Browsing Category: Resale Property
Sea-view condos in Phuket have become highly desirable Phuket real estate. This one-bedroom apartment in Rawai is exactly why you should invest your money in the Phuket property market. Enjoying elevated sea-views, this 58sqm apartment with a spiral staircase leading up to a 50sqm roof-terrace, which could also be converted...
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Situated in the heart of Saiyuan Road between Nai Harn, Rawai and Chalong on a peaceful and tranquil cul-de-sac, this two bedroom villa, aptly named Yellow House due to its yellow exterior color, is perfectly located for convenience and comes with a very affordable price. This Phuket bungalow is set...
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This Kata condo which has a prized Foreign Freehold title is only 200 meters from Kata Beach and has great potential for capital growth. The condo has a spacious 65 sq.m floor area which is a lot larger than the new condominiums on sale in the area. Kata area and...
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This cozy one-bedroom apartment is situated in a classy low-rise development at the tranquil location of Layan on Phuket’s west coast. Set over a total area of 76sqm, made up from 52sqm of internal space and a 24sqm terrace that provides great views overlooking the development’s large communal swimming pool....
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Now reduced from 4.6 to a great value 4.2 m with easy payment terms. Situated in Chalong, which is one of the favourite residential areas for Phuket expatriates, this two-bedroom townhouse is a great value for money Phuket real estate opportunity. This townhouse has a great modern design that is...
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Set within a dramatic elevated location on a hillside overlooking Patong and the distant ocean, this two-bedroom apartment is situated on the ground floor of a high-rise building and comes equipped with a communal swimming pool just a footstep from your door. In fact your balcony overlooks the pool! The...
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Situated within the scenic and conveniently located Kamala Regent development within close proximity to Kamala Beach, this is the ideal location for those who seek out that beautifully serene tropical property of their dreams. This one-bedroom apartment is set across an internal area of 52sqm, consisting of spacious open living...
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Located a short walk between Bang Tao Beach and Surin Beach this quality resort style development is certainly in a good location for all budgets. A short walk to either Surin Beach or Bang Tao Beach and all the fantastic restaurants and bars. There is a choice of one to...
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This newly renovated 1 bedroom Foreign Freehold Condo has just been listed and with an area of 65 sq.m and only 200 meters to the beautiful Kata Beach and I would highly recommend a viewing. Kata has a variety of bars and restaurants and all are within walking distance so...
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Two Villas has long been a popular name on the Phuket real estate market for constructing some of the best pool villa developments on the island. This one bedroom pool Villa Tara situated on the Two Villas development in Layan, within close proximity to Laguna is classy, modern and stylish...
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Private Phuket pool villas don’t come with much better value-for-money than this two bedroom home at Rawai, Phuket. Surrounded by a tall perimeter wall that is ideal for security and seclusion, this villa has two bedrooms, two bathrooms, a private 24sqm swimming pool, a western styled kitchen, living and dining...
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Reduced by a further 700,000 THB to 5.5million THB Located within one of the few true beachfront developments in Phuket, this two bedroom apartment situated just 40 meters from Kamala Beach is definitely a unique opportunity. Kamala is one of Phuket’s most scenic beachside destinations and famous for its laidback...
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This is a beautifully upgraded and fully-furnished two bedroom townhome situated on a brand new estate named Kamala Paradise. Constructed in 2010, the home has never before been lived in or rented out, so its condition is still as new. Set over an area of 173sqm internal space, including a...
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Chalong is essentially one of the most concentrated areas for expatriate residents in Phuket. Mainly because the price of real estate is very reasonable and there are lots of local amenities such as shopping centers, restaurants and an understated nightlife scene. Not so many tourists holiday in Chalong, which makes...
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Situated lakeside on the classy Ocean Breeze Estate at Layan, this two-bedroom apartment is situated on the ground floor of the complex, has attracted a good rental income. The interior of the apartment is modernly decorated with comfort in mind and has a living area, a kitchen built to European...
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If you have been searching for a sea-view condominium in the heart of Patong for the right price, your wait is now over. This one bedroom condominium in the Patong Tower complex has some great views overlooking the Andaman Ocean just 150 meters from Patong Beach. The condo is fully...
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Situated in the peaceful yet convenient village of Layan on the west coast of Phuket, within close proximity to Surin and Bang Tao, this spacious two bedroom apartment at the Ocean Breeze development is modern, comfortable, classy, and overall very affordable. Set over a total area of 117sqm, which is...
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You can enjoy the Phuket life you have always dreamt of at this secluded yet convenient Ocean Breeze apartment, you are close to everything! and only 5 minutes to the 5 star hotel resorts, shopping, sports, golf, international restaurants that the world famous Laguna area offers. This very light and...
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Located in the South East Coast of Phuket near the cruise terminal and legendary Sri Panwa hotel. This two bedroom apartment benefits from a large terrace and all the resort facilities on site including bar, restaurants, fitness center The master bedroom has a very large en-suite bathroom with bathtub and...
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Karon Hill is quite a popular and prestigious development in Phuket, located in one of the island’s most convenient holiday destinations at Karon beach. Set over 100sqm and situated on the 4th floor of the Karon Hill Development, this one-bedroom condominium has just come onto the Phuket real estate marketplace...
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Just reduced from 8.5 million THB to 6.9 million THB for a quick sale! Situated at the northeast of the island at Paklok, which is an up and coming area of Phuket with more local amenities and facilities appearing every week, this cozy three bedroom pool villa is set over...
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Karon is one of the best places in Phuket to holiday and reside with its beautiful yet un-crowded beach and a friendly atmosphere with lots of great restaurants and nightlife options. If you are thinking about moving to Phuket to live, a great option would be this stunning 5th floor...
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NOW WITH UP TO 50% FINANCE AVAILABLE Located between Rawai and Chalong, just off Saiyuan Road, at the southern end of Phuket Island, we have a large house for sale at a sensible price. This three-bedroom house is set over a total area of 321sqm, with 189sqm that is the...
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Set within the popular and beautiful beachside location of Bang Tao, this two bedroom Bang Tao Gardens apartment is available for resale. Positioned within a stunning selection of low-rise condominium blocks, the apartment is spaced over an area of 125sqm, which is quite spacious for a condo by Phuket standards....
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I can personally vouch for this development personally as I rented a home here when we first arrived in Phuket. It’s a different way of life compared to the busier West coast, and being on the leeward side of the Island in the rainy season certainly has it advantages. The...
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Located within close proximity to Ton Sai Waterfall in the centre of Phuket at Thalang, this beautiful new four-bedroom villa with massive open space living areas provides a great opportunity for prospective Phuket homebuyers. Set over a land area of 500sqm, with 235sqm for internal space, the villa is very...
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Superb value at a just reduced 9.4m THB with developer villa selling form 12.5m THB This oriental style villa is part of the Saiyuan Estate boutique villa development, which is nestled against a hilly backdrop in a peaceful area of Rawai, Southern Phuket. The spacious one level villa has been...
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If you are seeking out peace, privacy and tranquility, this quaint countryside style villa is located just 800 meters from Rawai Beach at the southernmost tip of Phuket Island. Designed and built by a Thai architect owner, and situated on a sleepy and peaceful side street, this is a great...
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Reduced to 9.5 million THB for a quick sale. It’s not often that a quality apartment in this established small boutique development comes onto the market. The location of this apartment has to be one of best around, with a short stroll taking you on to the wonderful soft sand...
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Serenity Terraces is a collection of 52 apartments built on the beachfront of Chalong Bay with views out to a miriad of tropical Islands. The resort operates as a luxury hotel so owners benefit from all the services you would expect. The resort is competed and has been successfully operating...
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Set within the classy Grove Garden development at Cape Yamu on Phuket’s northeastern coast, just a 15-minute drive to Phuket Town, this fantastic three-bedroom garden condominium personifies that stylish luxury lifestyle choice of today’s more discerning peoples. This is a picture paradise area and known for its high-end developments –...
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Situated on the sunset west coast of Phuket at Nai Harn, which is reputed as one of the finest beaches on the island, Niche Villa is one of those high quality residential pool villas that are the cornerstone of the Phuket property market. This affordable Phuket pool villa is very...
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Situated in Nai Harn, which is one of Phuket’s most beautiful and peaceful areas with one of the best beaches, Kokyang Villa has three bedrooms and is set over 185sqm internally and a spacious 408sqm total land area. This pristine pool villa enjoys an elegant interior design that mixes the...
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Brought to you by the tried and trusted Two Villas Group, this classy two-bedroom abode, Villa Tara, is situated in the tranquil Layan area of Phuket, on the island’s beautiful western coastline. Set over a total land area of 412sqm, 204sqm of which is interior, the villa has its own...
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Reduced from 13.2m to 11.9 mTHB If you’re looking for those all important Phuket sea views in a laid back and tranquil setting, yet being close enough to get around Phuket then this property ticks all the boxes. Grove Gardens is a unique development on the naturally beautiful East Coast...
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Situated in the grounds of the Loch Palm Golf Club at Kathu, we have just uploaded a very nice three bedroom pool villa with a large courtyard and private swimming pool. This unique villa has a very nice garden area and although the villa doesn’t have any sea or mountain...
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Best valued villa in the Laguna area, 3 million below valuation !! The villa has been maintained to an excellent standard and realy does need viewing to appreciate the quality and valued offered. The property is ready to start earning good rental income Now or is the perfect family home....
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One of the most loved and known gated developments in Phuket, this resale Villa is the perfect holiday home. It has its own private pool, large roof terrace and benefits from all of the facilites on site such as reception, gym, spa etc....
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This resale apartment is located in the heart of the beautiful Laguna resort in the Allamanda complex. A large duplex unit with views over the lagoon and only a few minutes walk to the beach. With the apartment being in the world class Laguna resort, it benefits from all the...
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If you are seeking out a quality three bedroom pool villa in Patong, Phuket, Baan Aroom is a fine choice by anyone’s standards. Patong is the island’s most popular and best visited beachside area with hundreds of restaurants serving cuisine from every corner of the planet and a nightlife scene...
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This immaculate, light and airy 3 bedroom pool villa is an ideal family home situated in the quiet and peaceful area of Kamala, and is only a few minutes from the golden sands of Kamala beach and all the village shops and restaurants. Ideally located as a further 10 minutes...
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Yet again, another high-end apartment is available for sale on the Phuket property market. This two-bedroom apartment with amazing sea and mountain views at the Kamala Falls development enjoys a chic and modern design. The apartment has two bedrooms, three bathrooms, lounge, dining area, a fully equipped western standard kitchen...
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Reduced from 19,900,000 THB Situated in the heart of Kamala, on the north-west coast of Phuket Island, this three-bedroom villa is positioned within the Kamala Nathong Estate. This modern pool villa is set over one level with a plot area of 640sqm and a built area of 309sqm. The villas...
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This stunning and affordable modern pool villa at the Anchan Villas development in Layan is one of the best value-for-money properties among our collection. Set over a spacious plot size of 670sqm, this villa combines a great location with privacy, convenience, luxury and affordability. The villa has three bedrooms, a...
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Affordable contemporary tropical homes, Baan Suan Loch Palm is situated in the golf valley beside the Loch Palm Golf Course. Five villa styles on offer with a choice of 2 – 3 bedrooms with 160 – 333 sq.m. The homes are designed with plenty of space for outdoor living with...
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Situated in one of the most peaceful yet convenient locations in Phuket at Nai Harn, this two bedroom pool villa on the Soi Naya estate is perfect for those seeking out that tranquil lifestyle choice. Set over an entire area of 400sqm, with 300sqm of that used for internal space,...
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Part finance available, please contact for terms and conditions. Tanode Villas 2 by Erawana (10 developement projects on Phuket, 8 already sold out) Tanode Villas 2 is Erawana’s second project in the Layan/Bang Tao region, and is built upon the success of their first project. This project offers luxury homes...
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Stylish and spacious villa within easy distance to Kamala beach, loacted in a quite Soi ( road ) of the main road. The villa comes with a private pool in a walled garden in a modern design offering a bright, light and airy tropical living. The views are towards the...
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Great Value, 4 bedroom family Phuket home for sale, with private pool and located very close to the Laguna Resorts area in Phuket. It’s only a short 5 minute drive to one of the best beaches in Phuket, Layan beach and is in a fabulous location for the many restaurants,...
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Reduced to 17 million THB to motivate a quick sale This luxurious and spacious private pool villa is exactly what most look for in their Phuket dream home – Great Location, Comfort, Space and Seclusion. The expansive living area which is great for entertaining and family use includes a light and...
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Located astride an elevated location in Kathu overlooking the beautiful Loch Palm Golf Club and the British International School, this state-of-the-art four bedroom villa is a prime piece of Phuket real estate you simply have to see. Set over a total area of 840sqm, with 485sqm for internal use, this...
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ONLY ONE UNIT AVAILABLE. * Optional guaranteed return of investment is available at this property, please enquire for more details* This Movenpick Residence on Karon beach comprises 30 exclusive 2-bedroom sea view apartments set along the beach front in Karon, just a stone’s throw from the powdery white beach and...
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Just reduced to 17.9million THB Located at Kata, which is widely regarded as one of Phuket’s most vibrant beachside destinations, this two bedroom apartment at the Aspasia Development is nestled on a hillside overlooking the Andaman Sea, which you can enjoy directly from the balcony of this appetizing apartment. Set...
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Situated just minutes away from the golf courses at Loch Palm and Phuket Country Club in Kathu, this spacious 4-bedroom villa sits within a lofty hillside position overlooking the stunning natural scenery below. This stunning family villa has 4 bedrooms, 3 bathrooms, landscaped gardens, a private swimming pool, a double...
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A good sized villa in a convenient location near to the Laguna area and very easy to access the other areas of Phuket from. The villa is set in a quiet location and has mature gardens with a large pool, there are 3 bedrooms, 2 of which have ensuite facilities....
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The chic Lotus Garden development is set within an idyllic location within close proximity to the beautiful Layan Beach on the west coast of Phuket. This stunning 3-bedroom duplex Penthouse apartment is a two-level unit with three bedrooms, five bathrooms and enjoys the usage of the communal swimming pool. Set...
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One of the most striking resorts in Phuket designed with a Mediteranean feel with landscaped terraces and beautiful planting. The apartments are in a peaceful location, yet within walking distance of all that Kata has to offer. There are large balconies with sea viewswith, 2 en suite bedrooms, floor to ceiling glass windows that...
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Situated on a stunning jungle-laden hillside overlooking Patong Bay, this chic three bedroom loft-style pool villa commands immense elevated sea-views of the Andaman Ocean. Set over a total area of 300sqm, with 200sqm used for the internal living areas, the modern feel and design alongside those mountain and sea-views really...
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Kata Gardens is located in the heart of Kata giving the owners a wonderful tropical lifestyle, its just a few minutes walk to the beautiful Kata beach. The apartment is spacious with open plan living two en-suite bedrooms and a marvelous roof top terrace with great views and a plunge...
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Reduced to sell, now 19.9m THB Best deal on the West Coast was 28m Great opportunity to purchase a penthouse with it’s own private pool in the stylish Maan Tawan project. The development is next door to the super-chic Banyan Tree resort where villas change hands for many millions...
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Chava is an impressive luxury boutique resort designed by the famous Branko Pahor who’s work includes the high end Andara resort. The resort has been built and operating for 2 years successfully due to its superb Surin location, its a very short walk to the pristine Surin beach and all...
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Fantastic opportunity to purchase a pristine Laguna Townhome located in Laguna Village Residence 3. The villa has a private pool, 4 bedrooms, 4 bathrooms, study, large living area, seperate dining room and a top of the range European styled kitchen. Villa will be sold fully furnished....
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This 5 bedroom recently renovated re-sale villa has just entered the Phuket resale market below value, the owner has lovingly looked after this prime Phuket pool villa and upgraded the pool to a large 14m by 5m, rather than the standard plunge pool. There are 2 large living areas, western...
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Situated at Kalim Bay just a stone’s throw away from Patong, this chic three-bedroom condominium on the fifth floor of the Bay Cliff development enjoys not only a luxurious interior set over 168sqm, but also some picturesque sea and mountain views. Imagine kicking back your 40sqm terrace whilst gazing out...
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SOLD!! But more re-sales available, please contact me. Situated just 5-minutes from Laguna, this four-bedroom Sai-Taan Villa is seat over a total area of 814sqm, 282sqm of which internally. This classy pool villa with a modern Asian design is something a little special. From the moment you set foot of...
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Enjoy a privileged lifestyle within the Laguna area, Phuket’s premier 5 star resort development. This bright and spacious two storey detached pool villa is ideal for family and entertaining. The villa owner will enjoys generous residents’ privileges at Laguna Phuket’s five hotels and spas, and golf club membership which the...
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One of the first and most sucessfull pool villa developments in Phuket, located near the entrance of Laguna Resorts. Sai Taan is now in its third phase offering the perfect tropical villa with large private pool, sala, Jacuzzi and the choice of 3 or 4 bedrooms. Some resales are now...
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Located just a short drive from the prestigious Laguna Estate within close proximity to Surin and Bang Tao, this classy four-bedroom pool villas at the popular Sai Taan Estate is set over a massive land area of 1,000sqm. This classy villas has four bedrooms, a private swimming pool within a...
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Situated in Bang Jo on the northwestern coastline of Phuket Island, this one of a kind dramatic modern four bedroom villa is the epitome of quality, style and luxury. From the moment you view this modern masterpiece, you will be impressed by the contemporary interior and exterior designs. Constructed in...
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One of the most popular styled villas in Phuket, this luxury resale villa in the world famous Laguna complex has just become available. Built over two levels with three bedrooms. The villa also enjoys beautiful gardens with a private pool over looking the Laguna Golf course....
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Boat Lagoon is popular and one of Phuket’s main marina resorts, and it is where this attractive family home is located. Set within its own grounds this modern two storey villa features private mature gardens and its own swimming pool. Owning this villa means you can benefit from the excellent...
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Enjoy a privileged lifestyle within the Laguna area, Phuket’s premier 5 star resort development. This bright and spacious two storey detached pool villa is ideal for family and entertaining. The villa owner will enjoys generous residents’ privileges at Laguna Phuket’s five hotels and spas, and golf club membership which the...
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Luxurious Sea view penthouse at Kata Gardens, located right in the heart of Kata. As the pictures show, the view from this penthouse apartment with its own private roof terrace and pool is one of the few picture postcard perfect views in Phuket and is ideal for enjoying the wonderful sunsets, which Phuket...
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Situated within close proximity to Layan Beach on the west coast of Phuket, this four-bedroom house on the classy Lakewood Hills Estate offers a breathtaking Phuket real estate opportunity. Layan is position close to Surin and Bang Tao, which are two of Phuket’s most popular and high-end destinations, home to...
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Karon Beach has always been a popular Phuket holiday location on the west coast of the island and it’s also one of the best places to live. We have just uploaded a very nice penthouse apartment at the well known Karon Hill Development, which sits astride a hill showcasing distant...
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This stunning Surin Heights luxury townhouse was built in 2009 and is situated in a prestigious property development on the woodland hillside overlooking Phuket’s sunset coastline. This modern tropical residence has been carefully designed to maximise privacy and offer floor to ceiling windows with stunning views of the Andaman ocean...
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Pool villas in Phuket are the centerpiece of the Thailand real estate market. This fantastic pool villa situated in Nai Harn and refurbished in 2009 has five bedrooms and five bathrooms, including one free-standing separate apartment. The large swimming pool on the back garden is 100sqm in size. The villa...
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This stunning beachside villa is everything that is special about the Phuket real estate market. Sat directly beachside on the island’s south-eastern coastline at Chalong, this four-bedroom villa is set across a total land area of 900sqm, with 400sqm used for internal space. The villa has very spacious open-plan living...
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. Within the 5 star resort development this magnificent property are some resale properties and two 4 -5 bedroom very large luxurious villas with private infinity pool overlooking the Andaman Sea with stunning views. . All areas command dramatic, panoramic sea views with Air Conditioning and fans. The lounge ares...
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This fabulous and spacious beach villa is in the Kamala Beach Estate luxury boutique resort and has plenty of space to suit your family’s lifestyle. The location is perfect! Situated on a private headland overlooking the Andaman Ocean in a tranquil and peaceful setting allowing you to relax in privacy,...
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Located only a two minute drive from Patong Beach’s entertainment & shopping areas, this villa offers large terraces with dining and living areas, sodium-chlorinated water swimming pools and salas with massage beds allowing you to enjoy an unforgettable outdoor experience. The villa offers three large master bedrooms with full en-suite...
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Maan Tawan is a secure and prestigious development of exclusive homes thoughtfully dispersed throughout 2.52 hectares of verdant tropical landscape. This natural paradise of mature trees, native flowering plants and serene water features, incorporating private pools, lotus ponds and sculptures, provides an elegant and private oasis for relaxation and extraordinary...
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This villa comprises of 5 double bedrooms sleeping up to 10 people and is furnished to a high standard with sea views and en-suite bathrooms. TV and DVD players are also provided in each bedroom. The main bedroom comes complete with a large balcony providing spectacular views of Patong Bay....
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Situated at one of the most high-end condominium developments in the whole of Phuket, The Heights, located on a hillside overlooking Kata Beach, has some of the most luxurious condos imaginable. This three-bedroom condo is easily one of the best units in the entire development, set over two levels and...
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This 5-bedroom villa is situated close to the beautiful Layan Beach area on Phuket’s west coast within a short drive to Surin and Bang Tao. Set over a massive total land area of 4,136sqm, with a built area of 1,274sqm, this is a very spacious abode in a great location....
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Chom Tawan comprises of just 12 individual luxury villas and 6 luxury apartment buildings just 200m from the beach at Bang Tao bay. The southern and western boundaries are formed by the Banyan Tree Resort and Maan Tawan, while the northern and eastern boundaries are formed by the jade-green tidal...
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Situated at Layan, on the north western coastline of Phuket, this spacious four-bedroom villa is a modern tropical gem with elevated sea-views. Set on a land plot of 5,650sqm with a building area of 655sqm, the villa is conveniently situated but also within its own private grounds ensuring you receive...
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SOLD !!...
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This world-class 3-bedroom villa on the grounds of the 5-star Cape Sienna Hotel Resort at Kamala is situated within an area that is more familiarly known as “Millionaire’s Mile”. Nestled directly on the absolute water’s edge against the crystal waters of the Andaman Ocean with the scenic mountains as a...
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Just reduced! A very rare opportunity to acquire a absolute true sea front villa on the prized West Coast of the Phuket with fabulous sea views capturing the famous Phuket sunsets. This exceptional private pool villa has 4 bedrooms and is perfect for entertaining and privacy. The villa has just...
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Situated on the hillside as the name suggests Lake Wood Hill Villas are large impressive villas and are perfectly located with only a 5 minute drive from all the facilities of the Laguna area. The villa is built over 3 levels with a living room, European Kitchen, Study, 5 bedrooms...
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New to the market one of Phuket’s sea front iconic Villas With agruably one of the best views in Phuket this pure luxury Sea view villa loacted on the waters edge in Kamala bay overlooking the beautiful beach and bay has just been put on the market and is priced...
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Villa Ban Tien has to be one of the most impressive luxury villas to come on the Phuket market in a long time. Built in 2010, the design, exceptional build quality and attention to detail is likely to be the best that you will see, and with an option to...
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Located on the very top of the hill in the prestigious Ayara Surin development Outstanding 180 degrees sea-views over Surin and Bang Tao Huge under-cover entertainment area in the centre of the house, overlooking the infinity pool and the sea-views beyond Comfortable Thai Pavilion style layout and architecture 5 bedrooms,...
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Located only a two minute drive from Patong Beach’s entertainment & shopping areas, this villa offers large terraces with dining and living areas, sodium-chlorinated water swimming pools and salas with massage beds allowing you to enjoy an unforgettable outdoor experience. Five Star Villa The villa complex consists of seven stand-alone...
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Villa Yang is located on the world renown “Millionaires Mile” on the Kamala Headland the most sought after real estate in Phuket if not Asia. This luxury sea view had it’s own access the the beautiful Andaman Sea with West facing view and a design that brings the outside in...
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This extraordinary, five-level, 1213 square meter villa, situated on a dramatic and secluded oceanfront headland on Phuket’s ‘Millionaires Mile’, sets a luxury standard as one of the finest oceanfront villas currently for sale in Asia. Liberty is a world-class residence of outstanding design and location offering the freedom of a...
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Villa Vin offers privacy and seclusion in superbly designed ultra- luxury Sea View Villa. The Villa has a natural indoor- outdoor feel with 4 elegant bedrooms, large entertaining areas/ platforms which makes this special home perfect as a families luxury retreat. There is also a high rental demand for this...
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Located in the Ultra Desirable Surin Beach enclave on the West Coast of Phuket, Villa Chan Grajang was completed in November 2008 and boast’s stunning views over Surin Beach, Bangtao, and the West coast of Phuket. The house stands high above the bay on 4071 square meters of land, facing...
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Nestled upon a hillside at Kamala Beach on Phuket’s sunset west coast, this 5-bedroom villa at the award-winning Andara Resort and Villas is one of the most unique properties on the island. Set over a massive total land area of 2,160sqm, with 710sqm internal space, this detached villa affords dramatic...
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