Duplex for sale - Oostrozebeke

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165 000 €

8780 Oostrozebeke

Discover this beautifully maintained duplex apartment located in the heart of Oostrozebeke, offering an excellent opportunity for both first-time buyers and investors. Priced at €165,000, this property combines comfort, practicality, and a prime central location, making it an attractive addition to your real estate portfolio or an ideal starter home. Situated on the first floor of a small-scale residence built in 2003, the duplex boasts a total living area of approximately 77 square meters, thoughtfully arranged to maximize space and functionality. The building is equipped with modern amenities, including double-glazed windows for enhanced insulation and a state-of-the-art air-to-air heat pump for efficient heating and cooling, ensuring comfort throughout the year. Additionally, the electrical system is fully compliant with current standards, providing peace of mind for future owners. The interior of the duplex is designed to offer a welcoming and practical living environment. Upon entering, you are greeted by a hallway that leads to a spacious living room seamlessly connected to an open kitchen. The kitchen is equipped with essential appliances such as an electric cooktop, extractor hood, refrigerator, and sink, making meal preparation straightforward and convenient. Adjacent to the kitchen, there is a laundry/storage room, providing ample space for daily necessities. From the kitchen, access is granted to a charming 5-square-meter east-facing terrace, perfect for enjoying morning sunlight or relaxing outdoors. The upper floor features two generously sized bedrooms measuring 12m² and 15m² respectively, providing versatile options for sleeping arrangements or home office use. The bathroom includes a shower, toilet, and washbasin, while additional features include air conditioning and a communal bicycle storage area. The property also benefits from a cellar space and is free from service charges (no syndic), offering low-maintenance ownership. Located centrally in Oostrozebeke, this duplex enjoys proximity to essential amenities such as bakeries, butchers, shops, schools, parks, and other local facilities. The neighborhood is characterized by a peaceful atmosphere and excellent accessibility, making it suitable for families, professionals, or those seeking a convenient lifestyle. The area’s zoning and building permits are in order, and the property is not situated in a flood-prone zone, adding to its appeal as a secure investment. With a cadastral income of €614 per year and all key certificates in place—including a valid EPC certification until September 2033—this duplex presents an outstanding opportunity to acquire a comfortable home in a thriving Belgian community. For more information or to arrange a viewing, contact your real estate professional today and take the first step toward making this charming duplex your new address in Oostrozebeke. Want to know more?

2 Bedroom(s) 77 5 m² Terrace
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Below you can find some more interesting places in the surroundings of Oostrozebeke (8780).

275 000 €

8790 Waregem

Spacious duplex with one bedroom and two terraces This pleasant duplex has a bright living area with an open kitchen and direct access to two sunny terraces – one at the front and one at the rear. Also on this level: a separate toilet and a practical storage room. Upstairs, there is a very spacious bedroom, a bathroom with shower and a separate toilet. There is also the option to rent or purchase a parking space at the rear. The property is currently let through a registered tenancy agreement at € 775/month. Want to know more?

1 Bedroom(s) 99 15 m² Terrace
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+32 486 60 66 00
255 000 €

8700 Tielt

Discover a truly exceptional property located in the heart of Tielt: a spacious duplex apartment that offers a perfect blend of modern comfort and prime location. Priced at €255,000, this residence provides a generous 146 square meters of living space, meticulously maintained and ready for immediate occupancy. Situated on the third and highest floor of the well-established "Residentie Castello," this apartment benefits from an elevated position that ensures tranquility and privacy while remaining within walking distance of all essential amenities. This includes local bakeries, butchers, shops, and excellent public transportation options such as train and bus services, making it an ideal choice for those seeking convenience and connectivity in a vibrant community. The interior layout of this property is thoughtfully designed, featuring three bedrooms, a contemporary bathroom with a double sink and bathtub, and a bright, open living area spanning over 32 square meters. The living room benefits from ample natural light and offers direct access to two terraces measuring approximately 7.5 square meters each—perfect for outdoor relaxing or entertaining guests. The fully equipped kitchen, with modern appliances including a cooktop, extractor fan, sink, oven, and refrigerator, is complemented by a natural stone work surface and ample cabinetry for storage. Additional features include an entrance hall with built-in closet space, a guest toilet with hand washbasin, and a laundry area with built-in cupboards. The apartment also boasts a spacious third bedroom of 22.5 square meters that can be tailored to personal needs—whether as an additional bedroom, home office, or recreational space. The entire interior has recently been repainted and features elegant parquet flooring, adding to the overall charm of the residence. Externally, the property offers two terraces providing outdoor space to enjoy fresh air and sunshine. A secure underground parking space with a storage unit is included, along with communal bicycle storage, which enhances practicality for daily living. Built in 2005 and conforming to modern energy standards with an EPC rating of B, reinforced by a renewed high-efficiency boiler, this home combines comfort and sustainability. The apartment is also asbestos-free and benefits from a current electrical inspection valid until 2030. Whether you are looking for an immediate move-in home or a lucrative investment opportunity, this fully ready-to-live-in duplex exemplifies quality Belgian real estate in a central location. Contact us today to schedule your visit and discover all that this impressive property has to offer. This remarkable duplex apartment in Tielt offers an unmatched combination of space, location, and modern amenities, making it an exceptional opportunity in the local real estate market. Don't miss your chance to own this fantastic property—get in touch now to arrange a viewing and take the first step towards your new home! Want to know more?

3 Bedroom(s) 146 7 m² Terrace
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+32 51 66 03 92
259 000 €

8500 Kortrijk

Wat een appartement !!!!!! Een bewoonbare oppervlakte van maar liefst 153m² + terras van 8m² + garage + standplaats inbegrepen in de prijs !!!! Gelegen op de 2de verdieping van een kleinschalig gebouw met maar 2 appartementen, tevens moderne lift aanwezig. Bestaande uit inkomhal met apart toilet, grote living met zithoek en eetplaats en rechtstreeks toegang tot het zuidgericht terras, aparte ingerichte keuken met aansluitend grote berging. Twee ruime slaapkamers en badkamer met ligbad, douche, toilet en lavabo. Op de duplexverdieping een 3de slaapkamer, annexe bureel, living, polyvalente ruimte ... dus co-housing zeker mogelijk !!!! Tevens geïsoleerde zolder. En met kers op de taart een garagebox en overdekte autostandplaats in het gebouw. MEER DAN EEN TOPPER IN ZIJN PRIJSKLASSE !!!!! Want to know more?

3 Bedroom(s) 153 1 Bathroom(s)
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+32 56 32 39 39
Price on request

9880 Aalter

Ontdek Residentie Lovia, een exclusief nieuwbouwproject op een van de meest gegeerde locaties in Aalter, op slechts 50 meter van de Markt. Hier woont u rustig, maar toch midden in het bruisende centrum, met winkels, horeca en alle voorzieningen op wandelafstand. Deze stijlvolle residentie bestaat uit een beperkte selectie ruime appartementen en duplexen, ontworpen met oog voor licht, comfort en een hoogwaardige afwerking. Dankzij de inzet van moderne technieken zoals een warmtepomp en zonnepanelen geniet u van een energiezuinige en toekomstgerichte woonoplossing die uw wooncomfort én uw energiefactuur ten goede komt. Ontdek deze uitzonderlijke duplex met 3 slaapkamers in Residentie Lovia, waar ruimtelijkheid en comfort hand in hand gaan. De lichtrijke leefruimte met open keuken biedt een prachtig zicht op het grote terras — perfect voor wie houdt van buitenleven en privacy. Op het gelijkvloers vindt u een eerste slaapkamer, badkamer, berging en gastentoilet, ideaal voor wie gelijkvloers comfort wil behouden. Op de bovenverdieping bevinden zich twee royale slaapkamers en een extra badkamer, waardoor deze duplex ideaal is voor gezinnen of wie graag extra ruimte heeft. Dankzij de doordachte indeling en energiezuinige nieuwbouwkwaliteit geniet u hier van een uiterst comfortabel en toekomstgericht woonconcept. Interesse? Contacteer Altro Projects voor plannen, prijzen en meer info. Want to know more?

3 Bedroom(s) 160 14 m² Terrace
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+32 9 279 00 79
447 375 €

9890 Gavere

ENJOY THE ADVANTAGEOUS 6% VAT RATE NOW New for investors: the 6% VAT rate now also applies to purchases that are rented out for 15 years (under the applicable legal conditions). This reduces the purchase cost and can significantly improve your net return. COMING SOON Location and surroundings: In the heart of Gavere along Onderstraat, within walking distance of the Gaverse Markt and surrounded by rolling green countryside. Discover your future home in beautiful Gavere with its picturesque Valeir cycle route, the Kriephoek-Bolveerput nature reserve and lively, bustling center. Project and finish: Gaverling is a new development with six small-scale buildings surrounding a green inner area. Here you will find an exciting diversity of affordable homes and one-, two-, and three-bedroom apartments. Each Gaverling residential unit also enjoys a pleasant private outdoor space. The apartments and homes at Gaverling will comply with BEN standards and will be finished with high-quality, timeless materials. Living here means comfortable and economical living. The photos of the interior are of the model apartments. Pedestrians and cyclists have absolute priority here. Cars can be parked in the underground car park (at an additional cost), which also has a spacious bicycle storage area. E-level 30 - EPC: not yet known. KI: not yet known. Contact Anthony for more information on ### Want to know more?

3 Bedroom(s) 148 11 m² Terrace
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+32 9 273 55 55
443 875 €

9890 Gavere

ENJOY THE ADVANTAGEOUS 6% VAT RATE NOW New for investors: the 6% VAT rate now also applies to purchases that are rented out for 15 years (under the applicable legal conditions). This reduces the purchase cost and can significantly improve your net return. COMING SOON Location and surroundings: In the heart of Gavere along Onderstraat, within walking distance of the Gaverse Markt and surrounded by rolling green countryside. Discover your future home in beautiful Gavere with its picturesque Valeir cycle route, the Kriephoek-Bolveerput nature reserve and lively, bustling center. Project and finish: Gaverling is a new development with six small-scale buildings surrounding a green inner area. Here you will find an exciting diversity of affordable homes and one-, two-, and three-bedroom apartments. Each Gaverling residential unit also enjoys a pleasant private outdoor space. The apartments and homes at Gaverling will comply with BEN standards and will be finished with high-quality, timeless materials. Living here means comfortable and economical living. The photos of the interior are of the model apartments. Pedestrians and cyclists have absolute priority here. Cars can be parked in the underground car park (at an additional cost), which also has a spacious bicycle storage area. E-level 30 - EPC: not yet known. KI: not yet known. Contact Anthony for more information on ### Want to know more?

3 Bedroom(s) 146 11 m² Terrace
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+32 9 273 55 55
246 500 €

8890 Moorslede

Discover this exceptional duplex apartment located in the charming town of Moorslede, offering an attractive combination of modern comfort and a peaceful setting. Priced at €246,500, this property presents an excellent opportunity for both homebuyers and investors seeking a spacious, energy-efficient residence in a central yet tranquil environment. The duplex, built in 2015, is part of a small-scale development that ensures privacy and a sense of community, with the added benefit of contemporary features and thoughtful design. The property spans approximately 104 square meters of living space across two floors. The ground level provides practical amenities including a communal driveway, a private storage room and bike storage, as well as parking space that must be purchased separately for €12,500. Moving upstairs, the first floor welcomes you into a bright and airy living area, complemented by an equipped kitchen and a sunny terrace perfect for outdoor relaxation. The second floor houses two full-sized bedrooms, a modern bathroom fitted with a bathtub, lavabo, toilet, and connections for washing machine and dryer, along with a technical storage room. The apartment benefits from double-glazed windows, gas heating, and an impressive EPC score of A, reflecting its energy-efficient design. Notably, it is equipped with private solar panels and has approved electrical certification, confirming its commitment to sustainability and safety. Situated in a quiet yet central location within Moorslede, this property offers a peaceful lifestyle with convenient access to local amenities. The residence is situated in a residential area designated for housing development, free from flood risk and protected areas. The property’s excellent features include a low primary energy consumption of only 76 kWh/m² per year, making it an economical choice for everyday living. With flexibility in availability and no current tenants, this duplex is ready for immediate occupancy or investment potential. For those seeking a spacious, energy-conscious home in a serene environment, I encourage you to contact us today for more information. This is an opportunity not to be missed to secure a high-quality property in one of Moorslede’s most desirable locations. Want to know more?

2 Bedroom(s) 104 1 Bathroom(s)
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+32 493 40 13 30
129 000 €

7700 Mouscron

Idéal investisseur ou 1er achat !!! Spacieux et lumineux appartement duplex de 82m², situé entre le centre-ville et la gare, une chambre (possibilité 2), électricité conforme, châssis bois double vitrage, chauffage par accumulateurs électriques, potentiel locatif : 680€/mois, au 3ème étage, PEB : E, RC : 423€ (possibilité de droits d'enregistrement réduits à 3% au lieu de 12,5% !!!). Want to know more?

1 Bedroom(s) 82 1 Bathroom(s)
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+32 56 34 71 27
199 000 €

7700 Mouscron

Au 1er étage : Hall desservant 2 chambres à coucher de 9m2 et 8m2, une salle de bains composée d’une douche, d’un meuble lavabo et d’un coin buanderie, un WC séparé avec lave-mains, une superbe suite parentale composée d’une chambre à coucher de 15m2, une salle de bains composée d’une baignoire, d’une douche à l’Italienne, d’un meuble lavabo et d’un sèche-serviette, un dressing vient compléter cet étage. Au 2 ème étage : Une pièce de vie entièrement ouverte baignée de lumière développant +/- 40m2 composée d’un séjour (salon et salle à manger), une cuisine équipée (plaque de cuisson, hotte, four, micro-ondes, double évier, lave-vaisselle, frigo, congélateur, ilot central et nombreux rangements), une immense terrasse en bois de 45m2 parfaitement exposée « SUD-OUEST » ! Caractéristiques : Bel appartement DUPLEX idéalement situé dans le centre de Mouscron (entre la gare et la Grand-Place), proche de toutes commodités (écoles, transports en communs, commerces, axes routiers, …), chauffage central au gaz avec chaudière à condensation de la marque « Vaillant », châssis en PVC double vitrage, spots intégrés, parlophone, électricité conforme jusqu’en 2039, TOP PRODUIT offrant de beaux volumes ! Publicité à caractère non contractuel et ne constituant pas une offre. Les propriétaires se réservent le droit de décision, d'acceptation ou non sur toute(s) offre(s) soumise(s) pour leur bien. Want to know more?

3 Bedroom(s) 160 2 Bathroom(s)
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+32 56 34 00 04
275 000 €

8980 Beselare

- Duplex new build apartment on the 2nd and 3rd floor (elevator available) - Ideal location (Beselarestraat 322, Beselare) - Bright living space - Open kitchen with cool storage - 2 bedrooms - Bathroom with shower, bathtub, and double sink - South-facing terrace (area 9.10 m²) - Private cellar storage included - Possibility to purchase a carport - Underfloor heating - Living area: 104 m² - Asking price: €275,000 Want to know more?

2 Bedroom(s) 104 9 m² Terrace
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+32 470 38 21 04
169 000 €

7700 Mouscron

Au REZ : L’entrée se fait par le garage via une porte, une grande pièce pouvant servir comme garage, atelier, … Une spacieuse buanderie attenante avec coin prévu pour les machines, dévidoir et rangements, une grande chambre à coucher au REZ (pouvant être utilisée comme bureau) avec des placards incorporés et un lavabo. Au 1 er étage : Un hall avec beau garde-corps en verre, lumineux séjour (salon et salle à manger), une cuisine semi-équipée attenante (plaque de cuisson vitrocéramique, hotte, double évier, rangements intégrés), une chambre à coucher, une salle de bains composée d’une douche, d’un meuble lavabo et d’un WC. Caractéristiques : Lumineux appartement 2 chambres dans un excellent état à quelques pas de la Grand-Place de Mouscron, proche de toutes commodités (écoles, transports en communs, commerces, axes routiers, parc, …), chauffage central au gaz avec chaudière à condensation de la marque « Vaillant » châssis en PVC double vitrage avec persienne manuelle au REZ, Velux en bois double vitrage avec stores occultants au 1 er , plancher de qualité, électricité conforme jusqu’en 2043, SITUATION EN PLEIN CENTRE-VILLE ! Publicité à caractère non contractuel et ne constituant pas une offre. Les propriétaires se réservent le droit de décision, d'acceptation ou non sur toute(s) offre(s) soumise(s) pour leur bien. Want to know more?

2 Bedroom(s) 154 1 Bathroom(s)
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+32 56 34 00 04
215 000 €

7711 Dottignies

DOTTIGNIES - Appartement de standing situé au premier étage d'un immeuble avec ascenseur : - Sous-sol : cave + parking en sous-sol - 1er étage : hall d'entrée avec vestiaire et wc, grand et lumineux séjour avec cuisine super équipée ouverte (double évier, taque vitrocéramique, four, hotte, four micro-ondes, lave-vaisselle, frigo et congélateur) et débarras. - 2eme étage : hall de nuit, deux chambres (15 et 12 m²), bureau ou chambre enfant, grande salle de bain (baignoire, douche séparée, meubles double vasque) Chauffage par convecteurs électriques, compteur bi-horaire, châssis double vitrage aluminium, vidéophone et très bien isolé PEB C!!! A proximité des grands axes de communication, des transports en commun, des commerces et du centre du village. Aspects énergétiques: PEB n°20170529009435 - Espec: 212 kWh/m².an - Etotale: 25507 kWh/an Want to know more?

2 Bedroom(s) 120 1 Bathroom(s)
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+32 56 56 12 34
260 000 €

8980 Beselare

This spacious duplex apartment is situated in the charming village of Beselare, offering a tranquil yet convenient location. Built in 2010, the property is located on the first floor of a modern building equipped with an elevator, ensuring easy access. Covering an area of approximately 142 m² of living space, the apartment features a bright and spacious living room, a fully equipped standalone kitchen with water softener, and two comfortable bedrooms. It also includes a bathroom, an additional toilet, a practical storage room, and a large attic space for further storage needs. The apartment boasts a private south-facing terrace of 19 m², perfect for outdoor relaxation. It is equipped with modern amenities such as double-glazed windows, individual water and gas meters, and gas central heating. The property is also designed for comfort and security, with features like a video intercom system, reinforced door, and access for persons with reduced mobility. The building is classified as an energy-efficient low-energy home, contributing to sustainable living. Located within walking distance to essential amenities including a bakery, butcher, pharmacy, doctor, school, and bus stop, this property offers excellent convenience for daily life. The proximity to major roads provides easy access to surrounding areas and quick connectivity via nearby highways. The property is available for sale without VAT and is suitable for both residential and professional use. It is currently not rented and can be transferred upon signing of the deed. Want to know more?

2 Bedroom(s) 142 19 m² Terrace
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+32 56 31 31 99
230 000 €

8560 Wevelgem

This property located at Lode De Boningestraat 42 in Wevelgem offers a versatile building comprising a duplex apartment and a polyvalent space, ideally situated in the heart of the city. The ground floor features an entrance hall, a multipurpose room suitable for professional use, and a separate toilet, making it well-suited for commercial activities or a home-based business. The building's central location near the train station provides convenient access to transportation and local amenities. The duplex apartment extends over two floors and includes a spacious living area, a fully equipped standalone kitchen, and a bathroom with a separate toilet. It also has two bedrooms, a laundry area, and a sunny terrace, making it suitable for comfortable living. The property is currently leased at €630 per month, offering an attractive income stream for investors or those looking to combine residence with professional activity. Built with energy efficiency in mind, the property is classified as a low-energy home, featuring double-glazed windows and gas heating. Additional features include a bicycle storage area, individual water and gas meters, and connections to essential utilities such as sewage and water supply. With a total living space of 176 square meters across two levels, this property presents a practical and flexible option in a well-connected neighborhood. Want to know more?

2 Bedroom(s) 176 1 Bathroom(s)
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+32 56 31 31 99
285 000 €

7760 Celles

Goedgelegen KWALITATIEF afgewerkt NIEUWBOUW energiezuinig DUPLEXAPPARTEMENT met 3 SLK, TERRAS en aangename grote lichtrijke leefruime! Tevens IDEALE INVESTERING met mooi RENDEMENT. In de nabijheid van winkels, en openbaar vervoer. Kleinschalige residentie. INDELING: inkom, grote lichtrijke leefruimte met TERRAS, geïnstalleerde keuken, toilet, 2 GROTE slaapkamers, 1 kleinere en badkamer (ligbad en douche) + berging/wasplaats. Parking voor de deur, ENERGIEZUINIG KWALITATIEF GEBOUW. Bezoek na afspraak met IMMO BEGUIN: ### Want to know more?

3 Bedroom(s) 125 1 Bathroom(s)
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+32 486 60 66 00
285 000 €

7760 Celles

Well-located, HIGH-QUALITY finished NEW-BUILD energy-efficient DUPLEX APARTMENT with 3 BEDROOMS, TERRACE and a spacious, bright living area! Also an IDEAL INVESTMENT with great RETURN. Close to shops and public transport. Small-scale residence. Entrance, large bright living area with TERRACE, fully equipped kitchen, toilet, 2 LARGE bedrooms, 1 smaller bedroom, and bathroom (bathtub and shower) + storage/laundry room. Parking in front of the building, ENERGY-EFFICIENT HIGH-QUALITY BUILDING. Visit by appointment with IMMO BEGUIN: ### Want to know more?

3 Bedroom(s) 125 1 Bathroom(s)
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+32 486 60 66 00
259 000 €

7711 Dottignies

Hall d’entrée avec espace vestiaire, un WC, un superbe pièce de vie baignée de lumière développant 52m2 composé d’un séjour (salon et salle à manger) avec escalier apparent, ainsi que d’une cuisine équipée ouverte avec coin repas (plaque de cuisson à induction, four, lave-vaisselle, micro-ondes, frigo, congélateur et nombreux rangements). A l’étage, un hall de nuit dessert 3 chambres à coucher de 15m2, 9m2 et 7m2 (dont 2 avec des placards intégrés et une faisant office de dressing et bureau), une salle de bains faïencée composée d’une baignoire et d’un meuble lavabo double vasque ainsi qu'une buanderie. Caractéristiques : Bel appartement DUPLEX avec ascenseur offrant de beaux volumes idéalement situé à Dottignies, proche de toutes commodités (écoles, transports en communs, commerces, axes routiers, …), chauffage par accumulateurs électriques avec compteur bi-horaire, châssis en aluminium double vitrage, superbe parquet en chêne dans la pièce de vie, spots intégrés, vidéophonie, jardin commun, 3 emplacements de parking sous-terrain et 1 emplacement extérieur privatif, électricité conforme jusqu'en 2039. TOP produit, finitions haut de gamme ! Publicité à caractère non contractuel et ne constituant pas une offre. Les propriétaires se réservent le droit de décision, d'acceptation ou non sur toute(s) offre(s) soumise(s) pour leur bien. Want to know more?

3 Bedroom(s) 116 1 Bathroom(s)
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+32 56 34 00 04
215 000 €

7700 Mouscron

Composition : Hall d’entrée, un WC séparé, buanderie, pièce polyvalente pouvant servir de bureau, une grande chambre à coucher, un séjour (salon et salle à manger), une cuisine équipée (plaque de cuisson vitrocéramique, four, hotte, évier et rangements intégrés), une terrasse. A l’étage, un hall de nuit dessert 2 chambres à coucher supplémentaires, une salle de bains composée d’une baignoire/douche, d’un meuble lavabo et emplacement pour machines à laver. De plus l’appartement dispose d’un garage. Caractéristiques : Bel appartement DUPLEX avec ascenseur, idéalement situé dans le centre-ville de Mouscron entre la gare et la Grand-Place, proche de toutes commodités (écoles, transports en communs, commerces, …), chauffage central au gaz, châssis en aluminium double vitrage, parlophone, électricité conforme, excellent PEB B, actuellement loué 850€/mois. Publicité à caractère non contractuel et ne constituant pas une offre. Les propriétaires se réservent le droit de décision, d’acceptation ou non sur toute(s) offre(s) soumise(s) pour leur bien. Want to know more?

3 Bedroom(s) 106 1 Bathroom(s)
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+32 56 34 00 04
209 000 €

7700 Mouscron

Mouscron - Duplex récemment rénovée, 3 chambres et parking comprenant : Séjour ouvert sur la cuisine équipée (taque vitrocéramique, four, frigo, congélateur, hotte, évier simple et meubles), salle de bains (baignoire, lavabo simple et meuble), une chambre (11 m²), wc séparée, balcon et emplacement de parking privatif. L'étage se compose d'un hall et deux chambres (16 et 17 m²). Châssis PVC double vitrage et bois double vitrage (Velux), chauffage central au gaz, carrelage / parquet et parlophone. Label énergétiques: PEB n° 20210927012756 - Espec: 131 kWh/m².an - Etotale: 17 131 kWh/an. Want to know more?

3 Bedroom(s) 130 1 Bathroom(s)
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+32 56 56 12 34