Ultra Luxury Homes For Sale Over $4 Million

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1-20/20
  • 438 E 3RD Street in North Vancouver: Lower Lonsdale House for sale : MLS(r) # R2177874

    $4,900,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2177874
    Bedrooms:
    5
    Bathrooms:
    2
    Floor Area:
    2,200 sq. ft.
    Attention builders & investors, this corner house sitting on 8262 SF lot next to the 432-434 at lot size 6,000 SF (pls refer MLS #R2177893) with lane access. This is a huge development in an area of the revitalizing MOODYVILLE redevelopment in Lower Lonsdale. OCP MU2 - with 2.0 FSR (additional maximum bonuses 0.5 FSR), to permit a range of housing types including apartments or townhouses with retail stores on this lot with city & ocean views from 4th floors or rooftop decks. Existing house is very livable. Selling as land value only. More details
    Royal Pacific Rlty. (Kingsway)
    Jordy Brisbin
    MegaSite™
  • 2767 CRESCENTVIEW Drive in North Vancouver: Edgemont House for sale : MLS(r) # R2175533

    Main Photo: 2767 CRESCENTVIEW Drive in North Vancouver: Edgemont House for sale : MLS(r) # R2175533
    $4,088,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2175533
    Bedrooms:
    5
    Bathrooms:
    5
    Floor Area:
    5,185 sq. ft.
    Located on one of Edgemont’s finest streets on a bright 80 X 107 ft south facing lot with no neighbours behind ensuring for total privacy. This stunning custom built 5,185 sq ft home features the ultimate in luxury with expansive “sand on site” hardwood floors, high end Sub Zero and Wolf appliances in the gourmet kitchen and secondary wok kitchen. This a great home for entertaining with adjoining living, dining separated by a 3 way gas fireplace, oversize family room and eclipse doors leading out to a covered deck overlooking the rear gardens. The 3 level residence offers 4 bedrooms up (all ensuited) including an opulent master suite with huge ensuite bath, large walk in closet and private deck. Rec room with b/I bar, wine storage, den, gym and optional one bedroom suite downstairs. More details
    Royal LePage Sussex -Al Sutton
    Jordy Brisbin
    MegaSite™
  • 4793 STRATHCONA Road in North Vancouver: Deep Cove House for sale : MLS(r) # R2175770

    Main Photo: 4793 STRATHCONA Road in North Vancouver: Deep Cove House for sale : MLS(r) # R2175770
    $4,388,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2175770
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    3,085 sq. ft.
    Classic west coast designed waterfront home offering 180-degree water views & ultimate privacy. This one-of-a-kind property boasts 77 feet of waterfront w/ a large private dock to enjoy boating & water sports all summer long. Bordering a green belt & located on a quiet, dead-end street w/ 2 car garage, this renovated home checks all the boxes! Breathtaking panoramic views from all 3 levels, reverse plan w/ 3 bdrms below including a master w/ full water views, en-suite & private deck, & a family room w/ gas fireplace. Lower level has rec room w/ direct access to entertainment size cedar deck. Below deck is large unfinished room w/ lots of windows and power perfect for storage or a studio. Updates include roof, gutters, decks, paint, flooring, landscaping & more. Open Sat 2-4. More details
    Royal LePage Sussex
    Jordy Brisbin
    MegaSite™
  • 114 W WINDSOR Road in North Vancouver: Upper Lonsdale House for sale : MLS(r) # R2172699

    Main Photo: 114 W WINDSOR Road in North Vancouver: Upper Lonsdale House for sale : MLS(r) # R2172699
    $4,689,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2172699
    Bedrooms:
    3
    Bathrooms:
    1
    Floor Area:
    2,200 sq. ft.
    Developers take advantage of this opportunity! 4 lots including heritage home. Subdivision approved by city. Individual lots may be sold separately. Lot 1, 2 & 3 also listed separately as Land Only. More details
    Stonehaus Realty Corp.
    Jordy Brisbin
    MegaSite™
  • 2853 CRESCENTVIEW Drive in North Vancouver: Edgemont House for sale in "EDGEMONT" : MLS(r) # R2172002

    Main Photo: 2853 CRESCENTVIEW Drive in North Vancouver: Edgemont House for sale in "EDGEMONT" : MLS(r) # R2172002
    $5,280,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2172002
    Bedrooms:
    5
    Bathrooms:
    5
    Floor Area:
    5,262 sq. ft.
    "THE BEST OF EDGEMONT”-TRULY SPECTACULAR estate-like property with an elegant, timeless 5300 sq.ft residence sitting on an exceptional 17,000 sq.ft completely private, flat lot on CRESCENTVIEW DRIVE in the HEART OF EDGEMONT VILLAGE. This one of a kind home boasts a spacious main living area opening to the magical sunny, south-facing backyard with beautifully landscaped gardens, covered hot tub and outdoor kitchen area-ideal for entertaining where kids and friends can play forever and will never want to leave. Three bedrooms up including the spacious master bedroom with a luxurious ensuite. The lower level offers two more bedrooms, a fantastic gym, hobby room, media room, wine cellar and rec room. Air conditioning and a 3 car garage.OPEN HOUSE SUN. JUNE 25th 2:30-4PM More details
    Royal LePage Sussex (WVan)
    Jordy Brisbin
    MegaSite™
  • 883 WAVERTREE Road in North Vancouver: Forest Hills NV House for sale : MLS(r) # R2170974

    Main Photo: 883 WAVERTREE Road in North Vancouver: Forest Hills NV House for sale : MLS(r) # R2170974
    $4,288,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2170974
    Bedrooms:
    4
    Bathrooms:
    6
    Floor Area:
    4,536 sq. ft.
    Spectacular new offering in Forest Hills is this Builders Own (Kingdom Builders) brand new contemporary home with all the bells and whistles! Grand main level with 10' ceilings throughout, Miele Appliances, 2 way fireplace, Barn door into office, and access to a massive outdoor patio complete with BBQ, Solus Firebowl, built in hot tub, deck lighting and more. Feature staircase leads you to 3 large bedrooms including lovely master suite with large walk in closet and southwest views to Downtown Vancouver. The lower level has a host of amenities including wine showcase, wet bar, large gym and media room with a 120" screen & projector. The home offers radiant heating, AC, LED lighting, SONOS Music system, extensive millwork and nearby trails. A true dream home! OPEN HOUSE Sun. June 25, 2-4pm More details
    Virani Real Estate Advisors
    Jordy Brisbin
    MegaSite™
  • 883 BELMONT Avenue in North Vancouver: Edgemont House for sale in "Edgemont Village" : MLS(r) # R2171134

    Main Photo: 883 BELMONT Avenue in North Vancouver: Edgemont House for sale in "Edgemont Village" : MLS(r) # R2171134
    • Exterior Front
    • Exterior Front
    • Kitchen
    • Dining Room
    • Family Room
    • Office
    • Master Bedroom
    • Master Bedroom
    • Master Bathroom
    • Bedroom
    • Bedroom
    • Recreation Room
    • Movie Theater
    • Very private patio
    • Nestled up against a green belt
    • Exterior Back
    $4,288,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2171134
    Bedrooms:
    7
    Bathrooms:
    8
    Floor Area:
    6,086 sq. ft.
    Welcome to one of Edgemont’s best kept secrets: 883 Belmont Ave. Located at the END of the cul-de-sac, nestled against a green belt, on a completely PRIVATE huge lot, sits this 1.5 year old CUSTOM BUILT home. This is where luxury meets peace and tranquility. Completed end of 2015, this beautiful house will appeal to both West Coast sensibilities and those who like a touch of modern flare. Features include top of the line appliances, in-floor radiant heat, air-con, 4 beds up (w/ensuites), and a fantastic movie theater for everyone to enjoy. The level of privacy cannot be over stated when describing this property - it truly is hidden gem, custom built to the HIGHEST STANDARDS of workmanship and material quality. Open Saturday June 24, 2-4pm. GST included! More details
    Royal LePage Sussex
    Jordy Brisbin
    MegaSite™
  • 960 ESSEX Road in North Vancouver: Forest Hills NV House for sale : MLS(r) # R2170559

    Main Photo: 960 ESSEX Road in North Vancouver: Forest Hills NV House for sale : MLS(r) # R2170559
    $4,138,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2170559
    Bedrooms:
    7
    Bathrooms:
    6
    Floor Area:
    5,281 sq. ft.
    Stunning open concept, brand new luxury quality home designed by Robert Blaney located in one of Edgemont’s best kept gems. This MASTERPIECE was built with steel beams to minimize the walls for its DRAMATIC OPEN FUNCTIONALITY & GREAT CONTEMPORARY CONCEPT. Special features include impressive selection of high-end appliances, top quality counter tops, glossy cabinets, rich real hardwood floors, radiant floor heating system with 6 zones, air conditioner, all LED lights, extra large garage, back up generator & much more. Canyon Heights Elementary & Handsworth Secondary catchments. Close to Edgemont village, library & new community rec centre. Basement legal suite for mortgage helper. Don’t miss this private cul de sac property overlooking beautiful Grouse Mt. view. More details
    RE/MAX Masters Realty
    Jordy Brisbin
    MegaSite™
  • 2578 PANORAMA Drive in North Vancouver: Deep Cove House for sale : MLS(r) # R2172190

    Main Photo: 2578 PANORAMA Drive in North Vancouver: Deep Cove House for sale : MLS(r) # R2172190
    $4,288,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2172190
    Bedrooms:
    2
    Bathrooms:
    4
    Floor Area:
    2,738 sq. ft.
    Have your VACATION at your Sunny South facing WATERFRONT home! Waterfront living at it's BEST with PRIVATE DOCK/Wharf and many decks to entertain on. This CUSTOM BUILT 3 level split home is ideal for waterfront living and entertaining. Imagine living with an ultimate gourmet kitchen with AGA stove, hardwood floors, 2 gas fireplaces, open living/dining/family rooms with vaulted ceilings and skylights. Upstairs features a cat walk bridge separating a flex room/bedroom and the master with walk in closet, ensuite and FOREVER views of Deep Cove. The Lower level offers a REC ROOM with heated floors ideal for hosting party's or convert to a nanny quarters. The Lower Level has easy access to a lovely perennial garden with permanent Art sculptures. Fabulous dock for your yacht, double car garage with additional parking and large storage area under garage. Maybe sold with indoor & outdoor furnishings. Steps to Panorama Park, Quarry rock trail and Deep Cove village! More details
    Sutton Grp-West Coast Realty
    Jordy Brisbin
    MegaSite™
  • 2851 WOODBINE Drive in North Vancouver: Edgemont House for sale in "EDGEMONT VILLAGE" : MLS(r) # R2170535

    Main Photo: 2851 WOODBINE Drive in North Vancouver: Edgemont House for sale in "EDGEMONT VILLAGE" : MLS(r) # R2170535
    $4,388,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2170535
    Bedrooms:
    6
    Bathrooms:
    7
    Floor Area:
    4,922 sq. ft.
    Edgemont Village, where people meet and friends gather, there's no other place like it. This fabulous new home built by NESBOU Developments offers the best in quality and seamless practical design. Located just two blocks from the village on a terrific street with a SOUTH facing backyard. This fabulous plan offers soaring ceilings and is designed for entertaining and casual everyday living. There's a full WOK kitchen and a terrific covered patio with built in BBQ. Four bedrooms up all with full en-suites. the basement offers a full rec-room/bar/media room experience with a guest bedroom and bathroom plus a separate one bedroom legal suite. One of the best new homes this close to Edgemont on a fabulous street with amazing neighbours! OPEN HOUSE SUN JUNE 25, 2 - 4PM More details
    Sotheby's Int'l Realty Canada
    Jordy Brisbin
    MegaSite™
  • 1084 LODGE Road in North Vancouver: Canyon Heights NV House for sale in "CANYON HEIGHTS" : MLS(r) # R2170184

    Main Photo: 1084 LODGE Road in North Vancouver: Canyon Heights NV House for sale in "CANYON HEIGHTS" : MLS(r) # R2170184
    $4,180,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2170184
    Bedrooms:
    5
    Bathrooms:
    4
    Floor Area:
    3,487 sq. ft.
    This stunning estate in North Vancouver's most prestigious neighbouthood offering privacy, loads of sun. level lot (13,820 sq ft) Main floor features large formal dining, spacious living room, open plan kitchen & family room, 4 bedrooms, all bathroom updated. Top floor is ideal for nanny or kids with 2 over sized bedrooms, full bath, family room & study area, plus lots of storage. Park-liked backyard with mature, colourful landscaping, outdoor pool. Cleveland Elementary & Handsworth Catchment. Pleasure to show ! More details
    RE/MAX Masters Realty
    Jordy Brisbin
    MegaSite™
  • 2646 NEWMARKET Drive in North Vancouver: Delbrook House for sale : MLS(r) # R2164356

    Main Photo: 2646 NEWMARKET Drive in North Vancouver: Delbrook House for sale : MLS(r) # R2164356
    $4,788,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2164356
    Bedrooms:
    4
    Bathrooms:
    6
    Floor Area:
    5,857 sq. ft.
    Award winning Paramax Homes will raise the bar with this upcoming custom residence in the heart of Edgemont Village! This Built Green home will feature a modern contemporary design with a high standard of finish and materials throughout. Almost 6,000 square feet of luxurious living space set on a prime 9,200 square foot, mountain view corner property. Some highlights include 20 foot ceilings in foyer and great room, sliding glass panel walls, floating staircase, radiant heat with AC and HRV, courtyard, feature wine closet, Gaggenau Appliances, deluxe home theatre and spectacular outdoor covered living area! This is a chance to have input for further customization of specific features & work in conjunction with Paramax. More details
    Virani Real Estate Advisors
    Jordy Brisbin
    MegaSite™
  • 2050 CARDINAL Crescent in North Vancouver: Deep Cove House for sale : MLS(r) # R2163980

    Main Photo: 2050 CARDINAL Crescent in North Vancouver: Deep Cove House for sale : MLS(r) # R2163980
    $6,500,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2163980
    Bedrooms:
    4
    Bathrooms:
    6
    Floor Area:
    4,923 sq. ft.
    WATERFRONT WITH PRIVATE DOCK, INGROUND POOL, OVER 100 FT OF WATER FRONTAGE ON .70 OF AN ACRE! This spectacular WEST COAST CONTEMPORARY HOME sits on 3 levels and is just shy of 5000 SF. Upstairs has OCEAN VIEWS form almost every principal room, this open plan layout has been completely updated with oak hardwood flooring, newer high end gourmet kitchen, soap stone gas fireplace. Downstairs has 3 large bedrooms all with ensuites, walk in closets and private balconies. Master is equipped with gas fireplace, 6 pce ensuite and spectacular OCEAN view. The lower level is walk out to the inground concrete pool and deck areas leading to your private dock. TRULY 1 of a kind, extremely private and neighbouring onto parkland. More details
    Sutton Grp-West Coast Realty
    Jordy Brisbin
    MegaSite™
  • 4367 CHELSEA Crescent in North Vancouver: Forest Hills NV House for sale : MLS(r) # R2162297

    Main Photo: 4367 CHELSEA Crescent in North Vancouver: Forest Hills NV House for sale : MLS(r) # R2162297
    $4,180,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2162297
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    4,694 sq. ft.
    Gorgeous custom built home with stunning views of the city, ocean, and mountains. As you walk through the grand entrance, the open-concept floor-plan and high ceilings boast spaciousness. The floor-to-ceiling Euroline windows stream natural light into every room, showcasing the quality finishings such as the stone fireplace, Italian kitchen cabinets and fully equipped wok kitchen. Built in vacuum and built in speakers are conveniently installed throughout. Metal roof which offers extremely long life and easy maintenance. Potential for a 1 bedroom suite has been authorized, with the kitchen already roughed in. More details
    Homeland Realty
    Jordy Brisbin
    MegaSite™
  • 3590 EMERALD Drive in North Vancouver: Edgemont House for sale : MLS(r) # R2161430

    Main Photo: 3590 EMERALD Drive in North Vancouver: Edgemont House for sale : MLS(r) # R2161430
    • Exterior Front
    • Yard
    • Living Room
    • Dining Room
    • Kitchen
    • Kitchen
    • Kitchen
    • Office
    • Bathroom
    • Mud Room
    • Bedroom
    • Master Bedroom
    • Master Bathroom
    • Bedroom
    • Bedroom
    • Bar
    • Recreation Room
    • Patio/Deck
    • Patio/Deck
    • Patio/Deck
    $4,178,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2161430
    Bedrooms:
    6
    Bathrooms:
    7
    Floor Area:
    4,598 sq. ft.
    Be prepared to fall in love! This beautiful Edgemont Village custom built home by local builder E2 Homes will capture your attention with a sense of quality and comfort unparalleled in today’s market. The open concept main floor features a spectacular great room, gourmet kitchen with Sub Zero and Wolf appliances and connects flawlessly to an entertainers dream backyard with sunken hot tub, 2 sided fireplace and built in BBQ. Upstairs are 3 bedrooms including an impressive master with large walk in closet and luxurious ensuite. The lower level offers a large rec room, bar, wine room, bedroom and a 1 bedroom suite. Other features include 20’ stacking slider patio doors, eclipse window, Control4, surround sound, radiant heat, HRV/AC and generator. Highlands and Handsworth catchments. More details
    RE/MAX Crest Realty [NVan]
    Jordy Brisbin
    MegaSite™
  • 2796 NEWMARKET Drive in North Vancouver: Edgemont House for sale : MLS(r) # R2157991

    Main Photo: 2796 NEWMARKET Drive in North Vancouver: Edgemont House for sale : MLS(r) # R2157991
    $4,488,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2157991
    Bedrooms:
    6
    Bathrooms:
    6
    Floor Area:
    5,035 sq. ft.
    A dream residence build by Morava Homes which sets a new standard in custom home design and quality in North Vancouver. Walking distance to Edgemont Village this 6 bed 6 bath home is a must see. Drabek floating stairs, kitchen floating bar and custom fireplace are truly one of a kind. Full Wolfe appliances throughout the main kitchen, Sub Zero Fridge and Asko D/W. Viessman boiler, radiant heat throughout, Antonio Lupi Myslot integrated double sink, Antonio Lupi Strappo colore sink, Zucchetti faucets and Geberit-Kartell Laufen toilets are some of the small details that together make this house a masterpiece. Wide plank oak flooring, nest temperature control and fully integrated smart home system w/ iPad/smartphone control come standard. Video on listing agents website, don't miss this! More details
    Royal LePage Sussex
    Jordy Brisbin
    MegaSite™
  • 1938 CARDINAL Crescent in North Vancouver: Deep Cove House for sale : MLS(r) # R2154240

    Main Photo: 1938 CARDINAL Crescent in North Vancouver: Deep Cove House for sale : MLS(r) # R2154240
    $5,900,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2154240
    Bedrooms:
    6
    Bathrooms:
    5
    Floor Area:
    5,092 sq. ft.
    SPECTACULAR CONTEMPORARY WATERFRONT HOME WITH PRIVATE DOCK! Walk into this 3 level 5000+SF home and you will be overwhelmed by the pristine OCEAN and mountain views all the way up Indian Arm. Totally UPDATED to impress the fussiest buyer, features eclipse style doors to enjoy indoor/outdoor living, custom seamless glass railings to enjoy the MILLION dollar views, highest end finishing's throughout the home, gourmet kitchen with Miele appliances, hardwood flooring, 6 bedrooms, 4 bathrooms and many flex rooms as well as nanny suite possibilities. This type of OPPORTUNITY is seldom available. Come enjoy WATERFRONT living at its finest and enjoy everything DEEP COVE has to offer! Open Thurs, May 11th, from 10-12. More details
    Sutton Grp-West Coast Realty
    Jordy Brisbin
    MegaSite™
  • 2250 INDIAN RIVER Crescent in North Vancouver: Indian River House for sale : MLS(r) # R2141230

    Main Photo: 2250 INDIAN RIVER Crescent in North Vancouver: Indian River House for sale : MLS(r) # R2141230
    $25,000,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2141230
    Bedrooms:
    4
    Bathrooms:
    5
    Floor Area:
    8,537 sq. ft.
    Set amidst the majestic beauty of old growth trees, you will be captivated by nature inside this extraordinary 5.6-acre private gated estate that emerges from the landscape like a natural outcropping of its environment. One of the most stunningly crafted 8,500 sqft Mansions, custom built in 1989 without compromise for the original owner bearing testament to the unmatched quality throughout. Elegant & inviting spaces are prominent through use of indigenous materials of wood, stonework and large expanses of glass offer a perfect marriage of its surroundings as inspiration. Every detail of this grandeur residence was carefully planned, placed, and executed with the utmost skill. Located on Indian River Crescent with only a short drive to all the amazing amenities in Deep Cove. More details
    RE/MAX Lionel Lorence
    Jordy Brisbin
    MegaSite™
  • 672 BEACHVIEW Drive in North Vancouver: Dollarton House for sale : MLS(r) # R2131001

    Main Photo: 672 BEACHVIEW Drive in North Vancouver: Dollarton House for sale : MLS(r) # R2131001
    $12,800,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2131001
    Bedrooms:
    4
    Bathrooms:
    6
    Floor Area:
    7,203 sq. ft.
    Spectacular waterfront estate, designed by world-renowned architect Brian Hemingway, using the natural slope of the site, from the street to the waters edge. Entirely West Coast style structure, with an Asian, East meets West intention, with over 7,200 sq. ft. of awe inspiring interior space. Extensive beam & woodwork constructed of local old growth Douglas Fir& Pennsylvania Blue Stone seamlessly throughout. The ridge skylight on the main level is a spectacular architectural feature, & is intended to act as the spine of the home & introduce endless natural light. Architecturally speaking one the most significant & spectacular homes the North Shore has to offer, in conjunction with its absolutely amazing waterfront setting, private dock, it is a world-class residence that is second to none. More details
    Angell Hasman & Assoc.Rlty.Ltd
    Jordy Brisbin
    MegaSite™
  • 1251 W KEITH Road in North Vancouver: Pemberton Heights House for sale in "Pemberton Heights" : MLS(r) # R2121148

    Main Photo: 1251 W KEITH Road in North Vancouver: Pemberton Heights House for sale in "Pemberton Heights" : MLS(r) # R2121148
    $5,998,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2121148
    Bedrooms:
    5
    Bathrooms:
    6
    Floor Area:
    5,810 sq. ft.
    Beautiful Tudor style home located in the highly sought-after Pemberton Heights in North Vancouver. Enjoy panoramic views of the Lions Gate bridge, the city & water from almost every room. This home boasts a grand entrance with 20ft ceilings, gourmet kitchen w/ built-in gas range, two dishwashers, built-in espresso maker, large kitchen island w/ breakfast bar & sub-zero fridge. The large, covered deck & the outdoor kitchen overlooking the breathtaking scenery are perfect for entertaining guests. Floor to ceiling windows allow for ample natural light. The upper floor features four bedrooms, a master bedroom w/ an ensuite featuring a large soaker tub, a private balcony & an enormous multi-room custom walk-in closet that is every woman's dream-come-true. Lower features a wet bar & a rec room. More details
    RE/MAX Masters Realty
    Jordy Brisbin
    MegaSite™
1-20/20
Listing information last updated on June 24, 2017
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JORDY BRISBIN
604-839-2891
SUTTON-CENTRE REALTY
3010 BOUNDARY ROAD BURNABY BC
North Vancouver Homes

This communication is not intended to induce a breach of an existing agency relationship.