Penthouse for sale - Diksmuide

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725 000 €

8600 Diksmuide

This penthouse is located in Diksmuide, at Beerstblotestraat 4, within the historic Bloemmolens complex. This former industrial site has been transformed into a stylish residential area that combines contemporary living with its rich heritage. The property offers stunning views over De Polders or the city center, thanks to its elevated position and large windows, providing plenty of natural light and scenic vistas. Spanning 149 square meters, this penthouse is situated on the sixth floor of a modern building currently under construction and scheduled for completion in 2025. It features a spacious, open-plan living area with an fully equipped kitchen and a large terrace of 110 square meters, split between southeast and west orientations. The layout includes three bedrooms, a bathroom with a walk-in shower and bathtub, a separate guest toilet, and a winter garden. Modern amenities such as underfloor heating, air conditioning, and double-glazed windows are incorporated for comfort and energy efficiency. The property comes with two private parking spaces and a large storage room on the ground floor, available for an additional price upon request. The building benefits from an elevator, secure bicycle storage, and modern electrical certification. Its central yet peaceful location offers easy access to local amenities, the city center, and green spaces, making it a notably attractive option for those seeking a combination of history, style, and modern convenience. Want to know more?

3 Bedroom(s) 149 1 Bathroom(s)
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Below you can find some more interesting places in the surroundings of Diksmuide (8600) + Suburbs.

358 000 €

8650 Houthulst

This luxurious penthouse is situated in the heart of Houthulst, at Kerkstraat 10. Occupying the top floor of a recently constructed residence from 2022, the property offers seamless access to the amenities and conveniences of the town center, all within walking distance. The building consists of six bespoke apartments and a commercial space, providing a sense of exclusivity and privacy. The penthouse itself encompasses a generous living area of 123 m², with high-end finishes evident throughout, including a combination of luxurious Mosa flooring and parquet. Upon entering the penthouse, you are greeted with direct access from the lift into a spacious entryway featuring a built-in wardrobe. The interior is thoughtfully designed, with a bright and expansive living room measuring 59 m² that flows effortlessly into a fully equipped open kitchen. The penthouse comprises two sizeable bedrooms (15 m² and 12 m²), and a lavishly appointed bathroom offering a bathtub, walk-in shower, and a double sink with Corian finishes. Additional features include floor heating, a smart home system, and separate space for laundry appliances. Outside, the penthouse boasts two large south-facing terraces totaling 98 m², accessible via sliding glass doors for an uninterrupted transition between indoor and outdoor spaces. These terraces are ideal for enjoying sunlit afternoons and are equipped with exterior lighting from Wever & Ducré, as well as outdoor storage. Energy efficiency is enhanced by solar panels dedicated to each unit. Optional purchases include a spacious garage with an automatic sectional door and a separate storage room. This property is eligible for purchase at a reduced VAT rate of 6%, presenting an opportunity to invest in an energy-efficient and luxury living space in Houthulst. Want to know more?

2 Bedroom(s) 123 1 Bathroom(s)
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+32 51 50 11 51
675 000 €

8620 Nieuwpoort

This spacious penthouse located at Albert I laan 64X in Nieuwpoort offers a comfortable and modern living space of approximately 155 square meters. The property features three bedrooms, a versatile office space that can serve as a fourth bedroom, and three bathrooms, making it suitable for families or those seeking extra room. The interior is finished with high-quality materials, and the apartment is move-in ready, providing a hassle-free transition for new owners. The apartment boasts a large, sunlit terrace oriented towards the southwest, ideal for outdoor relaxation and enjoying the seaside climate. The layout includes a semi-open kitchen that connects seamlessly to the living area, enhancing the sense of space and natural light. Additional amenities include double-glazed windows for energy efficiency, an intercom system, and elevator access within the building. The property also offers the convenience of an underground garage space, which is available for purchase separately. Situated in the vibrant heart of Nieuwpoort-Bad, this property is just 800 meters from the sea and close to the maritime park, making it an excellent base for both permanent residence and holiday stays. The building was constructed in 1992 and is located on the third floor of a three-story building. Its strategic location and attractive features make it a practical choice for buyers seeking comfort and accessibility in a coastal environment. Want to know more?

4 Bedroom(s) 155 3 Bathroom(s)
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+32 58 22 32 11
1 350 000 €

8620 Nieuwpoort

This exclusive penthouse, located in the heart of Nieuwpoort, offers a luxurious living experience in a beautifully renovated heritage building. Spanning 160 m² over two floors, the apartment features three spacious bedrooms and two dedicated workspaces, making it ideal for families or professionals working from home. The interior boasts high-quality finishes, including a fully equipped kitchen with a ceramic countertop, custom cabinetry, and a cozy living area with a fireplace and parquet flooring. The property also includes a wellness bathroom with a steam shower, Jacuzzi, and double vanity, as well as an ensuite bathroom with a walk-in shower on the upper level. Two private terraces totaling 30 m² provide open views and outdoor space to enjoy the surrounding scenery. The penthouse benefits from modern amenities such as an elevator, integrated smart home technologies, and energy-efficient systems with a low primary energy consumption of 54 kWh/m² per year. Storage solutions are thoughtfully integrated throughout the property, enhancing practicality. A garage space is available for convenient parking, and the property is available immediately. Situated in the historic city center of Nieuwpoort, the apartment offers unparalleled access to local attractions including iconic monuments, the largest marina in Northern Europe, and the sandy beaches of the Belgian coast. Surrounded by renowned restaurants, boutique shops, and lively cafes, residents can enjoy a vibrant yet relaxed lifestyle. Additionally, there are nearby cycling and walking routes along the picturesque Havengeul, providing opportunities for outdoor activities and leisure. This property combines historical charm with modern comfort in a prime location. Want to know more?

3 Bedroom(s) 160 30 m² Terrace
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+32 492 08 08 08
499 000 €

8620 Nieuwpoort

This exquisite penthouse is located on the fifth floor of a modern residence, perfectly positioned in the heart of Nieuwpoort-Bad's vibrant shopping street. With a combination of accessibility, charm, and privacy, this location is ideal for those who wish to immerse themselves in the lively atmosphere of the city. Within walking distance, you'll find convenient access to bakeries, butcher shops, restaurants, and boutiques. Whether you envision a peaceful winter stroll along the beach, a summer terrace break, or an active day in the nearby polders, this area offers a multitude of recreational possibilities. The penthouse itself is designed to maximize comfort and style. It features a generously sized living room flooded with natural light from large windows at both the front and rear. The highlight of the property is its expansive terraces, perfect for enjoying outdoor moments. An elevator provides direct access to the apartment floor, ensuring ease of movement without any technical landings. For added convenience, there's an option to purchase a garage within the residence, which allows direct elevator access to your front door. This eliminates any parking stress and simplifies transporting groceries or luggage. The property is offered fully furnished, ready to welcome you. Built in 1989, this penthouse spans 80 m² and includes two spacious bedrooms, a fully equipped kitchen, one bathroom, and a separate toilet. The residence features double-glazed windows and is equipped with an intercom system for security. The apartment's energy performance certificate (EPC) has a specific primary energy consumption of 459 kWh/m²/year. Please note that the electric installation certificate does not currently meet conformity standards. This luxurious penthouse offers an exceptional chance to secure a prime property in one of Belgium's most sought-after coastal locations. Want to know more?

2 Bedroom(s) 80 1 Bathroom(s)
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+32 58 23 65 82
199 900 €

8620 Nieuwpoort

This bright one-bedroom penthouse is situated on the tenth floor of a modern building in Nieuwpoort, offering a practical living space of approximately 39 square meters. The apartment features a cozy living area combined with an open kitchen, making it ideal for comfortable living or as a low-maintenance vacation retreat. The bedroom provides a tranquil space, and the bathroom is equipped with essential fixtures. A notable highlight of this property is its spacious, south-facing terrace, which offers ample sunlight and scenic views of the sea and the surrounding area of Nieuwpoort. The building is accessible via an elevator and includes a secure intercom system. The apartment benefits from double-glazed windows for energy efficiency and electric heating for comfort. Located in a prime area close to local shops, restaurants, and the beach, this penthouse provides a convenient lifestyle with everything nearby. The property is well-suited as a second home or an investment opportunity, with easy access to coastal amenities and a peaceful environment. Contact us for more information or to arrange a visit. Want to know more?

1 Bedroom(s) 39 1 Bathroom(s)
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+32 58 22 32 11
315 000 €

8670 Koksijde

Voor meer informatie of een bezoek, contacteer Michiel Debruyne op ### Dit perfect onderhouden penthouse met twee prachtige zonneterrassen (+- 50m2!! ) met zijdelings zeezicht! De straat bevindt zich nabij de Zeedijk en op wandelafstand van openbaar vervoer, winkels, restaurants... en is gelegen vlak aan het beschermd natuurreservaat "Schipgatduinen". Het appartement werd als volgt ingedeeld: Ruime leefruimte met volledig uitgerust (open) keuken, die toegang geeft tot het achterliggend terras (met berging), 2 ruime slaapkamers, gastentoilet en badkamer. Mogelijkheid tot aankopen van een autostaanplaats onderaan het gebouw. Privatieve kelder inbregrepen! Dit appartement is Ideaal voor vaste bewoning, tweede verblijf of als investering. Op technisch vlak: - Bouwjaar 2011 - Verwarming via condenserende ketel - Elektrisch conform KI: 927, CV: Gas, EPC: B, 135 kwh/m2 P-score: A , G-score: A Stedenbouwkundige inlichtingen in aanvraag sinds 07/04. Want to know more?

2 Bedroom(s) 65 50 m² Terrace
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+32 491 06 97 30
275 000 €

8400 Oostende

Ostende : Appartement 2 chambres entièrement prêt à emménager à vendre en centre-ville ! Ce magnifique appartement situé dans le centre d’Ostende, avec une attention particulière portée aux détails et au choix de matériaux luxueux, est idéal pour ceux qui recherchent le confort moderne et la tranquillité dans un emplacement où tout est accessible à pied ! Disposition : Hall d’entrée, espace de vie ouvert et lumineux avec cuisine ouverte attenante. Le hall de nuit, toilette séparée, salle de bains avec 2 chambres et une terrasse à l’arrière. Atouts : Tout a été entièrement rénové avec de nouvelles canalisations, appareils, etc… PEB favorable ! Emplacement central à Ostende ! Cave! Ce bien est proposé avec 1 an ERA COMFORT GARANTIE Vous ne voulez pas manquer cette opportunité ? N’hésitez pas à contacter Sean au ### Want to know more?

2 Bedroom(s) 81 1 Bathroom(s)
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+32 50 42 58 98
275 000 €

8400 Oostende

Ostende : Appartement 2 chambres entièrement prêt à emménager à vendre en centre-ville ! Ce magnifique appartement situé dans le centre d’Ostende, avec une attention particulière portée aux détails et au choix de matériaux luxueux, est idéal pour ceux qui recherchent le confort moderne et la tranquillité dans un emplacement où tout est accessible à pied ! Disposition : Hall d’entrée, espace de vie ouvert et lumineux avec cuisine ouverte attenante. Le hall de nuit, toilette séparée, salle de bains avec 2 chambres et une terrasse à l’arrière. Atouts : Tout a été entièrement rénové avec de nouvelles canalisations, appareils, etc… PEB favorable ! Emplacement central à Ostende ! Cave! Ce bien est proposé avec 1 an ERA COMFORT GARANTIE Vous ne voulez pas manquer cette opportunité ? N’hésitez pas à contacter Sean au ### Want to know more?

2 Bedroom(s) 81 1 Bathroom(s)
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+32 50 42 58 98

This modern penthouse is located at Polderstraat 97 in Bredene, offering an exceptional living space of approximately 114 square meters. Situated on the third and top floor of the Residentie Alfredo, it provides stunning views over the 90-hectare Spuikom, a peaceful and scenic area ideal for outdoor enjoyment. The residence is designed with contemporary architecture and features a spacious layout that includes a bright living room with a semi-open, fully equipped kitchen, two bedrooms—one with a dressing area—and a bathroom with a double vanity, walk-in shower, and towel radiator. The property boasts extensive outdoor living options with two large terraces, each measuring around 40 square meters, providing ample space for relaxation and social gatherings. The penthouse benefits from energy-efficient systems, including a heat pump and underfloor heating throughout the apartment, ensuring sustainable and cost-effective comfort. Additional conveniences include an elevator, a communal bicycle storage area, and parking options available for purchase. Located in a quiet neighborhood with minimal traffic, the residence is within cycling distance of Oostende’s city center, making it convenient for shopping, dining, and other amenities. The building is designed to accommodate residents with accessibility considerations, although it is not specifically equipped for disabled access. This property offers a blend of modern comfort and tranquility, making it an attractive option for those seeking a contemporary home in a serene setting. Want to know more?

2 Bedroom(s) 114 40 m² Terrace
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+32 59 70 70 10
649 000 €

8670 Koksijde

FOR SALE IN KOKSIJDE! This flat is situated in a prime location in popular Koksijde. The flat is located in a small building, Villa Ter Duyne, in the dunes only 250m from the sea dyke and the beach. The proximity of public transport, all necessary shops, and the centre of Koksijde within walking/cycling distance make this flat the ideal base for someone who likes to have everything close by. The flat, built in 2011, is located on the 2nd floor in a building with lift. The building is located in a quiet residential area in the dunes. From the 2 terraces, you have a beautiful view of the dunes. Ideal for unwinding. Upon entering the apartment, you enter a spacious entrance hall with fitted wardrobes. Next, we enter the large bright living room with open fully equipped kitchen. Both the living room and the kitchen have access to the sunny terraces. Ideal for lounging and relaxing all year round. The entrance/hallway also provides access to the 2 bedrooms. Both bedrooms have en-suite bathrooms. One with bathtub and toilet, the other with shower. There is also a separate guest toilet in the apartment. Additional assets: - Excellent finish - Gas central heating - Electricity compliant Be quick and contact Bart at ### to schedule a visit. Want to know more?

2 Bedroom(s) 106 24 m² Terrace
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+32 9 232 21 50
179 000 €

8400 Oostende

This penthouse apartment is located in Oostende, a popular coastal city known for its vibrant beach life and seaside promenade. Situated at Frère-Orbanstraat 150, the property offers convenient access to the beach, shopping districts, and a variety of dining options, making it an ideal location for those seeking a lively yet relaxing environment. The residence features approximately 60 square meters of living space, including one bedroom, a bright living room, a kitchen, and a bathroom. The apartment is situated on the fourth floor of a small building built in 1992, with double-glazed windows providing good insulation. The highlight of this property is its sunny rooftop terrace and an additional terrace accessible from the bedroom, both offering open views and outdoor living space. Additional amenities include a built-in intercom system and an elevator for easy access. The property requires renovation and includes the option to purchase a garage. Its southwest facing orientation ensures plenty of natural light. The apartment's energy performance score is currently C, with a primary energy consumption of 490 kWh/m²/year. This property presents an interesting opportunity for buyers looking to customize a home in a vibrant seaside area. Want to know more?

1 Bedroom(s) 60 1 Bathroom(s)
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+32 50 42 58 98
375 000 €

8400 Oostende

This penthouse is located in the Residentie Sorrento on Wellingtonstraat 5 in Oostende, offering a prime location near the vibrant city center. Built in 2009, this sixth-floor apartment provides a spacious living area of approximately 60 square meters, featuring a well-thought-out layout with one bedroom and one bathroom. The interior benefits from large windows that fill the space with natural light, creating a bright and airy atmosphere. The property is equipped with modern amenities, including double glazing for energy efficiency, a communication system (intercom), and elevator access. It also features a large terrace of 73 square meters, which offers stunning views over the city and the sea—perfect for relaxing or entertaining. Additional practical elements include a cellar for extra storage and secure bicycle parking within the building. Situated in a residential area, the apartment is not within a flood-prone zone and benefits from convenient access to water connections and local infrastructure. The property is currently not rented and is ideal for buyers seeking a comfortable coastal residence with scenic views and easy access to Oostende’s amenities. Want to know more?

1 Bedroom(s) 60 73 m² Terrace
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+32 59 55 10 50
239 000 €

8400 Oostende

Heeft u meer vragen of interesse in deze opportuniteit, contacteer Daan Seys op ### Dit prachtige penthouse appartement is centraal gelegen te Mariakerke/Oostende. Het strand bevindt zich op wandelafstand (600m), nabij de golf en het nieuwe zwembad. De frisse zeelucht doet wonderen. Alle winkels en tramhalte bevinden zich in de nabije omgegving! De penthouse geniet van twee ruimte terassen van respectievelijk 28 m2 en 21 m2 waardoor je de ganse dag kan genieten van de zon! Kortom, een ideaal tweede verblijf! De indeling is als volgt: terras langs voor (28 m2), leefruimte, keuken, berging, slaapkamer 1, badkamer en apart toilet. De oppervlakte van het zuid gericht terras langs achter (21 m2). Daarnaast ook een ruime fietsenstalling aanwezig in de residentie! Het appartement wordt bemeubeld verkocht Op technisch vlak: Oplevering 2006. Lift aanwezig EK conform De keuken is voorzien van een vaatwasser, oven, magnetron, 4 keramische kookplaat, hotte, koelkast en vriesvak. Berging voor wasmachine Boiler werd recent vernieuwd KI: 787, EPC: 394 kwh/m2jaar. Vergunning uitgereikt, woongebied, geen rechterlijke herstelmaatregelen of bestuursmaatregelen opgelegd, geen voorkooprecht, geen verkavelingsvergunning. P-Score: B, G-score:B Want to know more?

1 Bedroom(s) 53 49 m² Terrace
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+32 491 06 97 30
1 450 000 €

8400 Oostende

This luxurious penthouse is located in the heart of Oostende, offering stunning panoramic views of the sea and the city skyline. Situated on the top floor of the Hydro Palace residence, it provides a peaceful retreat just steps away from the beach and a variety of local dining options. The property boasts a generous living space of 234 m², with large windows that flood the interior with natural light and enhance the spectacular sea views. The interior features three spacious bedrooms, each with an en-suite bathroom, providing comfort and privacy. The open-plan living area is bright and inviting, seamlessly connected to a classic kitchen equipped with all necessary appliances. A prominent feature of this property is the expansive 340 m² terrace that surrounds the penthouse, offering ample outdoor space to enjoy uninterrupted views and outdoor living at its finest. Additional amenities include a double garage, a lift, a security intercom, and gas underfloor heating with double glazing throughout. The building is well-maintained and situated in a convenient location, ensuring easy access to the city’s amenities and the coastline. This property is an excellent choice for those seeking a combination of luxury, comfort, and prime seaside living in Oostende. Want to know more?

3 Bedroom(s) 234 340 m² Terrace
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+32 50 42 58 98
329 000 €

8430 Middelkerke

This penthouse apartment is situated in the renowned residence of St Barbara, located at Koning Ridderdijk 19 in Middelkerke. Positioned on the 10th floor, it offers impressive panoramic views, especially from its two spacious terraces, each about 20m², where residents can enjoy ample sunlight and a front-facing sea view. The property has been fully renovated, providing a modern and move-in-ready space that is ideal for those seeking a seaside retreat or investment property. The interior comprises a well-laid-out living area of 47 m², featuring one bedroom and a bathroom, all furnished for convenience. The apartment benefits from a south-facing orientation, maximizing natural light throughout the day. Additional features include an elevator for easy access, an alarm system, and the property is energy-efficient with an EPC rating of B, reflecting good insulation and energy management. Located close to the Westende beach area, this property offers easy access to local amenities such as restaurants, shops, and leisure facilities along the coast. It is suitable both as a second home or for vacation rentals, making it an attractive option for buyers looking for a seaside property in the Belgian coast region. The apartment is available for immediate acquisition, with the availability confirmed upon signing the deed. Want to know more?

1 Bedroom(s) 47 40 m² Terrace
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+32 56 19 01 00
425 000 €

8430 Middelkerke

Voor meer informatie of een bezoek, contacteer Michiel Debruyne op ### Op de eerste verdieping van de kleinschalige residentie “Baros“ (bouwjaar 2014) bevindt zich dit uniek 2-slaapkamer appartement. Het appartement heeft een ruime bewoonbare oppervlakte van 76m2 en TWEE zonneterrassen waar men ganse dag door kan genieten. In de onmiddelijke omgeving bevinden zich het casino, openbaar vervoer en de lokale winkels. De Zeedijk ligt op 100m wandelen. Het appartement werd als volgt ingedeeld: inkomhal met vestiairekast en gastentoilet, ruime leefruimte met volledig uitgeruste (open) keuken met aanpalend zonneterras (met berging). Naast de keuken bevindt zich een bergruimte-wasplaats. Op het eerste verdiep: Ruime slaapkamer, badkamer, slaapkamer met aanpalend zonneterras. Privatieve berging en zeer netjes onderhouden gemeenschappelijke fietsenberging (met aparte ingang) inbegrepen! Op technisch vlak: - Bouwjaar 2014 - Zeer zuinig EPC, A - Elektrisch conform VIDEO OP ONZE FACEBOOK- EN INSTAGRAMPAGINA KI: 874, CV: gas , EPC: A, 61 kwh/m2 P-score: A. G-score: A Want to know more?

2 Bedroom(s) 76 27 m² Terrace
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+32 491 06 97 30
575 000 €

8660 De Panne

This stunning penthouse, located in the tranquil area of De Panne, offers a remarkable living experience. Priced at 625,000 €, it is part of the modern Residence Topaze, a building originally completed in 2001 and recently updated with a refreshed facade and glass balustrades that enhance the panoramic views. Elevated on the 6th floor, this residence provides breathtaking views of the hinterland and even glimpses of the sea, making every moment spent here a delight. The property combines privacy and convenience, being just a short walk away from the center, with its shops, restaurants, and public transportation options. The interior spans 123 m², providing ample space for comfortable living. It includes a sunlit living area with an adjoining fully equipped kitchen, two spacious bedrooms each with their own bathrooms, and a separate toilet. Additionally, there is a significant storage area that could be converted into a third bedroom if desired. Almost every room offers direct access to an expansive terrace of approximately 240 m², allowing residents to soak in the sun from dawn till dusk across three facades. Though well-maintained, the apartment could benefit from some minor updates to restore its full potential. The property includes access to communal facilities such as a bicycle storage area and a waste disposal room in the basement. There is also an opportunity for the buyer to purchase a closed garage box or an underground parking space. With its prime location in De Panne, known for its picturesque landscapes and outdoor activities, this penthouse serves as a true paradise for nature enthusiasts, offering proximity to beaches, nature reserves, and walking trails. The property has an EPC rating of 574 kWh/m²/year, valid until March 2035. Want to know more?

2 Bedroom(s) 123 2 Bathroom(s)
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+32 58 23 65 82
320 000 €

8660 Adinkerke

This spacious and energy-efficient duplex penthouse is located at Slachthuisstraat 12 in Adinkerke, a quiet and pleasant area ideal for comfortable living. Built in 2007, the property offers a generous living space of 170 m², featuring three full bedrooms, including a master with an ensuite bathroom. The layout includes two bathrooms and three toilets, providing ample convenience for residents and guests alike. The apartment boasts large, south-facing terraces on both the front and rear sides, totaling approximately 30 m², which allow for abundant outdoor space and natural light. The living area is warm and inviting, equipped with underfloor heating and complemented by an electric fireplace. The fully equipped kitchen seamlessly connects to the living room, with direct access to the terraces, perfect for outdoor dining and relaxation. The property also includes a spacious attic suitable for storage or additional use and a private garage available for €30,000. Situated in a non-flood-prone area, this duplex benefits from 18 solar panels, enhancing its energy performance markedly. The building features private entrances for each unit, with only the garage access shared. This home represents an excellent option for buyers seeking a move-in-ready, energy-conscious residence with substantial outdoor space in a peaceful neighborhood. The property is available for immediate transfer upon signing the deed. Want to know more?

3 Bedroom(s) 170 30 m² Terrace
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+32 492 88 12 93
639 000 €

8670 Koksijde

This luxurious penthouse is located on the Zeedijk in Koksijde, offering a prime seaside address. Situated on the 7th floor of a well-maintained building, the property boasts stunning panoramic views of the North Sea, which can be enjoyed from the living space and spacious terraces. The apartment has been fully renovated using high-quality materials, ensuring a modern and comfortable ambiance ready for immediate occupancy. Spanning approximately 76 square meters, the penthouse features two bright and comfortable bedrooms, making it suitable for both permanent residence or a vacation home. The interior includes a contemporary kitchen and a bathroom, complemented by double-glazed windows and electric heating. The property is furnished and includes a convenient intercom system, with the possibility to purchase an external parking space for added ease. The exterior offers generous terraces ideal for relaxing, enjoying the sun, or taking in spectacular sunset views. Located in a building with six levels, the apartment benefits from elevator access and is not situated in a flood-prone area. This property presents a unique opportunity to acquire a modern, seaside home in one of Belgium's most attractive coastal towns. Want to know more?

2 Bedroom(s) 76 1 Bathroom(s)
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+32 58 51 23 23