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Edward Vivanco
Impeccable Royden Oaks residence custom-curated by renowned Southampton Group & Ken Newberry architects. Timeless exterior with repurposed brick from an old Virginia factory, copper gutters and downspouts, storm windows all on an oversized, 9,997 sqft lot. 
Inviting courtyard entry with custom iron work and lush landscaping showcases the beautiful architectural details. 
Formal entry with recently refinished Walnut floors off the custom iron and glass front doors. 
Handsome library or formal living room lined with bookcases, custom drapery, gas log fireplace and views to the tree-lined street. 
Formal dining room with custom corner shelving, walnut floors, art and chandelier lighting with openings to library and wet bar. 
Library features pocket doors that open to formal dining room providing excellent flow and entertaining of large groups.
Entry continues into stair hall with beautiful walnut floors and custom millworks that looks into Formal dining, kitchen and library.
Family room offers exceptional indoor/outdoor living with french doors that open to patio, yard and fireplace. Two walls of custom, recessed built-ins featuring custom lighting, recessed speakers and media center. 
The family room is made for gatherings and entertaining with access to kitchen and outdoor spaces.
Gourmet kitchen with sprawling island filled with storage options and seating. Top-of-the-line appliances including SubZero refrigerator/freezer and Wolf Range with French top. 
Kitchen features breakfast nook with built-in bench with backyard views. 
Breakfast nook that offers additional dining space in addition to the bar seating on the island. 
Kitchen with views into wet bar and formal dining room. 
Dry bar off kitchen with U-Line refrigerator and counter space with spacious walk-in-pantry and open to family room. 
Wet bar is equipped with two wine refrigerators, Asko cabinet-front dishwasher, hammered sink and locked liquor cabinet. 
Stair hall features custom iron handrail to third floor and walnut wood treads. Double doors open to wet bar. 
Formal powder room on first floor. 
Second floor landing 
Vestibule entry into primary bedroom, bath and closets with stunning moldings, Nest thermostat and sconce lighting. 
Primary suite with walnut floors and wall of windows with custom shades overlooking backyard. Primary suite features two walk-in closets with organization system and luxurious marble-clad bath. 
Primary bedroom with tree-top views and custom built-ins with media center. 
Spa-like primary bath with double, marble-top vanities, Air tub and spacious walk-in shower with glass enclosure. 
Primary closet 1 with organization system 
Primary closet 2 
Secondary bedroom with en-suite bath features vaulted ceilings, wooden shades and built-in desk. 
Full bath off secondary bedroom with marble counters, soaking tub/shower and walk-in closet.
Third bedroom on 2nd floor also with full bath and walk-in closet. 
Third bath has marble vanity and soaking tub/shower with mosaic tile surround. 
Second floor office with built-in desk, file cabinets and storage. French doors open to second floor landing. 
Utility room on second floor with stainless sink, built-in ironing board and drip-dry area. 
Excercise room on 2nd floor with rubber flooring, Mirrored wall and plenty of space for yoga mats and workout equipment. 
Third floor landing 
Fourth bedroom on third floor with en-suite bath and closet. 
Fourth bath is also beautifully appointed with custom wall-coverings and designer lighting. 
Third floor also features flex room or office with built-ins and attic access. 
Mudroom off oversized 2-car garage with built-ins and staircase with recently refinished wood treads to guest suite. 
Above the garage features fabulous guest suite with FULL kitchen, dining area, living room, bed and full bath. Kitchen features GE appliances, Stacked washer/dryer and recently refinished hardwoods. 
Kitchen opens to guest suite with living area that would make a great game room/media room/in-laws suite. 
Bedroom and living room in upstairs guest suite. 
Guest suite/ 5th bedroom above garage would make a great game/media room or in-laws suite. 
Full bath in guest suite with marble counters and soaking tub/shower. 
Fully-equipped workshop off garage with air compressor, work bench, garden counter and French doors to backyard. 
Gorgeous, private backyard (room for a pool!) with slate patio, outdoor fireplace, raised garden bed with irrigation, French doors off family room, entry and workshop.
Large entertaining patio with French doors to the family roo/ 
Spacious patio to enjoy year-round. 
Striking, wood-burning fireplace with matching brick and firewood storage Impeccable Royden Oaks residence custom-curated by renowned Southampton Group & Ken Newberry architects. Situated on an oversized, 9,997 sqft lot (HCAD) featuring quality craftsmanship, elegant interiors & superb indoor/outdoor living. Old-world style exterior repurposing old Virginia factory bricks, copper gutters & courtyard entry. Stately formals include Library, Dining, Wet Bar & gourmet, eat-in Kitchen w/ rich, walnut floors throughout. Family room off kitchen lined w/ custom bookcases & French doors lead to entertaining patio with striking, wood-burning fireplace. 2nd story offers 2 guest suites, Exercise room, Office & Primary Retreat w/ spa-like bath & walk-in closets. 4th bedroom & bath on 3rd floor + flex /storage room. Separate guest suite/ 5th bedroom has full kitchen & living w/ respective staircase. Noteworthy amenities include: Generator, oversized 2-car garage w/ workshop, storm windows, energy efficiency &pool-sized yard w/ lush landscaping by Moss. All per seller.
| District: | Houston ISD |
| Elementary School: | River Oaks Elementary School   Excellent |  |
| Middle School: | Lanier Middle School Excellent | |
| High School: | Lamar High School  Good | |
| Tax Year | Cost/sqft | Market Value | Change | Tax Assessment | Change |
|---|---|---|---|---|---|
| 2023 | $416.44 | $2,613,584 | -6.76% | $2,613,584 | 4.92% |
| 2022 | $446.65 | $2,803,177 | 23.79% | $2,490,914 | 10.00% |
| 2021 | $360.81 | $2,264,468 | -8.98% | $2,264,468 | -8.98% |
| 2020 | $396.43 | $2,488,000 | -3.81% | $2,488,000 | 0.75% |
| 2019 | $412.13 | $2,586,500 | 15.21% | $2,469,500 | 10.00% |
| 2018 | $357.71 | $2,245,000 | 0.00% | $2,245,000 | 0.00% |
| 2017 | $357.71 | $2,245,000 | -10.20% | $2,245,000 | -6.29% |
| 2016 | $398.34 | $2,500,000 | 0.00% | $2,395,800 | 10.00% |
| 2015 | $398.34 | $2,500,000 | 4.60% | $2,178,000 | 10.00% |
| 2014 | $380.82 | $2,390,000 | 29.89% | $1,980,000 | 7.61% |
| 2013 | $293.18 | $1,840,000 | 0.00% | $1,840,000 | 0.00% |
| 2012 | $293.18 | $1,840,000 | $1,840,000 |
2023 Harris County Appraisal District Tax Value |
|
|---|---|
| Market Land Value: | $1,289,775 |
| Market Improvement Value: | $1,323,809 |
| Total Market Value: | $2,613,584 |
2023 Tax Rates |
|
|---|---|
| HOUSTON ISD: | 0.8683 % |
| 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 COMMUNITY COLLEGE: | 0.0922 % |
| HOUSTON CITY OF: | 0.5192 % |
| Total Tax Rate: | 2.0148 % |
