October 21, 2017    中文(简体)   
Listings   
  My Listings
 

 
Vivian Tan
Your Real Estate Expert
250-688-6888
info@viviantan.ca
RE/MAX Camosun - Oak Bay
My Listings
 
  383074
 for Sale @ $1,698,000

Single Family

Open house Cancelled. BRAND NEW! Gorgeous 4 bedrooms+ den home including legal 1 bedroom suite on the upper floor for extra accomodation for grown up or nanny or extra income. Conveniently located in a lovely neighbourhood steps to Oak Bay Ave, beach, banks, rec centre, amenities, great public and private schools, golf course, etc. Radiant in floor heating, Lutron smart lighting system, LED lights throughout, open concept entertainment size kitchen with quartz countertop and S. S. appliances including wine cooler, high end linear gas fireplace, gas dryer and gas cooking range, on demand water tank. Separate entrance and laundry set for the suite. South-east facing backyard great for your summer outdoor entertainment. Beautiful interlocking paver, underground sprinkler system, plenty of carparking for cars on driveway and at 2x single car garage. The detached garage at the rear can be used as storage or hobby room. Call Vivian Tan at 2506886888 now private tour. 2-5-10 warranty. (id:5856)
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  384489
 for Sale @ $495,900

Single Family

Nice Private Corner Unit, Sun-Filled rancher sits in a private collection of 31 contemporary homes within Royal Bay. Elegantly crafted #116 is a corner unit with a seamless layout and c/w: No step entrance, crawlspace, 1 offset common wall, extra windows, gas f/p with pilot light shut off, Surround sound throughout, chef worthy kitchen, caesarstone counters, SS appliances, pantry, extra drawers, vaulted ceilings, En suite with extra drawers, Garage c/w wall mounted hanging system, up to 4 parking spots, extra large brick patio, extra fence, private backyard that backs onto park, (id:5856)
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  384442
 for Sale @ $144,900

Single Family

Situated in arguable the nicest modular home community within the Victoria and Greater Victoria areas is this beautifully decorated and tastefully updated home including a well positioned one Bedroom, a Den with a door to the spacious deck, THREE electric fireplaces, white vinyl thermal windows with pleated blinds, updated flooring; both laminate and carpet. An updated kitchen with new cabinets, eat-at kitchen island and newer Stainless Fridge & Self Cleaning Stove. An updated Bathroom including vanity, toilet, closet and water proof flooring, vaulted ceiling and five year old roof. The "Piece de Resistance" is the PRIVATE BACKYARD with Seating Area, Canopy and Privacy Fence for your outdoor entertaining and BBQing pleasure. Pad fee includes a host of bonuses: recreation room, RV and Boat Storage. Lush and green, surrounded by hills and trees with a creek running by and lots of parking; it doesn't get much better than this. (id:5856)
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  384268
 for Sale @ $975,000

Single Family

What a terrific family location! This lovely Lansdowne Slope home features: remodeled kitchen and bathrooms; oak floors; coved ceilings; cozy living room fireplace; and vinyl thermo windows. The kitchen enjoys the morning sun and the sunny, south facing living room offers some Olympic Mtn. glimpses! The large sunny backyard (south & west facing) is private and fully fenced and the mature gardens are easily maintained! This top drawer location is close to U-Vic, Camosun, Jubilee Hospital and Uplands Golf Club. Your new home shows very well, no disappointments here. Reasonable notice required for showings and floor plans are available. (id:5856)
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  384249
 for Sale @ $949,000

Single Family

When I first walked into this home my reaction was WOW!! Professionally renovated from "stem to stern" in every way imaginable and must be seen in order to be appreciated. This home is an excellent drive-by with too many features to list, however, here are a few; beautifully landscaped with automatic sprinkler system, huge backyard looking onto Shaw Park. Brand New Flooring, Paint, Gas Fireplace, Brand New Bathrooms with Heated Flooring including Heated Shower Flooring, Brand New Kitchen and Laundry with Granite, including all New Appliances, Extra Large Master Bedroom, New doors, New Patio and the list goes on and on. This home is tastefully and masterfully renovated. Also, double garage with high ceilings, over 1600 sq. ft. of heated crawl space and 6 parking spots including your boat and/or RV. Hurry to this one! (id:5856)
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  384232
 for Sale @ $1,299,900

Single Family

Tucked away well off the street with over 4300 square feet on 3 levels, this executive home offers plenty of space for large families. Formal living room, separate dining room, den, spacious kitchen with island boasting a 6 burner Wolf cooktop and quartz counter plus built-in double Jenn-Air ovens: the perfect space for gourmet chef. Family room with eating space and doors leading out to the massive deck offering the peace and tranquility of its 0. 47ac lot which backs on to 11 acre Doumac Park. Garden patio and "forest deck" for twilight enjoyment. Dramatic winding staircase leads to 5 bedrooms upstairs including large master with 5 piece ensuite with jetted tub and superb steam shower. Basement includes rec room, 6th bedroom and exercise room- and ideal spot for teens, inlaws, nanny or extended family. Fantastic location near top rated schools, parks and easy access to town. (id:5856)
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  384190
 for Sale @ $3,499,900

Single Family

Best of Uplands has to offer Rebrand your experience with this grand upland waterfront home that possesses everything one covets in an upscale location. This home presents incredible flower decors, calm atmosphere, aesthetically pleasing trimmed grasses and more. No one will resist the unparallel unobstructed views of Cadboro Bay to the Chatham Islands. large 30, 000 Sq ft high bank property, with 2 entrance Driveway ample parking spaces will satisfy your lifestyle with extraordinary vibes and feels. Its located in a well connected desirable, master plan community. The palatial sitting room exposes the beauty of ocean views which links to the outside lounge seats that provide spectacular views However the interior space requires your vision to create something new Resident contains oversized windows and hallways that create a magnificent sense of illumination, enjoy close proximity to Peppers Food Market, shops, restaurants & pub and sandy Cadboro Bay Beach & The Victoria Yacht Club (id:5856)
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  384142
 for Sale @ $929,900

Single Family

Gorgeous West Coast Contemporary Home built in 2015. Thoughtfully designed floor plan offers 3-4 Bedrooms/4 Bathrooms, Open Concept Living, Kitchen w/Quartz counters/SS Appliances and Bamboo flooring throughout the main floor. Upper level offers 3 Bedrooms including Master w/vaulted ceilings, 4pc ensuite with his/her closets, Laundry Fully Fenced Private patio space. Full 8ft basement features a 450sq ft Rec/Media room, 4pc Bathroom & storage/office space. Numerous oversized windows throughout offer plenty of natural light. Low maintenance lot. Great Central Location & just 2 blocks from the Hillside Shopping Centre & Cedar Hill Golf/Recreation. Home Warranty (id:5856)
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  384131
 for Sale @ $374,900

Single Family

Ovation: this 2 bedroom, 2 bath suite offers wood floors, granite counters and spacious living room with dining area and kitchen with plenty of cabinet space. Spacious deck. In suite laundry, secured parking and storage locker- all of the conveniences of a modern condo! Ideally located near Saxe Point park and across the street from Red Barn Market and more businesses opening daily in this evolving neighbourhood so close to Downtown Victoria. Kids and pets ok plus rentals permitted for those seeking a solid investment property in a strong rental area. Call for more details.
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  378752
 for Sale @ $2,999,900

Single Family

Amazing views from this rare penthouse suite at "Harbourside" offering sweeping views of the Inner Harbour, the cruise ships at Ogden Point and snow capped Olympic Mountains with 4 decks to enjoy the surroundings. With over 2400sf including spacious formal living room and grand dining room and renovated gourmet kitchen with picture window overlooking the private marina (where you can moor your pleasure craft!). Hardwood floors in all principal rooms including both bedrooms, den/office and family room. Master with vaulted ceiling, renovated hallway baths, and large windows provide amazing views from 3 different exposures. Hot tub on deck and 2 parking stalls. On the scenic marine walkway in one of Victoria's prominent developments. (id:5856)
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  384028
 for Sale @ $775,000

Single Family

This classic Mt. Doug/Gordon Head area character home has just completed a total transformation including new kitchen with custom cabinets, quartz counter, under-mount sink and stainless appliances, wood flooring, new bathroom with double vanities, new tub and mosaic tile. Separate dining room. New carpeting, baseboards and fixtures. Finished basement includes guest/3rd bedroom, TV or rec room plus bonus accommodation ideal for teens, inlaws, live-in nanny or extended family, complete with separate entrance and dedicated patio area. Double car garage plus lots of additional off street parking. Excellent high demand location close to schools, UVIC, shopping, transit, scenic Mount Doug Park and so much more. Ready for immediate possession.
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  383953
 for Sale @ $980,000

Vacant Land

(Lot 2 - Title Pending - final subdivision) A great opportunity to own this very private 5. 98 acre property in a beautiful forested setting. Property includes an 1800 sq. ft. workshop, a trailer with a cinder block outbuilding with a loading dock, a large hand carved covered gazebo with water, electricity and an outdoor wood burning fireplace. Lots of parking and walking trail throughout the property. Various potential building sites. Approved septic site, strong water well, underground services buried throughout property. Fully accessible by established access roads. (id:5856)
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  383832
 for Sale @ $550,000

Single Family

Leo Jiao, MBA, Asian marketing specialist, Mandarin and English service, Integrated listing/marketing/communication package for sellers.
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  383813
 for Sale @ $534,900

Single Family

Sunny and bright TOP floor 2-bed, 2 full bath home in a stylish waterfront community. This south-facing view corner suite has only one adjoining wall. Its east-facing windows bring the morning light streaming in while the south-facing living room, bedrooms and covered balcony afford year-long light and sun. Enjoy super views of the delightful neighbourhood and the Victoria harbour waterway. Special features include a new modern kitchen, granite counter tops, 9ft ceilings, new S/S fridge & stove & microwave, updated master ensuite and in-suite laundry with large utility room. This is prime location with kyaking and ocean air at your fingertips and easy access to the Galloping Goose trail for leisure walks & biking. Coffee Shops galore and the waterside GLO Pub/Restaurant outside your front door. Units in this building rarely come up for sale. Be Quick! (id:5856)
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  383795
 for Sale @ $279,900

Single Family

Brand new carpet, freshly painted, 3rd floor, end unit and priced for immediate sale. Vacant and ready to move into as quickly as you like is this lovely, spacious condominium; just like a two bedroom but is listed as a one bedroom with a large den. Lovely views to the west as well as a tree lined street. Work shop, bike room and wonderful court yard are all there for you convenience and enjoyment. Building allows rentals and pets. Excellent walking score affording an easy stroll to Mayfair Shopping Centre and UPTOWN. FANTASTIC PARK FOR ALL TO ENJOY TOO. HURRY to this one. Easy to show.
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  383670
 for Sale @ $1,175,000

Single Family

Located in a super rental area. Great tenants in place, owner occupier on the main with legal rental income from the upper suite (legal non- conforming duplex). The main floor updated lots of Character with great tenants. It offers 2 good size bedrooms and a 3 rd bedroom or den. Upstairs offers 970 sq. ft. 2 bedrooms Kitchen and living room. Separate meters, laundry room area detached garage/carport area 8100 Sq Ft lot and conveniently located just a few doors off Oak Bay Ave. Owner has started the ground work for increasing Density with approvals from Local city planners and Community Assoc. for legal 4 Plex excellent holding property or Start the rezoning process. 1530 Banks St right next door is available as well. It is a legal non conforming duplex with a suite in the basement. (id:5856)
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  383687
 for Sale @ $778,000

Single Family

OPEN HOUSE Sat Oct 21 /Sun Oct 22 1-3pm Fabulous Family Home. Located on the main floor you will find beautiful refinished oak & fir flooring. 3 bedrooms, large bathroom equipped with hook ups for a convenient laundry center. The kitchen is made to cook in with loads of storage, stainless steel appliances, with a great place to gathering around the oversize island. Excellent deck leads off the kitchen down to the large sunny flat backyard with a separate covered entertaining area, great for family/kids, pets & parties. All windows are vinyl double pane with a newer roof and newer fence. The gardener in you will enjoy the Greenhouse, fig, peach and apple trees with ample room for a garden. Downstairs is a large bedroom which could easily be converted into a rental suite for extra revenue. It has its own separate entrance, new laminate flooring, washer/dryer for separate laundry, large living area & kitchen space. Lots of parking, great location, close to town, schools and transportation. (id:5856)
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  383542
 for Sale @ $1,199,900

Single Family

Superb newer home in desirable James Bay, just a short stroll to Fisherman's Wharf and the scenic Inner Harbour! Built in 2012 and offering space with upscale finishings. Main floor with living and dining room and gourmet kitchen complete with eating bar, quartz counters and built-in appliances. Deck off kitchen to the lovely low maintenance yard with patio for outdoor enjoyment and storage shed. Upstairs includes laundry, guest room and impressive 2 level Master suite with loft which could be a reading room, den or sitting area and has distant water glimpses. Contemporary stainless steel and glass railings. Bonus lower floor with flex room plus lock off area with bathroom, laundry and kitchenette ideal for inlaws, teens, visiting extended family or live-in nanny. Nothing to do here but move in and enjoy the surroundings with parks, cafes, and downtown Victoria nearby.
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  383289
 for Sale @ $980,000

Single Family

(Lot 2 - Title Pending - final subdivision) A great opportunity to own this very private 5. 98 acre property in a beautiful forested setting. Property includes an 1800 sq. ft. workshop, a trailer with a cinder block outbuilding with a loading dock, a large hand carved covered gazebo with water, electricity and an outdoor wood burning fireplace. Lots of parking and walking trail throughout the property. Various potential building sites. Approved septic site, strong water well, underground services buried throughout property. Fully accessible by established access roads. (id:5856)
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  383291
 for Sale @ $699,000

Single Family

(Lot 1 - Pending Title - subdivision) - A great opportunity to own and enjoy this 1 acre property with a 3 bedroom house in a beautiful forested setting. Age of house is estimated. Lots of parking available. Buyer to verify measurements if important. Just past the Observatory off West Saanich Rd. Down the street from Prospect Lake Elementary School.
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  383287
 for Sale @ $1,700,000

Single Family

A great opportunity to own this very private 6. 98 acre property with a 3 bedroom house in a beautiful forested setting. Property also includes an 1800 sq. ft. workshop, a trailer with a cinder block outbuilding with a loading dock, a large covered gazebo with water, electricity and an outdoor wood burning fireplace and lots of parking. Property has two working wells and two proposed septic sites which have been approved. Various potential building sites. Approved septic site, strong water well, underground services buried throughout property. Fully accessible by established access roads. Only 20 minutes to Victoria. This little lane runs off of West Saanich Road, just past the observatory. (id:5856)
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  383067
 for Sale @ $380,000

Single Family

This remodeled 2 bed plus den (bedroom) condo is one of the largest in the complex. Feels more like a house than a condo! It's move-in ready offering a stylish updated kitchen with stainless steel appliances and remodeled bathrooms. The eastern exposure provides morning sun and a nice view to Mt. Tolmie. This is a great location for walking, public transport and shopping Plaza (groceries, liquor store, bakery, pharmacy, Starbucks and much more). Building amenities include swimming pool, sauna, hot tub & workshop and storage. The strata fee includes heat & hot water. The den has a pull-down bed so could provide space for over-night guests. Easy to view and ready for immediate possession.
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  383009
 for Sale @ $640,000

Single Family

Immaculately cared for home. Why get caught in the Colwood crawl when you can be home in minutes. Centrally located minutes to the McKenzie interchange that will take you up island, to the Peninsula/Ferries or downtown. Close to bus lines & all levels of schools. The Main floor has hardwood through out meticulously cared for and in great condition. There are 3 bedrooms on the main floor and a wonderful large soaker tub in the main bath. The kitchen is well laid out with an eat in area, sliding glass doors that open onto a covered deck & large backyard with fruit trees and tons of room for the kids to play. Downstairs you will find another bedroom and large Rec room. Home is zoned RS-6 allowing a suite for extended family or a mortgage helper . Room measurements and floor plans to come
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  382943
 for Sale @ $620,000

Single Family

First time on the market this 1947 home has so much potential, 3147 sq ft with Fir & Oak flooring, coved ceilings, beveled glass French doors, 3 fireplaces. The plumbing & electrical wiring has been updated. Parking includes attached garage, separate driveway with access to a 3-bay detached garage in the backyard. The Seller owns the property next door, & has registered an easement to favor this property for rear access. The landscape has many mature shrubs, grapes & fruit trees with private secret garden areas. This large spacious home is ideal for a growing family, or extended family. In addition there is an elevator lift in the back of the house for those who have mobility issues, or for transporting items from the ground level to the main living level. Truly a gem in a wonderful neighborhood. Situated within easy walking distance to the Gorge and just minutes to downtown Victoria. (id:5856)
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  382922
 for Sale @ $699,000

Vacant Land

Westcoast high bank 0. 80ac waterfront property: build your dream home at quiet, peaceful Silver Spray and watch wales, nature, and sea life from your seaside setting. Facing the Juan de Fuca Strait with the Olympic Mountains for a backdrop with a lovely Southern exposure. This is a fee simple lot with water and hydro at the lot line. Sooke Point cottages just steps away. This is an ideal location for your Pacific Coast retreat or full time residence in a stunning location.
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  382872
 for Sale @ $139,900

Single Family

Minton House at Beacon Hill Park: carefree independent living for those 55+. This rare south facing 2 bedroom ground level suite offers over 900 sf of living space (largest unit in the building) with its own patio and feels like a townhome. Gas fireplace and in-suite laundry. Owners enjoy fixed services such as daily 3 course dinner prepared on site by the head chef, weekly light housekeeping and heavy laundry, 24 hour staffing and the benefit of Personal Emergency Response System. Superb location with vibrant Cook Street Village only steps away and Beacon Hill Park just down the street, plus easy access to transit. Small dog or cat welcome. Call for more details.
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  382731
 for Sale @ $1,599,888

Single Family

Priced below appraised value. Very large custom built home with attention to detail boasting 4622 sq. ft. with 2 separate suites for a total of 6 bedrooms & 6 bathrooms. Main floor offers a brand new kitchen, fresh paint, re-sanded wood floors, eating area, family room, an office & separate formal dining room and living room. Gas fireplace in family room & living room. Upstairs has a spacious master bedroom with a large walk-in closet & ensuite & three additional bedrooms; one with an ensuite. It also includes a one bedroom self-contained suite which can be converted back to main house. The lower level has a spacious 1 bedroom suite with its own laundry & lots of storage. Double car garage, on a quiet no-thru street off the main road. Not a strata lot. Great family neighbourhood, close to amenities, shopping & Mt. Doug park. Will consider trade or partial trade for subdividable land or fixer upper.
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  382616
 for Sale @ $139,900

Single Family

Arbutus Ridge Estates. If you are looking for the ultimate in modular home community living then look no further as this particular park has the best reputation in all of the Greater Victoria area. Yes you will be paying $740 a month, however, it quickly becomes very apparent as to why. The grounds are immaculate, the hedges are trimmed and there is even a Recreational Centre and an outdoor workshop; loads of storage for RV's and boats too. Surrounded by mountains, trees & flowing creeks you will absolutely love this private, secluded & exclusive modular home community. Priced for immediate sale as the owner is moving out of province. This is your golden opportunity to purchase this 2 bedroom, 1 bath, double wide home in this lovely slice of nature on this spectacular acreage. (id:5856)
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  382548
 for Sale @ $619,900

Single Family

Fantastic ocean views from your living room here at Seaview Apts- one of Oak Bay's few waterfront developments. Situated between the Oak Bay Marina and World Class Oak Bay Beach Hotel and across the street from the Victoria Golf Club, this established Co-op complex has much to offer, including an expansive common patio deck and its own private beach. The suite have been completely refurbished to high quality, with new floors and trim, fixtures, lighting, bathroom with walk-in shower and lovely gourmet kitchen with expansive quartzite counters, sophisticated Urbana kitchen and quality stainless appliances. Easy care oceanfront living for those over age 40 and an ideal opportunity as your Victoria pied-à-terre, in-town retreat, Snowbird escape or simply a wonderful place to live. Nothing to do but move in- Ask us about Co-op living.
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  382234
 for Sale @ $94,900

Single Family

#14 - 171 Tripp Rd. Salt Spring Island RV Inc. is without a doubt one of the best, if not the best, of value available in the vacation property market today. Only $1000 a year covers your property taxes, common areas, sewer, water, common washrooms and full time caretakers all located on St. Mary Lake on Salt Spring Island. This particular lot and RV is offered for $94, 900 and is especially enticing as the RV is only 2 years old and comes with an extended warranty along with all the bells and whistles of the modern day RV. And 100 feet and you're at the lake where swimming, fishing and electric boating are ready for you to enjoy from the middle of March until middle of November. Make sure to see my full video presentation on website.
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  381786
 for Sale @ $1,390,000

Single Family

4 bedroom house and 3 bedroom suite with separate laundry rooms on a 65, 000 square feet lot in the exclusive Blenkinsop Valley. Recent upgrades include new windows, hydro service 2x200amp with a separate meter for the rental suite, plumbing, water service, septic system, perimeter drain, doors, deck, gazebo, and fence.
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  380432
 for Sale @ $94,900

Single Family

#21-171 Tripp Rd. Welcome to St Mary Lake; a great community of RVers. Excellent opportunity to purchase your very own RV lot & fully equipped 2012 Outback for only $94, 900. Also included is 12' aluminum boat & electric motor, BBQ, deck & furniture, shed, fridge, freezer & outside fireplace. Park is open March 1 - Nov 1 only (cannot stay year round). Once a year fee of $950 includes your share of property tax, all the hookups including water, sewer, electrical, cable, telephone, WiFi, full time caretakers, extra washroom facilities, showers, laundry & garbage pickup. Enjoy great fishing, swimming, lovely sandy beach, lots of green grass and the use of a boat dock. It doesn't get better than this; I show know, I own one here too & love it.
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  380091
 for Sale @ $69,900

Single Family

#24 -171 Tripp Rd. Welcome to St Mary Lake and a great community of RVers. This lot is $69, 900 and includes a sundeck (RV in pictures is not included) so bring your own RV or 5th Wheel and enjoy a vacation lifestyle. Park is open March 1 - Nov 1 only (cannot stay year round). Once a year fee of $950 includes your share of property tax, all the hookups including water, sewer, electrical, cable, telephone, WiFi, full time caretakers, extra washroom facilities, showers, laundry & garbage pickup. Enjoy great fishing, swimming, lovely sandy beach, lots of green grass and the use of a boat dock. Only electric powered boats permitted on the lake. It doesn't get much better than this; I should know, I own one here too and absolutely love it!
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  380011
 for Sale @ $2,795,000

Single Family

Remarkable 2015 transformation ideally located just a short stroll to The University of Victoria on one of Henderson's most coveted streets. Sitting on flat, fully usable 70'x235' lot with West facing yard featuring an amazing in ground pool and ample patio space. With over 3500 square feet of quality living space offering an open floorplan: living room with vaulted ceiling and gas fireplace, superb kitchen with built-in high quality appliances and massive central island. Master suite with walk in closet and spa-inspired ensuite. Covered patio area with gas fireplace and flat screen TV + full outdoor kitchen overlooking the yard. Full basement ideal for nanny, inlaws, teens or extended family. Double garage plus detached additional double garage with large workshop space- perfect for car collectors or hobbyists. This home will impress in design and quality.
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  379243
 for Sale @ $1,295,000

Single Family

Situated on 5. 1 acres in the Sooke Core Area, this 1970's 3000+ Sq Ft residence is presently rented. The value is largely in the land as it has excellent subdivision potential revenue. Purchased in 2008 for $900, 000, the present owner is not interested in taking the property through subdivision approval. Here is an opportunity for an enterprising individual to create much needed new affordable housing for Southern Vancouver Island. Private showings of residence only when an acceptable offer is in place.
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  378668
 for Sale @ $120,000

Business

Opportunity to purchase, Dallas Auto Repair, a well established and profitable vehicle inspection and repair facility in a prime location. Excellent exposure with high traffic volume conveniently located close to both downtown and Uptown on the corner of Douglas and Bay. Includes business, equipment, a new hoist and tire balancing equipment. Excludes mechanic's personal tools. Sale does not include land or building but the lease of the garage includes front lobby space, 4 bays, 2 lifts, office and storage space and washroom.
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  365366
 for Sale @ $5,288,000

Single Family

Eagles Landing: a rare World class Luxury Estate in Central Saanich just minutes to downtown Victoria. On over 8 acres of high bank waterfront, this private gated and fenced property offers a tennis court, waterfall with stream and ponds, aviary, greenhouses, orchards, tiered patios, 2 firepits and outdoor entertainment areas. A dramatic circular driveway directs you to the 9, 500 sqft residence with expansive rooms featuring floor to ceiling windows, granite floors and bespoke craftsmanship throughout. Elegant formal rooms and gourmet kitchen with premium European fixtures & equipment. Games room plus 2 separate self-contained guest wings. Stunning panoramic views over the Haro Strait to Mount Baker from almost every room. A Masterpiece.

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