Properties for sale in Portugal

Flat in construction of typology T3, in Olhão. Flat with parking in the collective garage of the building. Good location with easy access. Prevision to deed in the end of the year 2022. Nota: For any information about this property, please always refer the reference 210099_B_B. When you schedule a visit, please bring your ID document. Energy Rating: B- #ref:210099_B_R

Flat in construction of typology T3, in Olhão. Flat with parking in the collective garage of the building. Good location with easy access. Prevision to deed in the end of the year 2022. Nota: For any information about this property, please always refer the reference 210099_B_D. When booking a visit, please bring your ID document. Energy Rating: B- #ref:210099_B_T

Flat in construction of typology T3, in Olhão. Flat with parking in the collective garage of the building. Good location with easy access. Prevision to deed in the end of the year 2022. Nota: For any information about this property, please always refer the reference 210099_B_E. When booking a visit, please bring your ID document. Energy Rating: B- #ref:210099_B_U

Flat in construction of typology T3, in Olhão. Flat with parking in the collective garage of the building. Good location with easy access. Prevision to deed in the end of the year 2022. Nota: For any information about this property, please always refer the reference 210099_B_C. When booking a visit, please bring your ID document. Energy Rating: B- #ref:210099_D_AQ

Flat in construction of typology T3, in Olhão. Flat with parking in the collective garage of the building. Good location with easy access. Prevision to deed in the end of the year 2022. Nota: For any information about this property, please always refer the reference 210099_D_F When booking a visit, please bring your ID document. Energy Rating: B- #ref:210099_D_AS

Flat in construction of typology T3, in Olhão. Flat with parking in the collective garage of the building. Good location with easy access. Prevision to deed in the end of the year 2022. Nota: For any information about this property, please always refer the reference 210099_D_D When booking a visit, please bring your ID document. Energy Rating: B- #ref:210099_D_AU

This property located in Vilamoura offers the perfect environment for families who value space and tranquility. Originally a 2-bedroom home, the layout was modified to now feature 4 bedrooms and 3 bathrooms, offering a gross living area of 217 sqm spread across two levels. The ground floor features the original 2 bedrooms (one of which is en-suite), a full bathroom, a former living room that has been converted into an additional en-suite bedroom, and a laundry area. The kitchen has been relocated to the lower level—at garden and pool level—which comprises a spacious living hall, an open-plan kitchen with a dining area, a bedroom, an office, and a full bathroom. The home features quality finishes, including air conditioning, built-in wardrobes, and a fireplace, creating a warm and functional atmosphere. The exterior is a true retreat, featuring a communal swimming pool, a well-kept garden, and a spacious terrace ideal for outdoor dining or relaxing. The property also includes covered parking, a storage room, a laundry space, and a fully equipped kitchen, providing all the necessary amenities for comfortable living. Situated in a quiet residential area, approximately 3 km from the beach and just minutes from golf courses, shopping centers, and essential services, this home combines privacy with convenience. Security and comfort are enhanced by a video entry system and a prime location near nature and leisure facilities. Schedule your visit today! AlgarveProperty.com - AMI: 2196 - T.: 00351 289310310

Located in Praia do Forte Novo, on the first coastline, this project lives up to its name ad offers you the last piece of land facing the sea. With options for all lifestyles, this project comprises exclusive apartments, designed by the Saraiva+Associados office, all with balconies overlooking the sea. The serenity of exotic gardens that further strengthen the perfect symbiosis between the building and the outdoor spaces. With 124 sq.m. of built area, this apartment is excellently located within walking distance to all amenities and just 150 meters from the beach. The apartment comprises of a hallway, one fully equipped kitchen, one spacious lounge, one en-suite bedroom, another spacious bedroom and one complete bathroomt. Large terrace with great sun exposure and partial sea views. Comes equipped with air conditioning, double glazing and solar panels. Furthermore it has underground parking space for one car and one storage room. Must be seen to fully appreciate... AlgarveProperty.com - AMI: 2196 - T.: 00351 289 310 310

Lovely four bedroom villa Located in a quiet and residential area close to the Marina and the Beach. 183 sq.m. plot with 283 sq.m. of built area. The property was recently renovated and comprises of an hallway, one fully fitted kitchen, with direct access to the terrace and BBQ, a large dining room and dining room with fireplace. 4 large bedrooms, 2 of them with private bathroom. Several terraces with great sun exposure. Furthermore it has a large basement with parking space for several cars, laundry area and storage. The villa is equipped with air conditioning. Excellent investment opportunity. It deserves to be visited... AlgarveProperty.com - AMI: 2196 - T.: 00351 289310310

Jardim das Cavadas | 2-Bedroom Apartment for Contract Position Assignment Excellent opportunity to acquire a 2-bedroom apartment with over 60 m2 through contract position assignment, located in Jardim das Cavadas, a gated condominium of contemporary construction in Rio Tinto - Gondomar. With only 12 units, the development was designed to provide comfort, privacy and quality of life, featuring an outdoor swimming pool, green areas and leisure spaces, in a quiet and private residential environment. The apartment has a functional layout, with well-utilized interior areas and outdoor space, making it a suitable solution for both personal residence and investment. Location is one of its main strengths. Jardim das Cavadas benefits from proximity to Rio Tinto railway station and Porto Metro network, ensuring excellent mobility options and quick connections to Porto city centre. Within a few minutes you will find Parque Nascente, with a wide range of shops, restaurants, supermarket, services and leisure facilities, as well as Estádio do Dragão and the entire eastern area of Porto. In the surrounding area you will also find schools, pharmacies, health units, supermarkets, traditional shops, restaurants, sports facilities and all essential services for daily life. For those traveling by car, the location also offers quick access to the main road networks and motorways in the region, facilitating connections to Porto, Maia, Matosinhos, Vila Nova de Gaia and the rest of the Metropolitan Area. Main features: 2-bedroom apartment with over 60 m2 Parking space for 1 vehicle Contract position assignment Gated condominium Only 12 units Outdoor swimming pool Green areas and leisure spaces Outdoor space Proximity to Rio Tinto railway station Proximity to Porto Metro network Parque Nascente within a few minutes Quick access to Estádio do Dragão and Porto Shops, schools, health services and amenities in the surrounding area Excellent access to main roads and motorways Expected completion date: early 2027 (1st Quarter) An opportunity to acquire a position in a distinctive development, combining the tranquility of a private condominium with swimming pool and green spaces with the convenience of being close to Porto, the main transport links, services and access routes of the region. #ref: 169445

URBAN LAND WITH WAREHOUSE | CABEÇO DE VIDE | TERMAS DA SULFÚREA Just 200 meters from Termas da Sulfúrea in Cabeço de Vide, you will find an investment opportunity with significant potential for developing a tourism, hospitality, or residential project in a region characterized by thermal springs, nature, and authentic Alentejo charm. The property comprises a 900 m2 plot of land and a 537 m2 warehouse, currently licensed for industrial use, benefiting from a strategic location next to one of the main tourism assets of Alto Alentejo. The transformation potential is reinforced by previous work: the property had a previously approved project for a hotel and restaurant and has a study for a tourism concept comprising 5 loft-type units and a swimming pool. The location allows for different operational models, from a small-scale tourism unit or thermal boutique hotel, to tourism lofts, tourist accommodation, or a concept focused on nature, wellness, and active tourism. Proximity to the Ecopista Atoleiros–Sulfúrea adds value for hiking and cycling. Cabeço de Vide combines thermal springs, historical heritage, Alentejo landscape, gastronomy, and tranquility, enabling focus on segments such as wellness, weekend getaways, active tourism, and extended stays. The property presents urban viability for tertiary use, including potential hotel use, subject to confirmation of the urban planning and licensing conditions applicable to the future project. Cabeço de Vide can be the starting point for a new tourism concept in Alto Alentejo. #ref: 1002716

IN THE HEART OF LOURINHÃ - URBAN LAND FOR RESIDENTIAL CONSTRUCTION - APPROVED PROJECT Located in the heart of Lourinhã, this urban plot for construction, with 669 m2, features an excellent east-west orientation that ensures optimal natural light throughout the day, a decisive advantage for implementing the approved architectural project ready to build. (valid permits) for a single-family home. The land is connected to all main urban infrastructure networks: electricity, gas, drinking water and wastewater treatment; this immediate technical viability represents significant savings in time and costs during the construction preparation phase, allowing you to proceed with the building project without further delays. Situated on elevated ground with a square layout, this configuration has enabled the design of a well-oriented, bright home with outstanding views over the village of Lourinhã. To schedule a visit or obtain additional information about building conditions, please contact me. Note: photos of the home created using AI #ref: 999671

Flower Tower Aurora | T1 Position Assignment Opportunity A distinctive opportunity to acquire a position in one of the most emblematic residential projects in Leça da Palmeira. Flower Tower Aurora is the third and final tower of the renowned Flower Towers complex, a contemporary architecture project designed by OODA studio, conceived to offer a residential experience where design, functionality, comfort and sustainability come together. The Apartment: The interior layout has been designed to maximize every square meter, creating fluid, functional and comfortable spaces. The social area features a spacious and bright living room, with direct access to the balcony, reinforcing the connection to the outdoors and providing a pleasant environment throughout the day. The open-plan kitchen follows the contemporary language of the property, promoting a greater sense of space and more dynamic use of the area. The master bedroom has built-in wardrobes, while the second room adds versatility to the apartment, easily adapting to a bedroom, office or multipurpose space, according to each owner's needs. The property also has a complete bathroom, with a modern and functional approach. Materials and Finishes: One of the distinguishing elements of Flower Tower Aurora lies in the attention dedicated to materials and construction solutions. The multi-layer oak wood flooring extends through the social areas, bedrooms and kitchen, providing visual continuity, elegance and greater comfort. The interior walls in plasterboard with mineral wool insulation contribute to more efficient thermal and acoustic performance. The kitchen features contemporary lines and materials selected for practical and durable use, including: * melamine cabinetry with LED lighting; * Silestone countertop; * ceramic hob; * oven; * extractor hood; * combined refrigerator; * dishwasher; * Electrolux-type equipment or equivalent. The bathroom follows the same quality concern, with suspended sanitary ware such as Sanitana, vanity with integrated sink such as Sanindusa, flat shower base with glass screen and efficient taps such as Bruma or equivalents. Comfort, Efficiency and Security: The apartment benefits from various solutions oriented towards daily comfort and energy efficiency, including: * aluminium frames with thermal break; * double glazing; * electric blinds; * heat pump for hot water production; * video intercom system; * CCTV in common areas; * carbon monoxide detection; * security and fire prevention systems. The development is carried out in accordance with BREEAM certification parameters, integrating principles of sustainability, efficiency and environmental quality in the building's design. The Development: With 22 floors, Flower Tower Aurora asserts itself through modern architecture and a residential concept designed to meet the demands of a contemporary lifestyle. Residents also benefit from various infrastructures and common spaces, namely covered and outdoor parking, pre-installation for electric vehicle charging, storage units, condominium room, common outdoor spaces and fitness area. A Privileged Location: Located in Leça da Palmeira, the development benefits from a consolidated surroundings, close to shops, services, schools, transport and the main access routes to Porto, Matosinhos and other strategic points in the region. The proximity to beaches and the Leça waterfront adds a differentiating component to the location, allowing you to combine the tranquility of a residential area with the convenience of living close to the main urban centers. Key Features: T1 Located on the 10th floor 39 m2 of covered area Balcony with 3 m2 North/East sun exposure Closed storage Building with 22 floors Fitness area and common outdoor spaces Pre-installation for electric vehicle charging BREEAM certification Expected completion: end of 2027 / beginning of 2028 An opportunity to secure today a position in the final phase of Flower Towers, in a project with strong architectural identity, construction quality and a location with high residential interest in Leça da Palmeira. #ref: 169450

URBAN LAND WITH POTENTIAL FOR URBAN DEVELOPMENT PROJECT! We present a plot of land with 4,977 m2, located in the prestigious area of Cerro do Alportel / Monte Casal, in São Brás de Alportel, an increasingly sought-after location for its tranquility, quality of life and proximity to the main urban centers of the Algarve. According to a feasibility study, a high-quality residential project can be developed, with the construction of approximately 6 to 7 single-family homes in the medium/high segment, subject to approval by the competent authorities. Set in an area of low building density, predominantly composed of detached homes, this land offers the ideal balance between privacy, nature and accessibility, making it an excellent option for real estate developers and investors seeking to develop an exclusive development. The location is one of its major strengths: it is just 3 km from the center of São Brás de Alportel, approximately 11 km from Loulé and around 17 km from Faro and Faro International Airport, allowing quick access to all amenities, services, beaches and main communication routes in the region. Key features: • Total land area: 4,977 m2 • Excellent potential for residential development • Possibility of building approximately 6 to 7 single-family homes* • Located in an area with urban development potential • Good access and infrastructure in the surrounding area • Quiet residential environment with low density • Excellent sun exposure • Privileged location, just minutes from the center of São Brás de Alportel • Excellent opportunity for developers, builders and investors #ref: 1002991

Flower Tower Aurora | T1 Position Assignment A distinctive opportunity to acquire a position in one of the most emblematic residential projects in Leça da Palmeira. Flower Tower Aurora is the third and final tower of the renowned Flower Towers complex, a contemporary architecture project designed by OODA studio, conceived to offer a residential experience where design, functionality, comfort and sustainability come together. The apartment: The interior layout has been designed to maximize every square meter, creating fluid, functional and comfortable spaces. The social area features a spacious and bright living room, with direct access to the balcony, reinforcing the connection to the outdoors and providing a pleasant environment throughout the day. The open-plan kitchen follows the contemporary language of the property, promoting a greater sense of space and more dynamic use of the area. The master bedroom has built-in wardrobes, while the second room adds versatility to the apartment, easily adapting to a bedroom, office or multipurpose space, according to each owner's needs. The property also has a complete bathroom, with a modern and functional approach. Materials and finishes: One of the distinguishing elements of Flower Tower Aurora lies in the attention dedicated to materials and construction solutions. Multilayer oak wood flooring extends through the social areas, bedrooms and kitchen, providing visual continuity, elegance and greater comfort. Interior walls in plasterboard with mineral wool insulation contribute to more efficient thermal and acoustic performance. The kitchen features contemporary lines and materials selected for practical and durable use, including: * melamine cabinetry with LED lighting; * Silestone countertop; * ceramic hob; * oven; * extractor hood; * combined refrigerator; * dishwasher; * Electrolux-type equipment or equivalent. The bathroom follows the same quality concern, with suspended sanitary ware type Sanitana, vanity with integrated sink type Sanindusa, flat shower base with glass screen and efficient taps type Bruma or equivalent. Comfort, efficiency and security: The apartment benefits from various solutions oriented towards daily comfort and energy efficiency, including: * aluminium frames with thermal break; * double glazing; * electric blinds; * heat pump for domestic hot water production; * video intercom system; * CCTV in common areas; * carbon monoxide detection; * security and fire suppression systems. The development is carried out in accordance with BREEAM certification parameters, integrating principles of sustainability, efficiency and environmental quality in the building's design. The development: With 22 floors, Flower Tower Aurora asserts itself through modern architecture and a residential concept designed to meet the demands of a contemporary lifestyle. Residents also benefit from various infrastructures and common spaces, namely covered and outdoor parking, pre-installation for electric vehicle charging, storage units, condominium room, common outdoor spaces and fitness area. A privileged location: Located in Leça da Palmeira, the development benefits from a consolidated surroundings, close to shops, services, schools, transport and the main access routes to Porto, Matosinhos and other strategic points in the region. Proximity to the beaches and Leça's waterfront adds a differentiating component to the location, allowing you to combine the tranquility of a residential area with the convenience of living close to the main urban centers. Main features: T1 Located on the 12th floor 39 m2 of covered area Balcony with 3 m2 North/East sun exposure Closed storage Building with 22 floors Fitness area and common outdoor spaces Pre-installation for electric vehicle charging BREEAM certification Expected completion: end of 2027 / beginning of 2028 An opportunity to secure today a position in the final phase of the Flower Towers, in a project with strong architectural identity, construction quality and a location with high residential interest in Leça da Palmeira. #ref: 169448

Monte da Virgem Flats | 9th Floor 2-Bed Apartment with 18 sqm Terrace (Off-Plan Opportunity) Multiply your capital in one of Vila Nova de Gaia’s fastest-growing corridors. Metro 5 min walk | Completion in Q2 2028. Buying in the initial stage of Monte da Virgem Flats means positioning your capital right where public infrastructure is investing millions. This 9th-floor 2-bedroom apartment is not just a property: it is a strategic real estate asset featuring an 18 sqm private terrace, top-floor panoramic views, and strong yield potential driven by the scarcity of new developments in the area. WHY THIS ASSET? 1. The Metro & High-Speed Rail Effect: Just 500 meters from the new Hospital Santos Silva Metro Station (Yellow Line) and 17 minutes from Avenida dos Aliados. Minutes away from Santo Ovídio, the future hub for the High-Speed Rail (TGV) and the new Rubi Line. Accessibility is the primary driver of real estate appreciation in Greater Porto. 2. Appeal for Premium Tenants: Direct proximity to the main hospital complex (Hospital Eduardo Santos Silva) and RTP media headquarters, ensuring consistent rental demand from healthcare professionals, corporate executives, and academic staff. 3. Top-Floor Advantage (9th Floor): High-floor units with private outdoor space (18 sqm terrace + 11 sqm balcony) represent the most sought-after market segment, yielding the lowest vacancy rates in both rental and resale markets. Property Metrics: - Total Gross Area: 101.00 sqm (72 sqm interior + 29 sqm exterior) - Layout & Bathrooms: 2-Bed with 1 Full Bathroom - Private Terrace: 18.00 sqm - Balcony: 11.00 sqm - Floor / Solar Orientation: 9th Floor | North / West - Parking: 1 Dedicated Garage Space - Amenities Within Walking Distance: Continente, Lidl, Aldi, Pingo Doce, Froiz, and Schools - Road Access: Direct entry to A1, A20, and A29 highways - Estimated Completion: 2nd Quarter of 2028 Take advantage of early pre-launch reservation terms to secure a price per square meter well below the projected market value upon completion (2028). Ideal for a Buy & Hold strategy (long-term rental) or a Flip upon handover. High-floor units with private terraces have strictly limited availability. Schedule your project presentation meeting today to secure your position before the next price list update. Other Available Units: - 1-Bed Apartments — starting at €247,500 - 2-Bed Apartments — starting at €275,000 The Trusted Choice with iad: Working with iad ensures a real estate transaction built on complete transparency and trust. Backed by a solid international network and personalized advisory focused entirely on your interests, we guarantee professional, swift, and secure guidance through every stage of the process. We are here to simplify your decision and ensure your investment is, above all, an absolute success. #ref: 167286

Exclusive Remodeled 4-Bedroom Apartment in Portimão – No Condo Fees, Private Terrace and 5 Minutes from the Beach! Description: Come live in the vibrant heart of Portimão, one of the Algarve's most emblematic and tourist-friendly cities, renowned for its year-round sunny climate, gastronomy, and golden sandy beaches. This spacious 4-bedroom apartment, with 132 m2 of usable area, is located on the 1st floor of an exclusive building with only two apartments, built in 1988 by an architect as a private residence. It is a solid construction with exceptionally thick walls that guarantee excellent thermal and acoustic insulation. The property has been completely renovated from the ground up with superior finishes and is ready to move in. Highlights and Construction Quality: Zero Condo Fees (€0): No monthly charges. The only neighbor on the 2nd floor handles the maintenance of all common areas of the building. New Systems (Water, Sewage and Electricity): Water and sewage pipes completely new up to the main public network connection (EMARP). All electrical wiring has been replaced and walls were stripped back to brick for new plaster. Private Outdoor Space: Generous terrace/courtyard with leisure area and marquee — perfect for outdoor dining and enjoying the Algarve sun. Excellent Solar Orientation (South / North): South-Facing: Main living room with balcony and 2 bedrooms (abundant natural light). North-Facing: Second living area, 1 bedroom, kitchen, storage room and the private terrace. Comfort: Equipped with air conditioning and includes a practical storage room. Privileged Location: Just 2.5 km from Praia da Rocha (5 minutes by car or 30 minutes on foot). In the city center, steps away from Rua do Comércio, pharmacies, shopping centers and Portimonense Stadium. On the ground floor of the building there is a small, quiet neighborhood café. Ideal for permanent primary residence, dream vacation home or high-return investment in the foreign tourist market. Schedule your visit now and come discover your new home in the Algarve! #ref: 1002694

4-Bedroom Apartment with 180 m2, Balcony and Enclosed Garage in Freixo de Espada à Cinta Discover this spacious 4-bedroom apartment located in Freixo de Espada à Cinta, an excellent choice for those seeking generous living areas, comfort and tranquility in one of the most distinctive regions of the Douro. With a gross area of 180 m2, this apartment immediately stands out for its size, providing comfortable use of different spaces and a particularly interesting solution for families who value space, functionality and quality of life. The property is in good condition, presenting itself as a ready-to-occupy solution and allowing the future owner to adapt the different rooms to their taste and lifestyle without the need for significant structural work. The home comprises four bedrooms, offering sufficient versatility to meet the needs of a large family or, alternatively, allowing one of the bedrooms to be converted into an office, study, workspace or guest room. It also has three bathrooms, a particularly relevant feature in a property of this type and size, providing greater comfort and functionality in daily use. Built-in wardrobes provide important storage solutions, contributing to better organization of the spaces. The balcony adds a pleasant outdoor area to the home, allowing you to enjoy moments of rest and additional connection to the outside. The apartment also has individual heating, providing greater thermal comfort and allowing autonomous management of the home's climate control. Another of its main advantages is the private enclosed garage, offering greater security for vehicle parking and simultaneously representing an important asset in terms of convenience and additional storage space. Located on the first floor of a building without an elevator, this apartment benefits from a location in Freixo de Espada à Cinta, a village set in a region of strong historical, cultural and landscape identity. Freixo de Espada à Cinta is integrated into the Douro region and is distinguished by its proximity to the Douro Internacional Natural Park, by landscapes marked by the Douro river, vineyards, olive groves and almond orchards, and by its important historical and architectural heritage. In the region you can enjoy natural and leisure spaces such as the Congida River Beach and some of the best-known viewpoints over the Douro Internacional, including Penedo Durão, Carrascalinho and Assumadouro. The village also provides the main services necessary for daily life, allowing you to combine the tranquility characteristic of inland Portugal with essential amenities. Main features 4-bedroom apartment 180 m2 gross area 4 bedrooms 3 bathrooms Balcony Built-in wardrobes Individual heating Private enclosed garage 1st floor Building without elevator Property in good condition Low monthly condominium fees Due to its size, number of bedrooms and bathrooms and the existence of an enclosed garage, this property presents itself as an excellent alternative both for permanent primary residence and for a second home in a region where nature, heritage and tranquility play a central role. An opportunity to acquire a home of uncommon dimensions in one of the most singular areas of the Douro. #ref: 1003105

1-Bedroom Apartment + 4 Rental Units | Excellent Investment Opportunity 1-bedroom apartment with generous spaces, well-maintained, located in a privileged area with easy access. Situated on the 3rd floor of a building with an elevator, it features a marquee that provides greater natural light, spaciousness and functionality to the space, making it more comfortable for daily living. The property is currently rented, guaranteeing immediate returns for investors. As an added value, the property also includes 4 independent annexes located on the 4th floor, all converted into studio apartments and currently rented. Each unit has independent access, allowing autonomous management of rentals and maximizing the overall return on investment. 1-bedroom apartment rented 4 independent studio apartments rented Good location Building with elevator Excellent rental income potential Ideal for investors An opportunity for those seeking a property with active income and future appreciation. Schedule your visit now and discover the full potential of this investment! #ref: 1002336

You have an exclusive residential project or a vision in agro-tourism? Located in an enchanting and privileged environment, discover this spectacular old farm of 23 hectares in Aljezur! A property with unique characteristics such as a beach-ground entrance, a pine foret, 2 ruins registered for habitation and a large field ideal for agriculture, with a water well. The property consists of 3 rustic articles totalizing 23 hectares, and 2 urban articles. Entering the plot, the dirt path transforms into a sandy way sinking slowly among the trees, with inumerous clearings. Completely surrounded by the forest with an open area in front of it, the first ruin offers total privacy for a spectacular house. The land is in RAN and classified low risk of fire, allowing for building up to 300 m2 of gross construction area for housing purpose, and up to 600 m2 for tourism. This information has been verified with the Municipality and is documented, any project being subject to approval by the respective regional entity of the RAN. Public networks not connected but accessible. Aljezur with its stunning wild beaches is 10 minutes drive away, offering an excellent local market, many restaurants and cafés, services, gas station, international school, etc. Unique opportunity in a privileged area, contact us to book your visit ! IAD emerged in Portugal in 2015 and is part of an international group operating in France, Spain, Italy, Germany, Mexico and soon USA. Tell us more about your project, we provide a wide range of services to accompany you. #ref: 92306