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  • 31 Ashwood Crescent in Toronto: Princess-Rosethorn House for sale (Toronto W08) : MLS®# W13030338

    31 Ashwood Crescent Princess-Rosethorn Toronto M9A 1Z2
    Main Photo: 31 Ashwood Crescent in Toronto: Princess-Rosethorn House for sale (Toronto W08) : MLS®# W13030338

    31 Ashwood Crescent Toronto M9A 1Z2 Princess-Rosethorn

    $2,749,999
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W13030338
    Bedrooms:
    4
    Bathrooms:
    3
    A private retreat in the heart of the city-where Muskoka-inspired living meets everyday Toronto convenience. 31 Ashwood Crescent is a highly desired detached bungalow with 3+1 bedrooms, 3-bathrooms , ideally situated in the exceptional community known as "The Manor." Professionally designed, beautifully updated, and meticulously maintained, this 4400+ square foot home sits on a generous pie-shaped lot, offering an impressive sense of space both indoors and out. The backyard is a true sanctuary, complete with a large covered deck, outdoor fireplace, hot tub, towering fence, and a large shed, a space perfect for relaxing evenings or effortless entertaining, big enough for a pool! The stunning kitchen is both refined and functional, featuring stainless steel appliances, a gas stove, travertine flooring, tons of built-in storage, a well-appointed breakfast bar, and elegant high ceilings. It flows seamlessly into bright, inviting living and dining areas, highlighted by a stylish hosting bar and a striking gas fireplace that anchors the space. The primary suite is a serene escape, offering a large walk-in closet and a luxurious five-piece ensuite with a deep soaker tub and walk-in rain shower. Completing the main level are two more large bedrooms and a well-appointed 4-piece bathroom. The lower level adds incredible versatility, featuring a private office ideal for working or hosting clients from home, a huge family room, and an additional bedroom for guests or extended family. A large, bright laundry room with multiple sinks, cold storage room, and a dedicated home gym complete this expansive lower level. With a rare two-car heated garage/workshop with storage, parking for up to six vehicles, and the added peace of mind of a Generac generator, this home delivers both comfort and practicality in one of the area's most sought-after communities. A refined blend of elegance, lifestyle, and space-this is Muskoka living in the city. Some outdoors photos altered using AI. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 903 3900 Yonge Street in Toronto: Bedford Park-Nortown Condo Apartment for sale (Toronto C04) : MLS®# C12886540

    903 3900 Yonge Street Bedford Park-Nortown Toronto M4N 3N6
    Main Photo: 903 3900 Yonge Street in Toronto: Bedford Park-Nortown Condo Apartment for sale (Toronto C04) : MLS®# C12886540

    903 3900 Yonge Street Toronto M4N 3N6 Bedford Park-Nortown

    $2,499,000
    Residential Condo & Other
    Status:
    Active Under Contract
    MLS® Num:
    C12886540
    Bedrooms:
    2
    Bathrooms:
    3
    This is the one! A spacious condo that has been completely and meticulously renovated with the highest quality materials and finishes, situated in a prime North Toronto neighbourhood. Bespoke cabinetry and designer finishes throughout. 2100 sq ft of thoughfully redesigned space with an abundance of natural light from floor to ceiling windows overlooking a lush landscape. This open concept condo is designed as a flexible, flowing space, allowing it to adapt easily to different lifestyles and needs. The main living area combines kitchen, dining and living room into one cohesive space. The kitchen anchors the layout with integrated Miele appliances and a 12 foot long island with quart counter that can function as a food-prep area, casual dining spot, work surface or entertaining hub. Adjacent to the kitchen is a versatile space that can have multiple uses: a den, an office, a breakfast nook, a computer alcove. Furniture placement - rather than architecture- defines how the space is used. Optionally, this area may be enclosed as a more private space. Concierge service is 24/7 and very helpful. Great amenities include a party room, an indoor pool, a gym and an outdoor terrace overlooking a tranquil water feature. And the location is so convenient. York Mills subway station is only steps away and the Yonge Street bus stop is right out front. There are lots of shops and restaurants along Yonge Street. A full service Loblaws is 1 block away. Don Valley Golf Course (a public 18 hole course) is just north on Yonge. There are beautiful parks and nature trails nearby. The 401 is a short drive and you can be downtown in 20 minutes. You are going to love living here! More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 276 Crawford Street in Toronto: Trinity-Bellwoods House for sale (Toronto C01) : MLS®# C13036768

    276 Crawford Street Trinity-Bellwoods Toronto M6J 2V8
    Main Photo: 276 Crawford Street in Toronto: Trinity-Bellwoods House for sale (Toronto C01) : MLS®# C13036768

    276 Crawford Street Toronto M6J 2V8 Trinity-Bellwoods

    $2,300,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C13036768
    Bedrooms:
    9
    Bathrooms:
    6
    Rarely does a downtown investment of this calibre come to market. Introducing 276-278 Crawford St - two side-by-side freehold multiplexes on an extraordinary combined 50-foot frontage on one of Toronto's most storied streets, in the heart of Trinity Bellwoods. Being sold together, these income-producing assets comprise 11 separate residential units, 2 laneway-fronting garages, and 5 parking spaces - a compelling blend of scale, stability, and long-term upside in a location where demand rarely lets up. This is the kind of asset sophisticated investors wait for: best-in-class residential income in one of the city's most coveted neighbourhoods, steps from Trinity Bellwoods Park, Ossington's celebrated retail corridor, and the restaurants and energy of Little Italy. A proven address, top-tier tenancy appeal, and irreplaceable urban positioning make this a rare opportunity to secure a meaningful foothold in prime downtown Toronto. In a market where true trophy multiplexes are few and far between, Crawford doesn't just check boxes - it sets the bar. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 159 Wimbleton Road in Toronto: Edenbridge-Humber Valley House for sale (Toronto W08) : MLS®# W13084668

    159 Wimbleton Road Edenbridge-Humber Valley Toronto M9A 3S8
    Main Photo: 159 Wimbleton Road in Toronto: Edenbridge-Humber Valley House for sale (Toronto W08) : MLS®# W13084668

    159 Wimbleton Road Toronto M9A 3S8 Edenbridge-Humber Valley

    $2,249,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W13084668
    Bedrooms:
    4
    Bathrooms:
    4
    This sunshiny & fully renovated beauty, in coveted Edenbridge-Humber Valley, known for its family atmosphere, and quiet tree-lined streets, appeals to many. Down-sizers will especially love the ease of living on one level, with a highlight being the spacious, redesigned & elegant primary suite with glamorous bath & dressing room. The finishings are timeless & of the highest quality, including rift & quartered solid white-oak flooring, solid core doors, beautiful chef's kitchen with best quality appliances, centre island & high-end hardware. The walk-out to a secluded covered porch offers a quiet place to enjoy morning coffee, or refreshments on a summer evening. The front hall staircase leads to a private bedroom suite with full bath, something any teen would love. The sizeable lower level offers a cozy rec room, 4th bedroom, full bath & a separate walk-out, offering another place for a teen to love! This setting is spectacular, being a short stroll to re-vamped Humbertown Plaza, home to a vibrant mix of shops & dining. An easy walk to Humber Valley Public School, within the Richview Collegiate catchment area, near some of Toronto's best golf, 15 minutes to airport makes this a perfect place to call your next home. This is truly a must-see! Don't wait on it, call us now for a private viewing. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 716 8 Temple Avenue in Toronto: South Parkdale Condo Apartment for sale (Toronto W01) : MLS®# W13037696

    716 8 Temple Avenue South Parkdale Toronto M6K 1C7
    Main Photo: 716 8 Temple Avenue in Toronto: South Parkdale Condo Apartment for sale (Toronto W01) : MLS®# W13037696

    716 8 Temple Avenue Toronto M6K 1C7 South Parkdale

    $2,164,900
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    W13037696
    Bedrooms:
    3
    Bathrooms:
    2
    Welcome to 8 Temple by Curated Properties, a rare opportunity to own in one of Toronto's most exciting, future-forward communities. Located by Liberty Village, this residence blends boutique design with elevated lifestyle amenities, with anticipated occupancy in 2029. Designed by internationally acclaimed Chapi Chapo Design, the building delivers modern, curated living with one of the city's most impressive rooftop amenity collections. This exceptional 3-bedroom, 2-bath residence offers 1,397 sq. ft. of beautifully planned interior space plus an extraordinary 685 sq. ft. private terrace, a true extension of your living space and perfect for entertaining, outdoor dining, and relaxing under the skyline. The spacious layout features expansive rooms, a generous living and dining area, and a contemporary kitchen designed with quartz countertops, european high-performance appliances, designer hardware, concealed hinges, and soft-close cabinetry. The thoughtful floor plan provides ideal separation between the primary retreat and secondary bedrooms. The primary suite features a walk-in closet and private 3-pc ensuite, while the additional bedrooms offer flexibility for family living, guests, or a home office. Large windows invite natural light throughout, creating a bright and welcoming atmosphere.Residents will enjoy a lifestyle defined by convenience and luxury, including concierge service, kids club and a spectacular 15th-floor rooftop kitchen, BBQ, a sky lounge, outdoor theatre, outdoor saunas, Gym, strength and conditioning outdoor studio, and a rooftop pickleball court overlooking the city.Steps to the waterfront, transit, parks, and the dining and nightlife of King West, this home offers an unmatched connection to the best of Toronto. Inspired design, expansive indoor-outdoor living, and an unbeatable location, this is Curated living at its finest. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 156 Craighurst Avenue in Toronto: Lawrence Park South House for sale (Toronto C04) : MLS®# C12978878

    156 Craighurst Avenue Lawrence Park South Toronto M4R 1K2
    Main Photo: 156 Craighurst Avenue in Toronto: Lawrence Park South House for sale (Toronto C04) : MLS®# C12978878

    156 Craighurst Avenue Toronto M4R 1K2 Lawrence Park South

    $2,100,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C12978878
    Bedrooms:
    3
    Bathrooms:
    4
    The Carson & Dunlop home inspector said it best: "This is a spectacular renovation." This renovation/addition is a true labour of love done by an owner with exquisite taste and an eye for quality and detail. She didn't plan on moving, but plans change and now you get the rare opportunity to live in this stunning home. The sparkling white kitchen with it's spacious island features top of the line appliances (Miele and Fisher Paykel) and has every bell and whistle you could want. Combined with the open concept living and dining rooms, this bright and light space is perfect for entertaining. The family room has floor to ceiling windows and doors leading to the fabulous deck and private garden - ideal for relaxing or socializing with friends and family. There are four gorgeous bathrooms including a handy main floor powder room and a primary bedroom ensuite. Do you like exposed brick walls, glass railings and custom sliding barn doors? You'll find them here. You will also find a fully finished basement for extra space. This home has been extensively renovated from top to bottom (pre-listing inspection report available) including kitchen, 4 bathrooms, HVAC, 200 amp electric, plumbing, Pella windows, engineered hardwood flooring, glass railings, drywall, deck and so much more! Another rare bonus - it has 2 parking spaces, one legal front yard space and a fantastic garage off Heather Street. To top it all off, this is one of the very best neighbourhoods in the city, known as John Ross, after the local public school. You can walk to the subway and all the great shops and restaurants on this part of Yonge. The public schools here (the aforementioned John Ross Robertson, Glenview, Lawrence Park Collegiate and North Toronto Collegiate) are highly regarded and you'll be close to private schools like UCC, Havergal, St. Clement's and Toronto French. It doesn't get any better than this so don't miss out on this one of a kind opportunity. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 10 Brant Avenue in Mississauga: Port Credit House for sale : MLS®# W13062332

    10 Brant Avenue Port Credit Mississauga L5G 3N8
    Main Photo: 10 Brant Avenue in Mississauga: Port Credit House for sale : MLS®# W13062332

    10 Brant Avenue Mississauga L5G 3N8 Port Credit

    $2,099,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W13062332
    Bedrooms:
    4
    Bathrooms:
    5
    Just steps from the lake in the heart of vibrant Port Credit, this 4-yr-new custom white stone semi offers a rare blend of luxury, warmth & thoughtful design. From the moment you enter the grand foyer the home feels welcoming & intuitive with a custom bench & wall of built-ins that set the tone for the craftsmanship found throughout. The super-wide open concept main flr is both elegant & inviting, where the living, dining, & kitchen spaces flow effortlessly together around a beautifully framed fireplace & a wall of glass that walks out to the stone patio & sun-filled yard.The kitchen is a true showpiece, designed for both everyday living & entertaining, with quartz counters & backsplash, integrated appl., a 6-burner gas stove w/ built-in hood fan, & an impressive waterfall island at the centre. 10 ft ceilings, warm eng. hardwood floors, refined finishes & abundant natural light create an airy, upscale feel throughout. Every detail has been carefully considered, with custom built-ins & Hunter Douglas blinds that keep the space clean, organized & serene.Upstairs, 9 ft ceilings & three skylights brighten the space. The primary retreat features oversized windows, a custom WIC, & a spa-inspired 5-pc ensuite w/ floating vanity, quartz counters, deep soaker tub & glass shower. All 4 bdrms are generously sized w/ large windows, all have WIC & access to full baths, incl. a convenient Jack & Jill, making this an ideal layout for families.The finished basement offers a bright, open canvas, 9 ft ceilings w/ large windows, pot lights, vinyl flr, a full bath & an extra-wide walk-out to the backyard - perfect for rec. guests, or addt'l living space. Outside, the hardscape backyard w/ large awning is designed for entertaining, while the landscaped front yard w/ realistic turf ensures year-round curb appeal. A mudroom off the garage w/ tiled flr, quartz counters, custom storage & a long garage w/ extra space complete this exceptional home that balances luxury w/ everyday comfort. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 4004 33 Lombard Street in Toronto: Church-Yonge Corridor Condo Apartment for sale (Toronto C08) : MLS®# C12795198

    4004 33 Lombard Street Church-Yonge Corridor Toronto M5C 3H8
    Main Photo: 4004 33 Lombard Street in Toronto: Church-Yonge Corridor Condo Apartment for sale (Toronto C08) : MLS®# C12795198

    4004 33 Lombard Street Toronto M5C 3H8 Church-Yonge Corridor

    $2,099,000
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    C12795198
    Bedrooms:
    3
    Bathrooms:
    2
    Imagine waking up to a horizon-wide sunrise in the heart of downtown! A rare offering at The Spire with its unobstructed South, East & West Exposures overlooking St. James Cathedral is magical. The Island, St.Lawrence Hall and Market, RCYC, the City Centre, Sunrise and Sunsets provide a breathtaking canvas for the next stage of your Life. The L-shaped balcony functions as a series of little 'rooms', a mature perennial garden with an automatic irrigation system, lighting and a gas connection. A sheltered microclimate outside the kitchen supports herbs, tomatoes and seasonal plantings. This elegantly appointed 3-bedroom, 2-bath suite is an entertainer's dream, starting with a welcoming foyer featuring beautiful built-ins and room for music and conversation. A granite island, roomy fold-out pantry and premium appliances are features of the chef's kitchen. The living room's black granite fireplace anchors a space framed by uninterrupted views. The dining room accommodates generous seating and includes a Multi-bottle wine fridge. The split-bedroom plan ensures privacy. The primary suite offers a walk-in closet, additional built-ins and a 5-piece spa-like ensuite. Walk to Bay st., St.Lawrence Market, Parks, Public Transit, Theatre and Restaurants. One Parking Space and 2 Oversized same-level Lockers. Well-Equipped gym, Steam Baths, Party Room, Boardroom, 2 Guest Suites and 24-hr. concierge. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 137 Willow Avenue in Toronto: The Beaches House for sale (Toronto E02) : MLS®# E13035512

    137 Willow Avenue The Beaches Toronto M4E 3K4
    Main Photo: 137 Willow Avenue in Toronto: The Beaches House for sale (Toronto E02) : MLS®# E13035512

    137 Willow Avenue Toronto M4E 3K4 The Beaches

    $2,099,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    E13035512
    Bedrooms:
    5
    Bathrooms:
    4
    Bright, airy & thoughtfully designed, this 3-storey home offers the perfect blend of space, function, and lifestyle. Built in 2006 and offering approximately 2,500 ft2 of total space, this home is ideally suited for growing families or professionals seeking comfort and flexibility in a prime Beach location.The main floor is designed to impress, featuring a sliding glass window wall that floods the living room with natural light and opens to an elevated front porch. A cozy gas fireplace anchors the space, while the updated kitchen showcases s/s appl, granite counters & a B/I office nook. W/O to a professionally landscaped patio. A convenient main flr powder room adds to everyday functionality.The second level offers versatility to suit your lifestyle. The family room with tray ceiling, large window and custom built-ins works as a media space, home office or a 4th bdrm. Two additional bright and spacious bdrms overlook the backyard, one with a walk-in closet and the other with a double closet. An updated 4 pce bath and convenient laundry complete this level.The third-floor primary retreat is a true sanctuary. This generously sized bedroom is filled with natural light from both east & west exposures, enhanced by a skylight and a dramatic vaulted ceiling. A gas fireplace adds warmth and charm, while the W/O to a private deck offers a peaceful treetop escape. The spa-inspired ensuite features a jacuzzi tub, separate shower & double sinks, along with a walk-in closet- your personal retreat from the everyday.The finished lower level, with a separate entrance & 8ft ceilings, adds exceptional flexibility with a recreation room, bedroom, 4pce bath, rough-in for a kitchen and laundry hookups too. Steps to the shops and cafes of Queen St E. A short stroll to the lake, enjoy the boardwalk, cycling the Martin Goodman Trail or just relaxing by the water.Coveted Balmy Beach, Glen Ames & Malvern school districts.Impeccably maintained, this special property is truly a Beach treasure. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 278 Crawford Street in Toronto: Trinity-Bellwoods House for sale (Toronto C01) : MLS®# C13036774

    278 Crawford Street Trinity-Bellwoods Toronto M6J 2V8
    Main Photo: 278 Crawford Street in Toronto: Trinity-Bellwoods House for sale (Toronto C01) : MLS®# C13036774

    278 Crawford Street Toronto M6J 2V8 Trinity-Bellwoods

    $2,000,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C13036774
    Bedrooms:
    10
    Bathrooms:
    6
    Rarely does a downtown investment of this calibre come to market. Introducing 276-278 Crawford St - two side-by-side freehold multiplexes on an extraordinary 50-foot frontage on one of Toronto's most storied streets, in the heart of Trinity Bellwoods. Together, these income-producing assets comprise 11 separate residential units, 2 laneway-fronting garages, and 5 parking spaces - a compelling blend of scale, stability, and long-term upside in a location where demand rarely lets up. This is the kind of asset sophisticated investors wait for: best-in-class residential income in one of the city's most coveted neighbourhoods, steps from Trinity Bellwoods Park, Ossington's celebrated retail corridor, and the restaurants and energy of Little Italy. A proven address, top-tier tenancy appeal, and irreplaceable urban positioning make this a rare opportunity to secure a meaningful foothold in prime downtown Toronto. In a market where true trophy multiplexes are few and far between, Crawford doesn't just check boxes - it sets the bar. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 836 Tenth Street in Mississauga: Lakeview House for sale : MLS®# W12881762

    836 Tenth Street Lakeview Mississauga L5E 1S6
    Main Photo: 836 Tenth Street in Mississauga: Lakeview House for sale : MLS®# W12881762

    836 Tenth Street Mississauga L5E 1S6 Lakeview

    $1,999,999
    Residential Freehold
    Status:
    Active
    MLS® Num:
    W12881762
    Bedrooms:
    4
    Bathrooms:
    2
    SEVERED LOT FOR TWO DETACHED HOMES at the end of a CUL De SAC next to CAWTHRA PARK. Builders and Smart Investors, Rejoice! A rare property offers a fully approved severance in one of Mississauga's most desirable lakefront growth areas. The land has been divided into two 37 x 100 ft lots, each with the potential for approximately 3,000 sq. ft. above-grade luxury detached homes. Ideally located right beside Cawthra Park, Mississauga's forest retreat, this property is a true diamond in the rough. Lakeview continues to see strong demand for luxury homes, and interest in newly built custom properties near the waterfront remains steady. Newly constructed homes are achieving premium resale values in the neighbourhood. With the severance already approved, much of the entitlement risk and holding uncertainty has been reduced. There are several ways to approach the opportunity: build & sell, build & hold, or explore a joint venture. Future homes could feature open-concept layouts, high ceilings, large windows, chef-inspired kitchens, luxury primary suites, and upscale finishes that appeal to today's buyers. Option to partner up with a highly skilled builder with several Lakeview projects, to complete the project. Conveniently located just minutes from waterfront parks and the marina, the shops and restaurants of Port Credit, QEW access (about 15-20 minutes to downtown Toronto), as well as Well Respected schools Such as Toronto French school and nearby Lakeview Golf Course and Toronto Golf Club.With the severance process already completed, much of the planning and timeline risk has been addressed-allowing investors to focus on design, construction, and maximizing potential returns. This is a high-demand location picking up lots of steam with clear redevelopment momentum and huge projects By Trudel and Branthaven. Property sold as is. Lot for sale. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS

  • 65 Lakeview Avenue in Toronto: Trinity-Bellwoods House for sale (Toronto C01) : MLS®# C12977270

    65 Lakeview Avenue Trinity-Bellwoods Toronto M6J 3B4
    Main Photo: 65 Lakeview Avenue in Toronto: Trinity-Bellwoods House for sale (Toronto C01) : MLS®# C12977270

    65 Lakeview Avenue Toronto M6J 3B4 Trinity-Bellwoods

    $1,999,900
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C12977270
    Bedrooms:
    6
    Bathrooms:
    5
    65 Lakeview Avenue | Heritage character meets strong, stable returns. Set on one of the West End's most desirable, extra-wide tree-lined boulevards, 65 Lakeview Avenue presents a rare opportunity to own a piece of architectural history in a neighbourhood celebrated for its energy and pride of ownership. This stately semi-detached Victorian has been thoughtfully converted into five self-contained residential units (including updated kitchens and bathrooms), and is home to an excellent tenant mix generating over $112,000 in annual gross income. Each unit offers a distinct living experience, pairing historic charm with everyday functionality. The main level features two one-bedroom suites with soaring ceilings and preserved period details. The second and third floors include a bright rear one-bedroom and a standout two-storey, two-bedroom suite at the front with a spacious, loft-like feel. The lower level adds a large one-bedroom unit and houses the building's shared laundry area. The property also includes a detached garage with a long-term parking tenant. Just steps from Trinity Bellwoods Park, the boutiques and cafés of Dundas West, the Ossington strip and the restaurants of Little Italy, this is a location that consistently delivers. It's a true community - walkable, connected, and full of character. Whether you're seeking a turnkey investment or a long-term repositioning opportunity, 65 Lakeview offers dependable income today with meaningful upside tomorrow in a neighbourhood that continues to outperform. More details
    Listed by SAGE REAL ESTATE LIMITED
    LISTING DETAILS
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Data was last updated May 11, 2026 at 04:15 AM (UTC)
The enclosed information while deemed to be correct, is not guaranteed.
This website may only be used by consumers that have a bona fide interest in the purchase, sale, or lease of real estate of the type being offered via the website. The data relating to real estate on this website comes in part from the MLS® Reciprocity program of the PropTx MLS®. The data is deemed reliable but is not guaranteed to be accurate.