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1-12/35
  • 87 Tuscarora Crescent NW in Calgary: Tuscany Detached for sale : MLS®# A2118024

    87 Tuscarora Crescent NW Tuscany Calgary T3L 2G3
    Main Photo: 87 Tuscarora Crescent NW in Calgary: Tuscany Detached for sale : MLS®# A2118024
    $725,000
    Residential
    Status:
    Active
    MLS® Num:
    A2118024
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,754 sq. ft.
    Welcome to this incredibly stylish home offering everything a growing family needs. Be greeted at the front door by a large foyer and front hall closet with pristine flooring guiding you into the open-concept main floor. The Chef inspired kitchen boasts of stunning built in cabinetry with full height tile backsplash, stainless steel appliances, built-in microwave, granite counters, deep undercount sinks, a breakfast bar and a massive walk in corner pantry. Dining room features a unique chandelier and glass sliding patio doors leading out to your private deck and backyard space. The gorgeous living room highlights a jaw dropping gas fireplace with stone surround and custom built ins and bright open windows over looking the backyard. A 2 piece bath completes the main level. Upstairs you will find the spa-inspired master retreat with a walk in closet, and stunning 4 piece ensuite with full height tile surround, stone counters, and deep soaker tub. Two additional bedrooms both with deep closets and large windows, and a 4 piece bath with full height tile, stone counters and a deep tub. Step down into the bonus room featuring vaulted ceilings, large windows and a second stunning gas fireplace. Downstairs, the unfinished basement is a blank canvas for your family's needs - transform this large space into the ultimate home gym, an enormous home office, or a play area for the children to make their own. Well maintained gorgeous home features recessed lighting, central A/C. New roof in 2020. Enjoy your enviably large backyard fully fenced with growing trees for ample privacy. Close to Tuscany LRT station, walking paths, schools, Crowchild & Stony Trails. Book your private showing now! More details
    Listed by RE/MAX House of Real Estate
  • 141 Tuscarora Heights NW in Calgary: Tuscany Detached for sale : MLS®# A2115944

    141 Tuscarora Heights NW Tuscany Calgary T3L 2H8
    Main Photo: 141 Tuscarora Heights NW in Calgary: Tuscany Detached for sale : MLS®# A2115944
    $849,900
    Residential
    Status:
    Active
    MLS® Num:
    A2115944
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,980 sq. ft.
    Rare opportunity to own a custom built home on a Prime Ridge Lot with unobstructed mountain & west panoramic views. Well Maintained Custom 4 Bedroom Home with over 2700 SqFt of living area. Quiet & Private location backing onto a natural wooded area. Maple Hardwood Floors on main level. Bright & Open concept with 9’ Ceilings. Large windows with sunny east exposure flood the home with natural light. Generous Living Room with gas fireplace opens to the Dining Area and Kitchen with raised breakfast bar, walk-in pantry, & ample cupboards & counter space. Just off the dining area is the Raised balcony with Duradeck flooring, gas line for BBQ hookup and plenty of room for entertaining . Main level also has a 2pc powder room and a den/office. Laundry/mud room with deep sink, cabinetry and large storage closet is accessed off the Oversized Insulated Double Garage. Great additional Storage Area in the attic of garage for seasonal decorations. The Primary Bedroom has Incredible Views from the sitting area, a 5pc ensuite bath and walk-in closet. Two additional good sized bedrooms & a 4pc bath complete the upper level. The Fully Developed Walkout basement with in-floor heat hosts the 4th Bedroom (egress window is not to code), a 3pc bath, large Family Room with big windows, wet bar & gas fireplace, and an additional flex room perfect for fitness area, craft/play room or office. Walk out to the secluded & sheltered paving stone patio. This is a fantastic home in a great neighborhood. Direct access to Downtown via the LRT (station is less than a 15 minute walk - 900m, 13 minute walk according to Google maps), and easy to get out of the city for a trip to the mountains. (Watch the attached video for aerial view of the property.) More details
    Listed by Royal LePage Benchmark
  • 113 345 Rocky Vista Park NW in Calgary: Rocky Ridge Apartment for sale : MLS®# A2117689

    113 345 Rocky Vista Park NW Rocky Ridge Calgary T3G 5K6
    Main Photo: 113 345 Rocky Vista Park NW in Calgary: Rocky Ridge Apartment for sale : MLS®# A2117689
    $349,900
    Residential
    Status:
    Active
    MLS® Num:
    A2117689
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    897 sq. ft.
    Beautifully maintained corner unit at Pavilions of Rocky Ridge! Located at the back corner of the complex, this quiet and private 2 bedroom/2 bathroom plan is perfect for a couple looking to downsize or young professionals getting into the market. Generous foyer leads to the open concept living room, dining room, and kitchen making it perfect for entertaining. Kitchen includes a tasteful combination of upgraded stainless steel and black appliances with plenty of maple cabinets. Enjoy quiet nights watching the big screen curled up in front of the stone corner fireplace. Super private patio with awesome morning sunlight, natural gas hookup for the BBQ, storage, and easy access to the path system. Spacious primary bedroom includes a full ensuite and large walk-in closet. Second bedroom is at the other end of the condo and is right beside the main bathroom. In suite laundry room with more storage is icing on the cake. Gleaming hardwood flooring dominates. Titled underground parking with even more storage directly in front of the stall. Access to all amenities this complex has to offer - exercise room, salon, games room, party room and theatre. Come and check the amenities out on the showing tour with your favorite agent. This amazing location is a short walk to the C-Train station, a 5 minute drive to the Rocky Ridge YMCA and all area shopping. Immediate possession is available. This is truly a great property with so much to offer. More details
    Listed by RE/MAX House of Real Estate
  • 92 Rockyspring Grove NW in Calgary: Rocky Ridge Semi Detached (Half Duplex) for sale : MLS®# A2118068

    92 Rockyspring Grove NW Rocky Ridge Calgary T3G 0A9
    OPEN HOUSE: Mar 29, 2024
    01:00 PM - 03:30 PM MDT
    Open House on Friday, March 29, 2024 1:00PM - 3:30PM
    OPEN HOUSE: Mar 30, 2024
    01:00 PM - 03:30 PM MDT
    Open House on Saturday, March 30, 2024 1:00PM - 3:30PM
    Main Photo: 92 Rockyspring Grove NW in Calgary: Rocky Ridge Semi Detached (Half Duplex) for sale : MLS®# A2118068
    $499,900
    Residential
    Status:
    Active
    MLS® Num:
    A2118068
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,426 sq. ft.
    Welcome to your dream home in the desirable community of Rocky Ridge! This stunning 3-bedroom end unit is fully finished and boasts a recent top-to-bottom renovation that will leave you in awe. As you step inside, the first thing you'll notice is the pride of ownership with hardwood floors that flow seamlessly throughout the main level, adding warmth and elegance to the space. The heart of the home is the gorgeous kitchen, featuring sleek quartz countertops that continue up the wall to create a beautiful and elegant backsplash with newer stainless steel appliances. Upstairs, you'll find three spacious bedrooms, including a luxurious primary suite with its own private ensuite. No more waiting in line for the shower—this home has a total of three full bathrooms, plus a convenient half bath on the main floor for guests. The attention to detail is evident in every corner, from the newer plush carpeting to the freshly painted walls that exude a sense of freshness and modernity. The recent basement development adds an extra living space for entertaining or family nights and is complete with a 3 piece bathroom. Parking is a breeze with your very own single-car garage, ensuring your vehicle stays protected from the elements year-round. But what truly sets this home apart is the meticulous care it has received. It's not just a house; it's a haven where every detail has been thoughtfully curated to create a space you'll love coming home to! For more details, and to view our 360 Virtual tour, click the links below. More details
    Listed by eXp Realty
  • 90 Rocky Ridge Green NW in Calgary: Rocky Ridge Detached for sale : MLS®# A2107010

    90 Rocky Ridge Green NW Rocky Ridge Calgary T3G 4R4
    OPEN HOUSE: Mar 30, 2024
    11:30 AM - 02:00 PM MDT
    Open House on Saturday, March 30, 2024 11:30AM - 2:00PM
    Main Photo: 90 Rocky Ridge Green NW in Calgary: Rocky Ridge Detached for sale : MLS®# A2107010
    $697,000
    Residential
    Status:
    Active
    MLS® Num:
    A2107010
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,477 sq. ft.
    BEAUTIFUL CURB APPEAL | ORIGINAL OWNERS | 4 BED + 3 BATH FULLY DEVELOPED BUNGALOW | LIGHT & BRIGHT | A/C | VAULTED CEILINGS | BEAUTIFULLY LANDSCAPED W/ a LARGE DURADEK DECK | PHENOMENAL LOCATION BACKING ONTO A WALKING PATH | You will appreciate the PRIDE OF OWNERSHIP the moment you lay eyes on your beautiful bungalow located in the coveted community of Rocky Ridge. Enjoy the convenience of NO LAWN MOWING + NO SNOW SHOVELING for only a SMALL monthly CONDO FEE ($166)!! Just simply LOCK & GO knowing your outdoor maintenance is taken care of! Offering 2450 SQ FT of well designed TOTAL living space, PLUS an EXTRA 500 sq ft of undeveloped lower level STORAGE space which could be used as an arts & crafts room or gym/workout area!! The moment you enter your LARGE front foyer, you can't help but notice the soft, warm and inviting palette throughout. Vaulted ceilings and a TON of NATURAL LIGHT floods your main floor entertainment zone. Enjoy dinners with family and friends in your OPEN LAYOUT DESIGNED kitchen, breakfast nook and cozy living room complete with GAS fireplace. Your LARGE primary suite comes with a good sized walk-in closet, and LARGE 4-piece en suite with extra vanity. An additional bedroom, 4-piece bath, large laundry room and a formal dining room area that could also be used as an office space completes your main floor. As you make your way down to your lower level, you will LOVE the GRAND FAMILY/REC ROOM! Your lower level offers TWO additional good sized bedrooms + a shared 4 piece bath. Your beautiful BACKYARD OASIS boasts a LARGE (17" x 13") deck with high-quality Duradek vinyl decking and glass railings for unobstructed views of your PROFESSIONALLY landscaped yard! Enjoy the convenience and ease of an evening stroll as you walk out your back gate onto the WALKING PATHS BEHIND YOUR HOME - another FANTASTIC feature! Your WELL LOVED home has had regular furnace, duct and fireplace maintenance & cleaning over the years. Roof is ONLY 3 years old, NEWER water tank and NEWER washer/dryer. The BONUS FEATURE of this home is the amazing neighbors and community --- you will appreciate how everyone looks out for each other. The sought-after community of Rocky Ridge offers beautiful pathways, an amazing Community Center that offers Tennis and Pickle Ball Courts, Soccer, Basketball, Playgrounds, a Neighborhood Garden, a wading pool and splash pad for the kids in summer, and a pond to skate on in winter ---- ALL THESE AMENITIES WITHIN WALKING DISTANCE!!! Close to schools, public transit, shopping, 15 mins to airport, and only a 20 min drive to downtown. VERY QUICK access to Highway 1 which leads to our Majestic Canadian Rocky Mountains -- a ONE HOUR drive away and you are skiing, hiking or taking a walk or bike around the stunning resort towns of BANFF and CANMORE!! You will LOVE this JEWEL of a home! More details
    Listed by Real Estate Professionals Inc.
  • 257 223 Tuscany Springs Boulevard NW in Calgary: Tuscany Apartment for sale : MLS®# A2118155

    257 223 Tuscany Springs Boulevard NW Tuscany Calgary T3L 2M2
    Main Photo: 257 223 Tuscany Springs Boulevard NW in Calgary: Tuscany Apartment for sale : MLS®# A2118155
    $350,000
    Residential
    Status:
    Active
    MLS® Num:
    A2118155
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    717 sq. ft.
    Nestled within the prestigious Sierras of Tuscany, this condo presents an upscale living experience designed for adults aged 40 and above. The unit features a charming covered balcony, equipped with a natural gas hookup. Inside, residents can unwind in the open-plan living area, complete with a gas fireplace for added comfort and ambiance. With air conditioning ensuring year-round comfort, in-suite laundry facilities for convenience, and underground parking with a storage locker for security, this condo epitomizes comfort. Embrace the vibrant community atmosphere and abundant amenities offered by the Sierras of Tuscany including a salt water pool, freshwater hot tub, billiards room, bowling alley, in house cinema, car wash, library with full views of the rocky mountains and many others! Where every day brings a new opportunity for enjoyment and relaxation. More details
    Listed by Real Broker
  • 266 Royal Abbey Court NW in Calgary: Royal Oak Detached for sale : MLS®# A2117739

    266 Royal Abbey Court NW Royal Oak Calgary T3G 4Y4
    OPEN HOUSE: Mar 30, 2024
    11:00 AM - 01:00 PM MDT
    Open House on Saturday, March 30, 2024 11:00AM - 1:00PM
    Main Photo: 266 Royal Abbey Court NW in Calgary: Royal Oak Detached for sale : MLS®# A2117739
    $784,900
    Residential
    Status:
    Active
    MLS® Num:
    A2117739
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    2,470 sq. ft.
    We're extremely pleased to present our newest listing, that features over 3200ft2 of total living space in this beautiful, updated 4-bedroom home in Royal Oak. Brand new luxury vinyl plank floors on the main and upper really allow the open concept living area to bring a sense of togetherness for your friends and family. The fresh paint throughout the home means you're treated by modern, neutral colors that will make it a breeze to bring your own design flare with furniture, art, and plants! An abundance of cupboards and counter space as well with a separate walk-through pantry for all the kitchen gadgets and storage needs. The living room has a gas fireplace creating a cozy atmosphere for movie nights. A Laundry room and 2-piece bath finishes off the main level. Upstairs is a bright and spacious bonus room, 3 generous sized bedrooms and the LVP flooring was continued throughout the upper level. Walk thru your French doors that lead into the primary suite featuring a walk-in closet already set up with organizers and a 4-piece ensuite that is just what you need to satisfy your desire for your own space! The basement footprint is huge, and the carpet down here is BRAND-NEW! With a custom-built wet bar and you'll love the lighting, paint, and feel of this space. There's also a bedroom and bathroom down here, so all the work is done for you! Winter will fly-by, thanks to the heated garage (21x23, the radiant heat system is an in-floor radiant heat and is off right now, but easy to fire up and the system has been recently serviced! The yard is a sanctuary, with a hot tub (currently winterized), a transformer hot tub shack, with removable walls that make this such a cool opportunity for privacy year-round in your tub! The deck comes with a gazebo as well as a gas line for all your grilling needs. The water feature/fountain makes this an absolute sanctuary in the summer months, and you'll love the privacy! All the major systems of the home are in tip-top shape and the shingles were replaced about 7 years ago and has a fibreglass infused, 50 year shingle. The house already has A/C... the only thing missing is the lucky family that will call this place home! Book your showings today, you'll love this big house! More details
    Listed by RE/MAX Landan Real Estate
  • 205 Blueridge View in Rural Rocky View County: Rural Rocky View MD Detached for sale : MLS®# A2115744

    205 Blueridge View Rural Rocky View MD Rural Rocky View County T3L 2R7
    Main Photo: 205 Blueridge View in Rural Rocky View County: Rural Rocky View MD Detached for sale : MLS®# A2115744
    $4,490,000
    Residential
    Status:
    Active
    MLS® Num:
    A2115744
    Bedrooms:
    5
    Bathrooms:
    7
    Floor Area:
    4,465 sq. ft.
    Welcome home to this extensive custom built unobstructive MOUNTAIN VIEW retreat in one of the most sought after streets in all of Watermark! Located adjacent from the city limits and 20 minutes from downtown this alpine-meets-elegant styled home is uniquely accessed through the quiet country roads of the exclusive community of Blueridge Estates in Bearspaw. Constructed in 2017, this home sits on 0.91ac of meticulously designed landscaping and offers a stunning 8531+ sf of living space. This home has many accessible elements including an ELEVATOR, a primary bedroom on the main floor, curbless showers and wide halls. This home has 6 bedrooms with 4 of them having ensuite bathrooms with laundry on every floor. This home is very energy efficient with triple paned windows, in slab heat located on the main and basement levels, two efficient forced air furnaces, heated pool deck & oversized 5 car garage (8 cars with lifts). The home automation was upgraded in 2024 allowing the owner to control lighting, temperature, audio, visual, and 12 security cameras all with their cell phone under one app at home or remotely. A focus on health is provided with high efficiency particulate air HEPA filters/carbon & UV Light, two steam humidifiers, three efficient boilers, oversized hot water tank, soft water system as well as an additional water filtration system to appliances. Almost every room has mountain views with magnificent sunrises and sunsets! This home is southwest facing it is extremely cheerful and bright year round as sunlight floods through the vaulted family room floor-to-ceiling windows. Looking up you will notice the soaring gallery of Douglas fir heavy timbers and stunning stonework which continues on the main floor throughout the kitchen dining and SCREENED-IN 3-SEASON ROOM (with fireplac,e infrared heater, outdoor TV and built-in BBQ. As expected the chefs kitchen is home to appliances such as Wolf Miele & Subzero and is supported by the butlers pantry and wine cellar. Completing the main floor is the spacious PRIMARY BEDROOM that was beautifully designed with a stone 2-sided fireplace, a stand alone spa tub, double vanity, steam shower, toilet room and MASSIVE WALK IN CLOSET! Taking the elevator to the top floor you will find 2 bedrooms one of which can serve as a second primary and an office that could be used as a 3rd bedroom if needed. Taking the elevator to the bottom floor you will find 2 more bedrooms both with ensuites. As with many basements this space is designed for fun entertainment and health including a full wet bar game room area VIDEO GAME ROOM fully insulated theater gym (cork floors) and an 15 by 30 INDOOR POOL with an automated pool cover (child-proof), swim current, shower room and a dedicated heat recovery and humidity control system. Through double doors the pool leads to an incredible large OUTDOOR PATIO with audio and WIFI, salt water HOT TUB with a TV gas FIREPIT and built-in gas BBQ! This property is a true gem and shouldn’t be missed! More details
    Listed by Real Broker
  • 3313 3313 Tuscarora Manor NW in Calgary: Tuscany Apartment for sale : MLS®# A2117520

    3313 3313 Tuscarora Manor NW Tuscany Calgary T3L 2J9
    Main Photo: 3313 3313 Tuscarora Manor NW in Calgary: Tuscany Apartment for sale : MLS®# A2117520
    $327,000
    Residential
    Status:
    Active
    MLS® Num:
    A2117520
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    839 sq. ft.
    Move in ready and get ready to move! This 2 bedroom TOP FLOOR unit in the sought after community of Tuscany is your perfect entry to home ownership! The open floor plan is spacious including a large Dining area flowing into a large, bright living room with gas fireplace and deck which captures the morning sunlight! Your primary bedroom has walk-through closets with 3 piece ensuite. Secondary bedroom and 4 pc bath is on the other side of the unit. In suite laundry and a large in-unit storage room PLUS another storage room in front of your Titled Parking Stall. East facing deck allows you to enjoy the morning sun while staying cool in the hot afternoon! Book your private showing today! This home will not be on the market long! NOTE: the current owner also has an above ground 'assigned' stall besides the Titled underground stall. New owner should check with Management Company to assume this 2nd stall. More details
    Listed by Purpose Realty
  • 160 Tuscany Ridge Circle NW in Calgary: Tuscany Detached for sale : MLS®# A2116493

    160 Tuscany Ridge Circle NW Tuscany Calgary T3L 0E5
    Main Photo: 160 Tuscany Ridge Circle NW in Calgary: Tuscany Detached for sale : MLS®# A2116493
    $859,900
    Residential
    Status:
    Active
    MLS® Num:
    A2116493
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,165 sq. ft.
    Welcome home in the desirable and established community of Tuscany! This is a rare find being a newer build from 2017 giving you longevity on all the maintenance that typically comes along with buying an older property in an established neigbourhood. Your new home boasts modern sophistication and thoughtful design on a rare corner lot, offering unparalleled space and natural light. As you step inside, you'll be greeted by 2165 square feet of above-grade living space. The main floor features many upgrades you're sure to appreciate, including espresso-stained maple cabinetry, sleek quartz countertops, and stainless steel appliances with a gas range—perfect for culinary enthusiasts. The living room is spacious complete with a linear gas fireplace and stone surround. The layout is enhanced by extra windows along the South side of the home, courtesy of its coveted corner positioning, flooding the interior with sunlight and creating an inviting atmosphere throughout. Upstairs, discover a convenient upper floor laundry complete with sink and additional shelving, as well as an incredible and versatile bonus room with a vaulted ceiling—easily convertible into a fourth bedroom to suit your needs. The large primary bedroom is a serene retreat, complete with a walk-in closet and a luxurious 5-piece ensuite bathroom. Pamper yourself in the oversized soaker tub, 10mil glass shower, and convenient dual vanity. The basement offers endless possibilities, with high ceilings and ample space left unspoiled, ready for your personal touch and future design endeavors. Outside, enjoy the best of outdoor living in your west-facing, fully landscaped yard—ideal for entertaining or simply unwinding with a large deck that has dura deck membrane and a gas line for your summer BBQ. Located in close proximity to the majestic mountains and access to the bike path that leads along 12 mile coulee, this home is ideally positioned with easy access to Stoney Trail, shopping and schools. This home offers the perfect balance of suburban tranquility and urban convenience in an established and highly sought after community. Don't miss the opportunity to make this exceptional property your own! More details
    Listed by Real Broker
  • 328 500 Rocky Vista Gardens NW in Calgary: Rocky Ridge Apartment for sale : MLS®# A2107710

    328 500 Rocky Vista Gardens NW Rocky Ridge Calgary T3G 0C3
    Main Photo: 328 500 Rocky Vista Gardens NW in Calgary: Rocky Ridge Apartment for sale : MLS®# A2107710
    $345,000
    Residential
    Status:
    Active
    MLS® Num:
    A2107710
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    900 sq. ft.
    Hello, Gorgeous! Nestled in the fantastic community of Rocky Ridge is this stunning 2 bed, 2 bath condo with panoramic mountain views! You will love this end unit condo with tiled entry and a coat closet, a welcoming entry to this beautiful home. The open concept living space features South facing windows letting natural light in and showcasing breathtaking views of the Rocky Mountains. From the living room you will find direct access to your own private deck, the place to enjoy your morning coffee or watch the sunset after a long day. The kitchen with granite breakfast bar has plenty of space for meal prep, storage and a focal point for entertaining. The first of two bedrooms is located off of the living room with a cheater door into the main 4-piece bath. The primary bedroom located on the opposite side of the home is spacious with a walk through closet featuring organizers as well as its own 3-piece ensuite with a stand alone shower. This home has been meticulously maintained and offers in-suite laundry, stainless steel appliances and an underground parking stall and storage locker combo, making condo living easy. Building amenities allow you to also save the cost of a gym membership as access to the onsite fitness room is included in the fee. Having a party and need more space? This building has a party room equipped with a full kitchen and outdoor BBQ space for the residents to book and use. Close to so many amenities like the YMCA, Crowfoot Shopping district and Tuscany c-train station, this unit can't be in a better location. More details
    Listed by Royal LePage Benchmark
  • 298 Rockyspring Circle NW in Calgary: Rocky Ridge Detached for sale : MLS®# A2115942

    298 Rockyspring Circle NW Rocky Ridge Calgary T3G 6A2
    Main Photo: 298 Rockyspring Circle NW in Calgary: Rocky Ridge Detached for sale : MLS®# A2115942
    $699,900
    Residential
    Status:
    Active
    MLS® Num:
    A2115942
    Bedrooms:
    5
    Bathrooms:
    3
    Floor Area:
    1,482 sq. ft.
    WELCOME TO ROCKYRIDGE! This home has a total of 5 bedrooms, 3 full bathrooms and over 2,300 SQFT of development! The main floor has a nice open layout, with vaulted ceilings, 2 bedrooms and a full bathroom. The upper level has a large Master with a full 4 pce ensuite and a walk-in closet. The lower level has big bright windows, another 2 bedrooms, full bathroom and open family room with a fire place! Close to Shane homes YMCA, schools, shops and parks! Call and schedule your showing today! More details
    Listed by RE/MAX Real Estate (Central)
1-12/35
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