Ben Stanton Broker

Nearby Properties Search

Forgot password Extend Verify Contact
We have found a total of 746 listings, but only 703 are available for public display. To get instant access to all 746 listings, please .
1-15/703

  • 317 28 William Carson Crescent in Toronto: St. Andrew-Windfields Condo Apartment for sale (Toronto C12) : MLS®# C14085494

    317 28 William Carson Crescent St. Andrew-Windfields Toronto M2P 2H1
    Main Photo: 317 28 William Carson Crescent in Toronto: St. Andrew-Windfields Condo Apartment for sale (Toronto C12) : MLS®# C14085494

    317 28 William Carson Crescent Toronto M2P 2H1 St. Andrew-Windfields

    $845,000
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    C14085494
    Bedrooms:
    3
    Bathrooms:
    2
    Welcome to Hillside at York Mills II, offering refined condominium living in the prestigious Yonge & York Mills neighbourhood. Surrounded bymulti-million-dollar homes and beautifully landscaped grounds, this sought-after residence offers easy access to TTC, Highway 401, Don ValleyGolf Course, premier shopping, dining, and everyday amenities.This spacious 1,054 sq. ft. suite features a desirable split-bedroom layout with 2generously sized bedrooms plus a versatile den, ideal as a third bedroom, home office, or guest suite. The bright, open-concept living and diningarea extends to a private balcony overlooking a tranquil tree-lined ravine. The spacious eat-in kitchen features granite countertops, breakfast bar,ample cabinetry, and excellent storage.Enjoy an impressive array of resort-style amenities, including 24-hour concierge, indoor pool, fitnesscentre, sauna, party and games rooms, outdoor terrace with mini golf, landscaped gardens, and ample visitor parking. Maintenance fees includeall utilities, cable TV, and high-speed Internet.A rare opportunity to enjoy comfort, privacy, convenience, and exceptional value in one of NorthYork's most desirable condominium communities. More details
    Listed by ROYAL LEPAGE REAL ESTATE SERVICES LTD.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 54 Plymbridge Road in Toronto: Bridle Path-Sunnybrook-York Mills House for sale (Toronto C12) : MLS®# C14086116

    54 Plymbridge Road Bridle Path-Sunnybrook-York Mills Toronto M2P 1A3
    Main Photo: 54 Plymbridge Road in Toronto: Bridle Path-Sunnybrook-York Mills House for sale (Toronto C12) : MLS®# C14086116

    54 Plymbridge Road Toronto M2P 1A3 Bridle Path-Sunnybrook-York Mills

    $4,688,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C14086116
    Bedrooms:
    5
    Bathrooms:
    4
    A Rare Opportunity to Enjoy an Elegant Residence or Create a Bespoke Luxury Estate in Prestigious Hogg's Hollow! Nestled within one of Toronto's most coveted luxury enclaves, this exceptional property occupies a magnificent approximately114.48 x 328.39 ft(Irregular) estate-sized lot, offering extraordinary depth, privacy, and remarkable future potential. **Surrounded by mature trees, lush greenery, and a picturesque ravine setting, the property offers breathtaking natural surroundings, exceptional privacy, and a rare sense of tranquility in the heart of the city.** This distinguished property presents an exceptional setting for refined family living or the creation of a magnificent custom-built estate. The existing 4+1 bedroom, 4-bathroom residence offers generous living spaces and thoughtful updates, including an elegant stucco and stone exterior, interlock driveway, and renovated powder room. The expansive, fully fenced backyard features an in-ground swimming pool and a serene, resort-inspired retreat, ideal for family enjoyment and sophisticated outdoor entertaining. 200-Amp Electrical Service. Complete with parking for six vehicles, the property offers exceptional versatility for immediate enjoyment, future enhancements, or redevelopment. Ideally located near renowned public and private schools, picturesque parks, upscale amenities, transit, and major highways, this prestigious address seamlessly blends natural tranquility with urban convenience. An Extraordinary Opportunity to Embrace the Hogg's Hollow Lifestyle Today or Create a Landmark Estate for Generations to Come! More details
    Listed by SOTHEBY'S INTERNATIONAL REALTY CANADA
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 509 18 Graydon Hall Drive in Toronto: Parkwoods-Donalda Condo Apartment for sale (Toronto C13) : MLS®# C14084724

    509 18 Graydon Hall Drive Parkwoods-Donalda Toronto M3A 0A4
    Main Photo: 509 18 Graydon Hall Drive in Toronto: Parkwoods-Donalda Condo Apartment for sale (Toronto C13) : MLS®# C14084724

    509 18 Graydon Hall Drive Toronto M3A 0A4 Parkwoods-Donalda

    $549,600
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    C14084724
    Bedrooms:
    2
    Bathrooms:
    2
    Welcome to unit 509 at Argento by Tridel. This former model suite is a corner unit that offers 2 bedrooms, 2 full bathrooms, plus parking and a locker. A functional layout and modern finishes make excellent use of the space. The luxurious kitchen features quartz countertops and stainless steel appliances. The primary bedroom boasts a lovely four piece ensuite and large walk-in closet. Enjoy the convenience of a well-managed building with 24-hour concierge, fitness centre, party and theatre rooms, guest suites and visitor parking. Ideally located with TTC at your doorstep and quick access to the DVP, Highways 401 & 404, Don Mills Subway Station and Fairview Mall. As an added bonus, high speed internet is included in the maintenance fee! A rare opportunity to own one of Argento's original showcase suites. More details
    Listed by RIGHT AT HOME REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 16 Ballyronan Road in Toronto: Banbury-Don Mills House for sale (Toronto C13) : MLS®# C14085000

    16 Ballyronan Road Banbury-Don Mills Toronto M3B 1V1
    Main Photo: 16 Ballyronan Road in Toronto: Banbury-Don Mills House for sale (Toronto C13) : MLS®# C14085000

    16 Ballyronan Road Toronto M3B 1V1 Banbury-Don Mills

    $3,890,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C14085000
    Bedrooms:
    6
    Bathrooms:
    7
    NEW PRICE $3,890,000 - Best Value 3-Year-Old Custom Rebuild In York Mills-Banbury! An Outstanding 5-Ensuite Contemporary Custom Home, Zoned For Top-Ranked York Mills C.I. Spanning Approx 6,000 Sq.Ft. Of Living Space On A Premium Near-70Ft Frontage Lot, This Light-Filled Masterpiece Features Soaring 11Ft Main-Floor Ceilings And A Designer Fireplace Feature Wall. Gourmet Chef's Kitchen With Top-Of-The-Line Wolf Appliances + Sub-Zero Fridge/Freezer, Plus A Fully Enclosed Secondary Wok/Prep Kitchen. All 5 Bedrooms Enjoy Private Ensuites; The Primary Retreat Offers A Spa-Like Ensuite With Heated Floors And A Generous Walk-In Closet. The Walk-Out Lower Level Is An Entertainer's Dream: Full Wet Bar, Heated Floors, Open-Concept Fitness Area With Walk-Out Patio, Plus A Versatile Nanny Suite. Minutes To TFS, Crescent & Bayview Glen, Scenic Trails, Edwards Gardens, Tennis Clubs And Hwys 401/404. A True Masterpiece Of Style, Quality And Location! More details
    Listed by RE/MAX REALTRON REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 29 Spruce Pines Crescent in Toronto: Victoria Village House for lease (Toronto C13) : MLS®# C14085008

    29 Spruce Pines Crescent Victoria Village Toronto M4A 1Y7
    Main Photo: 29 Spruce Pines Crescent in Toronto: Victoria Village House for lease (Toronto C13) : MLS®# C14085008

    29 Spruce Pines Crescent Toronto M4A 1Y7 Victoria Village

    $3,200
    Residential Freehold
    Status:
    For Lease
    MLS® Num:
    C14085008
    Bedrooms:
    4
    Bathrooms:
    3
    3 years old freehold townhouse featuring 3 bedrooms, 3 bathrooms plus a ground-level den/office. Include 1 balcony that offers a beautiful view. Hardwood staircase, private attached garage, Open concept layout with Ample Windows& Sunlight. Brand new appliances + whole room with professionally installed Zebra Blinds + upgraded lighting. 9' Smooth Ceilings Throughout 2nd&3rd floor. Modern Kitchen, Stone Countertop, backsplash. Private Ground Floor Garage(epoxy flooring done) W/Direct Access to Home. Minutes away to the new Eglinton LRT station, Easy Access to TTC Bus Route; Steps away from Eglinton Square and Golden Mile Plaza shopping centers. More details
    Listed by SMART SOLD REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • Master Bedroom A bsmt 3 Butterfield Dr Drive in Toronto: Parkwoods-Donalda House for lease (Toronto C13) : MLS®# C14085024

    Master Bedroom A bsmt 3 Butterfield Dr Drive Parkwoods-Donalda Toronto M3A 2L9
    Main Photo: Master Bedroom A bsmt 3 Butterfield Dr Drive in Toronto: Parkwoods-Donalda House for lease (Toronto C13) : MLS®# C14085024

    Master Bedroom A bsmt 3 Butterfield Dr Drive Toronto M3A 2L9 Parkwoods-Donalda

    $720
    Residential Freehold
    Status:
    For Lease
    MLS® Num:
    C14085024
    Bedrooms:
    1
    Bathrooms:
    1
    All Utilities/Internet/Furniture Inclusive! Best Deal! Must See! Very Spacious! Well Furnished! Free Internet! Unique Location! Very Close To All Amenities! Universities, Schools, Shopping Malls, Banks, Restaurants, Supermarkets, Parks, TTC, Subway, etc.shared kitchen. Thanks A Lot! More details
    Listed by JDL REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • One Bedroom B 2nd Floor 3 Butterfield Dr Drive in Toronto: Parkwoods-Donalda House for lease (Toronto C13) : MLS®# C14085026

    One Bedroom B 2nd Floor 3 Butterfield Dr Drive Parkwoods-Donalda Toronto M3A 2L9
    Main Photo: One Bedroom B 2nd Floor 3 Butterfield Dr Drive in Toronto: Parkwoods-Donalda House for lease (Toronto C13) : MLS®# C14085026

    One Bedroom B 2nd Floor 3 Butterfield Dr Drive Toronto M3A 2L9 Parkwoods-Donalda

    $700
    Residential Freehold
    Status:
    For Lease
    MLS® Num:
    C14085026
    Bedrooms:
    1
    Bathrooms:
    1
    All Utilities/Internet/Furniture Inclusive! Best Deal! Must See! Very Spacious! Really Bright! Well Furnished! Free Internet! Unique Location! Very Close To All Amenities! Universities, Schools, Shopping Malls, Banks, Restaurants, Supermarkets, Parks, TTC, Subway, etc.shared bath. Thanks A Lot! More details
    Listed by JDL REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 19 Brookwood Court in Toronto: Banbury-Don Mills House for sale (Toronto C13) : MLS®# C14085120

    19 Brookwood Court Banbury-Don Mills Toronto M3C 1C1
    Main Photo: 19 Brookwood Court in Toronto: Banbury-Don Mills House for sale (Toronto C13) : MLS®# C14085120

    19 Brookwood Court Toronto M3C 1C1 Banbury-Don Mills

    $1,900,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C14085120
    Bedrooms:
    5
    Bathrooms:
    2
    Location perfection in prime Banbury-Don Mills! A rare chance to live in a prestigious, quiet enclave with transit and top-tier schools right at your doorstep.Situated on a premium, quiet cul-de-sac right next to Edwards Gardens and pristine parkland trails. This highly sought-after neighbourhood blends peaceful ravines with city convenience and premier shopping at the Shops at Don Mills just moments away. Photos have been enhanced using AI. More details
    Listed by RE/MAX HALLMARK REALTY LTD.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 305 1780 Victoria Park Avenue in Toronto: Victoria Village Condo Apartment for lease (Toronto C13) : MLS®# C14085236

    305 1780 Victoria Park Avenue Victoria Village Toronto M1R 1S6
    Main Photo: 305 1780 Victoria Park Avenue in Toronto: Victoria Village Condo Apartment for lease (Toronto C13) : MLS®# C14085236

    305 1780 Victoria Park Avenue Toronto M1R 1S6 Victoria Village

    $1,890
    Residential Condo & Other
    Status:
    For Lease
    MLS® Num:
    C14085236
    Bedrooms:
    1
    Bathrooms:
    1
    LIMITED TIME INCENTIVE OF ONE MONTH RENT FREE! Spacious one bedroom in the heart of Victoria Village. This bright apartment features an open concept living and dining area with a walkout to a large private balcony along with an eat-in kitchen offering ample cupboard and counter space. Enjoy plenty of storage throughout and an abundance of natural light, creating a comfortable and functional living space. Minutes to highway 404/DVP & 401 making commutes an breeze and ideally located just steps to Lawrence Avenue with convenient TTC access, shopping, parks, and all everyday amenities nearby. Well priced in a highly desirable neighbourhood. Parking available for rent at an additional fee of $120/month. More details
    Listed by HAZELTON REAL ESTATE INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • Basement Back Unit 78 Roywood Drive in Toronto: Parkwoods-Donalda House for lease (Toronto C13) : MLS®# C14085852

    Basement Back Unit 78 Roywood Drive Parkwoods-Donalda Toronto M3A 2E1
    Main Photo: Basement Back Unit 78 Roywood Drive in Toronto: Parkwoods-Donalda House for lease (Toronto C13) : MLS®# C14085852

    Basement Back Unit 78 Roywood Drive Toronto M3A 2E1 Parkwoods-Donalda

    $1,550
    Residential Freehold
    Status:
    For Lease
    MLS® Num:
    C14085852
    Bedrooms:
    2
    Bathrooms:
    1
    Stunning two bedrooms basement dwelling in well-known fenside community, great school zone , convenient location easy access to HWY, SCHOOL, PARK, all kind of amenities Very well maintained unit offer laminate flooring throughout, comfortable bedrooms offer sun filled windows Open concept kitchen features quartz counter, combine with dining area. Idea for a small single family. Welcome to see. Please note, The basement front room, the owner will keep for his own use. The neighbors car currently maybe park on the drive way, will be removed when the unit rent out Tenants pay 1/3 of utilities. Tenant has a washer and share the dryer with landlord. No Pet, No Smoker. More details
    Listed by KW Living Realty
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 35 Tofino Crescent in Toronto: Banbury-Don Mills House for sale (Toronto C13) : MLS®# C14086596

    35 Tofino Crescent Banbury-Don Mills Toronto M3B 1R9
    Main Photo: 35 Tofino Crescent in Toronto: Banbury-Don Mills House for sale (Toronto C13) : MLS®# C14086596

    35 Tofino Crescent Toronto M3B 1R9 Banbury-Don Mills

    $2,450,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C14086596
    Bedrooms:
    4
    Bathrooms:
    3
    Rare oversized pie-shaped lot in sought-after Banbury-Don Mills, offering approximately 3,955 sq. ft. above grade (per MPAC). This distinctive home features warm architectural details, a brick-fireplace family room, expansive windows overlooking the inground pool and landscaped grounds, four upstairs bedrooms, and a spacious main level with living, dining, kitchen and family rooms. A generous sunroom, backyard walkouts and attached garage add comfort and convenience. Set on a quiet street within walking distance of highly regarded schools York Mills Collegiate Institute, Denlon Public School. and close to Banbury Community Centre, the Granite Club, Donalda Club, CF Shops at Don Mills and major routes. Enjoy the existing character, renovate to suit your needs or explore the potential to build new. More details
    Listed by COLDWELL BANKER THE REAL ESTATE CENTRE
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 301 25 Sunrise Avenue in Toronto: Victoria Village Condo Apartment for sale (Toronto C13) : MLS®# C14086998

    301 25 Sunrise Avenue Victoria Village Toronto M4A 2S2
    Main Photo: 301 25 Sunrise Avenue in Toronto: Victoria Village Condo Apartment for sale (Toronto C13) : MLS®# C14086998

    301 25 Sunrise Avenue Toronto M4A 2S2 Victoria Village

    $419,900
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    C14086998
    Bedrooms:
    2
    Bathrooms:
    2
    **Welcome to 25 Sunrise Avenue, Unit 301!**Bright and spacious 2-bedroom condo, featuring 1.5 bathrooms, a generous living room with walk-out to a private balcony, and convenient ensuite laundry with a brand-new washer and dryer. The primary bedroom offers a walk-in closet and a 2-piece ensuite. **All utilities are included in the maintenance fees, including heat, water, and hydro.**Ideally located just south of Victoria Park/Eglinton Ave, this condo offers easy access to public transit, the Eglinton LRT, and the DVP for a convenient commute downtown. Enjoy nearby shopping centres, malls, schools, parks, and other neighbourhood amenities.Residents can take advantage of excellent building amenities, including separate men's and women's fitness facilities, a party room, ample visitor parking, and an outdoor swimming pool. **One parking space and a locker are included.****Available immediately. Bright, Spacious, Vacant and ready for occupancy!** More details
    Listed by CENTURY 21 LEADING EDGE REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 113 99 The Donway W in Toronto: Banbury-Don Mills Condo Apartment for lease (Toronto C13) : MLS®# C14087624

    113 99 The Donway W Banbury-Don Mills Toronto M3C 0N8
    Main Photo: 113 99 The Donway W in Toronto: Banbury-Don Mills Condo Apartment for lease (Toronto C13) : MLS®# C14087624

    113 99 The Donway W Toronto M3C 0N8 Banbury-Don Mills

    $2,900
    Residential Condo & Other
    Status:
    For Lease
    MLS® Num:
    C14087624
    Bedrooms:
    2
    Bathrooms:
    2
    The shops at don mills, 698 sqft totally upgraded condo with 9'8 " high ceilings, huge 600 sqft terrace overlooking the shops, restaurants, bars,entertainment, town square with seasonal offerings, skating. Metro grocery, shoppers drug mart, banks all within walking distance. Vip cineplex movie theatre. More details
    Listed by ROYAL LEPAGE SIGNATURE REALTY
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 45 & 51 Bayview Ridge in Toronto: Bridle Path-Sunnybrook-York Mills House for sale (Toronto C12) : MLS®# C14034752

    45 & 51 Bayview Ridge Bridle Path-Sunnybrook-York Mills Toronto M2L 1E3
    Main Photo: 45 & 51 Bayview Ridge in Toronto: Bridle Path-Sunnybrook-York Mills House for sale (Toronto C12) : MLS®# C14034752

    45 & 51 Bayview Ridge Toronto M2L 1E3 Bridle Path-Sunnybrook-York Mills

    $20,998,000
    Residential Freehold
    Status:
    Active
    MLS® Num:
    C14034752
    Bedrooms:
    8
    Bathrooms:
    10
    One of Toronto's most distinctive private estates, 45 and 51 Bayview Ridge occupies a rare 3.12-acre double lot in the prestigious enclave of Bayview Ridge. Within the wider Bridle Path area, the estate is distinguished by its rare position high on the ridge. Remarkable for both its scale and setting, the property combines extraordinary privacy, mature gardens, and elevated outlooks toward Rosedale Golf Club and the Toronto skyline. At its heart stands an elegant, Gordon Ridgely-designed French-inspired residence of over 15,000 sf, featuring a hand-cut Indiana limestone exterior and a Vermont green slate roof. A gated, tree-lined driveway leads to a formal courtyard, introducing interiors that balance formal entertaining with comfortable family life. Distinctive spaces include an elegant library suite (with a fireplace lounge, billiards room, and turret office), a sun-filled morning room with Palladian windows, and a Bordeaux-inspired wine cellar with tasting and cigar rooms crafted by French artisans. The private quarters comprise six principal bedroom suites with individual ensuites and sitting areas-plus guest and staff accommodations-highlighted by a primary suite with dual dressing rooms, a private balcony, and a spa-inspired ensuite. The meticulously landscaped grounds feature a dramatic reflecting pond, stepped waterfall, infinity pool, fully equipped pool cabana with a kitchen, tennis court, and an outdoor hot tub positioned to capture western afternoon light and sunsets. Year-round wellness amenities include an indoor swimming pool set within a light-filled conservatory, alongside a hot tub, 12-seat sauna, and fully equipped gym. For all its architectural distinction and exceptional amenities, what truly sets 45 and 51 Bayview Ridge apart is the rarity of its setting: more than three acres of privacy, mature gardens and remarkable outlooks, all within Toronto. More details
    Listed by SOTHEBY'S INTERNATIONAL REALTY CANADA
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 502 20 Burkebrook Place in Toronto: Bridle Path-Sunnybrook-York Mills Condo Apartment for sale (Toronto C12) : MLS®# C14079976

    502 20 Burkebrook Place Bridle Path-Sunnybrook-York Mills Toronto M4G 0A1
    Main Photo: 502 20 Burkebrook Place in Toronto: Bridle Path-Sunnybrook-York Mills Condo Apartment for sale (Toronto C12) : MLS®# C14079976

    502 20 Burkebrook Place Toronto M4G 0A1 Bridle Path-Sunnybrook-York Mills

    $739,000
    Residential Condo & Other
    Status:
    Active
    MLS® Num:
    C14079976
    Bedrooms:
    1
    Bathrooms:
    2
    A unique 1-bedroom suite at the highly coveted Kilgour Estates, this immaculate boutique condo offers a perfect blend of luxury, comfort, and nature. Tucked into one of Toronto's most beautiful ravine communities, you are just steps away from the tranquil walking and bike trails of Sunnybrook Park and Burkebrook Ravine, yet minutes from every city amenity. Inside, the suite feels incredibly bright and spacious, highlighted by soaring 10-foot coffered ceilings, floor-to-ceiling windows, and warm hardwood floors that draw in an abundance of south-facing natural light. The open-concept kitchen features timeless granite counters, stainless steel appliances, and a breakfast bar that flows effortlessly into the living and dining areas. The primary bedroom serves as a true retreat, complete with a generous walk-in closet, a private ensuite, and a large window overlooking the outdoor space. Thoughtfully laid out, the home also includes a welcoming foyer with a double closet, a separate laundry room, and a convenient two-piece powder room for guests. The absolute crown jewel of this property is the rare, oversized south-facing terrace. Spanning close to 400 square feet, this unique outdoor sanctuary is a feature that truly sets this unit apart from others in the building. Equipped with a gas line for year-round barbecuing, it acts as a beautiful, private extension of your living space and is an entertainer's absolute dream. Truly turn-key, this exceptional property includes one parking space and one locker. Residents also enjoy access to world-class, resort-style amenities, including a 24/7 concierge, an indoor saltwater pool, whirlpool, steam rooms, a modern gym, a theatre room, a billiards lounge, a library, a guest suite, and an on-site car wash station. This is a wonderful community to call home. More details
    Listed by FOREST HILL REAL ESTATE INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON
1-15/703
 <  123...47  > 
Data was last updated October 16, 2026 at 03:15 PM (UTC)
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.
Powered by myRealPage.com
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.