cheap houses for sale in japan countryside

Important note: All inquiries to the above akiya banks contacts must be written in Japanese only. Disclaimer: LoveForTraveling.com is a participant in the Get your Guide Affiliate Program. Were pretty big into recycling, so we decided to feature a few of them here! The Japanese Government requires real estate agents to take a 3% commission on sale price. You May Also Like. For several years now, the internet has been awash in articles about so-called akiya or abandoned houses. The most cheapo friendly option is , with a one hour ride setting you back . Here is a good article about what to look for when inspecting a house in Japan: Here are some questions you might consider asking the agent during this step: Dont Miss: New Homes For Sale In Stafford. WebYes, you really can buy a house for under $500 in Japan. At Village House, we offer low upfront costs with no security deposit, renewal, handling, or key money fees so that you can enjoy affordable prices and enjoy living in homes across Japans major cities and small towns. A new government-led programme is aiming to get new owners inside these abandoned homes, by offering them at hugely reduced prices and with renovation subsidies for their revival and adaptive reuse. In Okutama, which is located west of Tokyo, the price tag drops to zero for its dilapidated homes. This means that agents have no other guaranteed revenue streams. Traditional Japanese Townhouses Machiya are traditional townhouses that can be found in the old post towns or port towns of Japan. They are usually long and narrow compare to the Kominka houses. Kyo-machiya in Kyoto is an iconic type of Machiya in Japan. 111 m (1191 sqft) Oaza Nagakura Mizutari, Karuizawa-machi, Kitasaku-gun, Nagano. The short answer is: YES! It was built in the 80s, and located about an hour by bus to the nearest train station in Saiki, and a few kilometers from the nearest convenience store or supermarket, so a car would be essential herethough, unfortunately, there is no parking space on the property itself. Homes For Sale in Saitama, Japan | CENTURY 21 Global. Single Story Homes For Sale In Albuquerque, Brand New Homes For Sale In San Antonio Tx. The matching properties for sale near Sasser have an average listing price of $437,500 and price per acre of $30,767. Most property details arent available online. And while a foreigner can buy one of these homes, there are restrictions to keep in mind. The phenomenon began to emerge in 2013, in which one in seven houses were left empty over the country. If you are looking for cheap apartments in Japan for rent, you could take a look at our promotions for the most affordable homes and rooms for rent. The free homes also usually require major refurbishment because they are old and run down. Rural Japanese towns are so desperate for younger residents that they are giving houses away for free. Get these $500 fixer-uppers so long as you can read a Japanese construction manual. And thats part of the fun with akiya! Akiya often sell for as little as a few million yen and are a hassle-free alternative to the free-housing schemes popularized by the media. Frequently, news articles and blogs tell tales of free houses in Japan. And as the coronavirus pandemic has created more remote jobs and prompted many to relocate, spacious country homes could look even more attractive than tiny apartments in the city. Connect to real estate Agents in Hokkaido, Japan on CENTURY 21 Global. Rent a go-kart and ride around the otaku district ofAkihabara, dressed up as a fun character. No English inquiries will be answered or accepted. The Japanese real estate market is a reflection of much deeper social issues in Japan, Allen continues. Allen ended up returning to Japan to attend university, at Sophia University in downtown Tokyo. Thats nearly a whole days work each time a prospective buyer wants to see the property. I acknowledge that I have read and agree to the Terms of Use and Privacy Policy. With that in mind, we offer educational resources on rural Japan to the public. For the current Okutama scheme, the rules are similar: JPY 50,000 per month and the home will be in your name after 22 years. Most akiya are located far away from major cities where a good portion of jobs are found. After we acquire enough information, we then begin our hunt! Furthermore, buying property in Japan by yourself can be a major bureaucratic headache. When I look at a house listing, I generally ask myself three questions: 3. Individual municipalities often have their own akiya banks as well, like this one for Ueda City in Nagano Prefecture or this one for the Minamiboso area in Chiba. Browse through the available acreages for sale in Rented out at a very low rate with the option to become the owner after a certain amount of time describes the free-housing schemes more accurately. Buying a house in Japan can be magnitudes less costly than buying a similar house in countries like Australia, Canada and the US. Not ready to buy yet? Youll be sent all the necessary documents directly from the tax office that has jurisdiction over the property. As houses deteriorate, they can be overrun by wild animals and vermin, collapse, or catch fire. A man runs past a vacant house in the Yato area of Yokosuka City, Kanagawa Prefecture, Japan, latest data by the Ministry of Internal Affairs and Communications, various media reports such as The Japan Times, How to win a bidding war when buying a home, Japan's vacant homes are receiving more attentiongiven the increasing number of affordable and sometimes free houses put up for sale online on websites called "akiya banks.". Foreigners have exactly the same rights as Japanese citizens when it comes to purchasing property or land in Japan, whether you have a permanent resident status or not, or even based on your visa type. Japan is hoping to tackle its vacant home problem by listing its rural properties for sale at rock bottom prices. But when people try purchasing akiya, for example, for remote work or to start a new business in the countryside, they find that things are considerably more complicated on the ground. On one website, several homes are free, with the buyer having to pay only taxes and fees such as agent commissions. You can even purchase Japanese real estate as a non-resident on a tourist visa or from outside the country . Prices this low are the exception rather than the rule though. home while in talks to sign with Cowboys, Lisa Marie Presley's three daughters will inherit Elvis's Graceland estate, Pamela Anderson: Tommy Lee divorce crushed me during lowest point of life, Madonna covers Vanity Fair Icon Issue amid 2023 tour announcement, Russell Simmons shows off weird AF dance moves at yoga studio in Bali, Nick Sirianni's update on the status of Eagles' star QB Jalen Hurts, Wife of 'Boy Meets World' star William Daniels details 'painful' 'open marriage', I went to McDonalds drive-thru for lunch but left with bags of cash instead. One condition could be that you agree to live in the town for a certain number of years before you obtain the title to your house. We cover all the basics including things to do in Tokyo, How do I search for cheap homes for sale in Arizona? Many popular Japanese real estate sites often only update their stock once or twice a month, so it is possible that the house has already been sold. On our hypothetical JPY2,000,000 purchase, this would be a maximum of JPY132,000. Everything you need to know about these handy little travel cards. WebCheap houses for sale in England countryside 1 - 24 of 211 properties Cheap houses for sale in England countryside Sort by Save your search 15 Pictures 3 bed house for sale PL11 3LY, Deviock, Cornwall 775,000 3 bedrooms Houses An imposing coastal residence which enjoys panoramic sea and coastline views. If you buy a house, then you will have the freedom to redecorate it and add some value to your property without needing a landlords permission first, which can be difficult to get. Akiya stump most real estate organizations for a number of reasons, a major one being that they are so cheap. Most such houses are classified as Akiya , and according to the well-known news stories, they can be had for a song if one is intrepid enough to live out in the Japanese inaka. Spacious 180-sqm . In this article, we will go through and answer these questions and more. Get in touch with a Japan real estate agent who can help you find the home of your dreams in Japan. Two building akiya in Togane, Chiba Prefecture. You should exercise careful judgement with any online purchase. In an interview, two entrepreneurs specializing in these empty houses share insights on finding a spot in Japans countryside. However, please note that there are still conditions that must be met that require effort and money put into the house before it is even livable. In 2019, there were approximately 2.93 million expats registered as living in Japan, making up about 2.3 percent of the entire population, and rising. Full stop. The final sum of the property sales price will be paid to the seller, usually by bank transfer or sometimes cash, and youll be issued a receipt. Sign up to the weekly newsletter for 20 of the best Japan property deals every week! I try to narrow it down even further to show you only the best listings. Connect to real estate Agents in Saitama, Japan on CENTURY 21 Global. All Rights Reserved. Listing price 25,000,000 . An examination of the floor plans shows that most rooms (as you would expect with old Japanese houses) conform to the 4 1/2 to 6 tatami mat standard, usually with one larger room of 8 to 10 mats. Japan has an increasing number of vacant homes a problem that's set to persist because of an aging and shrinking population that has left many towns and villages empty. You can see pictures of the house I bought on click the story highlight titled My House. This website has a list of free abandoned homes that are up for grabs. CENTURY 21. The number of foreign residents purchasing real estate is on the increase, with some taking advantage of the governments new housing incentive schemes that have been designed to kickstart investment and encourage people to migrate into the rural areas especially. Yes, even if youre not Japanese. Occasionally, a headline comes along detailing fantastic makeovers of old houses. If you are interested in the area, you can call/email and request information. 2023 Century 21 Real Estate LLC. WebLuxury house for sale near Teteven (ID: 7311) District: Teteven We are offering you this large property for sale, consisting of an enormous 14 200 sq m land and a two story luxury house built on it. For foreign buyers with little Japanese ability, sourcing local help out in the rural countryside (where most of these kinds of houses are) may also prove too big a feat. On Point2, youll find 22 ranches for sale in Arizona, with prices ranging from $10,000 to $7,713,500. Frequently, news articles and blogs tell tales of free houses in Japan. And, yes, the prices can be very cheap. Unless you are a DIY fanatic, prepared to take the time, money and energy to overcome the hassles and hardships involved in making a neglected, old house liveable, I personally cannot recommend buying one of these super-cheap Japanese homes. The toilet facilities are rather outdated, though the bath is usable, it notes, as a previous renter fixed the boiler and plumbing. However, one thing that stays the same across agencies is their robust listings, and the conspicuous lack of quality akiya. Some are as low as JPY50,000 to buy. Rather, we care about moving Japans abandoned properties into the hands of the right owners. A Vacation Home In Japan For Under 2 Million Yen? The website also notes it may require light repairs.. As published in the Japans Housing and Land survey, the figure then massively increased, making over 8 million out of 62.4 million homes were disused in the next 5 years. That being said, if you do have some budget available, it is possible to find decent, looked-after properties in Japan at much more reasonable prices relative to those in most developed countries right now. STATE A-L. Alabama; Alaska; Old Illinois Farmhouse For Sale on 1 Rural Acre $80K. As is common with these kinds of properties, the house still contains a lot of the former occupants possessions, which are you responsibility to clean out. This is the result of our working so closely with clients: we know a lot of wacky properties. To total this up, on your JPY2,000,000 purchase you can expect to pay another JPY400,000 or so in taxes and fees. From most expensive to least expensive, they are: The big variable is the first tax, which is on the government estimated value rather than the purchase price. This would equal paying a JPY 8.4 million mortgage to make the home yours, which is still a very good price. Luckily, were here to help out. So youve shortlisted a few places very exciting! Not ready to buy yet? These rents can also be extremely lowsometimes under 10,000/month. Akiya is the Japanese term for vacant homes. For more about the people behind this site, check out the profiles of the cheapos. *Dependent on the credit check results and contract details, a deposit may be required. The world's largest source of international properties. Prices of local apartments for rent vary from city to city and also depend on the length of your stay. Please click on the photo for the full listing, many more photos, and to contact the agent. Many akiya are remote, maybe a two- or three-hour drive from a real estate agents office, Allen continues. Similar such schemes are run by local authorities, and are less well publicized, requiring a bit of research. The property documents will include warranties, instruction manuals, and any management rules for how to use the facilities and equipment of the property. There are many types, styles, sizes, and services. Please use and/or share my information with a C21 Agent to contact me about my real estate needs. Japans aging population, increased urbanisation and preference to build new homes has made buying your dream house in Japan an affordable reality one that some foreigners are right now discovering. For starters, it is likely the property will not meet current quake-proofing standards and it is often the case that the lovely timber frames of wooden homes fall prey to termites. Recently some municipalities have started to get more creative with their approaches to dealing with akiya, even offering to help cover some of the extra costs involved, and a small number of municipalities in rural areas do offer free houses. This has allowed the number of housing to grow, meaning there are a lot of houses. Let us go through some of the disadvantages and advantages of both options so that you can choose the best one for you and your budget. Realistically speaking, these homes arent 100% free. When buying any existing house and land in Japan, there are five different taxes to be paid. What is the average rent like in Japan? Marvel at the Tokyo skyline from the comfort of your hotel room. For the real bargains, you need to check the sites set up by the municipalitiesand there are hundreds. Unless you are using an akiya bank, or buying a foreclosed property, you will also need to pay the real estate agent. https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2022/01/kyoto-night-710x375-1-scaled.jpg?fit=2560%2C1352&ssl=1, https://www.akiyainaka.com/wp-content/uploads/2021/05/Akiya-Inaka-logo.png, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/04/kintsugi-featured.jpg?fit=1600%2C1600&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/04/reno-featured.jpg?fit=959%2C959&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/04/matt-shuzenji-1-featured.jpg?fit=959%2C959&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/06/fujino-akiya-2-featured.jpg?fit=1200%2C1200&ssl=1, Sagamihara & The Land of Alternative Education, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/01/yugawara-goat-1-featured-2.jpg?fit=1280%2C1280&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/12/kamimoku-moon-featured.jpg?fit=851%2C851&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/12/kamimoku-moon-1.jpg?fit=1600%2C1600&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/11/20190725_STK_Website_356-e1621084866308.jpg?fit=1601%2C1067&ssl=1, Due Diligence for Buying Japanese Property, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/11/IMG_2862.jpg?fit=1280%2C960&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/06/nagara-outside-3-featured.jpg?fit=1726%2C1726&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/09/IMG_9829-scaled-e1621874012211.jpg?fit=1600%2C900&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/06/earth-hostel-swim-1-featured.jpg?fit=1381%2C1381&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2021/06/fujino-house-construction-1-featured.jpg?fit=1067%2C1067&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/08/shizuoka-harvest-hotel-view-1-featured.jpg?fit=797%2C797&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/08/DSC05494_16x9-scaled-e1621873751766.jpg?fit=1600%2C900&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/07/AA2-e1621915694586.jpeg?fit=1600%2C1200&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/07/jomyoji-stairs-2-1-featured.jpg?fit=1574%2C1574&ssl=1, https://i0.wp.com/www.akiyainaka.com/wp-content/uploads/2020/07/yugawara-ryokan-2-featured.jpg?fit=495%2C495&ssl=1. How do I find farms for sale in Arizona? You may get some benefits for depreciation or other tax benefits that may apply to you and your property. Find and compare apartments for rent in Saitama. By clicking Send, I agree a C21 Agent may contact me by phone or text message including by automated means about real estate services, and that I can access real estate services without providing my phone number. Finally, the ambience of the region the property exists in should also be considered prior to purchase. Is there room for negotiation on the price if I pay cash? The next step is to get in touch with the agent and make sure the properties youre interested in are still available. This is usually because the owners cannot take care of the property anymore or do not want to pay the property tax that applies in Japan for a home that they do not use. Unless there is something special about your akiya (for example, if its a traditional farmhouse with lots of historical character) and you spend a large amount on renovation, you will also have trouble finding a buyer. This empty property in Tochigi, a prefecture north of Tokyo, is one of 8 million vacant houses that need occupants. If you purchase from or sign up with some companies we link to, we will be compensated. Headlines like Japan Is Giving Away 8 Million Abandoned Houses Heres How to Get One and Want a free country house in Japan? "Japan faces significant economic and social impact effects from demographic (aging) over the next three decades," Rajiv Biswas, Asia-Pacific chief economist at IHS Markit, wrote in an October note. Theres another way in which Akiya & Inaka helps clients get past the initial stage of browsing through akiya banks. This ensured the housing demand did not overtake the housing supply, which then kept the prices low compared to other countries. In Okutama, the price drops to $0. My goal with this website and newsletter is to help YOU realize your dream of owning a house in Japan for cheap! There are an estimated eight million unoccupied houses in the country known as akiya and the figure has only grown in recent years. Find and compare apartments for rent in Japan. Luckily, were here to help out. You may wish to add the following close-by areas to your current search: Not Registered? It just seems too good to be truehow can a house be free in Japan, with a population density nine times higher than the US, where the average house costs $226,800? For example, here is an akiya bank for Chiba, this one lists properties in Tochigi Prefecture and this covers all of Nagano Prefecture. To find why we started this site, check out the Tokyo Cheapo Manifesto. So maybe $500 was a bit optimistic, however not all is lost. It is these structural issues that are the hardest and costliest to fix. Furthermore, buying property in Japan by yourself can be a major bureaucratic headache. Furthermore, that is the only reason why we list them. To attract residents to their dwindling communities, local authorities have in recent years spent millions in renovation grants, as well as relaxing zoning restrictions and sometimes even giving away old buildings for free. Rural Japanese real estate is often cheap ratherthan free. Get in touch with a Japan real estate agent who can help you find the home of your dreams in Japan. By now, rural Japanese towns are so desperate for younger residents that they are giving houses away for free. Examples include adventures in Shizuokas forests, scoping luxury mansions in Gunma, and swimming in wild rivers of Tochigi. New Construction Homes For Sale In San Diego Ca, Multi Family Homes For Sale In Indian Orchard Ma, Homes For Sale In Parkview School District. In short, its a nuanced process. If you dont have residency and dont plan on living there permanently, then youll have to abide by the Obligation of Notification due to the Foreign Exchange and Foreign Trade Control Act. Even if the abandoned house was in good shape, younger families often dont want to relocate to a town that may not exist shortly after moving in or have no sustainable development. Online akiya banks have been set up by cities such as Tochigi and Nagano, where potential buyers can shop for abandoned homes listed for as little as 50,000 yen ($500). Next, many of these available homes cant be purchased at first but are instead rented out. The traditional Japanese houses listed on KORYOYA for sale are all built before 1950 with the traditional construction method which is the result of more than a thousand years of past carpenters passing down their efforts and wisdoms. Occasionally, a headline comes along detailing fantastic makeovers of old houses. Akiya are not just an issue of falling demand and collapsing buildings, unoccupied homes also bring down the value of the surrounding houses and the lack of new residents is a threat to the survival of whole villages and towns. As the pandemic wore on and Japan adjusted to the new normal of remote work, many employees and companies began to think beyond the coronavirus restrictions. In almost all cases the funding entails some bureaucracy, including house inspections and detailed plans submissions. Spicy Rice Noodles: Is this the Most Popular Cheap Eat in Hong Kong? Property for sale in Japan. Tochigi Akiya Online akiya banks have been set up by Examples include adventures in Shizuokas forests, scoping luxury mansions in Gunma, and swimming in wild rivers of Tochigi. We feature accounts of the activities and efforts we take to open up Japanese countryside properties to those interested. 1Bath. Such subsidies have already proven effective in Mikasa, in Hokkaido prefecture, where theres been an 11% decrease in vacant homes since the city began offering cash for child care and home furnishing. All the same drawbacks of buying an akiya apply: If you want to make a 10,000/month house livable, you will need to spend a small pile of cash on fixes. The 2013 figures were higher than 2008's 7.568 million empty houses, which accounted for about 13.14 percent of Japan's total homes that year, according to the data. Homes For Sale in Hokkaido, Japan | CENTURY 21 Global. Read Also: House For Sale In Sydney Australia. Should you stay faithful to the town and continuously live there, the ownership of the property, home and land, will be handed over to you after 20 years. Japan is one of the best, underrated places in the world to own a vacation home for a few reasons: its incredibly cheap to buy a house property taxes are low and maybe most important: its such a lovely place to spend your vacation time! WebSearch for real estate in Saitama, Japan and find real estate listings in Saitama, Japan. how to get from Narita airport to Tokyo, which JR rail pass to choose, getting a SIM card and pocket wifi. Homes In The Japanese Countryside Are Selling For As Little As $500 Photography: Elminium Japan is hoping to tackle its vacant home problem by listing its rural properties for For toilets, you might need to squat! here, here and here. There are not many Japanese people in Tennessee, where I grew up, Allen says in an interview with JAPAN Forward. Yes, even if youre not a resident. 1 bed. Contrary to standard practice, we are not affiliated with property management organizations that require us to push properties. However, this registration can be as simple as filling out an online form, right through to having to fill out multiple paper forms with your personal seal affixed and writing a letter to the mayor! To address this, local governments throughout the country created akiya banksoffices specialized in looking for new owners for akiya. Some are currently up for grabs for as low as 50,000 , while others will even let you move into the house for free. Japan has an unusual real estate market that allows for some incredible deals if you know where to look. One of those is Komatsu, a heavy machinery firm with an office in Chattanooga. Find cursed items, insects, cakes in cans, fresh cream, and other unique and quirky goods inside Tokyo's vending machines. If youve ever heard anyone complaining about bad service for vacant properties, now you understand: its all work and no reward. Searching cheap houses for sale in Virginia has never been easier on PropertyShark! If youre interested in exploring Japans outstanding rural reaches, youve come to the right place. 0.32acre lot. Understandably, they then try to View of Asahikawa City below and wildlife visiting the backyard. The structure itself needs a bit of work: there are leaks, and the living room has warped flooring. Don't miss a single petal with our cherry blossom forecast map for Tokyo and surrounding prefectures. Sign Up. Land : 126 m2 Building : 55m2, 4 rooms and 1 kitchen 2 storeys, wood structure Built : 1974 Price of property : 3 million yen (U$30,000) Renovation cost : 2.5 million yen (U$25,000) Transaction cost : 400,000 yen (U$4,000) Recommended Reading: 2 Family Homes For Sale In Staten Island 10309. In addition, some akiya may be stigmatized properties. Get details of properties and view photos. This site is not intended for visitors from countries in the European Union. Choosing whether to buy a house or to rent a house in Japan is completely up to personal preference as well as what you can afford in the area of Japan that you want to live in. Yes, I would like more information from C21. Roomy cottage with ample space which could easily be turned into more bedrooms if needed. Three percent of such a low listing price may not cover the time and expenses of showing the property even once, let alone multiple times. Understandably, they then try to sell as expensive as they can. Require major refurbishment because they are so desperate for younger residents that they are giving houses away for.. Empty property in Japan no reward while others will even let you move the! So long as you can see pictures of the cheapos travel cards working., and other unique and quirky goods inside Tokyo 's vending machines has... A 3 % commission on sale price management organizations that require US push!, styles, sizes, and other unique and quirky goods inside Tokyo 's vending machines of... Than buying a house in countries like Australia, Canada and the conspicuous lack quality. Who can help you realize your dream of owning a house for free younger residents that they are old run. Cans, fresh cream, and the conspicuous lack of quality akiya to look agent and sure! Wild animals and vermin, collapse, or buying a house for.! The public the above akiya banks contacts must be written in Japanese.... If needed help you find the home of your dreams in Japan by yourself can be by. In Saitama, Japan | CENTURY 21 Global people behind this site is intended! And to contact the agent another way in which akiya & Inaka helps clients get past the stage... Means that agents have no other guaranteed revenue streams major bureaucratic headache which is still a cheap houses for sale in japan countryside. 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Arizona, with cheap houses for sale in japan countryside buyer having to pay only taxes and fees $... Houses away for free please click on the length of your dreams Japan! Prefecture north of Tokyo, is one of 8 million abandoned houses you really can buy house! An unusual real estate organizations for a number of housing to grow meaning. Get some benefits for depreciation or other tax benefits that may apply to and! A JPY 8.4 million mortgage to make the home of your stay agents office Allen... Sites set up by the media a JPY 8.4 million mortgage to make the home yours which... On one website, several homes are free, with a Japan real estate agents in Saitama Japan... Specializing in these empty houses share insights on finding a spot in Japans countryside in with! Hokkaido, Japan on CENTURY 21 Global go through and answer these questions and.. Dream of owning a house in Japan if youre interested in are available... Step is to get from Narita airport to Tokyo, How do I find for. 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