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$618,000
1 Beds ⋅ 1 Baths ⋅ R3158994 MLS® #
Fantastic Live/Work Loft in The Heart Of Gastown! Professionally designed with Flare by one of Vancouver Best Interior Designers Alda Pereira! Koret Lofts is a true brick and stick warehouse conversion. Open loft space with original brick wall and solid wood beams. Full open concept with 10' high ceilings, gas range in the kitchen, Bamboo laminate flooring, a mosaic tiled shower hall, and exposed tub, all surrounded and framed with translucent black glass panels. A truly special home! Koret lofts are zoned for both commercial and residential use, ideal for live/work or rental opportunities.

55 E Cordova St Unit 315, Vancouver

Listing courtesy of

$649,000
1 Beds ⋅ 1 Baths ⋅ R3158972 MLS® #
Welcome to Pine Ridge, a well-maintained building in the heart of Fairview! Freshly painted and completely move-in ready, this spacious top-floor 1-bedroom home offers over 700 sqft of comfortable living, generous room sizes, excellent storage and a covered balcony overlooking a quiet, tree-lined street. Proactive strata with many building upgrades completed. Includes 1 secured parking stall, 1 storage locker, visitor parking and heat & hot water included in the strata fee. Close to South Granville's shops, restaurants, VGH, Granville Park, parks, transit and future SkyTrain station. Easy access to UBC, Downtown and the Arbutus Greenway. Potential for in-suite laundry, subject to Strata approval, alteration request and required permits. If approved, dryer must be ductless.

1710 W 13th Ave Unit 309, Vancouver

Listing courtesy of

$620,000
2 Beds ⋅ 2 Baths ⋅ R3158925 MLS® #
Welcome to this beautifully updated and meticulously maintained 2-bedroom, 2-bathroom home in the desirable Renfrew-Collingwood neighbourhood. Offering over 800 sq.ft. of thoughtfully designed living space, this move-in ready unit includes 1 parking stall and 1 storage locker. Enjoy the convenience of being within walking distance to public transit, making commuting a breeze. Ideally situated just minutes from Burnaby, Metrotown, shopping, grocery stores, parks, and an abundance of popular restaurants. Whether you're a first-time buyer, small family, investor, or downsizer, this exceptional home offers comfort, convenience, and outstanding value in a prime location. Call or text now to book your private viewing!

3628 Rae Ave Unit 211, Vancouver

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$649,900
1 Beds ⋅ 1 Baths ⋅ R3158917 MLS® #
Unit 802. The heart of Yaletown, The Bentley offers a refined and highly sought-after place to call home. Step outside in any direction and you’re surrounded by some of Vancouver’s best—trendy restaurants, cafés, shops, groceries, the seawall, transit, marinas, parks, and entertainment. This bright northwest corner 1 bed + office + flex home features large windows that bring in excellent natural light. Inside, you’ll find over-height ceilings, a well-designed open gourmet kitchen with a gas range, brand new flooring, and fresh paint throughout. The layout is efficient and flexible, with great use of space.Includes one parking stall and one storage locker. Building amenities feature a resident lounge, fitness centre, hot tub, landscaped courtyard, and EV charging stations.Virtually Staged

1001 Homer St Unit 802, Vancouver

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$710,000
2 Beds ⋅ 2 Baths ⋅ R3158916 MLS® #
Introducing Life on the Drive: A thoughtfully updated collection of two bedroom homes situated on Commercial Drive. Inside, modern interiors feature tile & vinyl flooring throughout, complemented by updated kitchens, bathrooms, & in suite laundry. With excellent transit access, including nearby SkyTrain stations and direct routes to Downtown, Commercial Drive offers seamless connectivity. Its enduring popularity is rooted in more than location alone. It is a neighbourhood where people gather, linger, and truly feel at home, making it one of East Vancouver’s most desirable places to live and work.Feel at ease with secured underground parking, dedicated bike storage and secured storage lockers throughout. 1 Parking, 1 Locker. OPEN HOUSES: Wednesdays (4:30pm-5:30pm) & Sundays (12:00pm-1:00pm)

2928 Commercial Dr Unit 301, Vancouver

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$579,900
1 Beds ⋅ 1 Baths ⋅ R3158880 MLS® #
The Cut II by Fabric Living is East Van’s most anticipated collection of townhomes and garden flats, offering a rare blend of urban design and ground-oriented living just steps from Trout Lake. Homes feature private outdoor spaces, 9ft ceilings on the main floor, over height windows, integrated Italian appliances, AC, EV pkg and Japandi-inspired interiors that balance simplicity with warmth. Placed along the Central Valley Greenway, walking distance to Commercial Drive & 2 Skytrains, The Cut offers exceptional connectivity, modern convenience with a strong sense of community around a central community courtyard. Homes start from the high $500,000s with Phase 1 Move In Ready. Visit our Display homes in Phase 1. Home featured here is the A plan in Phase 2, completing Q4 2026. Show home photo

2451 N Grandview Hwy Unit 151, Vancouver

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$599,000
2 Beds ⋅ 1 Baths ⋅ R3158859 MLS® #
First time home buyer / Investors beware, BEST value two bedrooms concrete low rise in one of the most convenient location in Vancouver. Steps away from the beautiful natural forest of Central Park, 10 minutes walk to Joyce-Collingwood SkyTrain Station, quick access to Safeway and a great selection of food choices along Kingsway in the Collingwood Community. This unit contains two well sized bedrooms each with their own spacious closet, functional kitchen with a full size gas burner which opens into the living room. About 100 sqft of outdoor balcony space with gas hook-up, water and electrical access for every lifestyle. Open house 29/30 2-4pm, see you here.

5598 Ormidale St Unit 621, Vancouver

Listing courtesy of

$548,000
2 Beds ⋅ 1 Baths ⋅ R3158814 MLS® #
MOTIVATED SELLER! Welcome to Emerald Park Place! This 2-bedroom, 1-bathroom home offers 831 sq. ft. of functional living space and is an excellent opportunity for buyers looking to renovate and add value. Features include a spacious living and dining area, in-suite laundry, a walk-in closet in the primary bedroom, and a covered balcony. Located in the heart of Collingwood, just steps to Joyce-Collingwood SkyTrain, parks, shopping, restaurants, and schools. Enjoy great building amenities including a fitness centre, clubhouse, bike storage, and secure underground parking. Perfect for first-time buyers, investors, or renovators looking to create their dream home in a well-managed concrete building.

5288 Melbourne St Unit 208, Vancouver

Listing courtesy of

$699,000
1 Beds ⋅ 1 Baths ⋅ R3158785 MLS® #
Bright, bold and completely turn-key in the heart of Yaletown! This spacious 1-bedroom + windowed den corner home at Pacific Point II delivers city views, a smart layout and the flexibility to move right in or rent it out. The modern kitchen features sleek cabinetry, quartz counters and stainless appliances, complemented by a modern bathroom and roller blinds throughout. The large den is no afterthought—perfect for a home office, dining space or flex room. Originally built in 1993 and substantially renovated by Bosa Development in 2013. Pool, hot tub, sauna, gym, lounge & concierge. Steps to the Seawall, David Lam & George Wainborn Parks, SkyTrain, restaurants and everything Yaletown. Parking + storage, pets & rentals allowed. Available fully furnished! *OPEN HOUSE Sunday, 11am - 12:30pm*

1323 Homer St Unit 1102, Vancouver

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$550,000
1 Beds ⋅ 1 Baths ⋅ R3158772 MLS® #
Cornish Estates by WESTBANK. This gorgeous one bedroom + a den unit features a large bathroom with radiant heated marble floor with separate tub and shower! Equipped with Air condition, Miele appliances, granite countertop, marble finishing , Miele Washer/Dryer, Europe imported cabinets and walnut hardwood floors. With quick access to the Safeway, Clubhouse with gym, sauna & steam room, theatre, recreation center, library and more. Easy transit to UBC and downtown. School catchment: Dr. R.E McKechnie elementary and Sir Winston Churchill Secondary, Magee Secondary. One parking included. Act now before it’s gone!

8488 Cornish St Unit 812, Vancouver

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$580,000
1 Beds ⋅ 1 Baths ⋅ R3158612 MLS® #
Urban Yaletown elegance at EDEN by Bosa! This 4th-floor 1-Bed + Den residence features a bright, functional open-concept layout with no wasted space. The versatile den is ideal for a home office, nursery, or extra storage. Enjoy cooking in the functional kitchen with stylish cabinetry and marble countertops, flowing into the main living & dining area. Resort-style building amenities include a gym, hot tub, sauna, lounge, private landscaped courtyard, plus a guest suite for visitors! Unbeatable location steps from Emery Barnes Park, the Seawall, SkyTrain, Choices Market, dining, and shopping. Includes 1 underground parking space & 1 storage locker. Fantastic opportunity for first-time buyers or investors!

1225 Richards St Unit 401, Vancouver

Listing courtesy of

$625,000
2 Beds ⋅ 1 Baths ⋅ R3158741 MLS® #
Step into this Junior 2-bedroom suite in the heart of Yaletown. Spanning 809 square feet, this suite includes two parking spots and a courtyard view, delivering everything on your list. This home is ready for your personal touch to create your own space while living comfortably at this affordable price. Enjoy impressive amenities, including indoor pool, spa, sauna, and fitness centre. Just outside your door, you’ll find Yaletown’s lively mix of restaurants, boutiques, and entertainment, plus kilometers of seawall perfect for walking, running, or cycling. Convenient bus and SkyTrain access. Open House Sat, Sept 12th 2-4pm

950 Cambie St Unit 203, Vancouver

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$749,900
2 Beds ⋅ 2 Baths ⋅ R3158704 MLS® #
Discover sophisticated Vancouver Westside living at Granville at 70th, by renowned developer WESTBANK. This exceptional 2BR, 2BA + flex/den unit offers central A/C, upscale contemporary finishes, modern European-inspired cabinetry & a prem Miele s/s appliance package w/ gas cooking. The spacious primary BR is completed w/ a spa-inspired ensuite & WIC, while the generous flex/den provides valuable space for a home office, study/storage. Step outside to the oversized south-facing covered balcony, & spectacular breathtaking city views. Enjoy the exceptional amenities: concierge, gym, clubhouse/lounge spaces, rooftop gardens & more! Just mins walk fr UBC, Int'l Airport, Downtown, & Oakridge. School catchment: McKechnie Elem & Magee 2ndary.

8588 Cornish St Unit 1208, Vancouver

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$679,000
1 Beds ⋅ 1 Baths ⋅ R3158700 MLS® #
WOW! Rarely available 1 bed + den in Alexandra at English Bay. Miele appliances and gas cooktop, quartz counter tops and matching backsplash. Enjoy year-round comfort with central A/C and heating, elegant engineered hardwood flooring, in-suite laundry, floor-to-ceiling windows, and an abundance of natural light. Step onto your private balcony and take in beautiful water and city views! Enjoy year-round comfort with central A/C and heating, elegant engineered hardwood flooring, in-suite laundry, floor-to-ceiling windows, and an abundance of natural light. Step onto your private balcony and take in beautiful water and city views! Welcome to the good life, welcome to your future home.

1221 Bidwell St Unit 1503, Vancouver

Listing courtesy of

$579,000
1 Beds ⋅ 1 Baths ⋅ R3158690 MLS® #
**OPEN Sun Sept 13th 3-4PM** .STUNNING PENTHOUSE LOFT at the iconic Van Horne in Gastown. This chic 1 bedroom, 2-level residence gives sophisticated NYC loft aesthetic with soaring 16-ft ceilings, dramatic double-height living, oversized windows and expansive OCEAN + North Shore mountain + city views. Renovated kitchen w/ caesarstone counters, white cabinetry & new S/S appliances. Concrete floors, custom automated blinds, gas fireplace + skylights add architectural character. Well-maintained concrete building wth a new roof (2025) & live-in caretaker. TWO secured parking stalls, bike storage & visitor parking —a rare Gastown luxury. In-suite laundry. Pets & rentals OK. Steps to Water Street, restaurants, cafés, nightlife, SkyTrain & Vancouver Convention Centre & Stanley Park. Easy to show!

22 E Cordova St Unit 805, Vancouver

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$700,000
2 Beds ⋅ 2 Baths ⋅ R3158662 MLS® #
Experience sophisticated urban living at MC2 by Intracorp, perfectly perched in the heart of the bustling Marine Gateway hub. This sun-drenched 2-bedroom corner residence boasts an efficient layout framed by floor-to-ceiling windows and panoramic southeast views of the city and river. The chef-inspired kitchen features premium Bloomberg appliances, Italian cabinetry, and sleek Caesarstone surfaces, while integrated climate control ensures year-round comfort. Enjoy world-class amenities including a concierge and fitness centre, all steps from the Canada Line and vibrant dining. Includes 1 parking and 1 locker.

8031 Nunavut Ln Unit 1706, Vancouver

Listing courtesy of

$589,000
1 Baths ⋅ R3158637 MLS® #
Welcome to Kits360, perfectly positioned where Fairview meets Kitsilano, one of Vancouver’s most sought-after neighbourhoods. This stylish & thoughtfully designed home features custom Murphy bed built-in unit, an addition by the owner & offers the perfect blend of modern comfort & unbeatable convenience. Featuring an open-concept layout, contemporary finishes & appliances, ideal for professionals, first-time buyers, or investors alike! Amenities include concierge, fitness centre, rooftop garden & terrace with BBQ area, residents’ lounge & bike storage. Includes parking & storage. Located just steps from the Seawall, Granville Island, transit, dining & shopping, with easy access to Downtown, UBC & Kits Beach. A rare opportunity to own in one of Vancouver’s premier concrete developments!

1777 W 7th Ave Unit 216, Vancouver

Listing courtesy of

$529,888
1 Beds ⋅ 1 Baths ⋅ R3158621 MLS® #
Welcome to this spacious 717 SF 1-bedroom and solarium home in the heart of Joyce-Collingwood. Thoughtfully designed with no wasted space, the home features a welcoming foyer, full-sized kitchen appliances, a dining area for six, and a bright living room perfect for entertaining. The generous bedroom accommodates a king-sized bed, while the oversized solarium offers flexibility as a home office or guest space, can easily be a 2nd bedroom. Enjoy your own private deck, ideal for gardening or outdoor dining. Steps from parks, SkyTrain, Kingsway shops and services, with easy access to Metrotown, Downtown Vancouver and Highway 1. Book your private viewing today!

3660 Vanness Ave Unit 508, Vancouver

Listing courtesy of

$587,000
1 Beds ⋅ 1 Baths ⋅ R3158589 MLS® #
Welcome to OnQue, a top-floor 1-bed+den, 1-bath home offering 670 sqft of thoughtfully designed living space in the heart of Mount Pleasant. Enjoy sweeping mountain and city views, with a large communal rooftop patio just down the hall—perfect for relaxing, entertaining, or taking in the scenery. The flexible floor plan features a sliding partition wall between the bedroom and den, allowing you to adapt the space to your needs. Keep it open to create one large bedroom, or slide the wall into place to create two separate rooms for added privacy and functionality. OnQue puts you steps from cafés, restaurants, shops, parks, and the future Broadway Subway, with neighbourhood amenities all around. Large shared patio down the hall; no private patio. Open House: Sat. Sept. 12, 2:30-4

2511 Quebec St Unit 409, Vancouver

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$599,800
1 Beds ⋅ 1 Baths ⋅ R3158524 MLS® #
Modern living in this semi-corner unit at MIRO by Polygon. Nestled in vibrant Yaletown this bright 1-bed & flex features an open layout with soaring city views. A sleek kitchen boasts s/s appliances & granite countertops, appealing to both culinary enthusiasts & investors seeking a stylish rental. Freshly painted, well maintained w/ great features incl in-suite laundry, a flex space and 40 sq ft patio. A pet-friendly policy enhancing its appeal for couples and down sizers. 1 parking. Amenities include a fitness centre, party, bike room & courtyard. Transit is at your door step along w/ Yaletown's best shopping, dining & fitness hot spots, this home offers the vibrant lifestyle this community is known for. Don't miss this one! SOME PHOTOS DIGITALLY STAGED. OPEN SAT SEPT 12, 11:30-1PM

1001 Richards St Unit 1104, Vancouver

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$599,800
1 Beds ⋅ 1 Baths ⋅ R3158518 MLS® #
Welcome to ELLSWORTH! Efficiently designed 1 bed + den, 1 bath home offering 570 sq ft of well-planned living space in a LEED-certified concrete building is a show stopper! LOCATED ON THE QUIET SIDE OF THE BUILDING features include integrated appliances, quartz countertops, marble accents, a walk-in closet, convenient side-by-side laundry & a 36 sq ft patio. Versatile den perfect for a home office or extra storage (ALSO A STORAGE LOCKER). Exceptional building amenities include a rooftop terrace with panoramic city views, outdoor BBQ with fire pit lounge & a kids’ play area. Located in the heart of Mount Pleasant with a Walk Score of 100, breweries, cafés, restaurants, shops & transit are right outside your door. This is urban living at its best! OPEN SAT SEPT 12, 1:30-2:30PM

209 E 7th Avenue Unit 507, Vancouver

Listing courtesy of

$699,000
1 Beds ⋅ 1 Baths ⋅ R3158515 MLS® #
This home is a true hidden gem! Enjoy townhome-style living with a private and secure 3rd level courtyard entry with no neighbours above or below. Meticulously cared for by the same owner for 20 years, this bright 1-bed + flex home features windows on both sides and two private patios for seamless indoor/outdoor living. Highlights include fresh paint, brand-new flooring & windows, airy 9-ft ceilings, and a cozy gas fireplace. The chef-friendly kitchen boasts a gas range, while the bathroom offers luxurious heated floors. Quiet, solid concrete construction in the heart of coveted Kerrisdale, steps to shops, cafes, Arbutus Greenway, community centre, medical services and transit. A unique, worry-free sanctuary that feels truly like a detached home! Open Sun, Sep 13, 12-1:30.

5790 East Blvd Unit 330, Vancouver

Listing courtesy of

$535,000
1 Beds ⋅ 1 Baths ⋅ R3158320 MLS® #
Welcome to Broadway Crossing in vibrant Renfrew Heights! This rarely available bright and very lightly used 1-bedroom Penthouse shows like new! It offers a thoughtfully designed open-concept layout with high ceilings, expansive windows, and durable wide plank laminate flooring. The modern kitchen features a skylight, quartz countertops, stainless steel appliances, undermount sink, flat-panel cabinetry, and a breakfast bar. Enjoy your private east-facing balcony overlooking the quiet courtyard, plus a spacious bedroom which fits king-sized bed with cheater ensuite bathroom. Ideally located just steps from Commercial Drive skytrain, transit, parks, schools, Trout Lake, and everyday amenities along Broadway and Nanaimo. Act now before it's gone! OH, Aug.29, Sat, 4-5:30pm.

2408 E Broadway Unit 403, Vancouver

Listing courtesy of

$729,800
2 Beds ⋅ 2 Baths ⋅ R3158307 MLS® #
Vancouver and Value: you’ll be surprised these “v”-words overlap in this 2-bed, 2-bath CONCRETE condo with 1068sf & a patio that faces to a PRIVATE, QUIET courtyard! Buy with confidence with brand new rainscreen, windows, metal roof & interiors. An open-concept kitchen has tons of storage and granite countertops; the living space is so large it fits house-sized living and dining furniture with room for a home office. Satellite bedrooms, including an ensuited primary, and in-suite laundry complete this ideal layout. Buyers will appreciate proximity to Trout Lake/Community Centre, Skytrain and The Drive’s markets, restaurants & cafes; families will appreciate proximity to Secord Elementary and Van Tech Secondary. A gym and outdoor pool make it a CAPITAL-"V"! Open Sunday 1-3pm

2528 E Broadway Unit 102, Vancouver

Listing courtesy of

$668,000
1 Beds ⋅ 1 Baths ⋅ R3158300 MLS® #
Welcome to LAUREL32! Luxury townhomes in a super quiet centre location of Vancouver West. Our elegant complexwill feature 19 townhomes&garden homes ranging in various floorplans! 8 minutes walking to QE park&Vandusen Garden, minutes away from King Edward Safeway mall, Oakridge neighbourhood, skytrain stations.1 minute walking to Eric Hamber Secondary School.LAUREL32 finishes are made up of red bricks and beige stucco recalling classical British architecture with its clean and sophisticated look! Also found in the home:HRV system; air conditioning system; security system;Oak brushed engineered hardwood flooring throughout floor; a premium MIELE appliance package; KOHLER faucet&rain shower head; LG full size very efficient washer&dryer and more! Open House: Sep 13 Sun 2-4pm

918 W 32nd Ave Unit 103, Vancouver

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$599,000
2 Beds ⋅ 1 Baths ⋅ R3158283 MLS® #
Welcome to Montage! This bright south-facing corner home offers 2 bedrooms, 1 bathroom and a functional 720 sq ft layout. Numerous recent updates include full interior painting, new bedroom carpets and blinds, newer kitchen appliances, balcony screen door, kitchen faucet, garburator and light fixture. Features large windows, bamboo flooring, a soaker tub and spacious balcony. Fully rainscreened and well-maintained building tucked away on a quiet street, yet just minutes to Joyce-Collingwood SkyTrain, shops, restaurants and everyday conveniences. A perfect blend of comfort, convenience and quiet city living. Includes 1 EV-ready parking stall and 1 oversized storage locker. Move-in ready and beautifully refreshed for its next owner. Open House Sep 12 & 13 Sat & Sun 2-4PM

3575 Euclid Avenue Ave Unit 301, Vancouver

Listing courtesy of

$699,000
1 Beds ⋅ 1 Baths ⋅ R3158273 MLS® #
Welcome to the prestigious Capital Residence. Experience refined urban living in this impeccably upgraded 1-bedroom, 1-bathroom, perfectly positioned in the heart of downtown Vancouver, world-class dining, boutique shopping, cultural venues, and rapid transit are all just steps away. This sophisticated home features a balcony that captures sweeping city views, creating a serene backdrop for morning coffee or evening unwinding. Floor-to-ceiling windows bathe the interior in natural light, accentuating the elegant open-concept layout. Thoughtful upgrades elevate the home’s modern aesthetic, refinished cabinet, custom closet organizers, fresh designer paint and all contributing to a polished, contemporary ambiance. Residents enjoy an exclusive collection of amenities.

833 Seymour St Unit 1511, Vancouver

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$529,900
1 Beds ⋅ 1 Baths ⋅ R3158252 MLS® #
FABULOUS original owner 1 BEDROOM at Yaletown Park 3! Beautifully designed efficient layout with expansive windows & open concept living area. The gourmet kitchen offers full-size appliances, stone counters & bar seating, while the covered balcony is perfect for year-round BBQs & morning coffee. Wake to soft natural light from TWO windows in the spacious bedroom, then unwind in the spa-inspired bath at day’s end. In-suite laundry, 1 parking & 1 locker checks all the boxes. Amenities include concierge, gym & lounge. PRIME YALETOWN location — steps to trendy dining & shopping on Hamilton & Mainland, Costco, Rogers Arena, BC Place, theatres, False Creek Seawall, parks & SkyTrain. 100 Walk Score — ideal INVESTMENT or FIRST HOME. Some photos virtually staged

977 Mainland St Unit 502, Vancouver

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$750,000
2 Beds ⋅ 2 Baths ⋅ R3158244 MLS® #
Welcome home to a space that blends modern aesthetic with neighbourhood charm. The kitchen offers plenty of storage, counter space, and a built-in island with breakfast bar that connects to your dining room. The living area features a fireplace, keeping heating costs stress free as gas is included in your strata fees, and extends to a covered balcony, perfect for unwinding after a long day. Find sanctuary in your primary bedroom complete with reading nook, walk in closet, and en suite with rainfall shower and soaker tub. Find flexibility with a second bedroom, and the den keeps work separate from relaxation. The building offers EV charging, green space, and community garden. Plus walk to Michelin starred dining, cafes, parks, transit or enjoy bike paths. Open house Sunday 1-3pm

688 E 16th Ave Unit 305, Vancouver

Listing courtesy of

$588,000
1 Beds ⋅ 1 Baths ⋅ R3158076 MLS® #
VERY WELL KEPT North-East facing 1 bedroom & den in Pacific Robson Palais, a boutique well-run concrete low-rise in the heart of the West End. 552 SF functional layout that has been updated inside. Floor to ceiling abundant windows offers plenty of natural light. Kitchen has newer appliances, great size balcony w/ views of the mountains, city & greenery. In-suite laundry also comes with a parking stall and storage locker. Heat & hot water included in maint fee. Amenities: full size indoor lap pool, hot tub, sauna & gym. Located across the street from Whole foods, Safeway, steps to the Seawall, Stanley Park, English Bay & everything Robson St. has to offer!

1688 Robson St Unit 306, Vancouver

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NOTE: This representation is based in whole or in part on data generated by the Chilliwack & District Real Estate Board, Fraser Valley Real Estate Board or Greater Vancouver REALTORS® which assumes no responsibility for its accuracy.