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Edward Vivanco
Welcome to 313 Royal Heights Lane. Located in the exclusive gated community of Memorial Green. Zoned to excellent schools: Frostwood, Memorial Middle and Memorial High School.
This beautiful home full of custom upgrades is located on a coveted park lot and offers the perfect lock and leave lifestyle. Walk to restaurants, shopping, wine bar, etc.
Gated entrance to the front door off the park
Turfed front yard and space to enjoy this luxury community
Another view of this lovely front yard
First floor entrance with hardwoods, bedroom/study with en-suite bath, elevator with custom wallpaper and mud room closet.
Large first floor bedroom with an en-suite bath, which is currently being used as a study/living area. Notice the amount of natural light in this room.
Another view of this beautiful first floor room
Double doors open into this en-suite bath with beautiful finishes
Large shower with bench
Second floor living room with hardwoods and windows overlooking the park. 
Another view of this light and bright living area. Features on the second floor include motorized/custom fabric blinds, surround system (expandable to other floors) and recessed TV mounting.
Such an inviting space in the heart of the home!! The island kitchen opens to dining and living.
Gorgeous dining room with custom wine display and bar. Notice the coffered ceiling detail.
Elevator and second floor bar
Another view of this stunning space with a custom chandelier
Chef's kitchen with quartz counters and island, custom brick backsplash and walls, high-end appliances (Thermador refrigerator, Bosch induction cook top, Bosch dishwasher, Bosch oven and microwave), soft closing drawers and cabinets. Plus, a desk area and wine refrigerator.
Another view of this beautiful kitchen. 
Such a lovely space for cooking, dining and living.
The custom pantry also features a Fischer Paykel refrigerator/freezer, perfect for extra beverages and extra items.
Built-in desk with plenty of extra storage. The door lead to a balcony off of the kitchen.
Second floor balcony off of the kitchen
Powder bath with custom wallpaper
Third floor primary suite with motorized blinds overlooking the park setting
Another view of this lavish primary suite
Primary suite offers a custom office/vanity area which could also be an additional closet
Custom office/vanity room with beverage refrigerator and coffee station
Primary bath retreat with soaking tub and separate shower
Dual sinks and lovely finishes
Seamless shower and soaking tub
Another view of the primary bath
Custom primary closet. Built to maximize storage
Custom features, such as jewelry drawers, scarf racks, built-in ironing board, the list goes on!
Third floor utility room
Third floor secondary bathroom
Another view of the secondary bedroom with en-suite bath
En-suite bath with tub/shower
Fourth floor spacious bedroom which could also be a game room/flex room
En-suite bath with customized closet
View of custom closet
Another view of this room opening to the turfed balcony
Built-ins, storage closet and hardwoods
Fantastic turfed balcony overlooking the park
Another view of this spacious balcony
View of rear of home
Two car attached garage with shelving, EV charger and water softener. 
View of the park setting and lovely fountain
313 Royale Heights...a great place to call home!
Perfectly situated with a coveted park view within the exclusive gated community of Memorial Green, this meticulously maintained beautiful home is loaded with custom upgrades and finishes.* Equipped with an elevator, this 3-4 bedroom/ 4.5 bath home features second floor living with a Chef's island kitchen with high-end appliances opening to a stunning dining room/bar/wine room and living room full of light. The first floor offers a bedroom (currently used as a study) with en-suite bath. The third floor lavish master suite offers views of the park, a custom closet, office/vanity area, soaking tub and large shower. Also, on the third floor is a secondary bedroom with en-suite bath and utility area. The fourth floor features a game room/bedroom (currently used as a bedroom) with en-suite bath and turfed deck. Lock and leave lifestyle. Walk to dinner, wine bar and shopping. Zoned to Frostwood, Memorial Middle and Memorial High. *please see list of upgrades per seller. A must see!
| District: | Spring Branch ISD |
| Elementary School: | Frostwood Elementary School   Excellent |  |
| Middle School: | Memorial Middle School Excellent | |
| High School: | Memorial High School Excellent | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $469.05 | $1,633,708 | 68.52% | $1,633,708 | 68.52% |
| 2022 | $278.34 | $969,454 | 165.69% | $969,454 | 165.69% |
| 2021 | $104.76 | $364,875 | 350.35% | $364,875 | 350.35% |
| 2020 | $23.26 | $81,020 | 0.00% | $81,020 | 0.00% |
| 2019 | $23.26 | $81,020 | 23.93% | $81,020 | 23.93% |
| 2018 | $18.77 | $65,375 | $65,375 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $522,988 |
| Market Improvement Value: | $1,110,720 |
| Total Market Value: | $1,633,708 |
2023 Tax Rates |
|
|---|---|
| SPRING BRANCH ISD: | 1.0789 % |
| HARRIS COUNTY: | 0.3501 % |
| HC FLOOD CONTROL DIST: | 0.0311 % |
| PORT OF HOUSTON AUTHORITY: | 0.0057 % |
| HC HOSPITAL DIST: | 0.1434 % |
| HC DEPARTMENT OF EDUCATION: | 0.0048 % |
| HOUSTON CITY OF: | 0.5192 % |
| Total Tax Rate: | 2.1332 % |
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