25 Royal Vista Pl NW
Office use recorded by City permits (roll code X034) · mid-rise office building · built 2013 · 25 Royal Vista Pl NW
25 Royal Vista Pl NW is a 16.3 m mid-rise office building in Royal Vista, Calgary, recorded on the City assessment roll as built in 2013. Its main structure is the 329th tallest office roof of the 775 ranked in this record, and 3rd of 10 in Royal Vista. The City assesses the parcel at $16.7M on the 2026 roll, 120th of 822 sites in the record by assessed value. 90 scheduled transit trips call within 300 m of the parcel on a weekday. Since 2012 the City has recorded 35 building permits and 31 development permits on the parcel, the largest a $900,000 restaurant permit for new construction, applied for in 2024.
- Civic address
- 25 Royal Vista Pl NW, Calgary, AB
- Community
- Royal Vista (RYV)
- City sub-property use
- X034 Roll code X034 (no published description) · all Office use recorded by City permits (roll code X034) sites
- Land use district
- DC — Direct Control (Direct Control)
- Height rank
- #329 of 785 citywide · #3 of 9 in Royal Vista
- Footprint to parcel
- 15% of the parcel under LiDAR footprints
- Parcel pieces
- 1 titled piece · roll 201583705
- Coordinates
- 51.150558, -114.210377
The City assesses this parcel under roll code X034, for which it publishes no description, so the office-code definition alone would omit it. It is included because The City’s own building permits record office use on the parcel: 10 permits in the City’s Office classes between 2013 and 2025, and 1 for medical offices. The building may hold other uses as well. Every building included this way.
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, 2.5 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
The parcel fronts a Priority 2 snow and ice clearing route, 10 m from its edge. Priority 2 routes are cleared after the Priority 1 network.
Accessible crossing
The nearest accessible pedestrian signal is at 112 Avenue and Royal Vista Drive/85 Street, 199 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.
90 scheduled transit trips call within 300 m of this parcel on a representative weekday, 18 of them between 07:00 and 09:00, across 6 routes and 5 stops. The closest stop is EB 112 AV NW @ Country Hills BV, 143 m away.
| Service class | Trips on the service day |
|---|---|
| REGULAR | 79 |
| SCHOOL | 11 |
Routes: 115 Symons Valley Parkway · 773 Robert Thirsk / Rocky Ridge · 774 Robert Thirsk/ Royal Oak · 801 Brebeuf/RoyalOak/RockyRidge · 814 St. Francis/Royal Oak · 817 St. Francis/ Rocky Ridge.
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 201583705 · X034
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 |
|---|---|---|
| 2011 | $3.0M | — |
| 2012 | $2.8M | -6.4% |
| 2013 | $2.9M | 4.0% |
| 2014 | $25.2M | 776.7% |
| 2015 | $28.4M | 12.9% |
| 2016 | $26.2M | -7.8% |
| 2017 | $24.1M | -7.9% |
| 2018 | $23.8M | -1.4% |
| 2019 | $18.1M | -23.8% |
| 2020 | $17.4M | -3.7% |
| 2021 | $16.9M | -3.3% |
| 2022 | $16.9M | 0.4% |
| 2023 | $12.5M | -26.2% |
| 2024 | $14.9M | 19.1% |
| 2025 | $15.3M | 2.8% |
| 2026 | $16.7M | 9.0% |
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 31 since 2012
| Applied | Permit | Category · description | Status |
|---|---|---|---|
| 2021-04-23 | DP2021-2832 | Change of Use - Permitted Use CHANGE OF USE: INSTRUCTIONAL FACILITY (15 STUDENTS) | Released Approval |
| 2019-10-31 | DP2019-5628 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGNS - 3) | Released Approval |
| 2019-04-29 | DP2019-2047 | Change of Use - Discretionary Use or Relaxations Required CHANGE OF USE: FITNESS CENTRE, CHILD CARE SERVICE (OUT OF SCHOOL CARE, 50 CHILDREN) | Released Approval |
| 2017-08-30 | DP2017-3984 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGN) | Released Approval |
| 2016-06-28 | DP2016-2636 | Change of Use - Discretionary Use or Relaxations Required CHANGE OF USE: RESTAURANT: LICENSED - SMALL | Released Approval |
| 2016-01-07 | DP2016-0036 | Signs - Permitted Use NEW: SIGN - CLASS B (FASCIA SIGN) | Released Approval |
| 2015-12-15 | DP2015-5202 | Change of Use - Discretionary Use or Relaxations Required CHANGE OF USE: RESTAURANT: LICENSED - SMALL | Released Approval |
| 2015-12-01 | DP2015-4971 | Change of Use - Permitted Use CHANGE OF USE: INSTRUCTIONAL FACILITY (32 STUDENTS) | Released Approval |
Recent building permits 35 since 2012 · 10 in the City’s office class
| Applied | Permit | Class · work | Est. cost | Status |
|---|---|---|---|---|
| 2026-08-21 | BP2026-15918 | 3608 - Restaurant · Alteration | $400,000 | Pending Plans Review Assignment |
| 2026-07-02 | BP2026-12317 | 5301 - Child Care Facility · Alteration Interior alterations | $2,500 | Completed |
| 2025-08-08 | BP2025-15468 | 3403 - Office, Medical · Alteration | $150,000 | Refused |
| 2024-04-10 | BP2024-06363 | 3613 - Restaurant - Licensed · Alteration Group A2 Assembly 3.2.2.24 | $285,000 | Completed |
| 2024-04-01 | BP2024-05562 | 5301 - Child Care Facility · Alteration Interior Alterations | $100,000 | Completed |
| 2024-02-07 | BP2024-02066 | 3608 - Restaurant · New New | PROPOSED BUILDING C - Tim Hortons | Group A2 | 260.7 sq.m. | 3.2.2.28. NBC(AE) 2023 | $900,000 | Issued Permit |
| 2023-05-17 | BP2023-07260 | 3799 - Personal Service. Misc. · Alteration interior finishes, installation of hair styling stations | $50,000 | Completed |
| 2022-06-23 | BP2022-11025 | 3613 - Restaurant - Licensed · Alteration Mad Rose Pub Patio | $215,000 | Completed |
Declared estimated project cost across all 35 non-residential building permits on the parcel since 2012: $6.9M. 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.
179 inspection results are published against 27 of the 35 building permits on this parcel, from 2012-10-15 to 2026-09-16. The most recent occupancy inspection was accepted on 2014-10-06. 13 inspections used a life-safety checklist and 1 a barrier-free checklist.
What was inspected
Result of each visit
| Outcome | Inspections |
|---|---|
| Acceptable Add Inspection | 112 |
| Acceptable with Conditions | 39 |
| Acceptable | 19 |
| Not Acceptable | 9 |
Stage
| Inspection type | Count |
|---|---|
| Progress | 114 |
| Framing | 45 |
| Final | 13 |
| Occupancy | 7 |
The 14 most recent inspection results
| Date | Permit | Stage | Checklist | Outcome | Inspector note |
|---|---|---|---|---|---|
| 2026-09-16 | BP2026-12317 | Progress | All Directives | Acceptable | No deficiencies noted. No further building inspections required. File Closed. |
| 2024-10-23 | BP2024-06363 | Final | All Directives | Acceptable | No deficiencies noted. No further building inspections are required. |
| 2024-08-01 | BP2024-05562 | Final | All Directives | Acceptable with Conditions | Correct noted deficiencies, then may continue. - Ensure MP2024-04613 is completed prior to occupancy. - Ensure DCP2024-2224 is completed prior to occupancy. |
| 2024-07-15 | BP2024-05562 | Progress | NBC AE 3.1. General | Acceptable with Conditions | NBC AE Division B 3.1.8.3. Continuity of Fire Separations - two holes noted at demising wall to existing restaurant, concealed space |
| 2024-07-15 | BP2024-05562 | Progress | All Documents | Acceptable with Conditions | NBC AE Division C 2.4.1.3. Fire Suppression System Designs (Sprinkler VI) - provide at final |
| 2024-07-15 | BP2024-05562 | Progress | All Documents | Acceptable with Conditions | NBC AE Division C 2.4.1.4. Fire Alarm System Designs (Fire Alarm VI) - provide at final |
| 2024-07-15 | BP2024-05562 | Progress | All Directives | Acceptable with Conditions | Correct noted deficiencies, then may continue. |
| 2024-07-15 | BP2024-05562 | Progress | Verification of Permit | Acceptable with Conditions | A Mechanical or HVAC permit is required. |
| 2024-07-15 | BP2024-05562 | Progress | All Directives | Acceptable with Conditions | Ensure all other discipline rough-in and final inspections are completed PRIOR to calling for building final inspection. |
| 2024-07-15 | BP2024-05562 | Progress | All Directives | Acceptable with Conditions | Ensure applicable trade permit inspections are completed prior to proceeding. |
| 2024-07-15 | BP2024-05562 | Progress | All Directives | Acceptable with Conditions | Development compliance is required prior to occupancy. - DCP2024-2224 |
| 2024-07-15 | BP2024-05562 | Progress | All Directives | Acceptable with Conditions | Inspections can be booked at inspections.calgary.ca - Final, next |
| 2024-05-06 | BP2023-07260 | Progress | — | Acceptable | File closed. |
| 2023-03-15 | BP2022-11025 | Final | Field Level Hazard Assessment (FLHA) | Acceptable | Field Level Hazard Assessment: - Weather was sunny and minus 5 degrees. Guards, Handrails and Fencing were in place. No hazards were observed. Hard Hat, Boots and Vest were worn. |
An inspection result is a record of one visit, not a verdict on the building. 9 of these 179 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 10 as of 2026-09-24
| Licensed business | Address | Licence type | Status | Licensed since |
|---|---|---|---|---|
| Adjust Your Health - North | 15 Royal Vista Pl NW | Massage Centre (Commercial), Retail Dealer - Premises, Food Service - Premises | Licensed | 2013 |
| Black Crowns Loc Salon & Supply | 15 Royal Vista Pl NW | Personal Service | Renewal pending | 2025 |
| Butakatsu | 15 Royal Vista Pl NW | Alcohol Beverage Sales (Restaurant), Food Service - Premises (Seating) | Licensed | 2023 |
| Four Season Nails And Spa | 15 Royal Vista Pl NW | Personal Service | Renewal pending | 2023 |
| Hair Art Salon & Spa | 15 Royal Vista Pl NW | Personal Service | Licensed | 2024 |
| Irashi Japanese Restaurant | 15 Royal Vista Pl NW | Alcohol Beverage Sales (Restaurant), Food Service - Premises (Seating) | Licensed | 2016 |
| Mad Rose Pub & Grill Royal Oak | 15 Royal Vista Pl NW | Alcohol Beverage Sales (Restaurant), Food Service - Premises (Seating), Outdoor Patio | Licensed | 2016 |
| New West Custom Homes | 15 Royal Vista Pl NW | Contractor (No Provincial Licence Required) | Licensed | 2024 |
| New West Luxury Homes | 15 Royal Vista Pl NW | Contractor (No Provincial Licence Required) | Renewal pending | 2023 |
| Passport Photos Calgary And Photo Studio Calgary | 15 Royal Vista Pl NW | Photographer | Licensed | 2023 |
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.
25 Royal Vista Pl NW questions
Answers drawn from the record.
How tall is 25 Royal Vista Pl NW?
The main structure on the parcel has a LiDAR roof height of 16.3 m in The City of Calgary’s 3D building data, a storey-equivalent of about 4 at 3.9 m per storey.
When was 25 Royal Vista Pl NW built?
The City’s assessment roll records 2013 as the year of construction.
What is the assessed value of 25 Royal Vista Pl NW?
The City of Calgary assesses this parcel at $16.7M in total on the 2026 roll, 120th 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 25 Royal Vista Pl 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 25 Royal Vista Pl NW?
Tuscany Station, 2.5 km in a straight line from the parcel centroid.
Who is in 25 Royal Vista Pl NW?
The City of Calgary business licence register lists 10 licensed businesses at this address or inside the parcel as of 2026-09-24, shown in the occupiers section. Most office occupiers such as professional firms do not need a municipal licence, so the register is not a tenant roster.
Has 25 Royal Vista Pl NW been inspected?
The City publishes 179 inspection results against 27 permits here, between 2012-10-15 and 2026-09-16. 13 used a life-safety checklist such as fire separations, firestopping or emergency lighting. 1 used the barrier-free checklist. The most recent occupancy inspection was accepted on 2014-10-06. 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 25 Royal Vista Pl NW?
90 scheduled transit trips call within 300 m of the parcel on a representative weekday, 18 of them in the morning peak, across 6 routes. The closest stop is EB 112 AV NW @ Country Hills BV, 143 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 25 Royal Vista Pl NW?
No mapped bikeway lies within 400 m. The parcel fronts a Priority 2 snow and ice clearing route. These are straight-line tests against City layers.
Where can visitors park at 25 Royal Vista Pl 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 25 Royal Vista Pl 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.