North East Property Guide - September 20, 2019

SEPTEMBER 20 - 26

Ellens Lane, Buffalo Creek

| 2019

| Paull & Scollard

Editorial page 3

OPEN HOME SATURDAY ϭϬͲϭϬ͘ϯϬ D

1300 222 262 7 Days a Week district property group

wangarattaDPG.com.au

G106d00201-v2/3719

ϲ ƌĂƐŚ ǀĞŶƵĞ tĂŶŐĂƌĂƩĂ ΨϮϰϬ͕ϬϬϬ Neat 3 bedroom home close to Cathedral College

property guide northeast

OPEN FOR INSPECTION SATURDAY, SEPTEMBER 21 8 Phillipson Street, Wangaratta

Landmark Harcourts

9.30am - 10am

32 Jackel Street, Wangaratta

Landmark Harcourts

10.30am - 11am

14 Kathleen Court, Wangaratta

Landmark Harcourts

10.30am - 11am

4 Hoysted Court, Wangaratta

Landmark Harcourts

11.30am - 12pm

4 Franklin Street, Wangaratta

Stockdale & Leggo

9am - 9.30am

1/15 Spearing Street, Wangaratta

Stockdale & Leggo

10am - 10.30am

8 Hardisty Street, Wangaratta

Stockdale & Leggo

11am - 11.30am

19 Doyle Street, Wangaratta

Insite Real Estate

9am - 9.30am

11 Sarakos Circuit, Wangaratta

Insite Real Estate

10am - 10.30am

67 Greta Road, Wangaratta

Insite Real Estate

10am - 10.30am

49 Franklin Street, Wangaratta

Insite Real Estate

10.30am - 11am

5 Williams Road, Wangaratta

Insite Real Estate

11am - 11.30am

11 Trevor Drive, Wangaratta

Insite Real Estate

11am - 11.30am

1069 Wangaratta-Whitfield Road, Oxley

Insite Real Estate

11.30am - 12pm

6 Brash Avenue, Wangaratta

District Property Group

10am - 10.30am

AUCTIONS & CLEARING SALES

Speak to your agent about listing on realestateview.com.au.

SATURDAY, OCTOBER 19 ‘Carlow’ 131 River Road, Tarrawingee Auction

Morris Bros.

11am

Be seen everywhere.

SATURDAY, OCTOBER 26 15 Millard Street, Wangaratta Auction

Morris Bros.

11am

Home design a core factor for homes’ value Written by | realestateview.com.au in buying WHEN a new property goes on the market there is always a chance that it will be snapped up instantaneously.

Just as likely though, it could spend weeks on the market. The nature of real estate is that the market is rising and falling all the time, which can make it difficult to pinpoint when the perfect time to list a property for sale is, however, one element that does appear in all properties that consistently sell is a well thought-out design. There are many design features that help make a home more appealing to the masses, and a lot of the time people do not immediately recognise what these elements are.

Open-plan living Each living space in the home is important for different reasons. For some people, they love the sectioning and dividing of spaces for different purposes.

For others, they prefer open-plan living so that they can all spend time together without having to yell through walls.

More often than not, the open-plan

home design is becoming the norm as people are embracing the concept of life at home being family-time no matter what you happen to be doing. Open plan living – especially in spaces like the kitchen and the living room – creates an inclusive feel that inspires and encourages people to be together and enjoy one another’s company. If there is a chance you can open your home up with a quick reno, you may find the value and appeal increase when the time comes to sell!

Natural light Not always noticeable, but a home with plenty of natural light is always going to make a better impression than a more poorly-lit counterpart. Plenty of windows not only let in more natural light during the day, but it also creates an atmosphere of openness that is calming and pleasant to exist in. If you have a home with wide, open windows, be sure the view on the other side is desirable too (think a garden, pool or even the home’s natural surroundings).

Don’t have windows? Consider installing a skylight.

Sustainable living The latest and greatest in home design is sustainable living. More and more often these days, modern homeowners being educated and made aware of the impact that their choices make on the world around them. Be-

cause of this, they are being more environmentally and overall sustainably conscious in every aspect of their lives – including home design. From water tanks to solar power (and everything in in between), sustainable living is a staple in modern homes, and it is likely going to become a necessity when selling your home in the coming years – and for good reason too.

Home design that creates atmosphere is always a winner Home designs are more than just making a house look pretty. A boxy, closed-in design can make even the warmest of homes feel cold and empty. There is something to be said about designing a home to embody the traits that you love the most, and this should always be the ultimate goal when buying a home. Why? Because down the line, if you have a property you want

to put up for sale, chances are that property will appeal to the many people more if they can feel the home design has been created with love on the mind!

Rural with a planning permit a 2100 lt and a 4500 lt, and there is also a reliable dam for water.

If you are looking for a private position close to town where you are able to build a home, this is a one of a kind property unlikely to come along again that is well worthy of consideration.

Agent

| Paull & Scollard, Myrtleford

Phone

| 5752 2232

Price

| $400,000

Location | Ellens Lane, Buffalo Creek

MorrisBros

PROUDLY SUPPLYING QUALITY MATERIALS AND SERVICES TO NORTH EAST VICTORIA AND SURROUNDS

REIV Agents Ph 5721 2014 A.H 0408 574 966

AUCTION

‘CARLOW’ - TARRAWINGEE SAT. 19TH OCT. 11:00AM

DELIVERING THROUGHOUT NORTH EAST VICTORIA & SOUTHERN NSW AGRICULTURAL SUPPLIES

290 ACRES – 117.4 HECTARES A SHOWPIECE PROPERTY CLOSE TO WANGARATTA Eight Crown Lots in seven paddocks, independently watered – bores and Hodgsons Creek. Multiple road frontages.

Highly improved pastures, limed and regularly top dressed. All steel machinery and hayshed. Quality yards with walk through crush, Rutherglen Race, two level loadrace. Beautifully presented four bedroom home. Two living areas, two bathrooms high ceilings and shady verandah’s.

Contact Brett Goodwin for Inspections. Terms 10% Balance 60 days.

FOR INFORMATION ON HOW YOU CAN ADVERTISE IN THE

Livestock handling equipment Gates Strainers and stays Livestock ramps Feeders & hay rings Sheep yard mesh Star posts Gate accessories Sheep yard panels and yard designs Equine panels and stables

STEEL & ROOFING PRODUCTS

property guide northeast

Seconds & down grade steel, New steel Rural, domestic, industrial fencing RHS, SHS, PIPE, ANGLELINE, FLAT BAR Roofing, guttering, flashings Purlins End stay gates & fittings Railway line Sheet steel

BELTING Rubber Belting Ranging: 500mm – 2.5m wide to 10 – 25mm thick.

Solid woven (fenner belt): 10 to 12mm thick to 1m - 1.6m wide.

Steel core belting: 20 to 25mm thick to 1.5m- 2.5m wide

ENGINEERING Mild Steel Stainless Steel & Aluminium Welding Light Medium & Heavy fabrication On site welding Stock handling equipment Sheds Trailers, Ute & Truck Trays

Go to frascas.com.au to join our mailing list for monthly specials

PLEASE CONTACT 03 5723 0100 or email sales@nemedia.com.au E/01D08987/3517

Frasca’s Belting, Steel & Engineering

0458 589 210 41 Gibson Street, Wangaratta ethan@frascas.com.au frascas.com.au

106d00185-10/3619

A VERY rare find.

On Ellens Lane just off the Buffalo Creek Road, a highly regarded area, is this rural gem that is approximately eight hectares (20 acres) of vacant land that is approximately six kilometres from town that has a current planning permit for a dwelling.

The property has been in the one family ownership since the 1930s, originally created as a timber source for wood fired tobacco kilns of the area.

A peaceful natural bush setting backing onto Mt Buffalo National Park.

There is an 8m x 4.5m shed with concrete floor and wood heater plus a 3m extension on either end.

There is also an outdoor fire pit and a wet room.

The property has two rain water tanks,

wangaratta.landmarkharcourts.com.au

*rear view

4

JUST LISTED

$839,000 Country lifestyle with development potential 4

2

4

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2

2

1

JUST LISTED

$739,000

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5

1

1

JUST LISTED

$317,500

Endless Opportunity in West End /RFDWHG LQ SRSXODU :HVW (QG WKLV ODUJH KRPH KDV SOHQW\ WR RIIHU 2QO\ D VKRUW ZDON WR ERWK SULPDU\ DQG VHFRQGDU\ VFKRROV ELNH DQG ZDONLQJ WUDFNV DQG FORVH WR VKRSV 6HW RQ D VSDFLRXV FRUQHU DOORWPHQW RI DSSUR[ P LGHDO IRU GHYHORSPHQW 67&$ WKH RSSRUWXQLWLHV DUH HQGOHVV :LWK IHDWXUHV VXFK DV EHGURRPV VHSDUDWH OLYLQJ DQG ODUJH NLWFKHQ DUHD MXVW WR PHQWLRQ D IHZ 5ROO WKH VOHHYHV XS DQG ¿QLVK WKH KRXVH WR \RXU OLNLQJ DQG PDNH WKLV \RXU KRPH

2

3

2

$529,000

2

4

Contemporary and stylish living $V QHZ DQG RQO\ MXVW OLVWHG IRU VDOH LV WKLV EXLOGHUV RZQ KRPH LQ &XUUDZRQJ (VWDWH 6R LI FODVV\ FRQWHPSRUDU\ OLYLQJ DUH DEVROXWH ³PXVW KDYHV´ LQ \RXU QH[W SURSHUW\ SXUFKDVH EH VXUH WR PRYH TXLFNO\ RQ :LOORZ 'ULYH :DQJDUDWWD 7KLV EHDXWLIXOO\ DSSRLQWHG KRPH ERDVWV SOXVK FDUSHWV ODUJH ÀRRU WLOHV VTXDUH VHW FRUQLFH D VWXQQLQJ NLWFKHQ RSHQ SODQ OLYLQJ ODUJH EHGURRPV DQG GXFWHG VSOLW V\VWHP KHDWLQJ DQG FRROLQJ WKURXJKRXW $OVR IHDWXULQJ PDVWHU EHGURRP ZLWK ZDON LQ UREH DQG HQVXLWH WZR OLYLQJ DUHDV QDWXUDO VWRQH EHQFKWRS PRGHUQ LQGXFWLRQ FRRNWRS GLVKZDVKHU DQG DQ RYHQ LQ WKH SDQWU\ ZKHUH PHDOV FDQ EH SUHSDUHG 7KH KRPH DOVR KDV D GRXEOH ORFN XS JDUDJH ODUJH DOIUHVFR DQG LV IXOO\ ODQGVFDSHG

3

NEW PRICE

2

JUST LISTED

$232,000

Delight in Doyle *UDE WKH RSSRUWXQLW\ ZLWK ERWK KDQGV E\ SXUFKDVLQJ WKLV GHOLJKWIXO EHGURRP ZHDWKHUERDUG KRPH ZKLFK KDV KDG DOO WKH KDUG ZRUN DOUHDG\ GRQH :LWK WDVWHIXO UHQRYDWLRQV WR WKH PDLQ DUHD V LQFOXGLQJ NLWFKHQ OLYLQJ EDWKURRP DQG EHGURRPV PDNH WKLV SURSHUW\ D JUHDW RSSRUWXQLW\ IRU WKRVH ORRNLQJ WR VLPSO\ PRYH LQ RU LQYHVW 7KH KRPH DOVR IHDWXUHV QHZ ÀRRULQJ QHZ SDLQW DQG QHZ ZLQGRZ IXUQLVKLQJV WKURXJKRXW DV ZHOO DV D JDV ZDOO KHDWHU FHLOLQJ IDQV VKHG DQG VHFXUH IHQFHV DOO RQ D P EORFN DSSUR[

4

2

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For sale.

Buyer range

1

$489,000

$839,000 to $879,000

Stylish, modern, and brand new

For the discerning lifestyle buyer

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OPEN: Sat 21st 11am-11.30am 11 Trevor Drive, Wangaratta

NEW PRICE

$299,000 Location, potential and size!

1

1

OPEN: Sat 21st 10.30am-11am 49 Franklin Street, Wangaratta

OPEN: Sat 21st 11am-11.30am :LOOLDPV 5RDG :DQJDUDWWD 3

2

2

OPEN: Sat 21st Sept 11.30am-12pm :DQJDUDWWD :KLW¿HOG 5RDG 2[OH\

OPEN: Sat 21st Sept 10am-10.30am 11 Sarakos Circuit, Wangaratta 3

4

OPEN: Sat 21st Sept 9am-9.30am 19 Doyle Street, Wangaratta

1

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$849,000 Style and space in prestigious estate 4

JUST LISTED

$699,000 Lots of home, lots of space on 7.5 acres.

4

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$439,000 Tip top and terrific in Trevor Drive 3

2

2

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4

2

2

NEW PRICE

$365,000

You can’t go wrong!

3

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Trevor MORRIS Mobile:

Connor TAIT Mobile:

Jonathan GREEN Mobile:

Angelo POMPONIO Mobile:

0428 349 406

0490 057 329

0407 835 293

0409 640 119

OPEN: Sat 21st 10am-10.30am *UHWD 5RDG :DQJDUDWWD 1

2

JUST LISTED

$242,500

Versatile family home 7KLV EHGURRP OLYLQJ DUHD SDUWLDO EULFN ZHDWKHU ERDUG KRPH RIIHUV LWV QH[W RZQHU D VSDFLRXV TXDOLW\ KRPH %H LQ FRPIRUW DOO \HDU URXQG ZLWK WKH JDV ZDOO KHDWHUV VORZ FRPEXVWLRQ ZRRG KHDWHU DQG UHIULJHUDWHG DLU FRQGLWLRQHUV 7KH VSDFLRXV EHGURRPV DOO ZLWK EXLOW LQ UREHV DQG WKH DGGLWLRQDO WZR OLYLQJ VSDFHV RIIHUV VHSDUDWH DUHDV WKH ZKROH IDPLO\ ZLOO HQMR\ 2XWVLGH IHDWXUHV JDUGHQ VKHGV SRZHUHG

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(03) 5721 7995 72 MURPHY ST, WANGARATTA

insiterealestate.com.au

Superb views of the valley PERFECTLY located between Wangaratta and Benalla and constructed in 2016 by a reputable local builder this 16.08Ha (39.73Ac) property has the lot.

Consisting of a five bedroom, two bathroom family home with amazing views of the Lurg valley, exceptional shedding, fencing and quality fit out like no other.

Some of the features include polished Tarrawingee stone polished concrete floor throughout, Belling three door oven, Miele dishwasher, granite kitchen sink and two separate Bosch hot water services.

Heating and cooling is also well catered for with double glazing throughout, wood fired combustion heater and split system heating and cooling.

The property is currently set up with excellent fencing, all steel posts and troughs to all paddocks and an American barn style shed.

There are three water tanks in total

adding up to approximately 130,000 litres of rain water storage.

This property is presented to one of the highest standards possible and inspections would not disappoint.

5

2

2

Agent

| Landmark Harcourts

Phone

| 5722 9444

Price

| by Negotiation $690,000 - $759,000

Location | 446 Embling Road, Lurg

Touch the mountains THIS quality 40.64Ha (100.42Ac) property offers exceptional views of the Victorian Alps, Black Range and Warby Ranges.

The circa 1977 brick veneer home has four bedrooms, all include built-in robes with an ensuite off the main bedroom.

It also has a large garage which could be easily converted into a games/entertaining/family room.

Improvements include large open carport near residence, machinery shed/workshop, garden shed, hayshed and loading ramp.

The property has been subdivided into four main paddocks, all with good fencing and includes dams, rainwater tanks at house and 20,000Gal tank for stock and domestic use.

An excellent small holding located in a prime position between Rural City of Wangaratta and Myrtleford being only a

short distance to Whorouly and Milawa townships.

Inspections highly recommended.

4

2

Agent

| Garry Nash

Phone

| 5722 2663

Price

| $795,000

Location | 297 Kneebones Gap Road, Bobinawarrah East

FREE

WEBER BABY Q

FOR ORDERS PLACED THIS MONTH OVER $20K

SERVICE | QUALITY | STRENGTH

ALL UNDER ONE ROOF

4

1300 668 133 w w w. s t e e l c o r p .c o m . a u

"1"/ ,6 " 0407 221 842

444Ķ01, (! )")"$$,Ķ ,*Ķ 2ű4 +$ / 11 INSPECT | 1 Ċĉ "- đ * Ŗ đĶċĈ * NEW

INSPECT | 1 Ċĉ "- ĉĈ * Ŗ ĉĈĶċĈ *

ING LIST

NEW

3

$329,000

1

1

2

$185,000

ING LIST W E N

ING LIST W E N

$255,000

425m2

ċĊ /,!&" 1/""1ķ +$ / 11

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$579,000

2

4

3

$290,000

Ĵ 01"/ "!/,,* 4&1% "+02&1" Ĵ )""- ,21ķ 012!6ķ $6*ķ -,00& )" #,2/1% "!/,,* Ĵ /$" ,-"+ -) + (&1 %"+ķ )&3&+$ +! !&+&+$ Ĵ &+" ")) / Ĵ 2 1"! %" 1&+$ķ 0-)&1 0601"* %" 1&+$ +! ,,)&+$ Ĵ 4")3" #,,1 "&)&+$0 Ĵ ,2 )" $ / $" +! !,2 )" /-,/1

1

1

$595,000

$539,000

2

2

2

Ĵ /$" (&1 %"+ 4&1% 0(6 )&$%1 +! 4 )( &+ - +1/6 Ĵ 4, )&3&+$ /,,*0 Ĵ 12!6 Ĵ 01"/ "!/,,* 4&1% 4 )(Ŗ&+ /, " +! "+02&1" Ĵ -"+ -) + )&3&+$ 1% 1 ;,40 1%/,2$% 1, !" ("! )#/"0 , /" Ĵ ď* 5ĉĊ* 5ċĶĉ* %&$% 0%"! Ĵ ,4 * &+1"+ + " "01 )&0%"! $ /!"+0

čďĊĊ ĊċċĎ

Đ /!&016 1/""1ķ +$ / 11

4

$795,000

2

4.3ac

4

ĉďĉ ) /("0 +"ķ +$ / 11

Ďĉď &) 4 Ŗ , &+ 4 // % , !ķ &) 4

2

$225,000 each unit

1

1

ĉķ Ċ ļ ċűĎĎ &0")6 3"+2"ķ +$ / 11

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ING LIST W E N

736m2

ċĊ ,/+ , ,2)"3 /!ķ +$ / 11

560m2

2

57ac

Ĵ 01"/ "!/,,* 4&1% 4 )( &+ /, " +! "+02&1" Ĵ /$" ,-"+ -) + 4&1% 0" ,+! )&3&+$ Ĵ /$" #/,+1 +! /" / 3"/ +! %0 Ĵ )"3"+ - !!, (0 4&1% 0* ))"/ ! 6 6 /!0 +! 14, 01 )"0 Ĵ %/"" 1 +(0ķ 14, ! *0 +! 01, ( +! !,*"01& ,/" Ĵ 51"+!"! !,2 )" $ / $" Ĵ ""! 0%"! +! 0"- / 1" * %&+"/6 0%"!

6

2

Ĵ -"+ -) + (&1 %"+ķ )&3&+$ +! !&+&+$ Ĵ 01"/ "!/,,* 4&1% 4 )( &+ /, " +! "+02&1" Ĵ )#/"0 , /" 4&1% 4,,! 9/" -&77 ,3"+ķ ,21!,,/ (&1 %"+ķ 0-)&1 0601"* %" 1&+$ +! ,,)&+$ Ĵ 2 1&+$ %" 1&+$ķ 4,,! 9/" +! "3 -,/ 1&3" ,,)&+$ Ĵ )1 %),/&+ 1"! "*"+1 -,,) Ĵ /$" 0%"!0 4&1% -,4"/ķ +! 0* ))"/ 0%"! 4&1% %,1 4 1"/

PRICE CHANGE

3

$550,000

741m2

1

ČĈ /+"1 3"+2"ķ +$ / 11

4

4

Ĵ 01"/ 4&1% "+02&1" +! 4 )( &+ /, " Ĵ &1 %"+ 4&1% .2 )&16 --)& + "0ķ $ 0 ,,(&+$ķ 4 )( &+ - +1/6 +! -)"+16 ,# 01,/ $" ,-1&,+0 Ĵ 0 %" 1&+$ +! "3 -,/ 1&3" ,,)&+$ Ĵ !!&1&,+ ) ,210&!" /2*-20 /,,* +! 012!&, Ĵ 2))6 #"+ "! 4&1% 0" 2/" (6 /! Ĵ 2))6 ) +!0 -"! #/,+1 +! /" / 6 /!

Ĵ /$" (&1 %"+ 4&1% $ 0 ,,(&+$ +! !&0%4 0%"/ Ĵ 2 1"! ;,,/ %" 1&+$ Ĵ 3 -,/ 1&3" ,,)&+$ Ĵ Ď5ċ* )#/"0 , /" Ĵ " 2/" (6 /! Ĵ 2//"+1 /"+1 ) /"12/+ ,# ĒĊĐč -"/ 4""( Ĵ )) 1%&0 4&1%&+ ),0" -/,5&*&16 1, -/&* /6 0 %,,)0ķ (&+!"/ +! 0%,-0

600m2

ċč "*-)"1,+ 1/""1ķ +$ / 11

1

ĉűĉč -" /&+$ 1/""1ķ +$ / 11

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1

& "/16 ""% + 0409 750 882

INSPECT | 1 Ċĉ "- ĉĉ * Ŗ ĉĉĶċĈ *

Ĵ -"+ -) + (&1 %"+ +! !&+&+$ Ĵ /$" )&3&+$ /,,* Ĵ 3 -,/ 1&3" ,,)&+$ +! $ 0 %" 1&+$ Ĵ "+,3 1"! 1%/,,* Ĵ " / $ /!"+ 0%"! Ĵ ,/1% # &+$ /" / 6 /! Ĵ ,1"+1& ) /"+1 ) /"12/+ ,# ĒċĊĈŖ ĒċČĈ -"/ 4""(

1

&*,+ "/!,+ 0477 786 067

ING LIST

567m2

Č / +()&+ 1/""1ķ +$ / 11

3

&*,+ 6 0438 004 615

968m2

$175,000

čĈ "&! 1/""1ķ +$ / 11

Ĵ 1"/&+$ 0"/3& " 3 &) )" Ĵ -"/ 1"0 Ď ! 60 4""( Ĵ 5-"/&"+ "! 01 8 Ĵ 1"/0 1, 4&!" / +$" ,# !&"1 /6 /".2&/"*"+10 Ĵ ,+3"+&"+1)6 ), 1"! &+ 1%" * &+ 01/""1

ĉĎŖĉĐ 2/-%6 1/""1ķ +$ / 11 ċĎďď

$225,000

č &+("/1,+ /"0 "+1ķ +$ / 11

Ĵ /" /"0&!"+1& ) ), ( Ĵ &3" %2+!/"! *"1"/0 1, "+1/ ) 20&+"00 !&01/& 1 Ĵ 2))6 0"/3& "! Ĵ 2&)! 6,2/ !/" * %,*"

Ĵ ű Ĵ Ĵ

Affordable lifestyle living Excellent street presence IF you have been searching for an affordable lifestyle property that has it all, then this renovated three bedroom home with large shed and pool, on just over one acre of land within close proximity to Wangaratta and Benalla, will appeal to you.

On a quiet sealed road this charming weatherboard home’s exterior matches the beautiful country surrounds.

Internally you will ďŹ nd all the modern conveniences including three spacious bedrooms, two bathrooms with an ensuite off the master.

It also features a formal dining area with adjoining lounge with a slow combustion wood heater and reverse cycle split system.

The home also has an updated kitchen equipped with ample cupboards/ storage, dishwasher and electric cooktop/oven.

The home also features a terriďŹ c outdoor entertainment area, an in-ground solar heated pool and a large shed with power and concrete oor.

3

2

4

Agent

| Insite Real Estate

Phone

| 5721 7995

Price

| $299,000

Location | 663 Banksdale Road, Hansonville

NUMBER 15 Millard Street soon to be auctioned by Morris Bros occupies a favoured ‘walk to central business district’ location.

On the 680m2 site is a sturdy rendered brick veneer and terra cotta tiled roof dwelling together with carports for three vehicles plus a two car lock up brick garage with additional workshop.

Originally a three bedroom home it has been converted to two bedrooms with formal lounge and dining plus bathroom, laundry and sunroom.

Still in original condition the home has those attractive features of its era including high ceilings and wide entry hallway.

A second toilet adjoins the rear sunroom.

The home comes with gas cooker, gas space heater, ducted evap cooling and refrigerated air-conditioning.

This property has an excellent ‘street presence’ which together with its prime location ensures its future value.

2

1

5

Agent

| Morris Bros Real Estate

Phone

| 5721 2014

Price

| Forthcoming Auction

Location | 15 Millard Street, Wangaratta

property guide northeast

j/14d11675-v2/35-17

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