SW Edmonton $800,000 - $900,000
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7324 78 Avenue, Edmonton
7324 78 Avenue Edmonton T6B 0C1 
$900,000Single FamilyCourtesy of David G Parker of Northfield Commercial- Status:
- Active
- MLS® Num:
- E4367581
- Bedrooms:
- 1
- Bathrooms:
- 4
- Floor Area:
- 5,020 sq. ft.
Well located legal 4-plex. All above grade unit with balconies. Each unit has two separate exits/entrances. 3 - 3 bed and 1 - 2 Bed suites. Property also includes a detached double garage. All units are currently rented total rent roll $5,740. Also garage currently rented $225. Newer roof, newer hot water tank. Many recent renovations. Tenants pay for electricity. Owner pays heat and water. Excellent community, and very low maintenance. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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7120 77 Avenue, Edmonton
7120 77 Avenue Edmonton T6B 0B6
$900,000Single FamilyCourtesy of David G Parker of Northfield Commercial- Status:
- Active
- MLS® Num:
- E4382062
- Bedrooms:
- 3
- Bathrooms:
- 7
- Floor Area:
- 2,156 sq. ft.
This four-plex is located at 7120 - 77 Avenue in Edmonton, Alberta, in the neighborhood of King Edward Park. It is a one and a half story, wood-frame construction building that was built in 1970. There is a three-car garage located at the rear of the building, as well as surface stalls that provide additional parking. The suite mix is 1 two-bedroom suite and 3 three-bedroom suites. One of the three-bedroom suites has recently been renovated. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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8924 85 Avenue, Edmonton
8924 85 Avenue Edmonton T6C 1H1
$900,000Single FamilyCourtesy of Greg D Blais of RE/MAX Excellence- Status:
- Active
- MLS® Num:
- E4384214
- Bedrooms:
- 3
- Bathrooms:
- 1
- Floor Area:
- 5,036 sq. ft.
Great opportunity in the heart of Bonnie Doon! This extremely well kept 4 plex is situated on a beautiful tree lined street down the block from U of A’s Campus St. Jean, a short walk to the new LRT Valleyline and minutes from downtown. This 4plex offers THREE 3 bedroom 1 bathroom units and ONE 2 bedroom 1 bathroom unit. Your future tenants will surely appreciate the amount of storage each unit has to offer, the spacious common space between each unit, shared laundry room, double insulated garage and all of the surface parking spaces. What makes this property unique is that all units are above grade which allows each unit to have a patio and big windows to welcome the natural sunlight. You don’t want to miss out!!! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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252 GLENRIDDING RAVINE Road, Edmonton
252 GLENRIDDING RAVINE Road Edmonton T6W 5C3
$899,998Single FamilyCourtesy of Wally Karout of Royal Lepage Arteam Realty- Status:
- Active
- MLS® Num:
- E4377121
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 2,242 sq. ft.
Show Home for sale !!!! Welcome to the “Mackenzie” built by the award winning Pacesetter homes and is located on a quiet street in the heart of South West Edmonton. This unique property in Glenridding offers nearly 2300 sq ft of living space. The main floor features a large front entrance which has a large flex room next to it which can be used a bedroom/ office or even a second living room if needed, as well as an open kitchen with quartz counters, and a large corner pantry that is open to the large great room. Large windows allow natural light to pour in throughout the house. Upstairs you’ll find 4 bedrooms and a good sized bonus room. This is the perfect place to call home. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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7309 CREIGHTON Close, Edmonton
7309 CREIGHTON Close Edmonton T6W 3J6
$899,998Single FamilyCourtesy of Mohit Dhunna of Exp Realty- Status:
- Active
- MLS® Num:
- E4380166
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 2,927 sq. ft.
TRIPLE GARAGE Fully upgraded & Custom Modern Home. Main entrance welcomes you to open to above living area. Main floor full br with unique ceiling design , W/I closet & fully custom ensuite . BEAUTIFUL extended kitchen truly a masterpiece, unique Centre island. Huge Spice Kitchen with lot of cabinets.Living area with custom wall, really a centerpiece .tiles flooring on main. Glass railing staircase leads to bonus rm with feature wall & fireplace. First Huge Primary br with feature wall, custom ceiling, 5pc fully custom ensuite & W/I closet.Second primary br with custom ensuite. Third primary bedroom with semi-ensuite. Total 4 bedrooms on upper level with 3 bathrooms. Every detail speaks to the perfect balance of elegance and warmth! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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9606 78 Avenue NW, Edmonton
9606 78 Avenue NW Edmonton T6C 0P3
$899,900Single FamilyCourtesy of Gary Kirkham of MaxWell Devonshire Realty- Status:
- Active
- MLS® Num:
- E4338108
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 2,145 sq. ft.
NEW PRICE! New build in Ritchie.with LEGAL SUITE.Two storey three bedroom plus main floor den.All the bells and whistles. Gourmet kitchen w/ island. Quartz counter tops, built in appliances.Open concept living/dining room with fireplace. High ceilings and lots of windows make this an inviting space.Upstairs has an ample size master bedroom with walk-in closet and a beautiful 5 piece ensuite. Two additional bedrooms and a 4 piece bathroom on this level. Great laundry room with deep sink and drying rack.The basement has a two bedroom legal suite to help with the mortgage.Quality construction and high end finishing through-out the home. Home is designed by Design Two Group.Continuous hot water on demand.Bosch appliances. Engineered hardwood floors on the main and upper floors. Restaurants, Spanish bilingual school 2 blocks away, park, playground and transportation. Very desirable neighbourhood. Quick possession available. Landscaped with deck.Double detached garage. Close to Mill Creek Ravine walking trails. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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8738 89 Avenue, Edmonton
8738 89 Avenue Edmonton T6C 1N7
$899,900Single FamilyCourtesy of Brenda L King of KIC Realty- Status:
- Active
- MLS® Num:
- E4383835
- Bedrooms:
- 5
- Bathrooms:
- 4
- Floor Area:
- 2,158 sq. ft.
Stunning infill in the beautiful neighbourhood of Bonnie Doon. This home is not a skinny! This home is all about having more space. Most infills cannot offer a main floor den which is perfect for your home office. 10' ceilings, hardwood floors, granite countertops with waterfall edge, gorgeous modern cabinetry with pantry wall, and large island. The living room is spacious with a cozy gas fireplace. Upstairs you will find 3 bedrooms, generous in size including the primary with HUGE windows, vaulted ceiling, MASSIVE w/i closet and a stunning ensuite that includes an over-sized walk-in shower, freestanding tub, two sinks, and floating cabinetry with undermount LED lighting. Basement is FF including 2 bdrms, full bath, wet bar and living room with a second fireplace. LARGE 24X22 DETACHED GARAGE Enjoy the charm of a mature neighbourhood with tree-lined streets and walking distance to Millcreek ravine, river valley, coffee shops, pubs, restaurants, and more. Landscaping not yet complete, grass virtually staged More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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3310 KIDD Close, Edmonton
3310 KIDD Close Edmonton T6W 2P7
$899,900Single FamilyCourtesy of Diana Wong of RE/MAX River City- Status:
- Active
- MLS® Num:
- E4383993
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 2,460 sq. ft.
Nestled in a cul-de-sac in a quiet South-West corner of Edmonton's KESWICK ON THE RIVER Area. Former SHOW HOME by Parkwood Homes with many upgraded features and attention to detail. 4 bedrooms including a lavish Master Bedroom with walk in closet. 4 bathrooms including a luxurious 5 piece En-Suite with heated floor. Main floor has a gorgeous kitchen and living room open concept with a 2 story ceiling, high windows, fireplace, granite counter tops, High end appliances, gas stove, walk though pantry, and stylish floors. Next to the front entrance is a den perfect for office space. Basement is professionally finished with a sizeable family room, bedroom, counter with sink and bathroom. The yard is large and has an extra long driveway for parking an RV or a Boat. High efficiency central AC, heating systems, HRV system, triple-pane windows with designer window coverings, water softener, two hot water tanks, built in speakers and an insulated oversized double garage. This gorgeous house is A MUST SEE!!! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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2425 ASHCRAFT Crescent, Edmonton
2425 ASHCRAFT Crescent Edmonton T6W 2M9
$899,900Single FamilyCourtesy of Matthew R Unrau of Park Realty- Status:
- Active
- MLS® Num:
- E4385122
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 3,041 sq. ft.
BREATHTAKING luxury in this MASSIVE FAMILY-HOME with QUAD GARAGE! Open-concept living space with ENGINEERED HARDWOOD and 9 FOOT CEILINGS. The gourmet kitchen features brigade professional appliances, large island, granite counters, HIDDEN WALK-THROUGH PANTRY, and gas range. Family room features large windows and a STONE FIRE-PLACE. The main-floor den is the perfect office or dining space. Upstairs is a MASSIVE BONUS ROOM, perfect for family movie nights. Primary bedroom has spa-like ensuite with walk-in shower. 2 large bedrooms, a flex room (currently a home gym but can be a bedroom/office), and LAUNDRY ROOM finish off this level. In the backyard is $100k of landscaping with retaining wall, WATERFALL, patio and pergola! In the front is a TRIPLE-TANDEM GARAGE large enough to fit 4 VEHICLES! Heated and floor drains! New furnace in 2022, air conditioning, central vac, irrigation and more! This custom home was built using only HIGH-END MATERIALS and is completely MOVE-IN READY! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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9848 80 Avenue, Edmonton
9848 80 Avenue Edmonton T6E 1T1
$899,900Single FamilyCourtesy of Ke Wang of MaxWell Polaris- Status:
- Active
- MLS® Num:
- E4385674
- Bedrooms:
- 6
- Bathrooms:
- 4
- Floor Area:
- 2,090 sq. ft.
Discover a gem in Ritchie! This 2089sqft 2-storey house features an open concept flooded with sunlight. Enjoy rich hardwood floors, 9ft high ceilings, and 8ft doors. The kitchen boasts stylish white cabinets, a massive marble island, and upgraded appliances. Upstairs, there are four bedrooms, laundry facilities, and a shared 4 pc bath. The master bedroom features a large walk-in closet and a 5 pc en-suite with a relaxing soaker tub. Also a south-facing balcony. Modern amenities include Bluetooth speakers, security systems, and remote-controlled blinds. The fully finished basement, complete with a separate entrance, two bedrooms, second kitchen, and laundry facilities, offers rental potential. Conveniently located near schools, shopping, and the city center. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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11571 80 Avenue, Edmonton
11571 80 Avenue Edmonton T6E 4E2
$899,900Single FamilyCourtesy of Justin Stobbe of Royal LePage Prestige Realty- Status:
- Active
- MLS® Num:
- E4385706
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 1,816 sq. ft.
Welcome home to this stunning home in the sought after neighbourhood of BELGRAVIA! The location of this home cannot be beat as you are only blocks away from the River Valley, Cross Cancer, UofA, & much more! This home has 10ft ceilings throughout, along with the all floors being finished with LUXURY VINYL PLANK FLOORING! The main floor is home to an open concept living/dining/kitchen which is flooded with natural light from the oversized windows! Now the kitchen is a chefs dream with CEILING HIGH CABINETS, WATERFALL QUARTZ COUNTERTOPS on the already spacious island, DARK STAINLESS STEEL APPLIANCES, & lots of storage space! Upstairs you will find the PRIMARY retreat, with the quartz countertops carried through the 5pc ENSUITE, which is complete with a WALK IN CLOSET! To finish off this level you will find upstairs LAUNDRY, along with the 2nd & 3rd bedrooms which connect through a 4pc JACK & JILL BATHROOM! The basement is FULLY FINISHED with a 4th bedroom, WET BAR, 4pc bath, & a large rec room! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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873 TWIN BROOKS Close, Edmonton
873 TWIN BROOKS Close Edmonton T6J 7G6
$899,900Single FamilyCourtesy of Marc S Wener of RE/MAX Excellence- Status:
- Active
- MLS® Num:
- E4385916
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 2,463 sq. ft.
Nestled by Whitemud Creek Ravine, this custom-built 2-story home offers a serene setting, nature trails & stunning views. Located on a quiet street, enjoy a beautifully landscaped yard with a fire pit. The interior boasts 9' ceilings, an open-concept layout, & a flex room ideal for a home office. The kitchen has GRANITE counters, Stainless Steele Appliances, walk-in pantry & spacius dining area. Upstairs features a Large media room, 3 beds & laundry. Relax in the primary suite with a balcony, ensuite & fireplace. The fully finished basement includes a wine room, rec room, bedroom & full bath with Tiled Steam Shower. Near Twin Brooks Nature Park, this home offers a unique lifestyle opportunity. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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731 BLACKWOOD Crescent, Edmonton
731 BLACKWOOD Crescent Edmonton T6W 1B3
$899,500Single FamilyCourtesy of Haley Streu of MaxWell Polaris- Status:
- Active
- MLS® Num:
- E4378457
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 1,927 sq. ft.
Immaculate custom built 3 bedroom plus den executive bungalow with fully developed walk out basement backing onto a picturesque meadow and ravine with walking trails. Features exotic hardwood flooring, granite counters, upgraded appliances. Large great room with soaring vaulted ceilings and large windows. The primary bedroom is spacious enough for a king bed, has a walk-in closet & a renovated spa-like ensuite w/ a custom shower. The WALKOUT BASEMENT has newer flooring, a second gas fireplace, 2 bedrooms & LOADS OF STORAGE SPACE. Other features include 2 newer furnaces (2015), newer garage heater, some newer windows, A/C, an elevator, newer HWT, new awning & MORE! Includes all the appliances/ More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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1343 155 Street, Edmonton
1343 155 Street Edmonton T6W 5J4
$899,000Single FamilyCourtesy of Gurinder S Khosa of Century 21 Signature Realty- Status:
- Active
- MLS® Num:
- E4374313
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 2,691 sq. ft.
Backing on Jagare Ridge Golf... Brand New 2700 SQFT 2-Storey located in quite crescent. Built on 30 feet wide pocket with oversized garage. Open floor concept with open to above high ceiling in the great room in the back. All floors 9 ft high. Triple pane windows. Main floor offers living room, Kitchen, full bath and bedroom on the main floor. Bonus room and 4 bedrooms on the second floor. Spice kitchen next to the main kitchen on the main floor. Touch ceiling cabinets with quartz counter tops. Custom kitchen cabinets with counter backsplash. Huge size island with waterfall. 8ft high patio door. Maple hand rails with glass. Marble tiles in the master Ensuite. Premium carpet and LVP floorings. 24 x 48 tiles on the fireplace. 8ft high interior doors. Main floor has bedroom and full bath. Separate entrance to the basement. Huge size deck with golf view... Much more... More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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141 BLACKBURN Drive W, Edmonton
141 BLACKBURN Drive W Edmonton T6W 1B7
$899,000Single FamilyCourtesy of Mike W Brattland of MaxWell Devonshire Realty- Status:
- Active
- MLS® Num:
- E4375909
- Bedrooms:
- 6
- Bathrooms:
- 4
- Floor Area:
- 2,760 sq. ft.
Nestled in the heart of the bustling city lies a hidden gem in the sought Blackburne featuring ravines, walking paths and playgrounds. This 100% Custom built, 6 bed, 4200 sq ft home has had 1 meticulous owner. The Lot is breathtaking with professional zoned landscaping; it's an 11/10. Enjoy the expansive stamped concrete, raised gardens, firepit and hot tub year round. This Unique property has an oversized mechanics heated garage with fresh epoxy flooring, drain, hot & cold water, 220 power for your EV and RV parking! Inside you will find a spacious kitchen, with granite, INSTANT hot water, ample storage, and walk-in pantry. The main floor provides a family room with gas fireplace and floor to ceiling windows, a private dining room, living room, full bath and main floor office/bedroom. Upstairs includes a primary bedroom with spa-like ensuite, 3 more bedrooms and large main bath. Basement is ample and fully finished. A must see! Too many additions and upgrades feature pages shown in pictures. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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938 WOOD Place, Edmonton
938 WOOD Place Edmonton T6W 3G8
$899,000Single FamilyCourtesy of Edward J Lastiwka of Royal LePage Noralta Real Estate- Status:
- Active
- MLS® Num:
- E4376270
- Bedrooms:
- 3
- Bathrooms:
- 3
- Floor Area:
- 1,609 sq. ft.
Lange built immaculate walkout adult bungalow facing the pond in desirable Windermere. For $139.00 per month, give up snow shovelling and lawn maintenance, just simplY enjoy nature at your back door. This 1609 square foot adult style property has a contemporary style, a modern open sunny floorplan and many custom upgrades and features including an extended deck, additional windows and cabinetry, floating shelves, European appliances, a custom lighting package, upgraded railings, cork flooring, 10 ft main floor ceilings, 8 ft doors, air conditioning and radiant in-floor heating. The double attached garage (23'6" x 19') is insulated and heated. Walk to so many great amenities, hook up to the trail system and river valley, or golf within minutes at one of Edmonton’s finest golf courses, The Windermere GCC. If a simple stress free lifestyle is what you are looking for, this property, with lovely views of sunsets and the pond, it’s a must to consider!! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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10415 FULTON Drive, Edmonton
10415 FULTON Drive Edmonton T6A 3X2
$899,000Single FamilyCourtesy of Andy J Verhagen of RE/MAX Elite- Status:
- Active
- MLS® Num:
- E4377324
- Bedrooms:
- 5
- Bathrooms:
- 3
- Floor Area:
- 2,885 sq. ft.
DREAM LOCATION " ON THIS SUNNY 2900 SQ FT 5 BEDROOM FAMILY HOME LOCATED ON PRESTIGIOUS FULTON DRIVE. SITUATED ON A 75 x 130 FT LOT. THIS HOME FEATURES A 4 CAR GARAGE WITH A HEATED SHOP UP ABOVE WITH 220 HOOKUP AND SOLAR PANELS ON THE SOUTH FACING SIDE ROOF. GORGEOUS COVERED WRAP AROUND FRONT VERANDA WITH A CITY AND RAVINE VIEW. HUGE LIVING AND DINING ROOM WITH UPGRADED FLOOR COVERINGS, WHITE KITCHEN, LARGE MAIN FLOOR LAUNDRY. NEW SHINGLES, HOT WATER TANK AND WATER SOFTENER. MASTER BEDROOM PLUS DEN ALL ON THE MAIN FLOOR. UPSTAIRS ARE 4 GENEROUS SIZED BEDROOMS ALONG WITH A HUGE BONUS ROOM THAT COULD BE USED AS A STUDIO/OFFICE OR EVEN AN IN-LAW SUITE THAT HAS ITS OWN STAIRCASE ENTRANCE DIRECTLY OUTSIDE. THERE IS A TOTAL OF 3 FIREPLACES, 1 GAS AND 2 WOOD BURNING WITH BEAUTIFUL STONE WORK. HEATED FLOORS IN THE KITCHEN, LAUNDRY & THE MAIN BATHROOM PLUS A HEATED TOWEL RACK. THIS IS A MUST SEE FAMILY HOME!!! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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215 42 Street, Edmonton
215 42 Street Edmonton T6X 3A2
$899,000Single FamilyCourtesy of Jappy Juneja of RE/MAX Excellence- Status:
- Active
- MLS® Num:
- E4379609
- Bedrooms:
- 4
- Bathrooms:
- 3
- Floor Area:
- 2,584 sq. ft.
Welcome to this spacious listing boasting 2584.01 sq.ft of living space! Step into elegance with 2 living rooms both featuring an open-to-above concept, inviting ample natural light. Enjoy convenience with a main floor full bed and bath. Upstairs, find luxury in the primary bedroom with a 5-piece ensuite, along with 2 additional bedrooms and one bathroom. Culinary delights await in the kitchen and spice kitchen. Relax in the living room with serene pond views. Embrace comfort and style in every corner of this exquisite home. Basement is fully finished with one legal suite and one personal suite. Don't miss your chance to make this your forever home – experience the beauty and charm of this wonderful property firsthand! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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, Edmonton
$899,000Single FamilyCourtesy of Jappy Juneja of RE/MAX Excellence- Status:
- Active
- MLS® Num:
- E4379610
- Bedrooms:
- 3
- Bathrooms:
- 4
- Floor Area:
- 2,876 sq. ft.
Welcome to "Riverstead ant Keswick," located in the vibrant Keswick subdivision. The main level of this residence comprises a bedroom and a full bathroom, providing convenience and flexibility. The living area is impressively spacious, featuring an open-to-below space that fosters a warm and inviting atmosphere. The kitchen is stylish with dual-tone cabinets, elegant quartz countertops, and a separate spice kitchen for added functionality. Ascending to the second floor, the layout is crafted for both comfort and opulence. Two master bedrooms, each with its private ensuite, provide a combination of privacy and luxury. Bedroom 3 and the bonus room share a common bathroom, ensuring convenience for all occupants. The house is adorned with contemporary finishes & conveniently within walking distance, this residence offers accessibility to a K-9 school, a shopping plaza, and all major amenities. More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
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9342 86 Avenue, Edmonton
9342 86 Avenue Edmonton T6C 1J6
$899,000Single FamilyCourtesy of Adam T Dirksen of Rimrock Real Estate- Status:
- Active
- MLS® Num:
- E4382294
- Bedrooms:
- 4
- Bathrooms:
- 4
- Floor Area:
- 1,822 sq. ft.
Unlike anything else in Edmonton this Custom half duplex is perched in a perfect spot of Bonnie Doone, right across from green space/ravine. Masterfully designed by Design Two Group and built by Edmonton's premier builder, Platinum Living Homes. Featuring 1822 sqft above grade that accommodates 3 beds plus a fully finished basement with a 4th bed, bar and rec room. You will not be disappointed with the one of a kind layout, oversized windows and quality upgrades throughout. With the kitchen set at the back it allows light in from all angles of the home. There is a large living room at the front with your dining area being central and a built in hutch/dry bar. All bedrooms upstairs are spacious and the primary has massive windows, vaulted ceilings, walk in closet and 5pce ensuite with custom tiled shower. There is also the much sought after second floor laundry as well. Rounding this home off is the oversized detached 23'x21' garage! Walk to the park, schools and all the amazing trail systems! More details- Ryan Gillen
- Lux Real Estate
- 780-700-8355
- gillenrealty@gmail.com
Data was last updated May 8, 2024 at 02:30 AM (UTC)