Understanding Off-Plan Properties in Dubai
Intro
The allure of Dubai's real estate market is hard to miss. With stunning architecture and a lifestyle that attracts people from all corners of the globe, investing in off-plan properties can appear to be an enticing opportunity. However, diving into this market requires careful navigation, a solid grasp of the current landscape, and a well-thought-out strategy. In this guide, you'll find a thorough examination of off-plan properties in Dubai, looking at their benefits, potential pitfalls, and an overview of the buying process. Furthermore, we will delve into market trends and insights, as well as strategies for investing effectively.
Whether you're an investor looking to broaden your portfolio or a first-time buyer eager to secure a piece of Dubai's skyline, this article aims to equip you with all the necessary tools for making informed decisions.
Market Trends and Insights
Current Market Overview
As of 2023, the Dubai real estate market is showing significant resilience, with the off-plan sector emerging as a key area of interest. Many buyers are drawn to these properties because they often come with attractive payment plans and potential for price appreciation before completion. According to reports, off-plan property sales accounted for a notable percentage of the overall market transactions, demonstrating a growing confidence among buyers.
Some key factors influencing the current market include:
- Innovative projects launched by renowned developers
- High demand for quality residential units
- Increased foreign investment due to favorable visa regulations
Future Projections and Opportunities
Looking ahead, the off-plan market in Dubai seems poised for continued growth. Analysts predict several opportunities for savvy investors. Various mega-developments, including new community projects in areas like Dubai Creek Harbor and Dubai South, are set to reshape the landscape, further attracting buyers eager to jump in early.
Investors should be on the lookout for:
- Emerging neighborhoods that promise rising values
- Shifts in buyer preferences toward sustainable and smart homes
- Opportunities in commercial off-plan properties as e-commerce grows
"Investing in off-plan properties in Dubai not only provides potential financial returns but also secures a foothold in one of the most dynamic markets in the world."
Property Types and Investment Strategies
Residential vs. Commercial Properties
When considering off-plan investments, buyers typically weigh their options between residential and commercial properties. Both segments come with unique sets of advantages and potential drawbacks.
- Residential Off-Plan Properties:
- Commercial Off-Plan Properties:
- Generally attract high demand in Dubai due to the city's expatriate population.
- Often come with attractive payment plans tailored for homebuyers.
- Can appreciate significantly in value, yielding high returns.
- Offer potential for long-term leases and stable income.
- Seen as a more stable investment during economic fluctuations.
- Usually require a larger initial capital outlay.
Tips for First-Time Investors
For those taking their first steps into the off-plan market, keeping a few key strategies in mind can be crucial:
- Research Thoroughly: Understand the developer's reputation and previous projects. Check for credentials and reviews.
- Assess Payment Plans: Look for options that suit your financial capabilities. Some developers offer flexible installment schemes.
- Visit the Site: If possible, view similar completed projects and the land where the new development will occur.
- Consult Experts: Leverage real estate agents who specialize in off-plan properties to guide your investment decisions.
Taking the leap into the off-plan property market can be exhilarating, but due diligence is pivotal. As you navigate through this complex landscape, arming yourself with knowledge will not only ease the process but might just secure your future in one of the world's most exciting real estate markets.
For more in-depth insights on Dubai's property market, you may visit resources like Dubai Land Department or community discussions on Reddit.
Stay tuned as we delve deeper into the specifics of purchasing off-plan properties in the following sections.
Understanding Off-Plan Properties
Understanding off-plan properties is essential for anyone looking to navigate the bustling Dubai real estate market. Off-plan properties are those that are under construction or in the planning stages, which means buyers are purchasing something they cannot physically see yet. This aspect raises several factors that make it both appealing and complex.
Aside from the immediate advantage of lower upfront costs, off-plan investments often bring potential capital appreciation over time. The allure here lies in the opportunity for buyers to own a property at prices that typically increase as the project nears completion. Investors must consider the specific characteristics and unique risks associated with these types of properties.
Definition and Characteristics of Off-Plan Properties
An off-plan property can be defined as a real estate asset being marketed and sold before the physical completion of construction. Buyers are drawn in by the prospect of purchasing properties at competitive rates and having the chance to customize certain aspects, like interior design finishes or layouts, even before the first brick is laid. The defining characteristics often include:
- Purchase Before Completion: Buyers secure their property at a price that is often lower than market rates, which can boost profitability.
- Payment Plans: Many developers offer flexible payment options that allow buyers to pay in stages as construction progresses.
- Investment Potential: There is a strong potential for capital appreciation, particularly in rapidly developing areas of Dubai.
Though enticing, the off-plan property market is not without its intricacies, and potential buyers should remain vigilant.
How Off-Plan Properties Differ from Other Property Types
The distinction between off-plan properties and other types of real estate cannot be overstated. When compared to resale properties, off-plan options present unique advantages that attract investors and new homeowners alike. Here’s how they differ:
- Market Entry: Off-plan properties provide a gateway into Dubai’s real estate market at lower entry costs than fully developed homes.
- Customization Options: Buyers of off-plan properties may have more flexibility in customizing their living space as developers often allow modifications.
- Longer ROI Timeline: While traditional property may offer immediate rental income, off-plan properties usually require a longer wait for completion.
- Risk Factors: There’s the risk of delays and market fluctuations that can affect property values pre-completion, whereas established properties have available historical data to aid evaluation.
These critical differences underline the importance of scrutinizing off-plan properties through a discerning lens. Missteps in this area can lead to costly mistakes.
"Investing in off-plan properties requires a fine balance of optimism and caution—the promise of future gains should not overshadow the potential pitfalls."
Navigating these nuances effectively is vital for making informed decisions in the dynamic Dubai real estate landscape.
The Allure of Off-Plan Investments
Investing in off-plan properties in Dubai holds a unique appeal for prospective buyers and investors. The concept of purchasing a home or commercial space before it is even built might sound daunting, but it also opens the door to opportunities that aren’t available with completed properties. This section delves into several reasons why investing off-plan can be quite enticing.
Potential for Capital Appreciation
One of the most compelling draws to off-plan properties is the potential for significant capital appreciation. When you buy a property before it's constructed, you typically do so at a lower price point than you’d find once the building is completed. This means that if the market trends favorably, the value of your investment may increase substantially by the time you take possession.
Consider this: if a developer is set to finish a luxury apartment tower in a thriving area, and the initial investment is made at a time when the neighborhood is still developing, the value can soar as the community matures and demand rises. With Dubai's ongoing growth and investment in infrastructure, many investors are eyeing off-plan properties as a way to capitalize on this potential increase in value.
Flexible Payment Plans Explained
Another attractive feature of off-plan investments is the availability of flexible payment plans. Developers often provide purchasers with various schemes, making it easier for buyers with different financial capacities to enter the market.
For instance, many developers offer payment structures that allow you to pay a small deposit upfront and then installments as the project progresses or even as you near completion. This makes it feasible for buyers who may not have the capital to cover the entire cost of a property all at once. However, it’s crucial to read the fine print and understand the terms of these plans. They can come with certain conditions or milestones that need to be met, so always tread carefully.
Buying in a Growing Market
Market Demand and Future Trends
The trajectory of market demand and future trends plays a pivotal role in the decision-making process for off-plan buyers. As Dubai continues its rapid expansion, areas that were once considered outlying regions are now developing into bustling neighborhoods. Understanding these trends can help investors position themselves strategically.
For instance, as the government pours resources into certain projects like the Dubai Creek Harbour or Dubai South, the properties in those areas are likely to appreciate as demand rises. The attractiveness of investing in areas where future developments are planned cannot be overstated. These insights can provide a favorable edge in making informed decisions.
Emerging Neighborhoods
In tandem with market trends, emerging neighborhoods can offer irrefutable benefits for investors. Choosing to invest in off-plan properties located in these up-and-coming areas not only grants access to lower price points but also the chance for exceptional returns as the neighborhood blossoms.
What sets these areas apart is the influx of new amenities and infrastructure; think schools, parks, public transport links, and shopping facilities. While investing in these neighborhoods carries a bit of risk, the payoff can be well worth it, especially if you keep an ear to the ground about upcoming plans for the community. You could snag a property that, in a few years, might be situated in the heart of a vibrant and sought-after locale.
Navigating the Risks Involved
When exploring off-plan properties, comprehending the intricacies of potential risks can be crucial for a successful investment. While the allure of capital appreciation and flexible payment plans can be tempting, one must not overlook the challenges that may come down the pike. Shedding light on these risks provides buyers with the tools and knowledge necessary to make informed decisions.
Market Volatility and Timing Risks
The real estate market is often as stable as a house of cards, and when it comes to off-plan properties, the potential for market volatility cannot be ignored. Prices can fluctuate unexpectedly based on various factors, such as global economic conditions, local demand, and supply. A booming market today can quickly turn into a sluggish one tomorrow. This unpredictability can catch even savvy investors off guard.
Moreover, timing plays a significant role. Identifying the right moment to buy is akin to catching a wave; you have to be in the right place at the right time, or risk wiping out. Conducting thorough market research and paying attention to economic indicators becomes essential. For instance, keep an eye on construction rates, property demand, and upcoming infrastructure projects. These elements can serve as valuable barometers for when to make your move.
Developer Reputation and Project Viability
Not all that glitters is gold, and when you’re purchasing off-plan, the developer’s track record is of utmost importance. A reputable developer typically has a history of delivering projects on time, maintaining quality, and, crucially, upholding the trust of their buyers. However, when a developer’s reputation is suspect, buyers can find themselves in murky waters.
Ask questions. How many projects have they completed? What feedback do past buyers have? Scrutinizing reviews and testimonials can provide insights into their reliability. Additionally, understanding the viability of the specific project is key. Look into its design, location, and compliance with local regulations. A project that seems promising could veer off-course if it lacks the necessary approvals or encounters financial difficulties.
Legal Considerations and Buyer Protections
Navigating the legal landscape is akin to wandering through a dense jungle; without a map, you might easily lose your way. When investing in off-plan properties, it's vital to understand the legal framework surrounding real estate transactions in Dubai. Familiarize yourself with the property laws, especially those relating to off-plan sales.
Buyers should be aware of important aspects and protections such as:
- RERA Regulations: The Real Estate Regulatory Agency works to protect buyers, ensuring transparency and fair practices in the market.
- Escrow Accounts: Funds typically should be held in escrow to guarantee that money is used for construction purposes only.
- Contract Clauses: Pay attention to terms and conditions in purchase agreement. Are there penalties for delays? What are your rights if the project is canceled?
Being equipped with this knowledge helps shield buyers from potential pitfalls, allowing for a smoother buying experience.
In real estate, knowledge isn't just power; it's the shield that protects your investment.
By keeping these considerations in mind and maintaining a vigilant stance, you can mitigate risks associated with off-plan properties, paving the way for a more secure investment journey.
The Process of Purchasing Off-Plan Properties
The process of purchasing off-plan properties plays a crucial role in understanding how to navigate this dynamic segment of Dubai's real estate market. By pinpointing each phase in the buying cycle, potential investors can start from the ground up, ensuring a solid foundation and maximizing their investment potential. Learning what steps to take before signing on the dotted line is essential for minimizing risks and gaining the most from your purchases.
Initial Research and Planning
Before diving headlong into the purchase of an off-plan property, doing your homework is non-negotiable. Whether you're a seasoned investor or a first-timer, it’s vital to familiarize yourself with key facts about the market, specific projects, and your financial capabilities. This stage is where you define what you want—be it a luxurious tower with sea views or a cozy apartment in a bustling neighborhood. Make a list of your priorities and needs.
Moreover, consider researching developers. Investigate past projects, their reputation, and current market performance. A developer with a solid track record can significantly minimize risks and enhance your investment's potential. Various online forums and real estate groups can provide insights from experiences of other buyers.
Engaging with Real Estate Agents
Working with a reputable real estate agent can be a game-changer. An experienced agent can offer localized knowledge and insider tips that can save you time and money. They can help you sift through the myriad of options available in Dubai's off-plan market. Choose someone who specializes in off-plan properties; their insight into trends and market shifts can offer you a strategic advantage.
Ask targeted questions during your initial meetings. For instance, what are the projected completion dates for different properties? What are the typical payment plans? A good agent will be transparent and open, helping you weigh the pros and cons of various options.
Understanding Contracts and Agreements
When it comes to buying an off-plan property, contracts are the backbone of the deal but can also be a minefield if not understood correctly. Grasping the terms laid out in contracts is essential to protecting your interests and ensuring that all parties meet their obligations.
Key Contractual Terms
Key contractual terms refer to specific provisions within the purchase agreements that outline the rights and responsibilities of both the buyer and the developer. Understanding these terms can make or break your investment experience. Key aspects like payment schedules, completion dates, and warranty clauses are critical points.
For instance, the payment schedule might include milestones tied to construction phases, which allows you to manage cash flow better. Knowing these details can prevent any surprises down the line.
Including conditions for late delivery or changes in design is another vital aspect. Having these clauses clearly defined protects you if the developer falls short of expectations.
Conditions and Clauses to Watch For
The conditions and clauses included in off-plan contracts could be deceptive if one isn't vigilant. It's important to scrutinize what happens if the project gets delayed or, worse, canceled. A clause regarding penalties for late completion might provide some assurance, but if not carefully considered, it can work against you.
Common traps to look out for could include hidden fees or unlisted service charges that can inflate the overall cost. Being proactive and aware could potentially save thousands. Investing time in understanding these legalities pays dividends when it comes time to take possession of your property.
Financing Off-Plan Properties
Financing off-plan properties is a critical topic for anyone keen on investing in the rising Dubai real estate market. Understanding the nuances of how to finance such purchases helps buyers make informed decisions that can impact their long-term success. With the allure of potential capital appreciation and favorable payment options, navigating the financial waters requires a solid comprehension of available pathways and traps to avoid.
Mortgage Options for Off-Plan Purchases
Acquiring a mortgage for off-plan properties presents its own set of unique challenges and opportunities. Notably, banks in Dubai have tailored mortgage products specifically for off-plan buyers. Typically, these mortgages allow buyers to secure funding before the actual completion of the property. However, this funding usually comes with specific conditions:
- Deposit Requirements: Most lenders will require a deposit of around 20% to 30% of the property price, payable upfront.
- Disbursement Timing: Since the property isn’t yet finished, funds are often disbursed in stages. This means that buyers must be attentive to project timelines to ensure financing aligns with construction milestones.
- Pre-Approval Process: Securing pre-approval can offer a competitive edge. It assures sellers of your financial capability, even before a property's completion.
"A solid financial plan can mean the difference between success and failure when investing in off-plan properties."
Financing Through Developer Payment Plans
Another option for financing off-plan properties lies in the flexible payment plans often offered by developers. These plans assess your financial situation at the time of purchase and allow payments to be made in installments. Key features often include:
- Structured Installments: Developers may allow a payment schedule that could see you pay 10-20% upfront, followed by staggered payments as construction progresses.
- Deferred Payment Options: Some developers offer extended payment terms, enabling buyers to hold off on significant payments until a later date, possibly even until after completion.
- Incentives: Discounts, free property management for a year, or even furniture packages can sweeten the deal for buyers who opt for developer financing.
Financial Risks to Consider
Despite the attractive prospects, it’s essential to weigh the financial risks tied to off-plan investments. Here are several critical factors:
- Market Fluctuations: The property market can be volatile, and unexpected fluctuations may cause a property's value to dip before it completes. This can lead to a situation where an investor ends up out of pocket.
- Developer Scams: The unfortunate reality is that not all developers are created equal. It's vital to conduct due diligence when selecting a project. Always ask for reviews, check if they have a history of successful projects, and look at their financial standing.
- Unforeseen Costs: Beyond the purchase price, ensure to budget for additional costs like registration fees, maintenance, and potential property taxes that could arise after completing construction.
In summary, financing off-plan properties in Dubai can be both advantageous and risky. Knowledge of available mortgage options, understanding developer payment plans, and awareness of financial pitfalls will equip investors with the tools to navigate this complex landscape effectively. As you delve into the specifics, always keep a keen eye on the details that can greatly influence your investment outcome.
Timing Your Purchase Strategically
Timing in the realm of off-plan properties can be the difference between a good deal and a great one. This section dives into how making timely decisions can have impactful implications on your investment journey. The Dubai real estate market has shown dynamic changes over the years, making it imperative for potential investors, agents, and buyers to understand the rhythm of the market. Knowing when to invest can give you leverage, not just in terms of price but also regarding future value and profitability.
Identifying Optimal Purchase Timing
The notion of ideal purchase timing isn’t just about jumping on a trend; it's about understanding the market's pulse. Would you buy a winter coat in summer? Of course not. The same logic applies to property investments. Here are some keen considerations:
- Market Slumps and Booms: Like any market, real estate has its ups and downs. Identifying a slump can often present a golden opportunity to snag off-plan properties at lower prices. Conversely, during a booming phase, buying may yield higher returns but can inflame your budget.
- Seasonal Activity: Familiarize yourself with the seasonal patterns in Dubai’s real estate. The end of the year often sees a surge in showcasing new projects, which can mean more competitive pricing.
- Project Completion Timelines: Aligning your investment with completion timelines is vital. If you buy too early, it can lead to longer waiting periods; if you buy too late, prices may have escalated dramatically.
By staying informed about these factors, you can better pinpoint your investment timing.
Market Trends and Economic Indicators
Understanding the broader economic environment can shed light on timing your property purchases in Dubai. Insights into market trends provide context for your buying decisions. Here are some key indicators to keep an eye on:
- Economic Growth Rates: As Dubai continues to grow, higher GDP growth generally correlates with an upswing in the domestic property market, pushing prices up. A positive climate suggests that investments may well appreciate in value over time.
- Dubai’s Expo 2020 Impact: The effects of major events such as Expo 2020 still resonate. They inject vitality into the local economy and can create demand for real estate in less developed areas as new infrastructure emerges.
- Interest Rates: Low-interest rates can be an investor's best friend. They influence borrowing costs and, consequently, buyer willingness. If rates are low, demand usually rises, impacting property prices.
- Demand Trends in Different Neighborhoods: Some neighborhoods may undergo gentrification, which suggests a shift in demand. Staying abreast of which areas are being developed or experiencing an influx of residents can help guide your purchasing decision.
To summarize, keeping a detailed eye on the evolving landscape of the Dubai real estate market, from macroeconomic factors to specific local developments, can arm you with the knowledge necessary to time your purchase strategically.
"In real estate investing, timing is everything. Walking into the market with the same understanding as those who have their fingers on the pulse can pave the way for success."
When you arm yourself with both knowledge and intuition, you're better positioned to make informed investment choices that play to your advantage.
Post-Purchase Considerations
When you take the leap into buying an off-plan property in Dubai, understanding the post-purchase landscape is just as vital as grasping the buying process itself. Often, buyers focus heavily on the initial excitement surrounding their purchase, overlooking crucial aspects that come into play post-transaction. The phases that follow often determine the long-term satisfaction and viability of your investment.
Managing Expectations During Construction
With off-plan properties, construction is the name of the game. While you’re itching to see the final product, it's essential to set realistic expectations about the build time and quality. The timeline for completion can often face delays due to various factors such as supply chain issues or unexpected complications. It’s not just about when they'll hand over the keys, but also about the finished quality of what you are receiving.
Keeping an open line of communication with the developer can ease the waiting process. Regular updates can be helpful and, importantly, knowing who to contact if something doesn't seem right is crucial. For instance, if you notice that the construction seems to stall, having a contact point can expedite clarity. Keep in mind that delays happen frequently, and it's a common theme in the off-plan market.
It's wise to regularly visit the site if possible. Observing progress can provide peace of mind. It also allows you to spot any potential issues early on. You may want to hire an independent inspector for an expert opinion on the construction quality as the build develops.
Property Management After Completion
Once construction wraps up and you’ve received the keys, the work doesn’t stop there—property management becomes your next priority. You need to think about how to maintain or enhance the value of your new acquisition. If you plan to rent it out, that opens up another can of worms. Are you prepared for being a landlord? Who will handle tenant issues?
Many buyers opt for property management companies to handle these responsibilities. This can include everything from tenant screening to maintenance and repairs. Understanding fees and services provided by these companies is essential, as not all property managers are created equal. Some may charge a percentage of monthly rent or have flat management fees, so you'll want to do your homework early.
You also need to stay on top of market trends for both property values and rental prices. The landscape can shift quickly. Regular assessment of your property's rental income potential versus its expenses will keep you informed and prepared to make decisions about when to change strategies, whether it involves selling or re-evaluating rental prices.
It's not just about investing; it's about managing what you invest in to see it grow.
In summary, the post-purchase phase includes managing expectations during the construction process and actively planning for property management after completion. Both elements require due diligence and at times, a proactive approach can yield significant benefits. Engaging with the right professionals and keeping a finger on the pulse of the market can elevate your experience as a property investor in Dubai.
Long-Term Investment Strategies
Investing in off-plan properties can be a savvy move, especially for those looking to secure their financial future in a vibrant market like Dubai. It’s not just about buying a property; it’s about crafting a strategic plan to ensure profitable returns over time. Long-term investment strategies are essential as they help potential buyers and investors navigate the complexities of the property market while also riding the waves of fluctuating trends. Such strategies enable more informed decisions, aligning personal goals with market realities.
Evaluating Property Value Retention
The first step in forming a long-term investment strategy is to evaluate property value retention. Understanding how a property may hold its value over time can prevent financial headaches further down the line. There are several factors to consider:
- Location: Properties in prime areas often retain value better than those in less desirable neighborhoods. Researching upcoming developments or infrastructure projects can provide insights into future value potential.
- Market Demand: A consistent demand for rental properties presence can signal that your investment will retain its value. Examine demographic shifts and buying trends in Dubai for better prognostications.
- Quality of Development: High-quality constructions with modern amenities tend to fare better in value retention. Investigate the developer's reputation and past projects before committing.
Evaluating these elements will not only prepare you to answer critical questions about your investment’s future but also help in making adjustments if necessary.
"An informed investor is one step ahead of the curve, ensuring their investment withstands the test of time."
Understanding Rental Income Potential
Another crucial aspect of long-term investment strategies in off-plan properties is grasping the potential for rental income. It’s not enough to buy a property; understanding how to profit from it is key:
- Rental Demand: The demand for rentals in specific areas greatly influences income potential. Areas near schools, hospitals, and transportation hubs often see higher demand.
- Yield Analysis: Calculate the gross rental yield by dividing the annual rental income by the property's purchase price. This gives a clear picture of potential profitability.
- Types of Tenancies: Short-term versus long-term leases have different impacts on cash flow. Consider the stability of long-term rentals versus the potential for higher rates in short-term scenarios.
Keeping these factors in mind allows investors to optimize their properties, tailoring management strategies that can boost income over time. Knowing when to adjust rent or respond to market changes will ultimately dictate long-term success in the property landscape.
Finale and Future Insights
As we wrap up our exploration of off-plan properties in Dubai, it becomes increasingly evident that comprehending the nuances of this investment avenue is pivotal for prospective buyers and investors. The off-plan market is not merely a trend; it represents a substantial segment of the real estate landscape. It is characterized by the potential for substantial returns that often outstrip those of established properties. However, with potential rewards come equally significant risks that cannot be overlooked.
Investors and buyers should take into account various vital elements when deciding on off-plan investments. One key aspect is the importance of performing thorough due diligence. Understanding the developer's reputation is one of the most critical steps to mitigate risk. Engaging in this sector without a firm grasp on who is behind the project could lead to complications down the line.
Furthermore, recognizing market patterns and development trends can lend insight into future appreciation. With Dubai’s real estate experiencing a dynamic evolution, being in tune with both existing demand and upcoming neighborhoods can lead to informed decision-making. It’s essential to understand fluctuating economic indicators that influence property values, particularly in a market sensitive to global events.
Summarizing Key Insights
To distill our findings, we note that off-plan properties offer a unique investment proposition in Dubai's vibrant market. Key insights include:
- Potential for Higher Returns: The capital appreciation seen in off-plan properties can often eclipse that of established homes.
- Flexible Payment Plans: Many developers offer tailored payment plans, accommodating various financial situations for buyers.
- Shift in Market Trends: As Dubai continues to grow, geographically and economically, emerging neighborhoods present lucrative opportunities.
Investing in off-plan properties is not just about owning a piece of real estate; it's about seizing the future of a city that is constantly evolving.
Predictions for the Future of Off-Plan Properties
Looking ahead, the future of off-plan properties in Dubai seems robust, yet layered with complexities. Predictions hinge on several factors:
- Sustained Market Growth: With ongoing infrastructure developments and international events, demand is expected to remain strong. Notably, events like Expo 2020 have acted as catalysts for growth and awareness in Dubai’s real estate landscape.
- Regulatory Changes: Future shifts in legal frameworks may impact buyer protections and the overall market environment. Staying informed about such changes will be crucial for investors.
- Increased Emphasis on Sustainability: As global emphasis on sustainable living intensifies, developments that focus on green technology and eco-friendly designs may see heightened demand.
