18 Royal Vista LI NW
Small Office · low-rise office building · built 2012 · 18 Royal Vista LI NW
18 Royal Vista LI NW is a 5.6 m low-rise office building in Royal Vista, Calgary, recorded on the City assessment roll as built in 2012. Its main structure is the 726th tallest office roof of the 775 ranked in this record, and 9th of 10 in Royal Vista. The City assesses the parcel at $4.0M on the 2026 roll, 426th of 822 sites in the record by assessed value. 79 scheduled transit trips call within 450 m of the parcel on a weekday. Since 2012 the City has recorded 14 building permits and 0 development permits on the parcel, the largest an $800,000 office permit for new construction, applied for in 2012.
- Civic address
- 18 Royal Vista LI NW, Calgary, AB
- Community
- Royal Vista (RYV)
- City sub-property use
- C102 Small Office · all Small Office sites
- Land use district
- DC — Direct Control (Direct Control)
- Height rank
- #726 of 785 citywide · #9 of 9 in Royal Vista
- Footprint to parcel
- 33% of the parcel under LiDAR footprints
- Parcel pieces
- 1 titled piece · roll 201362423
- Coordinates
- 51.151025, -114.20323
Slav Loban and the Commercially × Real Broker team give Calgary commercial owners a confidential pricing opinion based on the public record shown on this page: assessment history, permits, land use and the surrounding market. It is a broker’s opinion of value, not a formal appraisal. You do not need to be ready to list to start the conversation.
Massing and site plan
Left: isometric massing of every LiDAR structure on the parcel, at true scale, viewed from the south-west with 3.9 m storey lines. Right: plan of the parcel with surrounding footprints, Plus 15 walkways and nearby stations. Open this building in the 3D city →
How it compares
Roof height against the Royal Vista median and tallest, and against the city.
Access
Public-geometry tests only; confirm routes, entrances and hours with the building.
CTrain
Nearest station: Tuscany, 2.9 km straight-line (route 201).
Plus 15
Outside the Plus 15 network area.
Cycling
No mapped bikeway lies within 400 m of the parcel.
Winter access
No Priority 1 or 2 snow and ice clearing route lies within 30 m of the parcel edge.
Accessible crossing
The nearest accessible pedestrian signal is at Royal Vista Drive and Royal Vista Way, 299 m from the parcel.
Straight-line tests against The City of Calgary Calgary Bikeways, Snow and Ice Clearing Priority Routes and Traffic Signals, retrieved 2026-09-24. Bikeways are ranked by the City's comfort level, where 1 is a protected lane and 4 a major street. Snow priority is a clearing order, not a clearing time. An accessible pedestrian signal gives audible and tactile crossing cues; a signal recorded as unknown is not counted as having none.
Transit service
Scheduled Calgary Transit service at the door, not only the distance to a platform.
79 scheduled transit trips call within 450 m of this parcel on a representative weekday, 12 of them between 07:00 and 09:00, across 1 route and 4 stops. The closest stop is EB 112 AV NW @ Royal Vista LI NW, 332 m away. Nothing lies within 300 m, so this is measured at 450 m.
| Service class | Trips on the service day |
|---|---|
| REGULAR | 79 |
Routes: 115 Symons Valley Parkway.
Calgary Transit Scheduling Data (GTFS), service day 2026-09-28 inside the 2026-09-15 to 2026-12-20 service period. A trip is counted once however many stops it calls at inside the radius. Schedules change each service period; this is the schedule, not observed service.
Parking
What the City’s own tariff record says about kerbside parking beside this parcel.
No Active paid on-street parking zone lies within 200 m of this parcel in the City’s tariff dataset. That is not a statement that parking is unavailable: free, permit-only and off-street parking are not recorded in this source.
Assessment history
Assessed values are The City of Calgary’s taxation figures by roll year, not sale prices or rents; Alberta does not publish transaction prices.
Roll 201362423 · Small Office
Series not charted. The City’s published values for this roll number change by more than half or double between years, which usually signals a re-numbered, split or partially assessed account rather than a market movement. The published figures are listed below without a trend claim.
Published values by roll year
| Roll year | Assessed value | Change |
|---|---|---|
| 2009 | $1.5M | — |
| 2010 | $1.0M | -32.9% |
| 2011 | $996,500 | -0.3% |
| 2012 | $1.6M | 56.5% |
| 2013 | $2.8M | 76.9% |
| 2014 | $6.0M | 118.5% |
| 2015 | $6.3M | 4.5% |
| 2016 | $5.9M | -6.7% |
| 2017 | $4.8M | -18.4% |
| 2018 | $4.5M | -6.0% |
| 2019 | $3.7M | -18.6% |
| 2020 | $3.6M | -3.0% |
| 2021 | $3.7M | 3.7% |
| 2022 | $3.1M | -14.9% |
| 2023 | $3.6M | 14.3% |
| 2024 | $3.6M | 1.7% |
| 2025 | $3.8M | 4.9% |
| 2026 | $4.0M | 4.4% |
Development and building permits
Applications the City has located on this parcel since 2012, from the Development Permits and Building Permits datasets.
Recent development permits 0 since 2012
None located on this parcel since 2012.
Recent building permits 14 since 2012 · 9 in the City’s office class
| Applied | Permit | Class · work | Est. cost | Status |
|---|---|---|---|---|
| 2025-03-25 | BP2025-05128 | 5301 - Child Care Facility · Alteration | $80,000 | Pending Plans Review Assignment |
| 2025-03-13 | BP2025-04326 | 5301 - Child Care Facility · Alteration Interior Demolitions | $20,000 | Completed |
| 2023-10-11 | BP2023-17477 | 5301 - Child Care Facility · Alteration Group D Office 3.2.2.62. | $10,000 | Completed |
| 2023-10-11 | BP2023-17479 | 5301 - Child Care Facility · Alteration Interior Alterations - Day Care | $53,898 | Completed |
| 2022-05-13 | BP2022-07968 | 4002 - Vacant · Alteration interior alteration, demising | $32,000 | Completed |
| 2020-11-24 | BP2020-17180 | 3402 - Office · Alteration Interior Alterations - Group D | $70,000 | Completed |
| 2018-04-06 | BP2018-03746 | 3402 - Office · Alteration Real estate Assistants¿ Office | $33,000 | Completed |
| 2018-03-07 | BP2018-02461 | 3402 - Office · Alteration Interior Alteration - Group D - Primerica | $25,000 | Completed |
Declared estimated project cost across all 14 non-residential building permits on the parcel since 2012: $1.6M. Permit descriptions are the City’s records at retrieval; applicant and contractor names are not reproduced.
Inspections
What City inspectors recorded against the permits on this parcel.
80 inspection results are published against 13 of the 14 building permits on this parcel, from 2012-06-07 to 2025-09-05. The most recent occupancy inspection was accepted on 2013-05-30. 6 inspections used a life-safety checklist and 9 a barrier-free checklist.
What was inspected
Result of each visit
| Outcome | Inspections |
|---|---|
| Acceptable Add Inspection | 25 |
| Acceptable with Conditions | 21 |
| Not Acceptable | 19 |
| Acceptable | 15 |
Stage
| Inspection type | Count |
|---|---|
| Progress | 42 |
| Final | 22 |
| Framing | 12 |
| Occupancy | 4 |
The 14 most recent inspection results
| Date | Permit | Stage | Checklist | Outcome | Inspector note |
|---|---|---|---|---|---|
| 2025-09-05 | BP2025-05128 | Final | All Directives | Acceptable with Conditions | Correct noted deficiencies, then may continue. |
| 2025-09-05 | BP2025-05128 | Final | NBC AE 3.4. Exits | Acceptable with Conditions | One of the Rear exiting doors is missing a self-closing device. Required as per the follow code requirements: 3.4.6.13. Self-closing Devices 1) An exit door that is normally required to be kept closed a) shall be provided with a self-closing mechanism, and b) shall never be secured in an open position except as permitt |
| 2025-09-05 | BP2025-04326 | Progress | All Directives | Acceptable with Conditions | Correct noted deficiencies, then may continue. : Contractor responsible to ensure all work completed safely and to code compliance. |
| 2025-09-05 | BP2023-17477 | Progress | All Directives | Acceptable with Conditions | Correct noted deficiencies, then may continue. : This permit can be closed now. There work has already been completed and the entire space has been inspected and occupancy granted under BP2025-05128. |
| 2025-08-07 | BP2025-05128 | Progress | All Directives | Acceptable with Conditions | Correct noted deficiencies and recall building inspection. : Paddle latches used on front doors not acceptable. Recall for another final inspection when exiting doors at front have been equipped with panic bars like the ones being installed on back exiting doors. Occupancy letter can be issued once this is completed. |
| 2025-08-07 | BP2025-05128 | Progress | All Directives | Acceptable with Conditions | Correct noted deficiencies, then may continue. : A Provisional occupancy is granted at this time to freely use the entire space. However, entire occupant load not to exceed 100 including kids and staff at this time. |
| 2024-01-05 | BP2023-17479 | Final | General Inspection Observations | Acceptable | Complaint Observations were: all required documentation received, project is substantially complete. No further building inspections are required and the building permit has been completed. |
| 2024-01-05 | BP2023-17479 | Final | Field Level Hazard Assessment (FLHA) | Acceptable | Field Level Hazard Assessment: site safety and personal PPE in place. |
| 2023-12-28 | BP2023-17479 | Final | Field Level Hazard Assessment (FLHA) | Not Acceptable | Field Level Hazard Assessment: - Weather was mild and sunny, no hazards were observed. hard hat, boots and vest were worn. |
| 2023-12-28 | BP2023-17479 | Final | Fire Stopping | Not Acceptable | Fire stopping to be an approved tested method. - All required fire separations, new and existing, are to provide or maintain the required fire resistance rating, and are to be installed continuous from the top of the floor slab to the underside of the floor or roof structure above where they are to terminate with a smo |
| 2023-12-28 | BP2023-17479 | Final | General Inspection Observations | Not Acceptable | Tenant Improvement Inspections Observations were: - Existing and un altered non conforming barrier free washrooms, building has been confirmed to be not sprinklered, Scott Boyle from Ninjaneering Consulting Ltd has confirmed there were no structural components demolished, a progress inspection was never called so was u |
| 2023-12-28 | BP2023-17479 | Final | Directives | Not Acceptable | Electrical permit to be completed prior to occupancy - EP2023-34087 scheduled for January 4th. |
| 2023-12-28 | BP2023-17479 | Final | Directives | Not Acceptable | Call 311 to book an inspection - Call for final inspection once noted penetrations are sealed, signage installed, and all documentation can be provided to attending SCO including completed electrical permit. |
| 2023-12-28 | BP2023-17479 | Final | Documents Commercial | Not Acceptable | C1 and/or C2 letters required - Architectural C-2 Schedule: Provide the C-2 schedule from Anthony Cameron, Left Hand Architecture & Design for the architectural discipline. |
An inspection result is a record of one visit, not a verdict on the building. 19 of these 80 results are recorded as Not Acceptable. In the City's process a Not Acceptable result is an ordinary step: the inspector lists what must change and the work is re-inspected, which is why the most common outcome across the record is Acceptable Add Inspection. Most results relate to a single tenant improvement rather than the whole building. Inspector notes are The City of Calgary's own text at retrieval, with contact details removed; applicant and contractor names are never read.
The City of Calgary Building Inspections Results, joined to building permits by permit number, retrieved 2026-09-24.
Occupiers and licensed businesses
The public record of who operates on the parcel, labelled by source.
Businesses licensed by the City on this parcel 0 as of 2026-09-24
No City of Calgary business licence is recorded at this address or inside this parcel.
Not a tenant roster. The City licenses specific business types (retail, food service, personal services, contractors, wholesalers, schools and similar). Most office occupiers such as professional firms need no municipal licence and do not appear here. Matched by civic address and by licence location inside the parcel; home-based licences are excluded.
No individuals are named. The City issues many personal-service licences to people trading under their own name. Suite numbers are never published, and where a licence reads as an individual rather than an organisation the name is withheld and only the licence category is shown. Names of sources this site does not use are omitted.
Nearby office buildings
The six nearest office building sites in the record, by straight-line distance between parcel centroids.
Where this building sits in the record
Every collection this building belongs to, from the same public data shown above.
18 Royal Vista LI NW questions
Answers drawn from the record.
How tall is 18 Royal Vista LI NW?
The main structure on the parcel has a LiDAR roof height of 5.6 m in The City of Calgary’s 3D building data, a storey-equivalent of about 1 at 3.9 m per storey.
When was 18 Royal Vista LI NW built?
The City’s assessment roll records 2012 as the year of construction.
What is the assessed value of 18 Royal Vista LI NW?
The City of Calgary assesses this parcel at $4.0M in total on the 2026 roll, 426th of 822 sites in this record. Assessed value is the City’s figure for property tax, not a sale price or an asking price.
What is 18 Royal Vista LI NW zoned?
The parcel is designated DC, Direct Control, under the City of Calgary Land Use Bylaw. Under Direct Control the permitted uses are set by the site’s own bylaw rather than by a standard district. Confirm the designation and any amendments with the City before relying on it.
Which CTrain station is closest to 18 Royal Vista LI NW?
Tuscany Station, 2.9 km in a straight line from the parcel centroid.
Who is in 18 Royal Vista LI NW?
No City of Calgary business licence is recorded at this address or inside the parcel. Most office occupiers such as professional firms do not need a municipal licence, so the register is not a tenant roster.
Has 18 Royal Vista LI NW been inspected?
The City publishes 80 inspection results against 13 permits here, between 2012-06-07 and 2025-09-05. 6 used a life-safety checklist such as fire separations, firestopping or emergency lighting. 9 used the barrier-free checklist. The most recent occupancy inspection was accepted on 2013-05-30. Each result records one visit and most relate to a single tenant improvement, so this is not a verdict on the building.
How good is transit at 18 Royal Vista LI NW?
79 scheduled transit trips call within 450 m of the parcel on a representative weekday, 12 of them in the morning peak, across 1 route. The closest stop is EB 112 AV NW @ Royal Vista LI NW, 332 m away. That is the published schedule for one service period, not observed service, and it counts each trip once however many stops it makes nearby.
Can staff cycle or get there in winter at 18 Royal Vista LI NW?
No mapped bikeway lies within 400 m. No Priority 1 or 2 clearing route lies within 30 m of the parcel edge. These are straight-line tests against City layers.
Where can visitors park at 18 Royal Vista LI NW?
No Active paid on-street parking zone lies within 200 m of this parcel in the City's tariff dataset. Free, permit-only and off-street parking are not recorded in that source, so this is not a statement that parking is unavailable.
Is office space available at 18 Royal Vista LI NW?
This profile is built from public records and does not track availability, rents or tenancy. Submit a private requirement and current options in the building or nearby will be confirmed through Commercially.
Public record sources: Current Year Property Assessments (Parcel), Historical Property Assessments (Parcel), Assessment Subproperty Use Codes, 3D Buildings - Citywide (LiDAR roof outlines), Land Use Districts, Transit LRT Stations, Green Line Stations, Plus 15, Historic Resource (Inventory of Evaluated Historic Resources), Development Permits, Building Permits, Calgary Existing Buildings - Performance Metrics (BenchmarkYYC), Calgary Business Licenses, On-Street Parking Zones with Rates, Building Inspections Results, Residential Parking Zones, Snow and Ice Clearing Priority Routes, Traffic Signals, Calgary Bikeways — The City of Calgary, retrieved 2026-09-24. Contains information licensed under the Open Government Licence – City of Calgary. Building names, floor counts and architects, where shown, come from Wikidata (CC0). No brokerage, listing-data or commercial research source is used.
Boundary: Assessed values are the City’s assessment-roll figures for taxation and are not sale prices, asking rents, vacancy or availability; Alberta does not publish transaction prices. LiDAR heights are roof-surface elevations above the lowest ground point at the building perimeter and can differ from architectural heights. Storey equivalents are derived at 3.9 m per storey and are not floor counts. Distances are straight-line. Permit descriptions are the City’s records at retrieval and do not establish current use, tenancy or availability. Read the methodology.