Surprisingly Useful: Vendor Advice...

It's not just the shops that are slashing their prices for this Black Friday, Portico Finance is offering a deal that is going to be hard to refuse. For just one month we are removing our broker fees, saving you £399.

If like many after the stamp dut...

The Government’s Stamp Duty holiday, which is due to run until the end of March 2021, has driven demand in the housing market with property transactions increasing by 27 percent between July and September.

However, the demand has also impacted lender...

With the Stamp Duty Holiday currently set to end on March 31st and there yet to be an extension, now is the time to ramp up your hunt if you're interested in getting on the property ladder or moving to a new area in London. Lockdown 2.0 allows agents...

You’re about to sell your property or find a new tenant if you’re a landlord. Before you do, have you considered how you could get better value from your property by making a few simple upgrades?

You don’t have to plan a massive capital project that ...

As we approach the end of the month, Halloween is just around the corner and although trick or treating may be off the cards for you this year, it hasn't stopped people getting creative with the fronts of their houses. We've seen some spooky sights a...

If you’re thinking about buying a new home and you hear the terms leasehold, freehold, share of freehold, what’s your next move? Reach for the dictionary, call a lawyer or just assume you know what you’re letting yourself in for?

We’d like to explain ...

If you’ve got a mortgage with a low interest rate, and a manageable monthly repayment, you are probably wondering, “Can I move house and keep the same mortgage?”. The short answer is yes, in some cases it is possible to take your mortgage with you wh...

Shared Ownership is part of the Government’s ‘Help to Buy’ programme. This scheme aims to help buyers who cannot afford the mortgage on 100 percent of an existing or new-build home. Shared Ownership is available to people with an income less than £80...

Living in shared rental accommodation can be pretty hard work at the best of times, but the recent lockdown and the surge in working from home has made it even more of a challenge. If you’re getting fed up with the noise and disruption of trying to w...

We've taken a look at property that could see you save on Stamp Duty* in the North, East and West; so now its time to turn our attention to the South. If the South is where you could see yourself living then take a scroll through the properties below...

The Indian Summer is upon us, with temperatures set to reach 28 degrees by Monday it looks like we are getting one final hot weekend in this particularly unusual summer. In reference to the hotting up of the weather, we have turned our attention to c...

If you're interested in taking advantage of the stamp duty break in North London, then take a look at the list of properties we've compiled below.

1) 1 bedroom, 1 bathroom | St. John Street, Clerkenwell, EC1V

£450,000 (Leasehold)

Click here for more de...

The property market evolving is nothing new, the pandemic just poses new circumstances for us to adjust to. 

The truth of the matter is that over the years, buildings have been repurposed to meet demand. Yesteryear's dockland warehouses became luxury ...

When Chancellor Rishi Sunak announced a stamp duty holiday on the first £500,000 of a property purchase price, there were predictions of a boom in property sales and a sudden surge in enquiries. But, well before that announcement, London had seen its...

When Chancellor Rishi Sunak announced a stamp duty holiday on the first £500,000 of a property purchase price, there were predictions of a boom in property sales and a sudden surge in enquiries. But, well before that announcement, London had seen its...

Last time we took a look at properties in West London, this week we turn our attention to properties in East London that you could save on stamp duty costs when purchasing. 

If you're interested in any of the properties below, contact one of our offic...

After Boris made the announcement of the stamp duty holiday we've noticed a surge in interest so we thought we'd make it easy for you and compile a list of our top properties where you could pay absolutely no stamp duty* . We've focused our attention...

It’s a question we hear time and time again from sellers, “What do I have to leave when I sell my house?”

When selling your property, it can be challenging trying to decide what you should and should not leave behind for the new owner. There are no l...

The property market is full of jargon that may be unfamiliar to many buyers and sellers. Here’s a useful glossary to help you understand important buying and selling terms.

• Advance – money provided by a lender to a buyer to secure a property.
• Annual Pe...

With the lockdown extended (for now) and property sales in many parts of the UK on-hold, lots of us have questions. When will conveyancers and agents reopen their offices? When will viewings start again, so surveyors can go back to work and people ca...

In recent months, the London property market has seen a lot of growth. With the general election results in December 2019 providing more political certainty, the market built up momentum and saw a rise in property prices in what has been coined the “...

Renovating your property, whether you’re a homeowner or landlord, can add value to your property and even boost its appeal for tenants and buyers. It’s important to be aware of what prospective buyers and tenants are looking for and are willing to pa...

You may have previously seen Spicer Hall listed with us for rent, but now this award-winning home is on the market with Portico for you to own almost exactly as you see it - that's right, the owner is leaving items of furniture in the home so it is r...

The weather is a little grey and miserable – and for hopeful sellers and landlords, winter’s cold can lead to a corresponding chill in leads. Fortunately, there are some tried and true methods for avoiding void periods, particularly during the winter...

Another year over. And a new one just begun!

Thinking of buying a home or investing in buy-to-let in 2020? The new year is prime time for home searches, and we are definitely starting to see an uptick in new listings post election. There are also som...

London has long been considered a great place to invest in property.

Victorian terraces, apartments, maisonettes: There are a variety of beautiful homes for sale in Clapham.

Situated within easy commuting distance from central London, this neighbourhood offers great shopping, dining, delightful gastropubs and more. Th...

Still looking for your own slice of the city? Look no further than this superb, Grade II listed apartment, in a prime London location. The spacious one bedroom apartment offers plenty of room, benefitting from a good-sized living room with windows st...

First-time buyers make up nearly half of property transactions in London. During the first nine months of 2019, 44% of home purchases were by first-time buyers. This has grown from 36% in 2015 and is even the highest percentage since at least 2007. A...

Landlords have seen numerous changes in the past couple of years, involving the stamp duty surcharge, less tax relief, and stricter stress-testing from lenders. As a result, landlords need to find ways to adapt to the tough market conditions. Refurbi...

If you’re a parent with young children, it’s likely you keep a close eye on the Ofsted ratings. Schools rated as ‘outstanding’, the highest Ofsted grade, are highly sought after, and homes near these top-rated schools usually come at a premium.

And ou...

Curious about houses for sale in Highbury, or thinking about making this sought-after neighbourhood your home?

Highbury, in its central Zone 2 London location, is always going to be a place where people want to live and invest, but with property price...

From jaw-dropping views to perfect first-time homes, we've compiled a list of our favourite homes currently on the market with us.

If you are interested in getting a valuation try our instant valuation tool or drop us an email ourservices@portico.com

T...

On Wednesday the Queen approved new Prime Minister Boris Johnson’s request to suspend Parliament for almost five weeks ahead of Brexit.

The pound has fallen sharply as a result, though EU officials have stated that this unexpected move may reduce the ...

Choosing the right mortgage provider can be a confusing and intimidating process, especially for first-time buyers or landlords facing tougher lending rules.

That’s why we decided to bring the process in-house and launch Portico Finance, an FCA appro...

Searching for your next home? Our favourite property this month takes us East, to Upper Leytonstone, an area that's popularity continues to grow as many more move out of London in search for some extra space at half the cost.  

For sale is this superb...

The private rental sector (PRS) is in a state of constant flux – so it’s really important that landlords are clued up on the market for the best possible chance of success.

With that in mind, now seems like a good time to revisit the official English ...

We've selected our top 10 properties currently on the market for under £500,000 in London. Whether you're a first-time buyer, looking to invest in London or searching for somewhere new to lay your roots we may have the property for you. 

The propertie...

Having been named the hippest area to live in the UK by Travel Supermarket, it's no surprise investment has been pouring in for development in the area. But it's not just the trendy vibe that investors are flocking to the area for, it's the high yiel...

You may have registered with us as a buyer this year, but you also could be looking to sell this summer!

For the next few months we will be selecting one lucky winner every month from May until August and giving them the chance to sell their house fo...

It's no secret that to make money with property these days, you need to be armed with as much knowledge as possible!

Here are our top five things to consider when thinking about investing in a buy to let property.   

1. Understand the market, at street...

A brand new luxury development occupying a commanding position on the corner of Manor Road and Hainault Road, is currently on the market with us. Imperial Heights offers a choice of one, two and three bedroom leasehold apartments. The apartments are ...

It’s the age-old question that many people ask when purchasing a property, should I use a broker to arrange my mortgage?

In 2018, 70% of people who moved home or remortgaged used a broker to assist with the process. The benefits of a broker are signi...

Spring has officially sprung, and at Portico, that means just one thing: spring cleaning. Whether you’re preparing your property for a new owner or tenant, or simply want to freshen things up around the house, we’ve compiled our best tips for spring ...

Airbnb can give you an extra income – and it’s never been easier. Whether you’re on holiday, away on business or staying at a partner’s house, Portico Host, our Airbnb Management service, is on hand to deal with the hassle. 

If you’re considering rent...

Searching for a new home can be tough, especially when you’re unsure as to what you’re really looking for. It is best to view a raft of properties including those you are not sure about, if only to confirm your thoughts and discount them.

We've broke...

Set in the heart of Leytonstone stands this stunning three-bedroom family home, in excellent condition and oozing character - don't miss out on a chance to book a viewing in straight away at this property.

The present owners have taken great care wit...

A property viewing is a make or break situation. While appearances may be deceiving, most buyers decide whether or not they would like to purchase a home within the first five minutes of the viewing. How can you make sure that potential buyers aren’t...

Selling a home in the wintertime can be challenging but there are many things you can do to ensure your property stands out from the others on the market in your area. Here are our top tips for selling your home during the winter months.

Tidy your ga...

Now is your chance to grab a great deal on the property of your dreams!

So if you’re interested in one of these reduced properties for sale, get i...

With the New Year comes plenty of new resolutions, and one of the most common resolutions is to create and maintain a healthier lifestyle. For most people, this starts in the gym. However, setting up an exercise regime that integrates with your lifes...

Buying property in London doesn’t mean you need to break the bank. From converted biscuit factories to charming mews homes, we’ve gathered our best properties under £1,000,000. Your dream home might be a click away, take a look!

Scroll down to view o...

It's almost a new year and how better to start a new year than with a new start in a new home?! Our property of the month this November is a gorgeous find in Battersea. A perfect family home in the making, explore the four bedroom property here...

Wal...

Living in London, it's great to spend your days out amongst the hustle and bustle of the city streets but when you get home, you want a bit of peace and somewhere serene to enjoy a glass of wine.

So, we've dug through our properties and found you fiv...

Happy New Year!

Now the excesses of the festive season are behind us, we have heaved our ample waistlines into the office and turned our attention to what 2018 has in store. First on our agenda is an important priority for many parents at this time of...

Picture yourself in a new home in 2018? We’ve found 10 of the most lust-worthy properties currently on the market, from dreamy starter homes from £315,000, to spacious family homes.

Scroll down to view the properties - or try our Instant Valuation too...

It’s not just shops up and down the country that are braced for Black Friday tomorrow! If you’re planning on buying your first property or moving home in 2018, scroll down to view some fantastic, recently reduced properties.

If you’re interested i...

Dulwich has recently been dubbed as one of the most popular places to buy in London.

Here we take a look at the property market in Dulwich, and uncover the reasons why this leafy part of south east London is so popular with homebuyers and investor...

Last week the Bank of England increased its base rate for the first time in a decade. This historic interest rate rise to 0.5% may have been expected - but it has raised lots of questions, nonetheless.

What does the rise mean for mortgages? Is now...

London’s house-building mission is in full force, with the capital’s skyline permanently silhouetted with cranes and growing towers. But buying a new build property doesn’t have to mean high-rise living…

Adolphus Place is a brand new development, ...

What's happening with London property — is Brexit-related uncertainty starting to take its toll?

Here we take a look at the data and uncover the truth about London house prices.

Market Speculation...

There has been a huge amount of specula...

Looking to enjoy a countryside feel in the heart of the city?

We have just taken on a stunning collection of new waterside homes, surrounded by expansive green space, beautiful nature, and panoramic views across the London skyline.

Prices start...

Are you looking for a renovation project? A property that needs just the right amount of work, so that your money stretches as far as possible and you end up with your dream home? Or a property you can fix up to generate rental income or capital grow...

Are you a first time buyer desperate to make the big move?

We've rounded up 10 first-time buyer perfect properties, starting from £300,000. Give us a call on 0207 099 4000 if you’d like to view one of the homes or if you’d like us to help you with...

London developers have started moving their attention from central London to the outer zones, where they can build homes at prices more people can afford, in districts where prices are yet to reach their full potential. And this latest Zone 6 develop...

From mews cottages to Grade II listed conversions, browse our pick of the most handsome period properties currently on the market in London...

1.) 1 bedroom, 1 bathroom, Glenarm Road, Hackney, E5

£375,000 (Leasehold)

• Victorian terrace p...

We've handpicked 15 of our favourite homes in London that are priced under £500,000 and perfect for first-time buyers, investors and those looking to put down roots in the City. Here they are in ascending price order!

1) 1 bedroom, 1 bathroom | ...

We’ve just taken on nine stunning, 1, 2 and 3-bedroom apartments in the Clissold Quarter development, which is supported by Help to Buy - scroll to the bottom to find out more about the scheme!

If after having a peek inside the properties you’d li...

Everybody wants a quick and easy property sale. Unfortunately, the time is takes to sell a home can vary greatly depending on how you sell it and who you sell it to.

According to Rightmove data for this year, the average time it takes to sell in L...

Last Few Homes Remaining At This Award-Winning Development!

Solstice Point is a unique north London development which consists of 16 apartments and penthouses, as well as an impressive underground car park. Most of the flats have already been sna...

Most of today’s young Londoners think of home ownership as an impossible dream. But is it?

From new ISAs and Help to Buy, to buying with friends and shared ownership, you no longer need an unimaginable sum of money sitting in the bank to buy property....

If you live in London, there's a very good chance your house could earn more than you do! So don’t let it sit empty - here’s a hassle-free way to make money while it’s vacant…

Use Airbnb as a stop-gap

Short-term rentals mean maximum income an...

Looking to get on the property ladder in London or invest in buy-to-let? Take advantage of this opportunity to get your dream London home, by scrolling through our recently reduced properties for sale!

If you’re interested in any of the below prop...

Looking for a property you can add real value to?

Here are 10 London renovation projects for sale with bags of potential. We’ve included the potential sale and rental prices after the works are complete, to give you an idea of how much you’d stand...

Ah, summer holidays: long, lazy days spent reading books, sipping Piña Coladas and switching off.  Yes they may cost an arm and a leg, but what if we told you that your home could help pay for your trip - or at least clock up a nice bit of spending m...

Despite Brexit and political uncertainty, house prices across the UK are forecasted to rise by over 6% over the next five years, with house prices in London set to soar by 11.8% by 2021.

According to Barclays’ latest research, this healthy house p...

The bank rate was cut last August to 0.25%, down from its already record low level of 0.5%, where it had remained for more than seven years.  

Will 2017 be the year that interest rates eventually rise? 

We recently attended the Landlord Investo...

Whether you’re looking to buy, invest or simply get some property inspo, check out the latest Portico properties that have got everyone talking! We’ve included hot fixer uppers with capital growth potential, first-time buyer homes for £300,000, and p...

Kick off your home search with our latest properties and investments.

If you’re interested in arranging a viewing, give us a call on 0207 099 4000. Or, if you're curious as to how much your property is currently worth for sales or rental, try our ...

Londoners in their thousands are turning to Airbnb as a way to generate extra income. And despite the 90 day limit, even seasoned landlords are coming round to the fact that a combination of Airbnb and traditional tenancy will maximise their return o...

Thanks to Crossrail and improving transport links, investors and savvy homebuyers are now looking beyond central London in favour of the capital’s outer Zones.

Our resident property expert, Mark Lawrinson, highlights the latest hotspots in Zones 3...

A one-bed near a future Crossrail station priced at £190,000? A first buyer pad in Battersea for under £350,000? A Grade II listed family home in Stockwell?

We’ve picked out some fantastic properties for sale in London - scroll down to view the li...

London’s newly crowned Elizabeth line is now less than two years away from fully opening, with the first new trains between Liverpool Street Main Line and Shenfield being introduced next month.

Recent forecasts have stated that houses prices along...

Property is a long-term game, but you can certainly help speed up the profit process through buying at a bargain price.

If you’re looking for a new home or a great investment, check out the following properties, all of which are either below marke...

Renovating property can be extremely profitable - particularly if you buy in an up-and-coming area and stick to a budget!

If you’re looking to make money from property, check out our top renovation projects. We’ve included the potential sale and r...

When it comes to property, for today’s young Londoners, price is the most important factor. An affordable price tag is closely followed by transport links - as after all, who wouldn’t want a quick and easy commute?

With that in mind, we’ve asked o...

The average house price in London may have tipped the half million pound mark, but first-time buyers shouldn’t give up hope! We’ve scoured our books and found 10 flats for £350,000 or under - most of which would also make excellent buy-to-let investm...

There's no reason to have any void periods in 2018 with Portico Host.  

At Portico we can look for a tenant for you while we rent your property out with Portico Host on Airbnb.  Or if you want to maximise the seasonality of higher rents during the sum...

Get a glimpse into London living with our top property picks! Each listing has recently been reduced - some by £100,000 or more - so you’re guaranteed to get a great deal.

Give us a ring on 0207 099 4000 to arrange a viewing - or view all our prop...

Where’s the next property hotspot in the capital?

Mark Lawrinson, Regional Director of Portico London estate agents, reveals the 10 key areas tipped for house price growth next year...

1. East Croydon

Killer reason to buy or invest here:

We’re nearly at the end of 2016 and this year we’ve instructed and sold some truly beautiful properties. From old Victorian schools and converted-church mansions, to eco-homes and cottages in the City - we’ve had properties to suit a huge range of ta...

While the long-term effects of Stamp Duty changes and Brexit on the housing market are impossible to predict, there are some things we know for certain. Transaction volumes across London are now more than half of what they were before the 2008 crash,...

Every Londoner dreams of a shorter commute, so it’s no surprise we’re willing to pay a premium to live near top transport links. And with the new 24-hour Tube service now running on the Victoria, Central and Jubilee Lines, and the Northern and Piccad...

Most London properties experience healthy capital growth in the long-term, but why not fast-track the process?

Renovating for profit is one of the only ways to guarantee capital growth - which is why it has become such a popular hobby in recent ye...

Walthamstow, otherwise known as #awesomestow to its Twitterati, has a timeless appeal, boasting bags of character, the Victoria line, affordable period property and a villagey, middle-class feel.

And now thanks to the Night Tube, this pocket of ea...

Don’t be put off by Brexit blues - here’s 10 factors you need to consider in order to make a sound property investment this year…

1. Follow infrastructure improvement

If an area is experiencing infrastructure investment, it’s likely benefit f...

We’ve searched far and wide, (well, inside the M25), to bring you the most unique, value-for-money, and generally amazing Portico property listings.

Whether you’re looking for a student digs investment, a family home near an Outstanding school, a ...

There’s nothing more frustrating than missing out on a great deal.

So if you’re interested in one of these reduced properties for sale, get in touch as soon as possible - the property market moves very quickly!

Give us a ring on 0207 099 4000 t...

Charles Dickens described Chigwell as “the greatest place in the world”- and we know many people who would agree!

That’s why we’re extremely excited to showcase 14 new properties for sale in Chigwell, all in the exclusive new Eden Lodges developme...

We’ve scoured east London to bring you the most must-see, value-for-money, generally wonderful property listings!

If you love one of the properties featured, give us a ring on 0207 099 4000 to arrange a viewing.

Verulam Avenue, Walthamstow, E...

Today the Bank of England cut interest rates to the historic low of 0.25% - so there has never been a better time to get a mortgage.

From period homes with landscaped gardens to sterling investment properties located near future Crossrail stations...

Are you looking to buy in London? Now is the time to grab a bargain!

We’ve picked out some fantastic properties, which have recently been significantly reduced in price. If you’re interested in any of the featured properties, give us a call on 020...

Crossrail 2 could be coming to London! The £27 billion proposed programme will link Surrey to Hertfordshire via London destinations, plus prompt the building of 200,000 new homes.

Though the north-south line isn’t set to launch until 2030, if you ...

There’s nothing more satisfying than identifying a property hotspot.

And as the average London house - now standing at £531,000 - grew by 7% last year, there’s a lot to gain from buying or investing in the affordable areas and watching the value o...

Your house isn’t selling? It may well be down to this common mistake…

It’s quite hard to notice clutter, scuffs on the walls, or mismatched furniture in your own home, but unfortunately it’s one of the first things that potential buyers notice on a vi...

The average London house price has topped the half million pound mark, now standing at a £550,000.

But while this asking price may get you a spacious family home in certain boroughs, you’ll be lucky to even find a property at that price point in o...

Looking for a bargain home or investment? We’ve compiled a list of value-for-money properties across London, which have just been significantly reduced in price.

If you’re interested in viewing any of the properties featured below, please give us ...

It’s the news that has got everyone talking: Barclays are bringing back the 100% mortgage.

The zero-deposit deal is the first of its kind since the financial crisis, putting home ownership back within reach of a big group of potential buyers.

B...

The Elizabeth line: it’s the new, purple Tube line with the royal seal of approval.

Rightmove recently reported that asking prices for homes along the line have soared by up to a third in the last 12 months, and they’re continuing to rise, with an...

Are you looking for a new home or investment at a fantastic price?

We have just reduced the price of lots of wonderful properties, from spacious family homes to fantastic buy-to-let investments.

If you’re interested in viewing any of the proper...

Many of us dream of making money from buying and renovating property.

And whether you’re buying-to-let, buying to flip, or you have plans to sell, renovating a property can be immensely profitable if done well.

Lutron lighting, Sonos AV speakers, a super-sleek kitchen and a Juliet balcony that overlooks a private courtyard - you get it all. We take a peek inside our property of the week.

The property is having an open-house on Saturday (March 5th) by app...

If you liked it then you should’ve put an offer on it!

Your loved one didn't want a shiny diamond ring on Valentine’s Day, they wanted a shiny new set of house keys!

That’s right, new research from ING International Survey has revealed that 60%...

A new year means new trends - or in short, an excuse to put on an old shirt and get out a paintbrush or head to Ikea. (Or give our in-house handyman team a call if you fancy putting your feet up and letting someone else do it!)

We see a lot of pro...

Are you looking for a new home at a fantastic price?

We have just reduced lots of lovely properties in price, from quirky studios to large family homes. Some have been reduced by over £80,000 - so you’ll definitely be getting a great deal.

If y...

January is an extremely busy month for the property market. Huge numbers of people seize the opportunity for a fresh start, and finally decide to make the move they’ve been dreaming of. Many also decide to try their hand at something new, whether tha...

Online estate agent Purplebricks has now completed its pre-Christmas IPO with shares initially valued at £240m. It’s the latest news that has once again sparked the heated debate over clicks vs bricks. 

Russell Quirk, founder of online agency eMoo...

The trend for house hunting in the “Twixmas” period between Christmas and New Year is on the rise, as people are using the long break and their brand new tablets and smartphones (thanks Santa) to start their online search. In fact, last year Zoopla r...

Last week, on the latest series of The Apprentice, Lord Sugar threw his teams into the London property market. 

As expected, Twitter erupted: 'How to make an Apprentice candidate even more unlikeable: turn them into an estate agent'.

I cringed ...

Parents will go to huge lengths to get their children into the top rated schools - and that includes packing up and moving house. Many even choose to temporarily rent in coveted catchment areas, desperate to beat the scramble for school places.

We...

The definition of a 'Housing Bubble' is a run-up in housing prices fuelled by demand, speculation and the belief that recent history is an infallible forecast of the future.

Is a housing bubble looming?

In recent years, the London property mark...

Buying a new build home comes with a huge range of benefits, from clean, modern fittings and increased safety and security, to incentivised purchase schemes and cheaper energy bills.

We’ve compiled a list of reasons why today’s buyers are ditching...

We asked our Regional Director, Mark Lawrinson, to share his thoughts on the current market.  Here’s what he had to say….

Mortgage rates won’t stay this low forever…

As we head into autumn, we have a relatively settled market for the first time...

Your house isn’t selling - and you’re not sure why.

We know how frustrating it can be when you’ve had your house on the market for a quite a while without any offers, so we thought it would be useful to share our inside knowledge on how to sell yo...

Asking prices have soared to record highs in England and Wales after the Tory election win. According to official Government data published on Tuesday, house prices in London grew by 4.7%, and house prices in the UK grew by 5.7% in the year to May. T...

Picking the right estate agent to market your home can make the difference between getting a great price, and not selling your house at all. It can also make a difference to the general experience – which should be a very positive one!

It’s critic...

Chancellor George Osborne is presenting the “summer budget” tomorrow, and the potential inheritance tax changes are set to signal a rush of home valuations. The Conservatives’ talked of plans to slash inheritance tax in their election manifesto earli...

Feeling witty? You could be in with a chance to win a branded bottle of Portico champagne!

The latest Portico competition is a caption competition, giving you the opportunity to bring a bit of humour to the recent Tube news and developments.

Al...