbia, Alberta and Ontario are currently the furthest below normal. To blame it all on demand may be putting the cart before the horse in this situation.

In some cases (particularly in Ontario), you must consider there may be supply side constraints pacing the sales rebound. Despite buyers being around and wanting to be active in the market, it might be taking a bit longer for those new listings to be made available for sale again. You can’t buy what isn’t available.

On the price side, the MLS® Home Price Index (HPI) was basically unchanged from April to May, with about half the markets covered seeing prices firm up. This is in line with sale-to-list price ratios which have also been rising again over the last month or so in many parts of the country.

Looking at prices across the country, since the COVID-19 crisis began small declines in prices have been seen in British Columbia while declining trends already in place in Alberta have accelerated a bit.

Further east across the Prairies, where sales have been doing comparatively much better against history than in much of the country, price trends have been stabilizing.

The Greater Golden Horseshoe in Ontario has generally seen its pre-COVID-19 rapidly accelerating prices put into a stall for now, although some of those markets are looking like they’re ready to pick up again.

And even further east in Ottawa, Montreal and Moncton, prices appear to have been able to continue climbing, albeit at a slower pace than before.

The overall MLS® HPI is still up 5.3% year-over-year.

The national average home price has admittedly taken a bit of a hit in the last two months, but for the most part that’s likely because the higher end of the market is currently less active. As of May 2020, the national share of home sales made up by British Columbia and Ontario (the two most expensive provinces by far) hit its lowest level on record. The national average price should recover as these parts of the sales sample return to more normal levels of activity.

To view a more detailed look at May’s national housing statistics, visit creastats.ca.

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Check out our latest listing ! A one bedroom, one bathroom condo in the heart of Bear Mountain. Fantastic Value and Price. If you chose to live in Victoria, this place is a must see. Located in a beautiful neighbourhood, close to the Westin Hotel. Some say this neighbourhood looks like the village in Whistler! A tourist attraction, a golfer and tennis player's paradise. I love the trails and patio restaurants with amazing views that are within walking distance and I love the pet friendly environment and neighbourhood.

Own a piece of your own resort in Bear Mountain and check this condo out! 

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Victoria real estate activity picks up as restrictions ease
A total of 457 properties sold in the Victoria Real Estate Board region this May, 46.1 per cent fewer than the 848 properties sold in May 2019 but 59.2 per cent more than the previous month of April 2020. Sales of condominiums were down 55.7 per cent from May 2019 with 108 units sold. Sales of single family homes were down 42.9 per cent from May 2019 with 254 sold.
"Our market continues to respond to the current health crisis," says Victoria Real Estate Board President Sandi-Jo Ayers. "Activity in real estate right now echoes the activity in our broader community - as restrictions gradually begin to lift - so too have our sales and listings numbers. Of course, like any industry, we do not expect a sudden shift back to any kind of normal. That said, one theme that persists in our market is that well-priced properties in high demand areas continue to see multiple offers. Demand exists and we continue to have motivated buyers searching for their perfect home."
There were 2,544 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of May 2020, 15.7 percent fewer properties than the total available at the end of May 2019 but a 10.4 per cent increase from the 2,305 active listings for sale at the end of April 2020.  
"If you're considering buying or selling a property right now you will find the experience different than pre-pandemic," adds Ayers. "REALTORS® are doing our part to ensure that there is not a resurgence of COVID-19 in our community by following government health and safety guidelines, by leveraging technology to facilitate many aspects of the real estate transaction virtually and by implementing various clean showing protocols. Your Realtor will navigate the new processes and requirements to keep you, your property and our city safe and healthy."
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in May 2019 was $863,000. The benchmark value for the same home in May 2020 increased by 2.6 per cent to $885,400, 0.1 per cent more than April's value of $884,600. The MLS® HPI benchmark value for a condominium in the Victoria Core area in May 2019 was $516,400, while the benchmark value for the same condominium in May 2020 increased by 3.5 per cent to $534,300, 0.1 per cent more than the April value of $533,600.
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We are hoping this finds you healthy, happy, and optimistic about moving forward in your business, while also making plans to enjoy your summer.  

With the gradual re-opening of some businesses and loosening of some restrictions, I have noticed that Buyers and Sellers are preparing to revisit their Real Estate goals, and adjust to the new norms of viewing and showing properties. 

I am excited to provide Sellers Virtual Open Houses n Victoria that are marketed far and wide, hosted by me, and backed with a Marketing Team that has assisted in some of the most successful Virtual Open Houses to date. 

Scroll down to see how I can fill Virtual Open Houses with attendees.

Our phone lines and email remain open to you for all of your Real Estate Administration and Marketing needs, and our business is running as usual to serve our community. 

Please take care of yourselves and each other during this time. 

**Be healthy **Be happy **Be kind to each other

What if I told you that host over 200+ attendees at a Virtual Open House in Victoria BC? 

Our Virtual Open House Support Includes full set up and Real Time on line, LIVE support and Marketing- before, during, and after our Virtual Open House.

Here's how: 

  • Online Marketing to promote your Open House on Matrix, Facebook, Instagram, LinkedIn, Twitter, and 3 Free Online Platforms in 3 cities Canada Wide!
  • Set up of Facebook LIVE Event / Zoom Event connection and paid promotion of Event 3 days prior 
  • Attendee Management and daily engagement / encouragement
  • Over the phone training with your LIVE support manager on how to conduct the Virtual Open House successfully, and engage with NEW Buyers and Sellers
  • LIVE support and engagement throughout the VOH, greeting viewers, providing commentary, and reinforcing your comments and information (contact info for you, links to listing etc) 
  • Collection of viewer information and attendees, as well as excel download of names of your virtual attendees to follow up with. 
  • Handling any technical issues that arise during your Virtual Open House in Victoria 
  • Downloading your LIVE Video, converting to MP4, and uploading to your social media channels for anyone that may have missed the LIVE. 
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Homeowners tend to renovate their houses every few years. With the changing lifestyle, you might want to customize the existing spaces according to your requirements. However, it is also recommended to consider the aspirations of future buyers, in case you want to sell your house after a certain period of time.

Certainly, the house renovation should include house maintenance to expect a good return. However, making a few renovations will ensure the best resale value of the house. According to reports, approximately 58% of new house buyers undergo home renovation. So why not incorporate their probable needs to increase your house value?

Evaluating and shortlisting the areas of improvements can be a time-taking process. You need to prioritize the more valuables than others to optimize your home renovation process in a limited budget. Here we have shortlisted some of the most important areas which can result in the high resale value of your house.

∙       Landscape your garden

The very first space that catches a buyer’s attention is the outdoor green space. It adds to the aesthetic appeal to the house and makes a very good first impression. Also owing to the current situations of lockdown, people would prefer having an excellent outdoor area to spend their time outdoors. 

You can plan a patio or deck as a pleasant outdoor sitting or a theme-based landscape garden. It is recommended to consult a professional for landscaping or building a pool to ensure that your garden keeps up to the ongoing garden trends.

∙       Optimize floor area

If you happen to buy a house with differentiated living, dining, and kitchen area, try to eliminate partition walls to optimize the floor area. Moreover, people prefer open plan designs which promote a better visual connection between spaces. Retractable furniture will help you in making your living spaces multi-functional.

Houses with larger and open spaces tend to have a higher value, so plan your house accordingly. Or possibly convert a potential space into a bedroom, since most home buyers are always looking for more bedrooms in the house. This will hike your house value to a very considerable amount.

∙       Modify kitchens and bathrooms

According to Forbes, millennials are most likely to remodel kitchens and bathrooms as soon as they buy a new house. Since these are high- traffic and high-use spaces, buyers have a keen interest in acquiring an up-to-date bathroom and modular kitchen.

You can modify the kitchen by replacing the old flooring with the latest tile or vinyl flooring. Further, you can incorporate new cabinets with built-in appliances to create a trendy kitchen.

As far as bathrooms are concerns, you need to ensure tight sanitary fittings along with all the basic bathrooms accessories.

∙       Roof repair and maintenance

Home renovations must include a strict check on roof conditions. A strong and sturdy roof ensures good house health. If your roof has developed leakage or wear and tear over time, it is time to get it inspected and do the recommended actions to revive its strength. 

∙       Get your house inspected

Even after doing all the possible house renovations, it is always recommended to consult a certified home inspector to conduct a thorough house inspection. Professional help will enhance your knowledge towards ideal house health and you can plan your renovation accordingly.

If you plan to sell the house, your house has to go through an examination anyways, so why not do it beforehand? This will ensure your upper hand in front of the potential buyers and depict that you are way ahead of time in maintaining a health house throughout.  You can also dodge costly fixes or concessions asked by the buyers.



It is recommended to consult a real estate agent to get real-time updates on the on-going trends and demands of homebuyers in the market. No one can advise you better than the field professional of your city. So appoint an experienced agent to suggest potential home renovation spaces as per the trending requirements in your area.

Also, besides the tips provided, it is always advised to make your house more energy-efficient and maintain cleanliness. This will surely add up to your house value to great extents. 

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Whether you are looking for renting a property or buying of your own, certain parameters affect your decision to a great extent. Finding a good neighbourhood is certainly one of them. You might want to spend the rest of your life at the same place and your surroundings will surely affect your lifestyle. So why compromise with finding the perfect location for your dream house?

Undoubtedly, choosing the appropriate neighbourhood requires a lot of research before coming to a conclusion. Here we have shortlisted some of the tips to shortlist a comfortable and convenient neighbourhood for you and your family.

∙       Safety first

Besides all the parameters, the safety factor is always a priority. You are not going to enjoy your homestay in an unsafe environment. Some neighbourhoods might have lower rents and house prices but might come with greater risk of theft or mishaps. The value of such a location is prone to decrease with time.

Check online sources to know the crime rates in the locality. Try to visit the place at different times to observe nearby activities. This will give you an overview of the neighborhood and whether you like it or not.

∙       Commute

You are most likely to find a place near your office. But it is further recommended to search for a place with a convenient commute within the perimeter. Look whether the locality has easy access to public transport, highways, etc.

Owing to the current scenario, people will tend to opt for traveling via walking or jogging to practice social distancing and maintaining a strong immune system. Hence, besides conventional commuting, check if the locality has active transportation including walking and cycling tracks.

∙       Study topography

The topological location of your house can affect your living experience in a lot of ways. In case you wish to live uphill with a beautiful scenic view, the price of the house is most likely to be high. The same is the case for houses near water bodies, countryside or mountains. Prioritize your choice accordingly.

 It is always recommended doing appropriate research if the locality is prone to any natural disaster. Check if the roads are properly maintained at times of snowfall or rainstorms because you would not want to be stuck in traffic at such extreme conditions in the future.

∙       Proximity of amenities

Besides finding a place near your workplace, look for a place that also has grocery shops, general stores, recreational spaces, and green areas in close proximity. According to your lifestyle and family, choose a neighbourhood that satisfies the needs. You might have to look for a good school for your kid in the future. Look for a community with easy access to schools.

∙       Observe your neighbourhood character

Everyone has a different way of living and it is necessary that your neighbourhood complements it. So, it is important that you examine the intangible aspects of the chosen neighbourhood. 

The first and foremost way of doing so is by talking to the people. Ask them what they like and dislike about the place, if the community is welcoming enough and if they have face any problem. No one can give you a better insight of the place than the residents. So however awkward the situation may get, don’t forget to take feedback. 

The next step is to observe. The type of community you would like depends on your lifestyle. You might like an interactive community with a lot of public events or a neighbourhood with minimal interaction. As per your requirement, observe whether the behaviour of the community suits your way of living or not. 

You can also choose a locality according to the type of people living there. Being a family, you might want to live around families which could help you in need. Whereas being a youngster, you would want to be surrounded by youth to hang out with.


∙       Rent before you buy

Following online reviews and talking to local residents might give you a fair sense of the community. But nothing is compared to the full proof assurance and insight you get when you live in the community yourself. It makes even more sense when you move in from far away and are not familiar with the know-how of the place. You would not want to be stuck in a place because of a contract. 

This will also enable you to make better home-buying decisions. Though the online buying platform can assist you in shortlisting but when it comes to the final decision, it is better to experience it in person.


Moving to a new neighbourhood might be a very overwhelming process. You might have to leave your loved ones behind and adjust to newer people and communities. But remember a new place comes with new opportunities to explore and make new friends. Finding the perfect neighbourhood for you and your family will make your moving process stress-free and worthy of all the efforts.

For more help contact Top Realtor in Victoria BC - Shirin Purewal :

Founder of BC HOME GROUP, a 'techy' and a 'data queen', Shirin is involved in successful IT Startups. She has a Masters Degree in Economics, a license as a Professional Project Manager and she is licensed as a Mortgage Broker. Shirin Purewal is on top of her Real Estate Game and is one of Victoria BC's diverse Realtors ® . She is accredited with fantastic residential real estate property sales in Victoria BC for over a decade. A member of  the Victoria Real Estate Board VREB, she will be attentive to all your real estate needs. Whether you have a condo in Downtown, a townhouse in Royal Oak or an oceanfront property, Shirin makes sure the highest quality of service and marketing for your property. Providing excellent service with national and international exposure (Shirin speaks Farsi, French, German, Hindi and Punjabi). Shirin likes to call herself a one stop shop for professional real estate questions with profitable choices to be made.

Shirin Purewal is a top selling Victoria BC Realtor and is credited with the highest residential MLS luxury real estate home sale in Victoria BC.



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The post-COVID world will see a drastic transformation in the real estate world. People will have changed priorities towards selling and buying houses. Those who already own a place might want to shift to a better and safer place to live. Let us see what the home buyers will look forward to a house after the market revives again.

Preference for a larger house

Owing to the prevailing circumstances, the office culture is bound to modify. Most of the offices will prefer to work from home to maintain social distancing. This will compel people to make changes in their house. Some might have to shift due to space constraints. That’s how it will have an indirect effect on the real estate market. 

This may result in a sudden demand for larger houses with open spaces. It can be expected that the demand for 3BHK or 4BHK is prone to increase drastically. People might preferably opt for independent houses to ensure a safer environment. Eventually, land prices will also increase with time.

Preference for open and green spaces

Until now, going out for leisure and recreational activities was a part of the lifestyle. This helped people in accommodating themselves in smaller spaces without the need for additional spaces for recreation. Moreover in congested cities, people would avoid open spaces to maximize the usable floor area.

However, due to the current conditions, the scenario is likely to change. As people are becoming more cautious about self-health and safety, they would prefer open spaces. They would choose to accommodate recreational activities within the house rather than stepping out. Green spaces would play an important role in creating a relaxing and rejuvenating atmosphere.

Preference for altered facilities and services

Generally a house or apartment’s price increases with the additional facilities it provides. Swimming pool, home theatre room, gym, game room are some of the most demanded amenities. 

It is most probable that people might change their priorities about the facilities provided. Rather than choosing the above-mentioned amenities, they would look for the proximity of medical facilities, hospitals, and general stores. They would look for more open spaces with gardens and playgrounds, as compared to restaurants. With the urge to maintain strong immune, people would prefer running tracks and sports facilities within the complex.

People would try to avoid travel, which would compel them to search for a house near the workplace. Infrastructure which would comply with work from home will incline more clients towards it. This will ensure a safe and healthy lifestyle for the people.

Preference for residing city

Due to high population density or lack of medical infrastructure, some cities would be more prone to the spread of COVID-19 in the future. With the growing concern of wellbeing and hygiene, people would take all the possible measures to ensure a safe living condition. 

The demand for houses in the suburbs or outskirts of cities with less population is most likely to increase. People would prefer larger green spaces than crowded city centers. Eventually, prices of such locations will hike.

The end of COVID -19 will lead to an altered preference of home buyers. Those living in smaller residences will seek for a bigger one. While those living in densely populated cities would like to shift to green suburbs. Whatever may be the case, the upcoming real estate market will see a huge demand from the home buyer’s side.

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Victoria Spring market far from the usual as real estate continues to react to pandemic
A total of 287 properties sold in the Victoria Real Estate Board region this April, 58.8 per cent fewer than the 696 properties sold in April 2019 and 52.8 per cent fewer than the previous month of March 2020. Sales of condominiums were down 64 per cent from April 2019 with 73 units sold. Sales of single family homes were down 55.8 per cent from April 2019 with 163 sold.
"We continue to see the impact of the COVID-19 pandemic on the local real estate market," says Victoria Real Estate Board President Sandi-Jo Ayers. "Sales numbers are much lower than what we expected to see this spring and new listings are slow to come to market as owners wait to see what our community's trajectory is over the course of this pandemic. As a result, the available inventory of properties for sale remains lower than in April last year. Like so many other industries, much of the real estate market is watching, waiting and adapting."  
There were 2,305 active listings for sale on the Victoria Real Estate Board Multiple Listing Service® at the end of April 2020, 16.2 percent fewer properties than the total available at the end of April 2019 but a 2.4 per cent increase from the 2,252 active listings for sale at the end of March 2020.  
"Real estate services and REALTORS® were declared an essential service by our province in March in order to protect consumers who need to make real estate transactions during this time," adds Ayers. "This responsibility has opened opportunities for our profession to adapt our way of doing business to ensure our community's health is protected. Technology has allowed us to move much of our work online. Now you can participate in an open house from the comfort of your couch and manage your contracts and negotiations securely online. Of course, the vast majority of transactions still require an in-person showing at some point and so local Realtors are ensuring they are adhering to the advice of the Provincial Health Officer. We know that we are in complex times, but also that some people need to buy and sell. Our message has been and will be moving forward - if you need us, we are here."
The Multiple Listing Service® Home Price Index benchmark value for a single family home in the Victoria Core in April 2019 was $843,500. The benchmark value for the same home in April 2020 increased by 4.6 per cent to $882,700, 0.6 per cent more than March's value of $877,700. The MLS® HPI benchmark value for a condominium in the Victoria Core area in April 2019 was $512,700 while the benchmark value for the same condominium in April 2020 increased by 3.5 per cent to $530,700, 0.2 per cent less than the March value of $531,900.

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I have sold a property at N1105 737 Humboldt ST in VICTORIA.
This bright one bedroom plus den home at the ARIA is just steps from the inner harbour and close to such heralded places as the Parliament buildings, BC Museum and Herman’s Jazz Club and is ready to welcome a new owner. The open plan offers beautiful light, imported kitchen cabinets, granite counters and high-end appliance package. The dining/ living room has engineered wood flooring, a high-efficiency gas fireplace and leads to a comfortable balcony. The luxurious bathroom has heated tile floors, a marble counter and a deep tub . This steel and concrete building offers a concierge, resident manager, fully equipped fitness facility, sauna and steam room, secure parking and storage, and an enjoyable lifestyle in the heart of downtown Victoria, close to parks, restaurants, cafes and art galleries. Pets and rentals permitted.call today
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The moment you make a decision to buy a home in Victoria BC, you know you have a lot of investments and overwhelming procedures coming your way.  It includes planning, dealing with different agents, R&D, and above all adequate knowledge of all the processes.

We know how important it is to select the ideal home that you have been looking for. But before getting into it, it is important to understand the home-buying process. It will assist you to make smarter decisions in the long run. Here is a guide to offer you an overview of the procedures and prepare you for them.

  • The right time to buy a house

The first question that arises in your mind is when is the right time to buy your dream house? Are you ready for the commitments and investments that it asks for?

Well the answer would be, do a pre-execution evaluation of your finances and housing market. Make sure you have a considerable amount of savings to kick-start your home financing. Also, keep a consistent check on the housing market. As a smart choice, select a house whose value will go up in the future. Appoint a real estate agent at this stage for the best aid.

  • Estimate the cost

Fixing your financial expenditure is the foundation for house selection. Home searching is an endless process unless you have a fixed price range. It makes the process convenient by filtering out the options beyond the range. It is very important to calculate your finances beforehand. You don’t want to be overcrowded by the financial stresses later-on. 

Save enough finances to cover the down payment, closing cost, prepaid costs, and moving expenses. It is advised to save at least 10% as the down payment for your new home. Plan out your finances precisely by including even the smallest expenditures.

In case you plan for a mortgage, get it preapproved. The lender will verify your financial information to offer a preapproval letter.

  • Look for the best real estate agent


Appointing an appropriate real estate agent can benefit you in more than just one way. You may start the research online but when it comes to securing the best home, you need the help of an expert. Further, when it comes to negotiating, the agent can get you the house is the best possible offer.

A good real estate agent will navigate you through the process to make the right decisions. An expert agent should have an up to date knowledge of the market and would give you honest insight about the locations and houses.

  • Start your home search

1.    Do your homework:

Since you have worked out your finances, you know what you can afford. According to your budget, search for houses online before jumping on the offline survey. 

2.    Must-have list:

Make a must-have list that you expect from a house. Share the list with the agent so that specific houses can be shortlisted.

3.    Location:

Since you and your children will be spending their life in the house, you cannot avoid the neighborhood. Look for the nearest school, medical facilities, shops, etc. Also, look at whether the house price is declining or rising in that area.

4.    Analyze precisely:

Sellers might accentuate the outer surfaces of the house to cover the defects. Therefore go through the house to evaluate every minute detail. If you are doubtful of any area, ask the seller to get it certified by the respective agency.

∙€€€€€€Make an offer

Once you are satisfied with your choice of home, make an offer and sign the contract agreement with the seller. Your real estate agent will help you in doing the needful.

Sometimes, due to intense negotiation, you might have to compromise on small details to continue to process. Consult your agent to decide whether those details can be compromised or not. Just remember you need to hold tight of the situation to make it successful.

∙€€€€€€Home Inspection and Appraisal

Once you are done with the contract, you are the official owner of the house, which gives you a responsibility of ensuring home safety. It is time to work out the contingencies mentioned in the contract. If something goes wrong, you may walk out of the contract without losing your deposit. 

As the very first precaution, get a home inspection done by a professional agency. In case the inspection reveals major issues regarding the house’s structure, ask the seller to get it fixed or reduce the worth. Consult your real estate agent if you should get any other specific inspections like radon test or termite inspection.

In case you are going for a home loan, the seller would require an appraisal. Appraisal evaluates the net worth of the property, which will, in turn, keep you from paying off more than the actual worth. If the appraisal turns out to be lower than your offer price, your real estate can negotiate with the seller to reduce the price.

∙€€€€€€Closing documents

Once you are through with the rigorous process, you are just a step away from your house warming session!

You would get a copy of the closing documents way before the closing day. You will be required to pay for closing costs, property tax, and home owner’s insurance (if any).

Feel free to ask any questions at the time of closing, as this might be one of the biggest purchases and sell for you and seller respectively. You have the right to know what you are endorsing.


That’s all for the procedure part of the house shopping. The process might not be a piece of cake, but surely the end result is worth all the hard work and pain.  Just careful planning with the help of the right real estate agent is all you need to reach your home-purchasing goal successfully.

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Selling a house is always a big deal for the family. Partly because you have a lot of memories attached to it and partly because of the overwhelming procedure you have to go through. Especially for first time sellers, there are certain rules you should know before moving forward.

From the day you decide to sell your house to finalizing the deal, the process is going to be rigorous. Luckily, the good part is that the process can be made easier by smart practice. With an organized plan, you can work out the optimum final results. Here is a complete guide on how to sell a house.


Choosing the right agent: An apt real estate agent should seek your best interest. Not only should he find the best buyer but he should also update you about the selling process. The agent should acknowledge your home’s pros as well as cons. He/she should be tactful enough to find the buyers corresponding to your house’s selling points.

Prepare the house for sale: Start by making a list of all the potential areas or furniture which needs to be repaired or replaced. You can appoint homemakers or take your agent’s assistance for making the house presentable. You also need to decide which furniture you want to take along and leave behind. It is always suggested to do the necessary repairs than leaving them for the end time. The first impression is the last impression, so make it count. 

Put a price to your home: One of the crucial stages is to put a reasonable price tag to your house. Getting emotional while deciding the price often leads to the overpricing of the house. Therefore, it is necessary to consult the real estate agent regarding the price. Do not forget to add the cost of the repairs that you have put in while renovating the house for sale, the agent’s commissions, etc.

You can also search for properties of comparable plot sizes in your area that are registered online for sale. At the same time, it is necessary to consider the prevailing market traits before putting a final price tag.

Advertise your house: By this time, you havealready analyzed the selling points of your house. It’s time to flaunt them with the best possible advertising campaign to attract potential buyers. Search online and take guidance from the real estate agent to make your personalized marketing campaign. Hire a professional photographer to take quality pictures and make a virtual tour. Ask him to highlight the main features of the house. Search for the main keywords used by the public for finding a property. Try to incorporate those in your advertisement.


Show the house: It would be more convenient for you to provide a spare key to the agent. It will allow them to make a visit as per the buyer’s wish. If you opt for an appointment, try to be flexible enough with the timings. Also, regardless of the buyer’s decision, take it feedback from them regarding the price and condition of the house. You can adjust your bid accordingly.


Note: Due to the COVID-19 pandemic, it is not advised to pursue an offline home tour. The buyers can set up an inquiry to ask for a virtual tour.

Review the purchase offers: If your house is priced reasonably, you may come across a lot of purchase inquiries. Review all the inquiries, even if some of them are too low. Filter out the best buyers and negotiate with a counter offer. Always use facts and data to support your house’s price while negotiating. It will promote the potential buyer to consider your home.


Get a home appraisal: Always do your research before getting a home appraisal done. Make a list of all the renovations done to the house.

In the case you get a home appraisal below your expectations, ask your agent for the possible alternatives. The agent may give some insights about the benefits of your house to retain the contract.


Home Inspection: Get a home inspection checklist from your agent and verify if your home complies with all the requirements. You should know in advance what the inspector wants to see. If the contract mentions inspection of any area of the house, hire a reputed company to examine and do the needful. 

You are also obligated to get the repairs done as a part of post-inspection negotiations and obtain the additional inspection certifications asked by the buyer. This will also prepare the house for the buyer inspection which takes place a few days before closing.


Provide property disclosure documents: As a seller, you are required to reveal the defects or material discrepancies (if any) which may affect the house safety. These should be acknowledged in writing prior to the closing.


Document approval: Once you are through with all the formalities, you will be required to sign all the legal documents approving the sale of your house. 


Closing the transaction: These procedures are followed by the last step of closing the transaction. The due mortgage balance is paid along with the agent’s commission. Settle all the closing costs and make sure to obtain your profit from the deal.



The process of selling a house is certainly lengthy. You may have to wait for the right buyer for a long time. But once you will be done with all the procedures and formalities, it will all be worth it. Stay in there long and wait for the right deal to come at you.


For more help contact Top Realtor in Victoria BC - Shirin Purewal :

Founder of BC HOME GROUP, a 'techy' and a 'data queen', Shirin is involved in successful IT Startups. She has a Masters Degree in Economics, a license as a Professional Project Manager and she is licensed as a Mortgage Broker. Shirin Purewal is on top of her Real Estate Game and is one of Victoria BC's diverse Realtors ® . She is accredited with fantastic residential real estate property sales in Victoria BC for over a decade. A member of  the Victoria Real Estate Board VREB, she will be attentive to all your real estate needs. Whether you have a condo in Downtown, a townhouse in Royal Oak or an oceanfront property, Shirin makes sure the highest quality of service and marketing for your property. Providing excellent service with national and international exposure (Shirin speaks Farsi, French, German, Hindi and Punjabi). Shirin likes to call herself a one stop shop for professional real estate questions with profitable choices to be made.

Shirin Purewal is a top selling Victoria BC Realtor and is credited with the highest residential MLS luxury real estate home sale in Victoria BC.


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Residential Tenancy Act Temporary Amendments

As you are likely aware, the British Columbia Provincial Government has made amendments to the Residential Tenancy Act, among other Acts, by way of Ministerial Order (the “Order”).  A link to the Order can be found here:


Notice to End Tenancy:

From March 30, 2020 until the declared state of emergency is no longer in effect in BC, a landlord must not give a tenant a notice to end a tenancy including notice under section 49 of the Residential Tenancy Act for Landlord’s Use of the Property (subject to certain limited exemptions in the link above).

If a landlord gave a tenant valid notice to end the tenancy prior to March 30, 2020, while the notice itself is still valid, a Writ of Possession cannot be enforced during the time the Order is in effect. A Writ of Possession is required for an owner to have a Bailiff lawfully remove the tenant from the property should the tenant not move out at the agreed to time. As a result of the foregoing, if a Seller has given a valid Notice to End Tenancy under section 49 of the Residential Tenancy Act before March 30, 2020 and the tenant does not move out on the agreed to time while the Order is still in force, then the Seller would not be in a position to grant possession of the rented premises to a Buyer. 

Landlord’s Right to Enter Rental Unit (Residential Tenancy Act):

During the period for which the declared state of emergency is in effect in BC, a landlord must not enter a rental unit that is subject to a tenancy agreement unless the tenant has expressly consented to the landlord entering the unit (subject to certain limited exemptions in the link above).

For more information regarding COVID-19 and tenancies, please see the following link to the BC Residential Tenancy Branch:


If you have any questions on the above or we can help you with any real estate related matters, please do not hesitate to contact our office at any time.

Yours truly,

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The outbreak of novel Coronavirus or the COVID-19 has drastically affected the global economy via its impact on every industry in one way or another. The real estate industry is not an exception to the situation. The Canadian real estate market got hit by the pandemic in one of its busiest month of the year.

Before the declaration of COVID-19 as a pandemic by WHO on March 11, the month of February showcased record-breaking sale in the Canadian real estate domain. With a 27% rise in sales, the spring buying season had started early this year. A similar case was observed in Toronto and Vancouver, where the transactions rose up to 45.6% and 44.9% respectively. This lead to a tight seller market condition. The national average home price surged up to 15%.

However, the current economic circumstances may create uncertainties in buyers regarding home purchases. The unsure income status and financial market downturn can pose a risk at the buyer’s ability to attain mortgage financing for their home.

Owing to the rising concerns of the public, the Bank of Canada declared two interest rate cuts in the month of March. Consequently, Canada’s 6 biggest banks lowered their prime rates which regulate variable mortgage rates. The banks also promised up to 6 months of payment deferral of mortgage payments and relief on credit products. According to Stephen Poloz, the bank’s Governor, the rate cut will aid in stabilizing the downturn rather than contributing to the froth.

Since the Ontario government considers real estate and brokerages as essential services, a different operating approach has been acquired amid the pandemic. The industry which thrives on one-on-one interaction and meetings between buyers, sellers and brokers are now shifting to digital solutions. Virtual home tours have come up to substitute traditional methods. Although the offices are closed, yet the real estate markets are as active as before. The brokers continue to assist customers throughZoom, FaceTime, emails, and phone call meetings.

According to Debbie Cosic, CEO and founder of In2ition Realty, certainly, the real estate industry is affected by COVID-19, yet the impact is not as adverse as one might think. He further added that while following social distancing, customers can go on a virtual tour for selling or buying houses and compare online. She concluded by saying that with the customers postponing house shopping, there might be a dip in sales. However, it is evident from the history that the situation is temporary in the long run.

Forbes also says that this time the real estate market won’t face the massive foreclosure and drop in home prices which happened after 2008. On the contrary, it is probable that till the end of the pandemic, the situation will be actually good for real estate investors.

As a conclusion, it is clear from the records and real estate data that the market fundamentals don’t fluctuate significantly in major urban centres. With the growing population and ingress of people in the big cities like Toronto, the real estate market is expected to compensate and resume on a greater pace once the COVID-19 pandemic comes to an end.

For more help contact Top Realtor in Victoria BC - Shirin Purewal :

Founder of BC HOME GROUP, a 'techy' and a 'data queen', Shirin is involved in successful IT Startups. She has a Masters Degree in Economics, a license as a Professional Project Manager and she is licensed as a Mortgage Broker. Shirin Purewal is on top of her Real Estate Game and is one of Victoria BC's diverse Realtors ® . She is accredited with fantastic residential real estate property sales in Victoria BC for over a decade. A member of  the Victoria Real Estate Board VREB, she will be attentive to all your real estate needs. Whether you have a condo in Downtown, a townhouse in Royal Oak or an oceanfront property, Shirin makes sure the highest quality of service and marketing for your property. Providing excellent service with national and international exposure (Shirin speaks Farsi, French, German, Hindi and Punjabi). Shirin likes to call herself a one stop shop for professional real estate questions with profitable choices to be made.

Shirin Purewal is a top selling Victoria BC Realtor and is credited with the highest residential MLS luxury real estate home sale in Victoria BC.


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Right now in the real estate world, we are witnessing what could be the “black swan” event that could quite possibly make an all-new paradigm come forward. In response to the far-reaching impact of the coronavirus, I believe real estate is going to go through a major rethink, as nobody could have predicted the crisis we are experiencing today.

Globalization has shown us what just-in-time manufacturing can do for a company, and now we will see what a pandemic can do to it. Consider the sidelined employees: Will they remain sidelined or employees? In our search for maximum profit, many of us thought the trend toward outsourcing vital manufacturing was a good idea to foster links to tie the knot of global trade tighter. Our supply lines are not of the just-in-time variety at the moment. A small problem with a parts supplier is not an isolated problem of the company that needs the parts, but also all associated with its use in the product made. No part means no sale, which in many cases means no paycheck.

A host of concerns crop up here. Just because there is a work stoppage, there is not a bill stoppage — or is there? Many municipalities are telling tenants and landlords that there is a freeze on both commercial and residential evictions. The same forbearance will be needed by the banks. If a property owner’s tenant may not be able to pay with cause, the effects will cascade. Conversations about density, co-living and mobility all have to be rethought. Liabilities associated with owning and operating real property just got more complicated. A very big question will be how much is anything worth.

With the instruction of social distancing comes numerous (and currently unanswerable) questions for various players in the real estate industry and adjacent arenas: building owners, co-living properties, micro-housing developers, retail owners and more. I believe we are going to see the value, usage and desire for real property go through a rework unseen in modern times.

This rework will entail getting our heads around our current issue. Later, property owners will need to review how space was utilized during the crisis and before. Were things workable from a technical standpoint outside the leased office dynamic or other business-related property? If so, we must learn how to adjust for unneeded space. I have already had clients call me regarding letters they received from tenants asking for reductions or abatements to their rent. These happen to be major tenants of the triple-net lease variety. The same questions will arise with furloughed employees. I operate a private money lending business and have had a capital source say they are no longer lending where there is a foreclosure moratorium. This is at the banks’ and lenders’ front doors.

I believe the government will have to give a tacit guarantee of a majority of the real estate-related debts and tenancies for a period of time that’s yet to be determined. In any event, the Fed and the government will have to do a lot of heavy lifting and reassuring to the public.

For real estate owners, the best thing to do right now is be very mindful of all proposals coming forth and understand your current position. Know what may affect the value of your property after things subside.

 Considerations must include:

• Liability amidst a pandemic: Here, you will need to consult your attorney or seek a referral to one versed in this area of law.

• How will any stimulus given to tenants be accorded to reflect abated or unpaid rent to the landlord? The same question applies to the mortgage holder and borrower. How to manage such a cash crunch is a question for all. Can tenant deposits be used to offset rent not paid? Speak with your legal team and gauge the mood of your tenants.

• How will business interruption insurance apply in this case? Will it? Call your insurance agent to find out.

• Will force majeure be used to terminate leases or other contracts? Review your active leases for exposure.

• Will the government impose orders that will impact your property? Since land is finite, you need to take keen note of any good deed that can affect your private property rights. Call your brokers and gauge their feelings. If a taking is on the table, how will value be established? Plug into your cities of interest and hear the discussions.

• If you have to reposition your property, what would be the highest and best use?

We are in flux right now. We will learn from this, but for now, I think we should keep a vigilant eye toward the real estate-owning future and the value therein.

For more help contact Top Realtor in Victoria BC - Shirin Purewal :

Founder of BC HOME GROUP, a 'techy' and a 'data queen', Shirin is involved in successful IT Startups. She has a Masters Degree in Economics, a license as a Professional Project Manager and she is licensed as a Mortgage Broker. Shirin Purewal is on top of her Real Estate Game and is one of Victoria BC's diverse Realtors ® . She is accredited with fantastic residential real estate property sales in Victoria BC for over a decade. A member of  the Victoria Real Estate Board VREB, she will be attentive to all your real estate needs. Whether you have a condo in Downtown, a townhouse in Royal Oak or an oceanfront property, Shirin makes sure the highest quality of service and marketing for your property. Providing excellent service with national and international exposure (Shirin speaks Farsi, French, German, Hindi and Punjabi). Shirin likes to call herself a one stop shop for professional real estate questions with profitable choices to be made.

Shirin Purewal is a top selling Victoria BC Realtor and is credited with the highest residential MLS luxury real estate home sale in Victoria BC
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