We Invest Liège et Cyril (0499/36.01.12) vous propose ce bel appartement de 72 m² (selon le PEB), situé au 2ᵉ étage d'une petite copropriété. Cet appartement se compose de deux chambres, un hall, un séjour, d'une salle de bain, d'une cuisine séparée et d'un balcon. Il bénéficie également d'un PEB C et d'une situation idéale à proximité des principaux axes autoroutiers, de Belle-Île et du centre-ville de Liège. Vous pourrez rejoindre facilement ces différents points en voiture, à pied ou à vélo grâce au RAVeL situé à proximité. À rafraîchir selon vos envies, ce bien représente une excellente opportunité, que ce soit pour un premier achat ou pour un investissement. Son emplacement stratégique, sa configuration et son potentiel en font un bien à découvrir sans tarder. Atout supplémentaire, l'appartement dispose d'une cave privative. Pour plus de renseignements ou planifier une visite contactez Julien au ###
This spacious apartment for sale is located at 21 Caserne Street in the peaceful town of Houffalize, within the postal code 6660. Offering a generous living area of 110 m², this property features two bedrooms, a bright and roomy living room, and an open kitchen that enhances the sense of space and modern living. The accommodation also includes a shower room with a toilet and a welcoming hall, providing practical layout and comfort. Additionally, there is a small attic of approximately 12 m² with the potential to open up access to a larger attic space of around 45 m² situated directly above the apartment. Heating is provided by electric radiators complemented by air conditioning for added comfort throughout the seasons. Located in a calm setting close to the center of Houffalize, this apartment benefits from proximity to a small children's playground, contributing to a pleasant and family-friendly environment. The building has only one façade, and the apartment is equipped with double glazing that helps maintain energy efficiency. Although the property is not classified as a low-energy dwelling, it benefits from an energy performance certificate rating of C, reflecting reasonable energy performance for this type of home. The cadastral income is registered at €250, with very low maintenance costs of €1 reported, and no VAT applies to this transaction. Offered at the competitive price of €185,000, this apartment represents an excellent opportunity for buyers seeking a well-sized home in Houffalize. Its convenient location, functional layout, and potential attic expansion make it an attractive option on the market. For further information or to arrange a viewing appointment, interested parties are encouraged to make contact promptly to explore this appealing property firsthand.
2 Bedroom(s)
110 m²
1 Bathroom(s)
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This bright and fully equipped studio apartment is offered for sale at €180,000 in Koksijde, located on avenue Professeur Blanchars 12, 502. Situated on the fifth floor of a well-maintained building constructed in 1992, the property features a functional layout designed to accommodate up to five people, making it an excellent option for rental or personal use. The studio measures 32 m² of living space complemented by a 5 m² terrace, providing a pleasant outdoor area to enjoy the surroundings. The interior includes one bathroom and benefits from double glazing and electric heating, ensuring comfort throughout the seasons. The apartment is sold fully furnished and ready for immediate occupancy or rental. It comes with a private indoor parking space of 8 m², suitable for one car, and there is an option to purchase an additional underground parking spot capable of housing five bicycles and one car for €30,000. Despite lacking air conditioning and a heat pump, the property maintains an energy consumption rate of 161 kWh/m²/year, reflecting moderate energy use. Monthly maintenance costs are set at €67, with no VAT applicable on the sale. The cadastral income amounts to €124, which may be relevant for fiscal considerations. Located in Koksijde, this studio benefits from its proximity to shops and natural attractions such as the protected dune area and the sea, offering opportunities for leisurely walks and outdoor activities. The address is ideal for those seeking a coastal residence with practical amenities nearby. Interested buyers are encouraged to contact the agency for further information and to arrange a visit to this attractive studio in a sought-after coastal setting.
1-Bedroom Apartment with Terrace This rented one-bedroom apartment offers an attractive investment opportunity in a central location. Situated on the ninth floor, it features beautiful views and a practical layout. Thanks to its convenient location, shops, schools, public transportation, and the city center are all within easy reach. Location The apartment is located in a central residential area with all daily amenities within easy reach. Shops, supermarkets, schools, restaurants, and sports facilities are within walking distance. Public transportation is also easily accessible, and thanks to the proximity to major thoroughfares, you’ll enjoy excellent connections to surrounding municipalities. Layout The apartment consists of an entryway, a bright living area, a kitchen equipped with an electric cooktop and a range hood, a practical storage room, one bedroom, a bathroom featuring a bathtub, a single sink, and a toilet, and a terrace. The living area provides access to the kitchen, the bedroom, and the terrace. The apartment is located on the ninth floor and is accessible by elevator to the eighth floor; from there, the top floor is reached via a staircase. Extras -Rented apartment, attractive as an investment -Elevator available -Located on the 9th floor * Listed area/dimensions are approximate. Area as per EPC. * Urban planning information pending. GMO and MVO pending.
This spacious duplex apartment, located at Bruggestraat 31/2 in the heart of Tielt, offers a generous living area of 104 m² and is offered for sale at the price of 180,000 €. Situated on the first floor of a building dating back to 1958, the apartment has undergone a complete renovation in 2010, ensuring it is ready for immediate occupancy without any need for additional work. The residence benefits from a practical layout accessible via stairs, as there is no elevator in the building. Upon entering, you are welcomed by an entrance hall featuring a separate toilet and direct access to a bright living space of 28.5 m² that combines both sitting and dining areas. Adjacent to this is a well-equipped open kitchen spanning 7 m², fitted with modern appliances including a cooktop, hood, sink, refrigerator, oven, and dishwasher. The apartment also contains a spacious bathroom fitted with a bathtub, shower, and double washbasin with cabinetry, alongside a convenient storage room of 3 m². The upper level houses two comfortable bedrooms measuring 14 m² and 14.5 m² respectively, as well as a technical or storage room of 4 m². Additional storage needs are met by a large, dry cellar space that is ideal for extra belongings. The property features double glazing throughout and is heated by an energy-efficient gas central heating system with a high-performance boiler. The energy performance certificate rates the apartment with an EPC value of 256 kWh/m²/year and a corresponding energy label C. It also benefits from a compliant electrical installation valid until 2037 and has been confirmed safe from asbestos concerns. A charming communal courtyard adds an outdoor element to the property, complemented by a private terrace of approximately 10 m². Located centrally in Tielt, this duplex benefits from excellent proximity to local amenities such as shops, bakeries, butchers, and public transport options, all within walking distance. Street parking is readily available in the vicinity with resident parking permits to facilitate convenience for residents and visitors alike. The property is not subject to any urban planning restrictions or flood risk zones and does not come with any pre-emptive rights. Offered at a starting price of 180,000 €, this well-maintained and spacious apartment presents an attractive opportunity for buyers seeking comfortable urban living in Tielt. For further information or to arrange a viewing appointment, please do not hesitate to make contact with the selling agent.
This charming holiday duplex (with an attractive rental yield) is ideally located in the green heart of Limburg, surrounded by nature, extensive cycling and walking routes and numerous recreational opportunities. Its peaceful location at the edge of the estate, on the first floor and right at the end of the corridor, guarantees maximum privacy and a wonderful holiday atmosphere in the Limburg landscape. The living area with sitting and dining area connects to the open, fully equipped kitchen. The sunny terrace is the perfect place to relax. There is also a bathroom with shower, washbasin and toilet. The upper floor features two full-size bedrooms and a second bathroom with washbasin and toilet. The property is subject to a long-lease system. Private rental is permitted and free resident parking is available. STARTING PRICE: €89,000 Nearby attractions: Kelchterhoef (5 min) Bokrijk / cycling through the water (10 min) Hasselt (30 min) Labiomista Genk (15 min) C-mine Genk (15 min) Kattevennen nature and recreation area (15 min) Additional assets: rental yield of €500/week – €850/month partially renovated in 2020 2 bathrooms spacious sunny terrace move-in ready This apartment is for sale WITHOUT an estate agent, via Smart Houses! For further information or a viewing, contact the owner directly on ###
EXPERTISSIMMO offers this property in the municipality of SCHAERBEEK (Docks / Verboekhoven area). Located close to public transport and all amenities, this charming dual-aspect apartment (approx. 70 m²) boasts a superb, unobstructed view. It is situated on the 4th and top floor of an eclectic-style building (built in 1903) with low service charges and no elevator. The apartment includes one bedroom, a southeast-facing rear terrace, and a cellar. The layout is as follows: Bright living room (approx. 23 m²) – Kitchen – Bedroom (approx. 15 m²) with access to the rear terrace and the spacious bathroom (bathtub, sink, washing machine connection, separate toilet) – Cellar. ENERGY: Individual gas condensing boiler (2024) – Double-glazed windows (wood and PVC, 2002) – Compliant electrical system – EPC rating G. PRICE: €175,000. The owner reserves the right to accept or reject any offer. This listing is for information purposes only and is non-contractual. AVAILABILITY: 9-year lease; option to terminate with 6 months' notice for personal occupancy, effective from the date of signing the formal deed of purchase. Planning information and floor plans available upon request. For information and viewings: ### & ### ------ VIRTUAL TOUR: ### ------
This well-maintained apartment for sale in Eeklo offers a comfortable and practical living space of 85 square metres on the second floor of a four-storey building. The apartment features a private entrance hall with space for a coat rack, leading to a bright and spacious living room with a dining area and pleasant views. Adjacent to the living room is a fully equipped and functional kitchen. The property includes one bathroom measuring 6 square metres, fitted with a bathtub, toilet, and a renovated washbasin unit. A generous bedroom of 13 square metres provides ample space for additional storage furniture. Additional amenities include a private basement storage room of 3 square metres, a communal bicycle storage area, and a waste disposal room in the basement level. The building is secured with an intercom system and accessible by lift. Built in 1988, this apartment has been kept in excellent condition and benefits from a valid electrical compliance certificate. It boasts an energy performance certificate (EPC) rating of C, with a specific primary energy consumption of 201 kWh/m²/year, indicating good energy efficiency. The apartment is also certified as asbestos-safe. There is the possibility to acquire a garage separately, enhancing the convenience for residents with vehicles. Positioned on the second floor with two facades, the property enjoys good natural light and is situated within an urban residential zoning area, safe from flood risk zones. Located close to the centre of Eeklo, this apartment is ideally placed within walking distance of shops, public transport, and other local amenities, making it suitable either as a starter home or as a hassle-free investment. The asking price for this property is 165,000 euros, excluding VAT. Prospective buyers interested in viewing this apartment are encouraged to make contact for further information or to arrange a visit. This opportunity combines practical living space with a convenient location in Eeklo’s residential area.
This spacious two-bedroom apartment is situated in Liège at Quai Churchill 33, offering 82 square meters of living space on the fourth floor of a residential building constructed in 1963. The property features a large living room measuring 28m², a kitchen of 8m² requiring renovation, and a bathroom equipped with a shower. In addition to the main living areas, the apartment includes a hall with storage, a separate toilet, and two bedrooms sized approximately 14m² and 11.5m² respectively, the latter benefiting from a balcony. The layout is thoughtfully designed, encompassing a night hall that connects the bedrooms and sanitary facilities. This residence is currently unoccupied and will be available upon deed transfer. The building is equipped with an elevator for convenient access to the apartment located on the third floor (counting from ground level). Heating is provided by an oil-fired system. Energy performance is rated B with a specific consumption of 168 kWh/m²/year, consistent with the EPC reference number 20260624000756 valid until June 2036. The property's cadastral income stands at €939, and it is not subject to VAT. Electrical installation certification is not applicable for this unit. The apartment offers two façades, enhancing natural light and ventilation. Located in a calm area between the Meuse River and the Dérivation canal, this property benefits from proximity to local amenities and services while providing a peaceful environment. Priced at €169,000, this apartment represents an excellent opportunity for buyers interested in renovation projects within Liège. For more information or to arrange a viewing, please contact the estate agency B.I.V. at ###
This modern ground floor apartment is available for sale in Spiere-Helkijn at the attractive price of €160,000. Situated within a newly built, small-scale residential project comprising five high-quality apartments, this home combines contemporary living comfort with sustainable technology and timeless architectural design. The apartment offers a well-planned living space of 55 m² featuring one bedroom, one bathroom, and a separate toilet, along with practical amenities such as a laundry area. Residents will also appreciate the inclusion of double-glazed windows ensuring energy efficiency and sound insulation, complemented by an overall EPC rating of A. The property benefits from thoughtful details including a secure intercom system and lift access within the building, facilitating ease of entry and mobility. This apartment enjoys a triple-aspect façade and includes a private terrace, perfect for outdoor relaxation. Additional conveniences like water connections and communal bicycle storage contribute to the practicality of the residence. Optional purchases are available for garage spaces, parking spots, or individual storage units, offering flexibility to meet various lifestyle needs. Please note that VAT is applicable on the purchase price. Located in the peaceful setting of Spiere-Helkijn, this apartment provides a quiet living environment while maintaining good accessibility to surrounding areas. The development supports sustainable living through features such as rainwater recovery systems and uses durable materials for high-quality finishing. Currently unoccupied and ready for occupancy, this apartment presents an excellent opportunity for those seeking a stylish, energy-efficient home in the region. For further information or to arrange a personal viewing, please do not hesitate to contact us today.
This modern apartment for sale is located at Zwevegemsestraat 20 in Kortrijk and is priced at €190,000. Situated on the ground floor, this 59 m² residence offers a comfortable living space with one bedroom and one bathroom. The apartment benefits from double glazing and features a private terrace, enhancing its appeal with outdoor space. Additional amenities include an intercom system and lift access, ensuring convenience and security within the building. The apartment is part of the new Residentie VENUSTA, a development scheduled for completion in 2027, combining elegance and modern architecture with advanced climate control technologies such as an all-in-one climate system using the latest heat pump techniques for heating, cooling, and ventilation. Residentie VENUSTA comprises two commercial spaces, eight apartments, and one penthouse, each finished comprehensively with attention to detail. The apartments range from one to three bedrooms and each unit has its own terrace, highlighting a unique identity while integrating state-of-the-art systems. Positioned close to the heart of Kortrijk, this development offers a prime location near key city landmarks like the station and Grote Markt. The Zwevegemsestraat has recently undergone significant revitalization focusing on residential comfort, mobility, and local amenities, providing residents with a vibrant urban environment that blends historical charm and contemporary life. Offering the possibility of purchase under 6% VAT, this property represents a compelling opportunity in Kortrijk’s dynamic market. Prospective buyers are encouraged to contact the seller for further information or to arrange a viewing appointment. The sales team is available to guide interested individuals through the project details to find the apartment best suited for their lifestyle and future plans. With its modern design, efficient systems, and strategic location, this apartment is a noteworthy choice for anyone looking to invest in quality housing within Kortrijk’s city center.
Ideal for investors or first-time buyers... a very bright apartment with a garage, rented since 2014, located on the 5th floor at the rear (with elevator) of a residence just steps from downtown, the university, shops, and the Ravel... with a breathtaking view of the city, covering an area of approximately 50 m², including an entryway, a very bright living room of approximately 22 m² with an unobstructed view, a fully equipped kitchen (stovetop, range hood, refrigerator, cabinets, etc.), a bathroom (shower option) with a toilet. Additional features: private locked garage, attic storage space, electrical system compliant through 2035, fire-rated door, and double-glazed wood window frames (2009). This apartment has been rented to the same tenant since 2014 and is currently renting for €689/month, excluding utilities (very low owner-paid utilities). Net rental yield: 3.63%/year – Energy Performance Certificate (PEB): C (192 kWh/m²/year - Total Energy Consumption: 9,715 kWh/year - 20260918051399) Estimated monthly rent: €927. Available 6 months after closing. Viewings and inquiries: AD-IMMO ###
Property One presents this spacious four-bedroom apartment ideally located in the municipality of Schaerbeek, in the sought-after Botanique / Sainte-Marie district, close to shops and public transport. Occupying the second and third (top) floors of a small building without common charges and without a lift, the property offers generous volumes and strong layout potential. It comprises a living room, a kitchen, four bedrooms, and a bathroom. A cellar in the basement completes the property. Please note that the top floor, comprising the bathroom and three bedrooms, is currently not regularised with the urban planning authorities. However, a preliminary study has already been carried out in order to obtain a favourable opinion, thus offering the buyer a prospect of regularisation. The apartment benefits from high ceilings and represents an attractive opportunity for a large family or an investor in a central and dynamic neighbourhood. The heating system is individual, ensuring controlled energy consumption. A rare opportunity in a highly sought-after area. Surface areas are provided for information purposes only and the information contained in this listing is non-contractual. More information about the location is available on our website: ###
Property One presents this one-bedroom apartment ideally located in the municipality of Schaerbeek, in the sought-after Botanique / Sainte-Marie district, within immediate proximity of shops and public transport. Located on the first floor of a small building without common charges and without a lift, the property comprises a pleasant living room, a kitchen, a large bedroom, as well as an additional room offering the possibility to create a spacious bathroom according to your needs. A cellar in the basement completes the property. The apartment benefits from high ceilings and offers interesting renovation potential, making it ideal both for a first purchase or an investment. An opportunity not to be missed in a central and dynamic neighbourhood. Surface areas are provided for information purposes only and the information contained in this listing is non-contractual. More information about the location is available on our website: ###
Faire offre à partir de 135.000 euros. L'Immobilière Wolfs a le plaisir de vous présenter ce charmant appartement duplex, idéalement situé à proximité du centre ville de Liège. Entièrement rénové, vous apprécierez son cachet préservé et sa luminosité intérieure. Actuellement loué, cette offre se positionne également comme une excellente opportunité d'investissement. Sous-sol : une cave. Rez-de-chaussée : hall d'entrée commun. 2ème étage : hall d'entrée, toilette indépendante, living (salon, salle à manger) avec cuisine ouverte. 3ème étage : grande chambre avec coin salle de douches (lavabo, douche). Divers : superficie habitable : +/- 62 m², double vitrage en PVC, électricité en conformité, chauffage central au gaz de ville, compteurs électrique et gaz séparés, loyer actuel de 675 € / mois. Informations énergétiques : PEB No. : 20230413003340, PEB : C, E spec : 171 kWh/m².an, E totale : 10 586 kWh/an. A DECOUVRIR ! Plus d'infos et plans téléchargeables sur ### !
F.O. àpd 149.000 € L'Immobilière Wolfs vous présente cet agréable duplex avec emplacement de parking, faisant partie d'une agréable copropriété dans une charmante ferme de caractère rénovée. Idéal pour un premier achat ou en vue d'un investissement, ce bien en excellent état général profite également d'une situation stratégique au centre de toutes commodités ! 2ème étage : living de +/- 65 m² comprenant salon, salle à manger et cuisine équipée ouverte, salle de douche (douche, lavabo et toilette). 3ème étage : une spacieuse chambre de +/- 25 m². Divers : double vitrage PVC, chauffage central au gaz de ville, compteurs indépendants (eau, gaz et électricité), parlophone, superficie habitable : +/- 92 m², charges communes : +/- 138 €/trimestre (électricité des communs, rémunération du syndic et fonds de réserve). Informations énergétiques : PEB No. : 20260924002055, PEB : D, E spec : 303 kWh/m².an, E totale : 19.933 kWh/an. A DECOUVRIR SANS TARDER ! Plus d'infos et plans téléchargeables sur ### !
EXPERTISSIMMO is pleased to present, in the municipality of SCHAERBEEK (between the Docks and Boulevard Lambermont), a one-bedroom flat with a floor area of approximately 62 m² (PEB figures), situated on the first floor of a three-storey block with NO service charges. Situated close to shops and public transport, the flat comprises: a cosy living room of approximately 20 m²; a functional kitchen; a bathroom; a spacious bedroom of approximately 22 m² at the rear of the property, in a quiet location; and a private cellar in the basement. MISCELLANEOUS: Spacious communal hall, serving the building’s three flats and providing space to store bicycles – Ideal as a rental investment: the property is already let, generating immediate income – High-quality finishes throughout the flat, which was fully renovated in 2018. ENERGY: Gas heating – Double-glazed WOODEN window frames – Electricity compliant – Energy Performance Certificate (EPC) rating D. AVAILABILITY: Available immediately upon signing the deed. Planning information available on request. PRICE: €185,000. The owner reserves the right to accept or reject any offer. Information provided for guidance only and is not contractually binding. Don’t delay – come and view it now!! Enquiries and viewings: ### & ### ------ VIRTUAL TOUR: ### ------
APPARTEMENT situé au 3 ème étage d' un bâtiment Infinity Immo a le plaisir de vous présenter ce charmant appartement rénové en 2021 idéalement situé à LIEGE, situation idéale, bénéficie de nombreuses commodités de proximité accessibles à pied. Parfait pour un couple, un étudiant ou un investisseur. Composition du bien : Dès l'entrée, vous apprécierez son ambiance chaleureuse, sublimée par son ancien plancher en bois et sa belle luminosité L’appartement se compose d’un hall d’entrée de 2 m², d’une salle de séjour agréable de 15 m² , d’une cuisine semi-équipée de 11 m², d'une chambre de 20 m² , d’une salle de douche bien agencée de 2 m². Ce bien est complété par une cave privative. Une belle opportunité de créer un espace extérieur sur le toit avec vue sur les coteaux sous réserve d'un permis d'urbanisme. Ce bien est actuellement loué 685 euros ( mensuellement hors charge) La rue est facile pour se garer et majoritairement gratuite ou riveraine mais pas payante. Les + de ce bien -Chaudière au gaz individuelle -Châssis PVC double vitrage -Électricité CONFORME - RC à définir -Performance énergétique (PEB) PEB : D - 305 kWh/m².an (17334 kWh/an - N° 20260622057614) Visites & Contact ### | ### Personne de contact sur place : Stéphanie Gavroye Que vous recherchiez votre premier logement, un pied -à-terre plein de charme ou un investissement, ce bien offre un excellent équilibre entre cachet, confort et potentiel d'aménagement!
SYMPATHIQUE APPARTEMENT situé au 2 ème étage d' un bâtiment Infinity Immo a le plaisir de vous présenter ce sympathique appartement rénové en 2021 idéalement situé à LIEGE, situation idéale, bénéficie de nombreuses commodités de proximité accessibles à pied. Parfait pour un couple, un étudiant ou un investisseur. Composition du bien : Dès l'entrée, vous apprécierez son ambiance chaleureuse, sa belle luminosité ainsi que ses équipements récents en font un bien où il fait bon vivre. Pensez pour un quotidien confortable il se compose d’un hall d’entrée de 4 m², ( avec rangement ) , d’une salle de séjour lumineuse de 15m² , d’une cuisine semi-équipée de 9m², d'une chambre ou un bureau de 8 m² ainsi qu'une deuxième chambre de 8 m² , d’une salle de douche bien agencée de 5 m². Ce bien est complété par une cave privative. Ce bien est actuellement loué 695 euros ( mensuellement hors charge)). La rue est facile pour se garer et majoritairement gratuite ou riveraine mais pas payante. Les + de ce bien -Chaudière au gaz individuelle -Châssis PVC double vitrage -Électricité CONFORME - RC à définir -Performance énergétique (PEB) PEB : C - 231 kWh/m².an (13142 kWh/an - N° 20260622057404) Visites & Contact ### | ### Personne de contact sur place : Stéphanie Gavroye Que vous recherchiez votre premier logement, un pied -à-terre plein de charme ou un investissement, ce bien offre un excellent équilibre entre cachet, confort et potentiel d'aménagement!
APPARTEMENT situé au première étage d' un bâtiment Infinity Immo a le plaisir de vous présenter ce charmant appartement rénové en 2021 idéalement situé à LIEGE, situation idéale, bénéficie de nombreuses commodités de proximité accessibles à pied. Parfait pour un couple, un étudiant ou un investisseur. Composition du bien : Dès l'entrée, vous apprécierez son ambiance chaleureuse, sublimée par son ancien plancher en bois et sa belle luminosité L’appartement se compose d’un hall d’entrée de ? m², d’une salle de séjour agréable de ? m² , d’une cuisine semi-équipée de ?m², d'une chambre de ? m² , d’une salle de douche bien agencée de ? m². Ce bien est complété par une cave privative. Une belle opportunité de créer un espace extérieur sur le toit avec vue sur les coteaux sous réserve d'un permis d'urbanisme. Ce bien est actuellement loué 675 euros ( mensuellement HORS charges ). La rue est facile pour se garer et majoritairement gratuite ou riveraine mais pas payante. Les + de ce bien -Chaudière au gaz individuelle -Châssis PVC double vitrage -Électricité CONFORME -Performance énergétique (PEB) PEB : D - 305 kWh/m².an (17334 kWh/an - N° 20260622057614) - RC à définir Visites & Contact ### | ### Personne de contact sur place : Stéphanie Gavroye Que vous recherchiez votre premier logement, un pied -à-terre plein de charme ou un investissement, ce bien offre un excellent équilibre entre cachet, confort et potentiel d'aménagement!
1 Bedroom(s)
57 m²
1 Bathroom(s)
New properties appear every day. We'll keep looking for you. Set an alert and we'll do the rest.