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  • 1 473 Dupont Street in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11982115

    1 473 Dupont Street Annex Toronto M6G 1Y6
    Main Photo: 1 473 Dupont Street in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11982115

    1 473 Dupont Street Toronto M6G 1Y6 Annex

    $999,990
    Condo
    Status:
    Active
    MLS® Num:
    C11982115
    Bedrooms:
    2
    Bathrooms:
    3
    New York style 2 level loft in the Upper Annex Boasts over 1550SF of space with 2 bdrm and 3 bathrooms. The Devonshire is a small boutique building with the lowest $/SF in the area compared to the new luxury condos on Dupont St. Perfect for Artists, Live/Work or entertaining with its large open concept main floor featuring a modern carbon black kitchen, gas fireplace, powder room and open balcony with gas BBQ hookup. The primary bedroom has a full ensuite bathroom as does the 2nd bdrm. Covered Surface parking spot. Close to U of T, Subway, and Shops and Restaurants. Being sold under power of sale. More details
    Listed by PROPERTY.CA INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 2901 825 Church Street in Toronto: Rosedale-Moore Park Condo for sale (Toronto C09) : MLS®# C11982617

    2901 825 Church Street Rosedale-Moore Park Toronto M4W 3Z4
    Main Photo: 2901 825 Church Street in Toronto: Rosedale-Moore Park Condo for sale (Toronto C09) : MLS®# C11982617

    2901 825 Church Street Toronto M4W 3Z4 Rosedale-Moore Park

    $868,000
    Condo
    Status:
    Active
    MLS® Num:
    C11982617
    Bedrooms:
    2
    Bathrooms:
    2
    Luxurious 2 Bedroom South West Facing Unit Located At Yorkville/Rosedale Area, Features 9Ft Ceilings And High-End Finishes Throughout, Functional Layout W/Lots Of Space. 9' Ceiling & Wood Fl T/O. 2 Split Bedrooms + Foyer. Lots Of Sunlight. World Class The Milan Condos Offers 24-Hour Concierge And Free Guest Parking, Providing Various Amenities Such As An Indoor Pool, Jacuzzi, Movie Room, And Gym. 99 Walking Score Convenient Locations, Steps To Yorkville. Walk To Bloor/Yonge Subway, Library, Town Hall Sq, Ramsden Park, UT, Shopping, Grocery, Public Transit And Lots Of Restaurants. More details
    Listed by LANDPOWER REAL ESTATE LTD.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 103 31 Rosedale Road in Toronto: Rosedale-Moore Park Condo for sale (Toronto C09) : MLS®# C11982177

    103 31 Rosedale Road Rosedale-Moore Park Toronto M4W 2P5
    Main Photo: 103 31 Rosedale Road in Toronto: Rosedale-Moore Park Condo for sale (Toronto C09) : MLS®# C11982177

    103 31 Rosedale Road Toronto M4W 2P5 Rosedale-Moore Park

    $1,099,000
    Condo
    Status:
    Active
    MLS® Num:
    C11982177
    Bedrooms:
    2
    Bathrooms:
    1
    A Beautifully Renovated Suite at Rosedale's Coveted Dale Avon Building. Perched Among the Trees, This Two-Bedroom Suite Exudes Sophistication. Perfectly Positioned To Enjoy the Peace and Quiet from the Lush Private Ravine From the Back of the Building Away From Street Noise. Open Concept Kitchen, Living And Dining Room, Large Principal Bedroom with Ensuite Bathroom and W/I Closet. Close to lovely nature hiking trails and bike paths. Walking distance to Rosedale Subway. More details
    Listed by CHESTNUT PARK REAL ESTATE LIMITED
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 504 625 Avenue Road in Toronto: Yonge-St. Clair Condo for sale (Toronto C02) : MLS®# C11982180

    504 625 Avenue Road Yonge-St. Clair Toronto M4V 2K6
    Main Photo: 504 625 Avenue Road in Toronto: Yonge-St. Clair Condo for sale (Toronto C02) : MLS®# C11982180

    504 625 Avenue Road Toronto M4V 2K6 Yonge-St. Clair

    $2,350,000
    Condo
    Status:
    Active
    MLS® Num:
    C11982180
    Bedrooms:
    3
    Bathrooms:
    3
    Downsizers & professionals have been eagerly awaiting this 2232 sf oversized, open-concept 2 + 1 BR, elegantly soaring above the treetop canopy to reveal stunning park-like neighbourhood & skyline views. Designer renovated, & truly home-size, this will accommodate all you desire & provide 3 bdrms! Luxury appointments in this breathtaking, wrap-around, glorious corner suite include: wood or stone floors, wall-to-wall, floor to ceiling windows all with California shutters, marble baths, halogens, vast principal rooms, a real family room, coffered clgs, crown mouldings, an ens. lauu., ample b/ins and storage. The excellent floor plan is the ultimate in a privacy-enhancing delight, with its stunning open-concept LR + FP, generous DR and sitting rm/office/bkfst area off modern, bright kitchen, all separated from the bedroom wing by the spacious foyer. Just see the photos & virtual pictures for a tiny glimpse of the remarkable features which abound in this iconic Lonsdale landmark. Serene, expansive & bathed in natural light, the panoramic, sparkling day & night views enthrall. Beautifully poised between the lush neighbourhoods of Forest Hill and Deer Park, this is an exclusive, luxury, quiet building with only 3 suites on this floor. This exceptional property is of a scale unlikely to be duplicated in midtown Toronto &, with its timeless precast concrete exterior, is superior value in every way. An outstanding showcase, with triple-glazed windows, this makes transitioning from a large home a breeze. Top-flight building amenities include 24 hr concierge & security, valet pkg, visitor pkg, gym, fabulous landscaping with outdoor pool, car wash, party rm & guest suite- all just an easy stroll to the vibrant boutiques, elegant shops & subway of Yonge & St. Clair. More details
    Listed by CHESTNUT PARK REAL ESTATE LIMITED
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 27 Glen Elm Avenue in Toronto: Rosedale-Moore Park House (2 1/2 Storey) for sale (Toronto C09) : MLS®# C11982505

    27 Glen Elm Avenue Rosedale-Moore Park Toronto M4T 1T9
    Main Photo: 27 Glen Elm Avenue in Toronto: Rosedale-Moore Park House (2 1/2 Storey) for sale (Toronto C09) : MLS®# C11982505

    27 Glen Elm Avenue Toronto M4T 1T9 Rosedale-Moore Park

    $4,999,999
    Freehold
    Status:
    Active
    MLS® Num:
    C11982505
    Bedrooms:
    8
    Bathrooms:
    7
    ** A Rare Opportunity at Yonge & St.Clair ** A "must see" multiplex Deer Park home nestled amongst some of Toronto's most prestigious neighborhoods. This beautifully renovated, turnkey, 5plex property combines a peaceful residential setting with access to vibrant urban life. --* 6 reasons to purchase this property -1) Fully renovated for occupancy -2) Prime location - near subway, shops, schools, ravine -3) Vacant possession -4) Profit from premium rentals and/or use a few suites for personal residence/home office -5 ) Four separate garages for secure auto storage -6) Enjoy continued capital appreciation- add garden suite over garages. Enjoy convenient walkability to subway, grocery retailers, parks, restaurants, sports/tennis clubs and well respected public & private schools. Ideal for investor, multi generational family or live in a unit while earning strong rental income. Short walk to Forest Hill, Summerhill, Rosdale and Yorkville. Click on brochure for more details. More details
    Listed by ICI SOURCE REAL ASSET SERVICES INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 63 Burnaby Boulevard in Toronto: Lawrence Park South House (2-Storey) for sale (Toronto C04) : MLS®# C11982954

    63 Burnaby Boulevard Lawrence Park South Toronto M5N 1G3
    Main Photo: 63 Burnaby Boulevard in Toronto: Lawrence Park South House (2-Storey) for sale (Toronto C04) : MLS®# C11982954

    63 Burnaby Boulevard Toronto M5N 1G3 Lawrence Park South

    $1,888,000
    Freehold
    Status:
    Active
    MLS® Num:
    C11982954
    Bedrooms:
    5
    Bathrooms:
    3
    Investors Dream! High Income Property in Prime Location! This turnkey Duplex is the perfect addition to any investors portfolio! Conveniently located near TTC transit, bus & subway, major highways, shopping, schools, and much more. Featuring three bright and spacious units, including two 2 bedroom units and basement with 1 bedroom unit. this well-maintained property is rented with AAA tenants who wish to stay. this property boasts a very walkable 75 Walk Score, making it easy to rent and attract reliable tenants. ensuring a steady income stream from day one. Strong rental demand in a desirable, convenient neighborhood Dont miss this rare opportunity to own a solid investment with minimal upkeep required. A must-see for savvy investors! More details
    Listed by CENTURY 21 ATRIA REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 304 2 Edith Drive in Toronto: Yonge-Eglinton Condo for sale (Toronto C03) : MLS®# C11983118

    304 2 Edith Drive Yonge-Eglinton Toronto M4R 2H7
    Main Photo: 304 2 Edith Drive in Toronto: Yonge-Eglinton Condo for sale (Toronto C03) : MLS®# C11983118

    304 2 Edith Drive Toronto M4R 2H7 Yonge-Eglinton

    $885,000
    Condo
    Status:
    Active
    MLS® Num:
    C11983118
    Bedrooms:
    2
    Bathrooms:
    2
    Discover your perfect dream home in the vibrant Yonge & Eglinton area! A walker's paradise with a score of 98. This spacious two-bedroom, two-bathroom condo offers an abundance of closet space, ensuring all your storage needs are met. The unit features an oversized den ideal for a large office or creative workspace. With a well-designed split bedroom setup, this condo provides added privacy, making it perfect for families, roommates or hosting guests. Plus, enjoy the convenience of ensuite laundry and the charm of freshly painted walls. Don't miss out on this fantastic opportunity to live in one of Toronto's most sought-after neighborhoods. More details
    Listed by RE/MAX ULTIMATE REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • TH116 50 Dunfield Avenue in Toronto: Mount Pleasant West Condo for sale (Toronto C10) : MLS®# C11982228

    TH116 50 Dunfield Avenue Mount Pleasant West Toronto M4S 0E4
    Main Photo: TH116 50 Dunfield Avenue in Toronto: Mount Pleasant West Condo for sale (Toronto C10) : MLS®# C11982228

    TH116 50 Dunfield Avenue Toronto M4S 0E4 Mount Pleasant West

    $1,249,000
    Condo
    Status:
    Active
    MLS® Num:
    C11982228
    Bedrooms:
    2
    Bathrooms:
    3
    Discover the epitome of luxury in this brand-new, never-before-lived-in townhome in Midtown, perfectly positioned at the vibrant corner of Yonge St. & Eglinton Ave. in Toronto. Designed by Plazacorp, this sophisticated residence features 2 bedrooms, 3 bathrooms,and comes with convenient parking. Spanning 1,146 square feet over two levels, the townhome offers a spacious open-concept layout, ideal for contemporary living. The interior is adorned with upscale finishes, including quartz countertops, stainless steel appliances, and large picture windows in the bedrooms that flood the space with natural light. Just a short walk from the Eglinton Subway Station, this property is a prime choice for young professionals or families seeking a blend of elegance and convenience. With easy access to public transit (subway, LRT,buses), shopping centers, dining, entertainment, banks, and office buildings, this townhome embodies the essence of urban living at its finest. World Class Fabulous Amenities Hot Tub, Bar Area, Catering Kitchen, Media area, Meeting/Dining Room, BBQ Area, Guest Suite, Swimming Pool, Outdoor Lounge Area, 24 Hour Concierge Service, Bike Studio, Yoga Room, Steam Room & Much More! More details
    Listed by HARVEY KALLES REAL ESTATE LTD.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 1716 8 Park Road in Toronto: Rosedale-Moore Park Condo for sale (Toronto C09) : MLS®# C11980693

    1716 8 Park Road Rosedale-Moore Park Toronto M4W 3S5
    Main Photo: 1716 8 Park Road in Toronto: Rosedale-Moore Park Condo for sale (Toronto C09) : MLS®# C11980693

    1716 8 Park Road Toronto M4W 3S5 Rosedale-Moore Park

    $399,000
    Condo
    Status:
    Active
    MLS® Num:
    C11980693
    Bedrooms:
    1
    Bathrooms:
    1
    Location ,Location, Location, Luxurious, Condo in Yorkvillle, Direct access to TTC, Subway, Shopping ,Supermarket ,Dinning, & the path connects to the all of downtown underground, No need to go go outside, Excellent move in condition, Excellent for first time buyer or investment. More details
    Listed by HOMELIFE NEW WORLD REALTY INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 46 Admiral Road in Toronto: Annex House (2 1/2 Storey) for sale (Toronto C02) : MLS®# C11980562

    46 Admiral Road Annex Toronto M5R 2L5
    Main Photo: 46 Admiral Road in Toronto: Annex House (2 1/2 Storey) for sale (Toronto C02) : MLS®# C11980562

    46 Admiral Road Toronto M5R 2L5 Annex

    $5,795,000
    Freehold
    Status:
    Active
    MLS® Num:
    C11980562
    Bedrooms:
    6
    Bathrooms:
    5
    The highly coveted Admiral Road. A grand, newly renovated 4+2 bedroom home awaits. Be awed by the massive scale and volume of space with over 4000sf above grade. A brilliant renovation that brings modern ease and enjoyment, but highlighting the charm and character of this magnificent residence. Formal living and dining rooms are accompanied by the open concept kitchen family room that opens to the private back garden. Second floor primary retreat with dressing room and spa-like 5-piece ensuite. Second floor den or office space with gas fireplace. Three additional bedrooms make for the perfect family home. Fully finished basement with guest room and semi ensuite, lower level family room and gym. More details
    Listed by CHESTNUT PARK REAL ESTATE LIMITED
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 891 Palmerston Avenue in Toronto: Annex House (2 1/2 Storey) for sale (Toronto C02) : MLS®# C11980257

    891 Palmerston Avenue Annex Toronto M6G 2S3
    Main Photo: 891 Palmerston Avenue in Toronto: Annex House (2 1/2 Storey) for sale (Toronto C02) : MLS®# C11980257

    891 Palmerston Avenue Toronto M6G 2S3 Annex

    $1,399,990
    Freehold
    Status:
    Active
    MLS® Num:
    C11980257
    Bedrooms:
    4
    Bathrooms:
    2
    Welcome To 891 Palmerston Ave., Charming Gem Located In The Heart Of Seaton Village. This 2.5 Storey Semi-Detached Situated On A Corner Lot Is Filled With Character And Natural Light Throughout. 1567 Sq Ft Above Grade + Finished 840 Sq Ft Basement (Mpac) Step Inside To Find A Delightful Open Concept Floor Plan Combining Living Room Seamlessly Flowing Into The Dining Room, Kitchen And Breakfast Area. The Main Floor Offers Hardwood Floors And Pot Lights Through-Out And Includes A Modern And Generously Sized Kitchen With A Large Centre Island Breakfast Area With Quartz Counter Tops. To Complete The Main Floor, This Home Offers A Main Floor Laundry/Mud Room With Access To The Backyard. On The Second Floor, You'll Find Two Comfortable Sized Bedrooms Plus A Larger Primary Bedroom. Also Included On 2nd Floor Is 4-Piece Bathroom. The Third Floor Loft Is A True Retreat, Boasting A Spacious 18.9 X 15 Room With Laminate Floors That Can Be Used As A 4th Bedroom With A Private Sitting Room, A Games Room, Or A Private Home Office. Uses Are Endless. The Basement Has Above Grade Windows That Offer Natural Brightness. The Large Open Recreation Space Has Ceramic Tiled Floors, Built In Closets For Tonnes Of Storage. A 2nd 3 Piece Bathroom, And A Large Storage Space Complete The Lower Level. The Exterior Features A Beautifully Landscaped Frontage With A Large, Covered Porch Great Fora Chill Space. A Private Drive For One Vehicle And A Yard With Covered Cabana. Ideally Located Just Steps From Bathurst St, You'll Have Easy Access To All Amenities Including Shops, Schools, And TTC. Home Inspection Available More details
    Listed by RE/MAX PREMIER INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 402 1331 Bay Street in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11979210

    402 1331 Bay Street Annex Toronto M5R 2C4
    Main Photo: 402 1331 Bay Street in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11979210

    402 1331 Bay Street Toronto M5R 2C4 Annex

    $1,569,000
    Condo
    Status:
    Active
    MLS® Num:
    C11979210
    Bedrooms:
    2
    Bathrooms:
    2
    Irresistible Rare Find Just Steps To Yorkville! If You're Looking For Turn Key Open Concept Living, This Suite Is For You! Featuring A Bright And Airy Floor Plan, This Suite Offers A Generously-Sized Living Room With An Electric Fireplace For Added Ambiance, Plus A Dedicated Space For Dining And Entertaining. Prepare Meals With Ease In A Kitchen Larger Than Some Detached Homes, Showcasing Gorgeous Stainless Steel Appliances And Sleek Contemporary Finishes Any Owner Would Proudly Display. The Primary Suite Is A Perfect Getaway To Unwind, Featuring A Stunning Ensuite And An Incredible Walk-In Closet/Dressing Room. A Sizable Second Bedroom Offers Flexibility For A Child, Guests, Or An Office. And Oh, Lets Not Forget Your Very Own Private Terrace For Those Summer Mornings And Evenings! With Only One Other Unit On The Floor - Your Suite Is Literally Down The Hall From All Building Amenities - Enjoy A Full Fitness Centre, Sunny Rooftop Deck, Party Room, Car Wash, And More. Plus, You're Just Moments From Public Transit, Upscale Shops, Restaurants, And Cultural Attractions That Define The Yorkville Area. Condos Like This Don't Come By Often - See This Stunner For Yourself! More details
    Listed by HARVEY KALLES REAL ESTATE LTD.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 1708 32 Davenport Road in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11980755

    1708 32 Davenport Road Annex Toronto M5R 1H3
    Main Photo: 1708 32 Davenport Road in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11980755

    1708 32 Davenport Road Toronto M5R 1H3 Annex

    $1,049,000
    Condo
    Status:
    Active
    MLS® Num:
    C11980755
    Bedrooms:
    1
    Bathrooms:
    2
    Welcome to Suite 1708 at 32 Davenport Road, an exceptional, light-filled sanctuary in Prime Yorkville. Formerly 2 bedrooms, Suite 1708 has been extensively renovated and converted to a beautiful 1 bedroom plus den, 2-bathroom residence with breathtaking views. Ideally situated on the coveted South West corner, with sweeping cityscape views and an abundance of natural light from wrap around floor to ceiling windows. Over 800 square feet of meticulously designed, fully functional living space. Enjoy the sleek and modern kitchen, perfect for the culinary enthusiast. Relax in the open concept living and dining area with exceptional west facing views or retreat to the spacious primary bedroom with upgraded custom closets and your own private ensuite. Beautifully upgraded throughout with new hardwood floors, high end blinds in every room, custom kitchen pantry for extra storage, newly painted, new light fixtures, custom storage in both bathrooms and custom closets in the primary bedroom. Just across the street, enjoy the luxury of the Four Seasons Spa, or take advantage of 32 Davenports own exceptional amenities, including a fully equipped gym, rooftop terrace and party room. Situated in the heart of Yorkville, this suite is steps from Toronto's finest boutiques, art galleries, dining, and cultural landmarks. Whole Foods, the ROM, and the Bloor Street shopping district are all within walking distance, with easy access to Bay and Bloor/Yonge subway stations. Exclusive underground parking and locker included. Truly upscale living in Torontos most desirable neighborhood. Don't miss out! More details
    Listed by PROPERTY.CA INC.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • SPH28 280 Howland Avenue in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11980197

    SPH28 280 Howland Avenue Annex Toronto M5R 0C3
    Main Photo: SPH28 280 Howland Avenue in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11980197

    SPH28 280 Howland Avenue Toronto M5R 0C3 Annex

    $1,129,000
    Condo
    Status:
    Active
    MLS® Num:
    C11980197
    Bedrooms:
    2
    Bathrooms:
    2
    Two Bedroom, two bathroom, too fabulous Penthouse condo at Tridel's flagship development along Toronto's new Dupont offers luxury living in a prime location. This extremely well laid out floor plan maximizes your living space, featuring beautiful finishes, soaring 10 ft ceilings, hardwood engineered floors, and top of the line Miele Appliances. Huge picture windows enhance the light and views from the east, north and west. Enjoy the top notch amenities which include a concierge, party room, state of the art gym, rooftop garden, an outdoor infinity pool and spa, guest suites and EV chargers. This 9 storey condo building is architecturally beautiful, striking a pose overlooking the leafy Annex neighborhood just south of Casa Loma, making it a walkers paradise. Eat, shop and explore with the TTC right outside your door. This suite is perfect for the urban lifestyle we all crave. Don't miss this incredible opportunity. This is city living at its finest. **EXTRAS: 10ft ceilings, Keyless locks featuring 1Valet smart home technology. Energy efficient heating & cooling. Maintenance fees include an internet package. Min from Dupont subway, walking distance to Casa Loma, Yorkville & trendy restaurants. More details
    Listed by HARVEY KALLES REAL ESTATE LTD.
    LISTING DETAILS
    JIM STANTON
    BEN STANTON

  • 408 225 Davenport Road in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11979509

    408 225 Davenport Road Annex Toronto M5R 3R2
    Main Photo: 408 225 Davenport Road in Toronto: Annex Condo for sale (Toronto C02) : MLS®# C11979509

    408 225 Davenport Road Toronto M5R 3R2 Annex

    $750,000
    Condo
    Status:
    Active
    MLS® Num:
    C11979509
    Bedrooms:
    2
    Bathrooms:
    1
    Spacious and serene, this 1-bedroom plus den suite at The Dakota offers 848 sq. ft. of well-designed living space in Yorkville. Featuring a bright sunroom-style den overlooking a lush private garden, this unit provides a peaceful retreat while being steps from some of the best the city has to offer. The functional layout includes a generous living and dining area, a well-equipped kitchen, and a primary bedroom with a large walk-in closet. The den is perfect as a home office or reading nook. Maintenance fees include your utilities, adding extra value. The Dakota is a well-maintained boutique building with a 24-hour concierge, a stunning rooftop terrace with BBQs, a private ground-level garden, a gym with saunas, a party room, and a library/games room. With a history of proactive improvements, including recently upgraded common areas and upcoming window replacements are already paid for and scheduled. Includes one parking space and one locker. Steps to Yorkville and Summerhill's finest shopping, dining, cultural attractions, and green spaces, this is an ideal opportunity to live in one of Torontos most sought-after locations. More details
    Listed by ROYAL LEPAGE/J & D DIVISION
    LISTING DETAILS
    JIM STANTON
    BEN STANTON
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Data was last updated February 21, 2025 at 11:55 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 Toronto Regional Real Estate Board. The data is deemed reliable but is not guaranteed to be accurate.
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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 Toronto Regional Real Estate Board. The data is deemed reliable but is not guaranteed to be accurate.