Charming & well-maintained home in Duffel, conveniently located in a rural setting with easy access to Mechelen–Lier and Brussels–Antwerp. This cozy home has been largely modernized since 2019 and is therefore ready to move into. On the ground floor, a cozy living room with a newly installed kitchen and a veranda create a pleasant home, ideal for entertaining guests. The laundry room and in-house garage complete the ground floor. The hallway on the first floor provides access to two bedrooms and a bathroom with a shower and toilet. The practical basement, together with the garage and garden shed, provides ample storage space. At the back of the house, you can relax on the patio and in the pleasant, surprisingly spacious garden—which is also accessible through a small gate at the rear. Thanks to its convenient location just outside the village center of Duffel-Oost, schools, shops, and the weekly market are all within walking distance. Major access roads and public transportation ensure excellent accessibility. Interested in this beautiful property? Don’t hesitate to contact us at ### or ### .
This bungalow for sale in Duffel offers a unique opportunity to acquire a spacious single-family home built in 1981, set on a generous plot of 1,643 square metres. Priced at €450,000, this property features a living area of 243 m² and is designed as a four-sided detached house with a south-facing facade, ensuring ample natural light throughout the day. The interior encompasses two bedrooms and one bathroom equipped with a bathtub. The layout includes a large entrance hall leading to a bright living room connected to the dining area and a fully equipped kitchen. Additional functional spaces include a storage room, a separate laundry area, and a guest toilet. The attic offers potential for conversion into at least two extra bedrooms, allowing for future expansion according to your needs. The property includes an integrated garage with an electric door, providing practical and secure parking. Heating is oil-fired and the windows have double glazing, contributing to energy efficiency despite the EPC rating indicating a specific primary energy consumption of 359 kWh/m²/year. While the home does not include air conditioning, alarm system, or lift facilities, its layout currently accommodates all essentials on the ground floor, including the bedrooms and bathroom. The house is set within an agrarian zoning area and is not subject to pre-emptive rights or flood risks, offering peace of mind regarding planning and environmental considerations. Located in Duffel, near the border with Sint-Katelijne-Waver, this property benefits from a tranquil setting with ample outdoor space thanks to its sizeable garden oriented to the south. The address at Heidestraat 35 D places it within easy reach of the surrounding region while maintaining privacy and rural character. Interested buyers are encouraged to contact the seller for further information or to arrange a viewing to fully appreciate the potential this bungalow holds. For inquiries, please reach out via phone at ### or email ### . This property represents a compelling offer for those seeking a versatile home with considerable expansion possibilities in a peaceful Flemish location.
2 Bedroom(s)
243 m²
1 Bathroom(s)
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This charming semi-detached residence for sale at Provinciestraat 48 in Duffel offers a comfortable living space of 120 m² set on a 134 m² plot. Priced at 378,000 €, this well-maintained home features two air-conditioned bedrooms and a fully renovated bathroom equipped with a walk-in shower, bathtub, double washbasin, and toilet. The cozy living room and spacious kitchen, both fitted with air conditioning, create a welcoming atmosphere. A practical laundry room with a recent built-in cabinet adds functionality, while the property benefits from electric heating. The home is not currently furnished and is available immediately upon deed. Outside, the property includes a partly covered garden area with a storage shed, ideal for tranquil outdoor moments. A large garage at the rear provides parking for one vehicle along with additional storage space. The residence is quietly located within a residential zone, offering easy access to local amenities including schools, shops, the weekly market, and public transportation. With convenient connections to the highways just ten minutes away and ample nearby parking, this property balances peaceful living with excellent accessibility. The energy performance certificate (EPC) indicates a specific primary energy consumption of 338 kWh/m²/year, valid until October 28, 2030. The cadastral income is 594 €, and there is no applicable VAT on the sale. This property presents a well-cared-for home with numerous advantages, ready to welcome new owners seeking a harmonious blend of comfort and location in Duffel. For further information or to arrange a viewing, please contact us directly.
Stylish duplex apartment with garden and garage in the heart of rural Duffel-West. This energy efficient duplex apartment combines space and comfort with a prime location. The apartment is in final stage of finishing and is provided with extremely high quality materials. Energy efficiency is an absolute advantage (E-level 10), thanks to underfloor heating by heat pump, solar panels, etc., resulting in a property tax exemption (5 years). You benefit from a bright open living space with fully equipped kitchen and spacious storage room, opening onto a pleasant south-facing city garden with terrace. The terrace is also accessible via a rear gate. Upstairs there are two bedrooms and a modern bathroom with shower, bathroom unit with double washbasin and a second toilet. At the back there is a very large garage box, with space for car and bicycles, compulsory purchase at €40,000 excluding VAT. The apartment enjoys a prime location right in the center of Duffel-West, close to stores, the weekly market, schools, sports and leisure facilities. Easy accessibility is guaranteed thanks to public transport, nearby train station, bicycle street and important roads between Brussels - Antwerp and Mechelen - Lier. Completion foreseen for the second half of 2026. Visit only by appointment, info without engagement at the office: ### or ###
Unique new construction triplex apartment with handsome terrace and garage in the heart of rural Duffel-West. This energy efficient duplex apartment combines space and comfort with a prime location. The apartment is in final stage of finishing and will be equipped with extremely high quality materials. Energy efficiency is an absolute advantage (E-level 10), thanks to underfloor heating by heat pump, solar panels, etc., resulting in a property tax exemption (5 years). On the second floor, enjoy a unique loft-style living space with stunning views of greenery and Ter Elst castle. This bright living space is also furnished with fully finished kitchen. This unique apartment features two full master bedrooms each with ensuite bathroom equipped with walk-in shower and toilet. The thoughtful layout offers several possibilities, e.g. ideal for families, co-housing or as an investment property / break-up property. To the rear there is a very large garage box, with space for car and bicycles, compulsory purchase at €40,000 excl. The apartment enjoys a prime location right in the center of Duffel-West, close to stores, the weekly market, schools, sports and leisure facilities. Easy accessibility is guaranteed thanks to public transport, nearby train station, bicycle street and important roads between Brussels - Antwerp and Mechelen - Lier. Completion foreseen for the second half of 2026. Visit only by appointment, info without engagement at the office: ### or ###
2 Bedroom(s)
119 m²
2 Bathroom(s)
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Discover an excellent opportunity to acquire a semi-detached residence situated in Sint-Katelijne-Waver, priced at 324,900 €. This property offers a living area of 119 m² on a 290 m² plot, featuring two bedrooms and one bathroom. Built in 1935, the house requires renovation, providing a solid foundation with considerable potential to customize according to your preferences. With a south-facing garden, ample natural light fills the living spaces, creating an inviting atmosphere. The layout includes a bright living room, a spacious dining area adjacent to the kitchen equipped with essential appliances, and a laundry room leading to the bathroom. Additional storage can be found in the basement and a sizeable utility room, accommodating your household needs effectively. The home benefits from three façades and double glazing throughout, with gas heating installed. Although the electrical installation certificate does not currently comply, the property offers an EPC rating with a specific primary energy consumption of 524 kWh/m²/year. Buyers should note the obligation to renovate the property energetically within six years of purchase to achieve at least an EPC label D. Planned improvements include interior attic insulation to enhance energy efficiency positively. The residence is free of rental commitments and is ideally positioned near key roads, shops, schools, public transport, and various amenities within walking and cycling distance, ensuring convenience for daily living. Situated within residential zoning and outside flood-sensitive areas, this property represents a strategic investment at the border of Sint-Katelijne-Waver and Mechelen, close to the R6 ring road. Its location is highly accessible while offering the tranquility of a private garden oriented to the south. For more information or to schedule a viewing, please contact us directly at ### or visit ### Take advantage of this chance to own a home with strong potential in a sought-after area.
A well-maintained family home in a prime location, exceptionally conveniently situated in Sint-Katelijne-Waver. This beautiful home has always been maintained with the utmost care and has been partially modernized over the years. For example, the living room and bedroom have been equipped with air conditioning, and a new natural gas condensing boiler was recently installed. The home is equipped with all modern comforts and, with its surprisingly spacious living area and functional layout, offers an ideal home. On the ground floor, there is a spacious and bright living room with a seating area and TV nook, a pleasant dining area, and a fully equipped kitchen. Several storage areas provide ample storage space. On the first floor, there are a total of 2 bedrooms and 2 bathrooms—1 with a bathtub and 1 with a shower. The largest bedroom can easily be divided if desired. On the second floor, there is also an attic for storage. Ample parking is guaranteed thanks to the spacious driveway and in-house garage. And if you’d rather not stay indoors, you can relax in the pleasant, sunny garden—perfectly west-facing. A unique opportunity for anyone looking for a home in a prime location in Sint-Katelijne-Waver, on a cul-de-sac in a child-friendly and quiet residential neighborhood near the village center and schools. Easy accessibility is another major advantage, with a central location between Brussels and Antwerp, a train station within cycling distance, and proximity to the bike highway. Viewings by appointment only; for more information, contact the office at ### or ###
Open House on Saturday, September 19, 2026, from 12:30 p.m. to 1:30 p.m. Discover this unique location at Berlaarbaan 243 in Sint-Katelijne-Waver: a place where tranquility and accessibility come together perfectly. Located just a few minutes from Mechelen and with easy access to the E19 toward Antwerp and Brussels, you’ll enjoy a central location with excellent transportation options. The neighborhood offers everything you need: schools, daycare, shops, and public transportation are all within walking distance. Upon entering this home, you’ll be welcomed into the entryway, which provides immediate access to the bright living room. From the living room, you reach the kitchen, which flows seamlessly into the cozy porch where you can enjoy the view of the garden. On the first floor, there are two spacious bedrooms and a bathroom equipped with all modern amenities. Additional storage space is available in the basement, accessible via the kitchen—ideal for a pantry. Outside, there is a spacious garden on a lot of approximately 1,000 m², where you can completely unwind. Furthermore, there is ample parking available. In short: a home with great potential, plenty of light and space, perfectly located in Sint-Katelijne-Waver! Renovation required—EPC F / 524 kWh/m² per year Area measurements are approximate. SI pending
Looking for a fully move-in ready semi-detached house with a spacious garden, parking space and excellent accessibility? Then this house is definitely worth a look! On the ground floor, the house has a spacious living room with an open kitchen, equipped with appliances. There is also a bathroom with a toilet, bath/shower, washbasin and connections for the washing machine. The first floor includes a multifunctional space that can serve as an office, hobby room, dressing room or sleeping area. Additionally, there is a spacious bedroom. Via a fixed staircase, you reach the attic floor, where a second bedroom is arranged. An absolute asset is the spacious west-facing garden. It has three terraces, a practical brick garden house and an additional storage space that is set up as a bar. Thanks to the semi-detached construction, the garden is also accessible from the side. An additional advantage is the driveway where at least two cars can park. The house is excellently located with easy access to the E19 and Antwerp, Mechelen and Brussels. Cyclists and sports enthusiasts will also find numerous opportunities in the area. In short: a move-in ready semi-detached house with 2 bedrooms, a multifunctional space, spacious west-facing garden, 3 terraces, practical outbuildings and parking space for at least 2 cars. Discover the house virtually: ### More information or a visit? Contact Gino Haeck ### ###
Te renoveren vrijstaande laagbouwwoning met bijgebouw op ruim hoekperceel te Sint-Katelijne-Waver. Deze vrijstaande laagbouwwoning met volledige onderkeldering bestaande uit een garage, berging en kelder alsook een afzonderlijk bijgebouw is gelegen op een mooi hoekperceel aan de Offendonkstraat en de Wilsonstraat, op een centrale locatie nabij het centrum van Sint-Katelijne-Waver. Dankzij de straatbreedte van circa 40 meter geniet het perceel van een uitstekende zichtbaarheid en tal van mogelijkheden. De ligging vormt een belangrijke troef. In de gemeentekern en binnen een straal van ongeveer 2 km bevinden zich winkels, scholen, kleinhandel en diverse dienstverleningen. Een bushalte bevindt zich op slechts 100 meter van de woning, terwijl het treinstation bereikbaar is binnen ongeveer 3 km. Bovendien geniet u van een vlotte verbinding naar de R6 en de E19. Talrijke groen- en recreatiemogelijkheden bevinden zich eveneens in de directe omgeving. De woning werd opgericht in 1965 en steeds met zorg onderhouden. Hoewel de woning zich in een degelijke staat bevindt, dringt een grondige renovatie zich vandaag aan, zowel op vlak van technieken als afwerking. Dit biedt de toekomstige eigenaar de kans om de woning volledig naar eigen smaak en hedendaagse normen in te richten. Een bijkomend voordeel is het volledig gelijkvloerse woonprogramma. De woning omvat een ruime inkomhal, een lichtrijke leefruimte met aansluitende keuken, een badkamer en twee volwaardige slaapkamers. Grenzend aan de keuken bevindt zich een gezellig overdekt terras waar het aangenaam vertoeven is. Naast de woning staat een vergund bijgebouw van circa 48 m², opgericht in 1987. Dit gebouw beschikt over twee sectionaalpoorten en werd door de huidige eigenaars gebruikt als dubbele garage met bijkomende bergruimte. Tevens zijn aan- en afvoerleidingen voor water aanwezig, waardoor het gebouw voor diverse doeleinden kan worden aangewend. Dankzij de ruime parkeermogelijkheden op eigen terrein, de interessante hoekligging en de combinatie van woning, kelder en multifunctioneel bijgebouw vormt dit pand een unieke opportuniteit voor wie op zoek is naar een renovatieproject met veel potentieel op een uitstekende locatie. Interesse en/of vragen, aarzel niet en contacteer ons kantoor te Keerbergen of Mechelen voor een bezichtiging!
This recently renovated residence for sale in Reet offers an exceptional opportunity to acquire a spacious home with versatile living options, priced at 449,000 €. Situated at Eikenstraat 242, this property features a total living area of 158 m² spread over multiple levels. The house includes two well-sized bedrooms and a multifunctional outbuilding of 32 m² that can be adapted to suit various needs, such as a home office or studio. Built in 1964 and thoughtfully updated, the interior combines modern comfort with practical layout. The ground floor welcomes you with an entrance hall featuring cloakroom space, leading into a bright and expansive living room thanks to numerous windows that fill the space with natural light. A newly fitted open kitchen is seamlessly integrated and equipped with quality appliances, providing an inviting area for cooking and entertaining. Additional amenities on this level include a separate guest toilet and a convenient storage room. On the first floor, the night hall grants access to a large master bedroom and a bathroom equipped with a walk-in shower, washbasin, and toilet. The second floor houses a generously sized bedroom that offers the potential to be divided into two separate rooms if desired. The property also benefits from a garage and ample parking space on the driveway beside the house. The south-facing garden and terrace add outdoor appeal, enhancing the overall living experience. Heating is gas-powered, and the house is fitted with double glazing throughout. It holds a valid electrical certificate and boasts an energy performance certificate (EPC) rating of 234 kWh/m² per year, reflecting good energy efficiency. The cadastral income stands at €329, and the property is not subject to VAT. Located in the pleasant surroundings of Reet, this residence enjoys a central yet peaceful setting close to the town center with shops, schools, and public transport nearby. The zoning permits agricultural use, and it is not situated in a flood-risk zone. With its blend of space, modern renovations, and flexible layout including a multifunctional additional building, this home suits buyers seeking comfort and adaptability in a welcoming environment. Interested parties are encouraged to contact us promptly at ### or visit ### for more information. This is a unique chance to own a quality property in Reet that combines functionality with contemporary living standards.
Looking for a comfortable home with all living areas on one level? This single-story home offers an excellent combination of tranquility, comfort, and a practical layout! The home is ideal for those seeking a single-level living solution, with no stairs and all amenities within easy reach. Upon entering the home, you’ll find yourself in the entryway, which provides access to the various rooms. The entryway features a separate restroom and a coat closet. The spacious living area with an open kitchen offers a beautiful view of the garden. Thanks to the many windows, this space also enjoys plenty of natural light. The open kitchen is fully equipped with appliances such as a refrigerator, oven, and induction cooktop, and features all the comforts and convenient storage space. Next to the kitchen is a large storage room with connections for a washing machine and dryer. The home also features 2 bedrooms, one of which has built-in closets, and a bathroom. The bathroom is equipped with a shower in the tub and a vanity. Finally, the home features a beautiful garden where you can relax in peace and quiet. EXTRA: * 42 solar panels * EPC C * Charging station included Schedule your visit today via our website!
This ready to move in terraced house with four bedrooms is located on the Berlarij in Lier. Thanks to this excellent location you are within walking distance of the commercial center of the city, with all necessary amenities such as stores, schools and public transport within easy reach. We enter the property through the entrance hall on the ground floor. This space, if renovated, can be used as a multipurpose room (office, practice or hobby room) and even offers possibilities as a commercial space when converted. Furthermore, this floor can perfectly serve as a storage and laundry room and was partially renovated. At the back, there is access to a small outdoor area, ideal for storage space and/or trash cans. A renovated guest toilet completes this floor.On the second floor is the living room with large windows that provide plenty of natural light. Adjacent is the fully equipped kitchen. There is also a separate toilet. The layout is practical and makes this floor particularly pleasant to use. The second and third floors together comprise four full-sized bedrooms. In addition, there is a bathroom equipped with a shower and sink. In short: An ideal family home with 4 bedrooms in an excellent location in Lier.
Energy-efficient home with garage and rear access in a prime location in Lier This charming and energy-efficient home is conveniently located on Pannenhuisstraat in Lier. A private driveway, with space for two cars, leads to the home’s entryway. From the entry hall, we enter the bright living area with an open kitchen. The kitchen is equipped with all necessary appliances and offers ample space for a cozy dining table. The kitchen also features a lovely view of the garden. At the rear of the home, there is also a separate guest bathroom. On the first floor, there are two spacious bedrooms. One of the rooms offers the possibility of creating an ensuite walk-in closet, a home office, or a connecting room, allowing the home to be configured with three bedrooms if desired. Also on this floor is the bathroom, equipped with a shower, sink, and a second toilet. From the entry hall on the ground floor, there is also access to the practical laundry room and the spacious basement. The inverter for the 15 solar panels and the home battery are also located here. Through the kitchen, you can access the pleasant garden and the spacious garage of approximately 37 m². This garage is also accessible via Ramstraat, providing a particularly convenient rear exit. In short: a move-in-ready, energy-efficient home with 15 solar panels, a home battery, a spacious garage with rear access, and an excellent location near the center of Lier, shops, schools, and major access roads.
Investment property of 3 houses and 2 garage boxes This investment project is ideal for those looking for homes to renovate with potential. The properties are located on the city outskirts of beautiful Lier with schools, approach roads and supermarkets nearby. Number 92: House to renovate with EPC 579 (F) consisting of living space, kitchen, bathroom with toilet, 2 bedrooms and attic room. Through the house you have access to garage box 1. Number 94: House to renovate with EPC 460 (E) consisting of living room, kitchen, bathroom with toilet, 2 bedrooms and attic room. Number 96: House to renovate with EPC 523 (F) consisting of living room, kitchen, bathroom with toilet, 2 bedrooms and attic room. All properties are rented out. All houses are sold together but have a separate cadastre number allowing a possible separate sale after renovation later. There are also 2 garage boxes, which are included in the price.
2-Bedroom Home in Need of Renovation with a Courtyard in 't Looks! This charming home in need of renovation is located on Regenboogstraat, in the lively neighborhood of Het Looks, within walking distance of Lier’s bustling city center. Thanks to its central location, shops, schools, public transportation, the city ramparts, and the Nete River are all nearby—ideal for those who love city living yet prefer a quiet setting. We enter the home through the entryway, which provides direct access to the kitchen and the adjoining dining area. At the rear is the spacious courtyard On the first floor is a spacious bedroom with ample space for closets and a bathroom. The bathroom is equipped with a shower, sink, and toilet. A fixed staircase leads to the attic, where you can create a second spacious bedroom. This home offers an excellent foundation for anyone looking for a renovation project in a prime location in Lier!
This charming residence for sale in Kontich offers a perfect blend of comfort, space, and modern convenience, priced at €459,000. Situated at Hoogmolenlaan 25, this well-maintained semi-detached home built in 1965 has been thoughtfully renovated to meet contemporary living standards. Boasting a generous living area of 173 m² on a 325 m² plot, the property features two spacious bedrooms measuring 17 m² and 15 m² respectively, along with a 7 m² office space ideal for remote work or study. The 30 m² living room is complemented by a functional 7 m² kitchen and a 3 m² bathroom, ensuring practical and comfortable daily living. Additional highlights include a 14 m² veranda that opens seamlessly to a west-facing garden and terrace, perfect for enjoying afternoon and evening sunlight. The house benefits from double glazing and gas heating, with all utilities connected, including water and gas. The ground floor layout includes a sizable garage of 30 m² and a dedicated laundry room, enhancing everyday functionality. The garage and additional parking spots on the driveway accommodate multiple vehicles, an important convenience in this well-regarded neighborhood. The three-sided façade with a width of 6 meters offers a spacious frontage and a bright interior filled with natural light, creating an inviting atmosphere throughout. With certified electrical installations and an energy performance certificate rating of 220 kWh/m²/year (Label C), the home balances energy efficiency with comfort. The property is not located in a flood-risk zone and holds a cadastral income of €904, emphasizing its solid standing and investment potential. Located in the residential urban area of Kontich, this property benefits from excellent connectivity to major cities such as Antwerp, Brussels, and Mechelen, making it an ideal choice for commuters seeking tranquility without sacrificing accessibility. The vibrant local environment includes easy access to schools, shops, and sports facilities within walking distance, supporting an active and convenient lifestyle. This residence stands out as a turnkey home with quality finishes and a warm ambiance awaiting its new owners. Interested buyers are encouraged to arrange a visit to experience the bright interiors and welcoming atmosphere firsthand. For further information or to schedule a viewing, please contact the listing agent promptly and take the first step towards owning this exceptional family home in Kontich.
This fully renovated residence for sale in Rumst offers a perfect blend of comfort, style, and tranquility at an attractive price of 235,000 €. Situated at Vissersstraat 41, this home boasts a total living area of 68 m² and sits on a 55 m² plot. The property features two bedrooms and a modern bathroom, along with two toilets, all designed to meet contemporary living standards. The interior includes an open and bright living space complemented by a newly installed kitchen equipped with modern appliances. Notably, the house benefits from an insulated sloped roof and a flat roof of 9.5 m² with a skylight, providing additional insulation potential. Energy efficiency is enhanced by a heat pump system, contributing to a favorable EPC score of 188 kWh/m²/year, supported by an up-to-date electrical installation certificate. Located in a quiet and child-friendly neighborhood near the park ’s Heerenbeemden, this property is ideal for those seeking peaceful surroundings without sacrificing convenience. Essential amenities such as schools, shops, and public transportation are within walking distance. The major E19 highway is also nearby, facilitating easy access to broader regional connections. Outdoors, residents can enjoy a cozy city garden and the added convenience of parking space directly in front of the house. The residence is currently unoccupied and ready for immediate transfer upon deed. This home represents an excellent opportunity for buyers interested in a turn-key property with modern comforts in Rumst’s residential area. With no preemption rights and classified under residential urban zoning, it offers both security and potential for comfortable living. To arrange a viewing or obtain further information about this inviting property, please contact the seller referencing Immovlan RBW34545 or seller reference 3594. Don’t miss the chance to acquire a stylish residence combining practical features and a prime location at 235,000 €.
This charming residence for sale is ideally situated in Lier at Eeuwfeestlaan 92, offered at the price of €344,000. Featuring two spacious bedrooms and a well-appointed bathroom with a walk-in shower, this urban family home balances comfort and practicality. The ground floor welcomes you with a bright living room and a dining area that enjoys abundant natural light. The fully equipped kitchen is complemented by an adjacent veranda leading to a fully enclosed south-facing garden, perfect for outdoor relaxation. Additionally, the property includes a private garage with a sectional door and rear access, enhancing convenience and security. The interior layout is thoughtfully designed to optimize space and functionality. On the upper floor, a large landing provides direct access to two sizeable bedrooms measuring approximately 10 and 13 square metres each, along with an additional toilet. The home also benefits from a practical city cellar for extra storage needs. The garden is neatly arranged with a generous terrace and a spacious storage shed, all enclosed within a fenced perimeter ensuring privacy. Recent improvements include an insulated roof, cleaned facade (2021), a renovated bathroom (2025), and a new condensing boiler installed in 2025. Electrical installations comply fully with current standards, and there is no renovation obligation for the new owner. Positioned just outside the centre of Lier, the property enjoys excellent local amenities within easy reach. Nearby you'll find the station, schools, supermarkets, public transport options, and various shops, with the Grote Markt accessible on foot via shopping streets. This residence offers an attractive opportunity for buyers seeking a comfortable home in a residential urban setting without compromising on convenience. For further information or to arrange a viewing, please contact us at ### or via email at ### . Take advantage of the upcoming open house on 19 September from 13:00 to 15:00 or explore the home through our 360° virtual tour on ###