Properties for sale in Portugal

Building used for storage and maintenance Don't miss this business opportunity €84,500.00 Property with great potential, covered by the new law no. 10/2024 of January 8, 2024, under SIMPLEX, simplification of licensing. ✨Property located on the main road connecting Orgens to São Martinho de Orgens, in the municipality of Viseu, in a quiet residential area with easy access. The urban building consists of a shed with a garage and a shed, with a total land area of 219 m2 and a floor area of 110 m2. This is an excellent opportunity for those looking for a space to build their home close to the center of the city of Viseu, or for various uses, such as storage and storage, in a quiet residential area. this property is served by all the necessary infrastructure, such as public transport, electricity, fiber optic internet, and public sanitation and water supply services. This property has an excellent location, 4 km from Rossio, and within 10 minutes you can reach the hospitals of Viseu, universities, shops, and services. It should also be noted that the city of Viseu is served by excellent public road transport services with regular connections to Porto, Lisbon, and other district capitals in Portugal. Viseu has an international airport (as featured on RTP 3 television, where prominent figures from the world of fashion, gastronomy, and business in Europe have landed). It also provides a regular (daily) route between Viseu - Lisbon - Algarve and Viseu - Vila Real - Bragança. The property in question is about 10 km away from it. AMI: 11220 IAD Portugal #ref: 149843

Discover Your New Home in Santa Cruz — a detached house that combines comfort, elegance, and stunning sea views. Located in a peaceful and sunny area, this property is the perfect retreat for those seeking quality of life, privacy, and a close connection to nature, without giving up the convenience of nearby amenities. With excellent sun exposure throughout the day, the house has been thoughtfully designed to make the most of natural light, creating warm and bright spaces in every room. The sea view is the true highlight — a backdrop that turns every sunrise and sunset into a breathtaking daily spectacle. The property features two spacious and comfortable bedrooms, ideal for ensuring rest and well-being for the entire family. On the ground floor, there is also a versatile room that can easily be transformed into a third bedroom, office, gym, or games room — the choice is yours! On the same floor, you'll find a fully equipped, modern, and functional bathroom. The outdoor space is just as inviting. The private garden is perfect for leisure time, dining al fresco, or simply relaxing and enjoying the region’s mild climate. There is also a covered garage, providing both security and convenience for your vehicle. For those dreaming of even more comfort and exclusivity, the property offers the possibility to build a swimming pool — a true private oasis with sea views. This house stands out not only for its functional layout and well-designed spaces but also for its strong investment potential. Santa Cruz is one of the most sought-after locations in the region, known for its natural beauty, charming beaches, safe environment, and relaxed lifestyle. It's the ideal place for permanent living, holiday getaways, or a secure and profitable investment. Imagine waking up to the sound of the ocean, enjoying breakfast in a sunlit garden, and unwinding in the evening with the Atlantic breeze. Here, every detail has been carefully considered to offer comfort, well-being, and harmony with the surrounding environment. If you're looking for a detached home with excellent sun exposure, sea views, and an outdoor space with the potential to become your own private paradise — this is the perfect opportunity for you. Don’t wait any longer. Schedule your visit today and come see this fantastic property in Santa Cruz for yourself. Let yourself be enchanted and start living the lifestyle you’ve always dreamed of. #ref: 151486

Old 3-bedroom house to renovate – Teira | Great potential! Located in a quiet and peaceful setting, this 3-bedroom house to renovate offers enormous potential to create your dream home. Set on approximately 651 m2 of land, it is ideal for a complete renovation project, combining old-world charm with modern amenities. Exterior • Main entrance with gate leading to a large inner courtyard • 6 outbuildings that can be renovated or converted into additional living space • Large courtyard offering the possibility of creating a magnificent garden, benefiting from exceptional sun exposure • 2 wells a wine cellar a terrace Interior Accessible from the courtyard or through the main entrance door, the house comprises: • 2 old kitchens • 1 living room • 1 dining room • 2 bedrooms • 1 bathroom Key features • Quiet and secure environment • Great potential for conversion and enhancement • Perfect for a personal project or investment Location • Only 10 km from Rio Maior • 30 minutes from Caldas da Rainha • 1 hour from Lisbon • Close to shops, services and road access A rare opportunity for those looking for a property to renovate with character and great potential! Contact us today to arrange a viewing and imagine your future project We can also help you with all the formalities: financing, renovation, building permits, services, etc. Come and visit us to create the home of your dreams! *The information provided, although accurate, is merely informative and cannot be considered binding and is subject to change. Who are we? iad (real estate at home) is a network of independent property consultants based on a fully innovative model that breaks with the traditional concept of a real estate agency. What are 21st century clients looking for when they decide to buy, rent or sell a property? They are looking for a complete, uncomplicated and competitive service. That's what we offer at iad. We don't have shops, our consultants come to you, with access to the latest training in the sector and a platform of exclusive tools that allow them to provide you with the best service wherever you are. We give our consultants the flexibility and autonomy needed to guarantee you personalised support in realising your project, whether it's buying, renting or selling a property. At iad you'll find a property consultant tailored to your needs. For any further information, please do not hesitate to contact me. Gonçalo MARTINS Ami licence 11220 #ref: 150857

Building plot in Gondomar, Porto If you are looking for a plot of land with construction potential in the municipality of Gondomar, schedule your visit to this plot now. Urban building plot with 2,200 m2. The building area was assessed by the current Master Plan (PDM), which found that the land has two distinct classifications. It is located in an unconsolidated first-home residential area, characterized primarily by single-family homes. The location has good accessibility. PDM Assumptions and Analysis According to an excerpt from the current Master Plan (PDMC) Planning Plan, the land has two distinct classifications: Part of the land is classified as Rural Land - Agricultural Spaces and part as Urban Land - Urbanized Land - Type II Residential Spaces. Nothing relevant was found in the planning plan, other than its northern boundary with a stream. Since we don't have scale plans that allow for measurements, it was estimated, based on the plans, that the portion of Rural Land—Agricultural Spaces without Building Capacity corresponds to approximately 25% of the land, corresponding to an area of ​​550 m2, and that the remaining area, 75%, approximately 1,350 m2, corresponds to Urban Land—Urbanized Land—Residential Spaces Type II. Come and learn more about how to design your project here. #ref: 151472

Discover this charming single-storey house, located just a few minutes from the village of Alte. Comprising three bedrooms, one of which is en suite, it combines the comfort of modern living with the charm of traditional architecture. With a fully equipped open-plan kitchen and a large, bright dining room, it offers the ideal conditions for entertaining family and friends. The living room, with a traditional stone fireplace, is ideal for cold days. Outside, you will find a covered and functional barbecue area, equipped with a barbecue and sink. The shed is perfect for meals or relaxing. Large surrounding land with immense potential, where you can build your garden. There is also a storage room and an area prepared for a kennel. This villa, located in a quiet area and surrounded by nature, is the ideal retreat for those seeking peace, privacy and quality of life. Don't miss the opportunity to visit this villa. Book your visit now. #ref: 151470

Discover this Opportunity: Building Plot in Nogueira! Located in Nogueira, this building plot provides the perfect foundation to bring your future home to life. With a total area of 760m2.Plot Details:- Total Area: 760m2- Construction Viability: Connected to electricity, potable water, sewage, and rainwater infrastructure.Points of Interest Nearby:- Vila Nova de Cerveira: Only 7 km away, this charming location offers a welcoming atmosphere and various cultural attractions.- Valença: Situated 13 km away, this fortified city is known for its historic walls and enchanting environment.- Campos Industrial Zone: 3.5 km away, this area offers business opportunities and proximity to industrial resources. Features:- Ideal land for residential projects.- Potential for gardens, leisure areas, or a pool.- Strategic location, with easy access to main roads and points of interest.Don't miss this unique opportunity to create your perfect space in Nogueira. Contact us for more information and turn this land into your next real estate achievement! #ref: 712553

Renovated Semi-Detached 3-Bedroom Villa in Santo Isidoro, Livração Introducing this beautiful 3-bedroom semi-detached villa, fully renovated inside and out, located in a quiet residential area of Santo Isidoro – Livração, with excellent access to Porto, city centre, motorways and train station. ✨ Main Features: 3 spacious bedrooms, including 1 en-suite Built-in wardrobes in all bedrooms Modern fully equipped kitchen Bright and spacious living room 2 full bathrooms + 1 guest WC Large garage for multiple vehicles Private outdoor area, ideal for leisure or garden Located in a renovated gated community Location: Close to motorways (A4, A11, A42) and Livração train station, with direct access to Porto. Quiet area near shops, schools, and services. Ideal for: Those looking for comfort, modern living, and quality of life in a peaceful family environment. #ref: 151551

Detached Single-Family Home with 1,669 m2 Urban Land Located next to National Road 309 (Braga/Famalicão), this single-family home offers tranquility, comfort, and excellent sun exposure, just 8 km from Vila Nova de Famalicão and 15 km from Braga. Upper Floor 4 spacious bedrooms Entrance hall Full bathroom Covered and secluded terrace Ground Floor Kitchen equipped with wood-burning stove Generous living room with fireplace, plenty of natural light, and access to an outdoor terrace Pantry Garage Outbuildings and Exterior Regional kitchen with storage space Warehouse at the back of the lot Flat lot, measuring 1,669 m2, facing a stream with clear, crystal-clear water Excellent sun exposure Location with good access and a city bus stop on the same avenue Location: Between Braga (15 km) and Vila Nova de Famalicão (8 km) Ideal for those seeking a peaceful environment, with outdoor space and proximity to urban centers. Schedule your visit, review the documentation, and submit your offer! If you're looking for a property with these characteristics, contact me! We also have other similar properties in our network. At iad Portugal, we offer personalized, friendly, and transparent service. If you need financing, we have partnerships with banks that allow us to find the best credit solution, no obligation. We share our business with all licensed real estate agencies (AMI), on a 50-50 basis. If you want to sell or exchange your property, I offer: Free value estimate Advertising on over 200 real estate portals worldwide — my showcase open to the world I will be happy to help individuals and companies with their real estate projects. Contact me and take the next step! #ref: 151336

House in a strategic location, excellent sun exposure Are you looking for a modern house, well located and with quality finishes, close to the centre of Caldas da Rainha? Houses with space, comfort and good sun exposure are hard to find. This property has everything for those who value tranquillity and accessibility. Located just 5 minutes from the city centre, close to the hospital, supermarkets and with quick access to the A8 motorway (2 minutes), the house offers unobstructed views and excellent sun exposure. With a plot of 539m2 and 256m2 of floor space, it is equipped with gas central heating, central vacuum system, heat recovery unit and electric gates. The entire house features ROCCA tiles and sanitary ware, highlighting the quality of construction. Spread over 3 floors, the villa has: Ground floor: living room with fireplace and dining area, spacious kitchen, guest bathroom and bedroom with wardrobe, wardrobe in the hall 1st floor: suite with balcony, bedroom/office, bedroom with wardrobe, bathroom for the bedrooms and balcony with open views. Lower floor: large garage with storage and social area, as well as a laundry room. Outside, there is a large garden, ideal for leisure and family time, complemented by a closed bioclimatic pergola, perfect for use in any season. House in excellent condition, ready to move in. Ideal for families or investors looking for a complete, functional property strategically located in Caldas da Rainha. Contact us for more information or to schedule a visit. #ref: 151558

Shop in Porto Commercial space measuring 151m2 in Porto, featuring a spacious living room and a bathroom. This property must be sold together with another 167m2 property plus a 348m2 patio. Don't waste time and schedule your visit now. #ref: 151475

Rustic Land with Spectacular Views over the Tmega River – Vila Boa de Quires e Maureles Discover this 12,000 m2 (1.2 ha) rustic land in Vila Boa de Quires e Maureles, Marco de Canaveses, with construction potential and stunning views over the Tmega River. Perfect for those who value forest tranquility, unique landscapes, and proximity to major cities. Location & Access Situated between Maureles and Abragão, served by CM1247 40 minutes from Porto 10 minutes from Penafiel 7 minutes from Marco de Canaveses High potential area for isolated homes, rural tourism, or sustainable projects ️ Land Features Total area: 12,000 m2 (1.2 ha) Panoramic views over the Tmega River Rustic land with construction possibility, subject to municipal licensing Natural, quiet environment, surrounded by forest Potential & Opportunities Ideal for: Building a private villa with privileged views Rural tourism or eco-housing projects Private retreat in nature, close to cities and services A Natural Retreat with Urban Connectivity This land offers a rare opportunity combining nature, privacy, and accessibility, making it a secure and inspiring investment. Location: Vila Boa de Quires e Maureles, Marco de Canaveses Quick access: Porto • Penafiel • Marco de Canaveses #ref: 151556

Detached house for sale on Rua Fernando Balsinha Excellent and modern 5+3 bedroom house with swimming pool and 514 m2 of gross construction area, with contemporary architecture, distinguished by its luxury finishes and exclusive details, located in Famões. It enjoys excellent light and exposure, where you can relax outdoors in a private garden and take a dip in your own swimming pool. Set on a 383 m2 plot of land, outside you will find an excellent garden area, swimming pool, barbecue and a terrace where you can enjoy a privileged and unobstructed view over the city of Lisbon. With exclusive details, including a fully equipped kitchen, pantry, laundry room, large living room, large built-in wardrobes in the en-suite bedrooms with full bathrooms. Features such as solar panels, air conditioning, central vacuum system, aluminium windows with double glazing, thermal break and tilt and turn, electric thermal blinds, large balconies with unobstructed views and a large garage for 4 cars. Specific features • Detached house • 3 floors • 466 m2 gross area • 5 bedrooms + 3 • 6 bathrooms • 383 m2 plot • Terrace and balcony • Parking space • Second hand/good condition • Built-in cupboards • Storage room • East, West facing • Built in 2022 • Central heating Equipment • Air conditioning • Swimming pool • Garden #ref: 147852

Exquisite 3-Bedroom Residence with Panoramic Sea Views – Estrada Monumental, Funchal Experience refined coastal living in this exceptional three-bedroom apartment, perfectly positioned along Funchal’s prestigious Estrada Monumental. Designed with elegance and comfort in mind, this residence combines modern architecture, premium finishes, and breathtaking ocean views. Featuring three luxurious en-suite bedrooms, each with its own private bathroom and abundant natural light, this home provides an atmosphere of serenity and exclusivity. The spacious open-plan living area flows seamlessly onto a generous balcony, where you can enjoy spectacular sunsets over the Atlantic. The fully equipped contemporary kitchen blends sleek design with functionality, ideal for both everyday living and entertaining guests. This distinguished property also offers ample terraces, private parking, a storage room, and access to a well-maintained condominium known for its sophistication and privacy. Situated in one of Funchal’s most sought-after neighborhoods, the apartment is just moments away from fine dining restaurants, shopping centers, beaches, and the vibrant city center — providing the perfect balance between tranquility and convenience. ✨ Property Highlights: Type: 3-Bedroom Apartment (all en-suite) Location: Estrada Monumental, Funchal Stunning panoramic sea views Expansive living and dining area with balcony Fully fitted modern kitchen Guest WC Private parking and storage room Secure and exclusive condominium Schedule your private viewing today and discover a residence that redefines modern luxury on the beautiful island of Madeira. #ref: 151453

✨ Land with ruins and stunning views We present you with a rare opportunity: a magnificent plot of land with ruins, located in a region with truly inspiring panoramic views. This space combines construction potential with the authentic charm of ruins steeped in history — the ideal starting point for creating a unique home in total harmony with nature. Location: Maxial (Torres Vedras) Total area: 3400 m2 Potential: ideal for a residential project or a tourist investment. If you are looking for a place with soul, privacy and a dream view, this is the ideal moment to realise your project. #ref: 151557

1-bedroom apartment for sale – Gated community Bemposta, Portas do Sol – Between Alvor and Portimão Quiet area, well served, close to beaches, shops, services and main access routes. 1-bedroom flat in a secure gated community Spacious living room with natural light Fully equipped kitchen Comfortable master bedroom Full bathroom Balcony with excellent sun exposure Communal swimming pool Well-maintained gardens Parking Security/access control system Calm environment, ideal for living or holidays Close to beaches (Alvor) Good accessibility to Portimão, transport and local infrastructure Excellent investment - can also be used for short-term rentals Ideal for living, holidays or investment with immediate profitability! #ref: 150915

3-bedroom detached house with garage, land and garden, central heating – 571 m2 of construction and 3,978 m2 of land in Pedrógão Grande We present this charming 3-bedroom detached house, with garage, generous land and garden, equipped with central heating and all the amenities for comfort and leisure. The gross construction area is 571 m2, while the land totals 3,978 m2, offering space and privacy. Upon entering through the front door, you will be greeted by an extensive east-facing veranda, ideal for enjoying sunny mornings and the tranquillity of the outdoor space. The entrance hall leads to the first bedroom, which is spacious and bright. To the right is a spacious bathroom with a bathtub, while opposite is the second bedroom, which is also spacious and bright. Continuing down the hallway, you will find the third bedroom with an en-suite bathroom, ensuring privacy and comfort, perfect for guests. In the hallway, on the right, there is a practical pantry, ideal for additional storage. On the left, the large living room provides a cosy atmosphere, with two doors leading to the veranda, ideal for socialising and relaxing. To the right of the living room is the fully equipped kitchen, with a door leading directly to the outside, paved with schist slabs, where there is a beautiful garden with seating for leisure and outdoor dining. Of note is the interior of the villa with parquet flooring in excellent condition. The outdoor space also has an automatic side gate, ensuring security and convenience. The land is divided between an area of eucalyptus forest and another landscaped area with fruit trees, including oranges, lemons, figs, persimmons, tangerines, apples, kiwis, pomegranates, pears, plums, peaches and cherries, providing a true natural paradise. The large attic, with external access, offers great potential for expansion, as do the garage and outbuildings, allowing you to customise the space to suit your needs. The house has: Double glazed windows that ensure thermal and acoustic insulation Fireplace with heat recovery unit, perfect for winter Borehole with pump for irrigation and domestic use Garage with storage space with great potential Covered outdoor parking Annexes with potential for different uses Septic tank Dual water heating system (central heating or water heater) Mains water and electricity Cable internet This house combines charm, comfort and functionality, perfect for those seeking quality of life and contact with nature, without sacrificing practicality and modern conveniences. #ref: 718928

Property totalling 12 hectares, with several rustic items and 3 urban items. A central semi-detached house has 2 units, one side in a habitable state, with 2 floors, 3 bedrooms, living room, dining room, 2 bathrooms, kitchen and 122 m2. The other side of the house has only 80 m2, one bedroom, a lounge, a kitchen and a bathroom. It needs renovation. The third item is a ruin of 80 m2. It has up to 60% of the total area for construction. It can be used for housing and also rural tourism. It has a borehole, water tank and outbuildings. This property is situated in a residential and rural area, and is right in the centre of the village, which is between the towns of Paderne, in the municipality of Albufeira, where the Carnival and Medieval Fair are held every year, and the charming town of Alte, in the municipality of Loulé, which is very popular for its water springs and the famous Queda do Vigário (Alte Waterfall). At IAD, we have a concept of virtual showcasing of our properties on more than 200 property portals, both nationally and predominantly internationally. I look forward to hearing from you with any questions or to arrange a visit, either in person or virtually. #ref: 110002

Unique Property near the Baloiço da Cova do Lobo – Vila Boa de Quires e Maureles Discover this exceptional property located in Vila Boa de Quires e Maureles, just minutes from Penafiel, Marco de Canaveses, and Porto. A rare retreat where the tranquility of nature blends with urban convenience and excellent road and rail connections. Surroundings & Location Located near the iconic Baloiço da Cova do Lobo, the property is set in a stunning natural landscape, surrounded by forests and trails inviting serenity. 40 minutes from Porto 10 minutes from Penafiel 7 minutes from Marco de Canaveses Nearby train station with direct connection to Porto ️ Property Features Total area: approx. 25,000 m2 (2.5 ha) Two existing ruins: One already registered as urban One eligible for registration Natural woodland of Portuguese and American oaks (10,000 m2 / 1 ha) Abundant natural water, ideal for sustainability and self-sufficiency Quiet, private forested area with natural views and absolute peace Potential & Opportunities This property offers enormous potential for development, ideal for: Tourism projects (Rural Tourism / Eco Resort) Off-grid construction or eco-housing Spiritual or wellness retreats Private residence with full privacy and connection to nature A Natural Retreat with Urban Proximity If you seek a space that combines nature, privacy, and accessibility, this is a rare opportunity. Its landscape, serenity, and strategic location make this land a secure and inspiring investment for personal use or tourism development. Location: Vila Boa de Quires e Maureles, Marco de Canaveses Access: Porto • Penafiel • Marco de Canaveses Train: Nearby line with direct connection to Porto Schedule a visit and discover the unlimited potential of this natural treasure. #ref: 151554

Welcome to this typically Portuguese home, endowed with a unique character that's not lost on its plaster ceilings. It stands out for offering both the tranquility of a residential area and the centrality of a privileged location just two minutes from Pombal city center. This traditional four-bedroom home is surrounded by a spacious courtyard, boasting excellent natural light and spacious rooms. It features the following layout: Ground Floor - Spacious living/dining room with access to a private terrace; - Spacious kitchen with fireplace and pantry; - Full bathroom; - Entrance hall with stairs leading to the most private area of ​​the house. First Floor - Four bedrooms with closets, one of which is a suite; - Bathroom serving the other three bedrooms; - Two of the bedrooms have access to a large balcony. Dependent Area - Garage for several cars and storage. Exterior - Large courtyard surrounding the house, where a second building is under construction, with the potential to be converted into two townhouses, ideal for hosting guests or generating income through short-, medium-, or long-term rentals. Features – Summary: - 4 bedrooms (2 en-suite), kitchen, 3 bathrooms (including the en-suite bathroom), terrace, balcony, garage, and outbuilding. Relevant distances: - Two minutes from Pombal city center. - Leiria city 30 minutes away. - Osso da Baleia beach 30 minutes away. - Coimbra city 37 minutes away. - Figueira da Foz beaches 37 minutes away. - Lisbon Airport 1.5 hours away. Don't miss this fantastic opportunity and schedule your visit now. NOTE: The information provided here does not replace the need to consult the property documentation, which can be requested from the sales representative in charge. My name is Miguel CANEDO and I am an independent real estate consultant with iad Portugal. Do you want to buy or rent a property and haven't found what you're looking for? I'd be happy to accompany you on a visit. If you don't find what you're looking for here, I'm fully available to help you through this important phase of your life. If you're looking to sell your home, I can also help you by providing a value estimate and advertising your property on over 200 real estate portals worldwide free of charge. iad is a real estate brokerage firm that doesn't have physical locations, allowing me to meet you and provide the best service wherever you are, based on professionalism and transparency. As an independent real estate consultant, I have the autonomy to manage my schedule and negotiate my commission with you, ensuring personalized support at every stage of the process and quality service at the best price. Contact me! Why choose an iad real estate consultant? Choose an iad consultant and benefit from the support of Portugal's largest network of independent real estate consultants. Founded in France in 2008, iad is based on an innovative model that breaks with the traditional concept of a real estate agency, fostering a close relationship between consultant and client. The iad group's success is reflected in thousands of consultants, online properties, and completed deals. #ref: 151429

Fully Renovated 3-Bedroom Apartment with Private Terrace and BBQ – São Pedro da Cadeira, Portugal Key Features: - 3 Bedrooms (1 en-suite) - 2 Modern Bathrooms - Fully Equipped Kitchen with Direct Access to Terrace - Spacious Living and Dining Area - Private Patio/Terrace with Barbecue - Balcony - Basement Storage Room - 2 Private Parking Spaces - Electric Shutters - Elevator Access (wheelchair-friendly) - Cable TV and High-Speed Fiber Internet - Secure and Peaceful Gated Community - Landscaped Garden and Children’s Playground - Built in 2009 – Fully Renovated 4 Years Ago - Located just 4 km from the beach, 2 km from schools and sports facilities, and 14 km from Torres Vedras Property Description: This beautifully renovated 3-bedroom apartment is located in the peaceful village of São Pedro da Cadeira, offering the perfect blend of comfort, style, and location. Situated in a well-maintained gated community, this property is ideal as a family home, a holiday getaway, or even as a rental investment. Enjoy outdoor living with your own private terrace equipped with a built-in barbecue — perfect for entertaining. The fully equipped kitchen opens directly to the terrace, making indoor-outdoor living effortless. The apartment is bright and spacious, with a modern open-plan layout, high-quality finishes, and thoughtful features such as electric shutters and lift access. With beaches just 10 minutes away and all essential amenities within short driving distance, this location is ideal for those seeking tranquility without sacrificing convenience. Distances: - Beach: 4 km - Schools & Sports Facilities: 2 km - Torres Vedras (City Center): 14 km - Lisbon Airport: approx. 45 minutes by car Don’t miss this opportunity to own a turnkey property in Portugal’s beautiful Silver Coast region! Contact us today to schedule your viewing or request more information. #ref: 731294