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George Webb Finn LLP, 43 Park Road, Sittingbourne (2026)

07/04/2026

The percentage of first-time buyers’ household income going on mortgage payments

What this really shows is not house prices, but pressure.

Because affordability is not about what a home costs, it is about what it costs you each month. And when you look at it through that lens, a very clear pattern emerges across the UK.

In London, first time buyers are committing over half of their household income just to their mortgage. The South East and South West are not far behind. Yet as you move further north, that burden eases, with many regions sitting closer to a fifth to a third of income.

That gap tells a bigger story. It reflects demand, wages, supply, and the simple fact that there is no single UK property market, only a collection of local ones behaving very differently.

If you would like to chat about what is happening in the Swale property market, or how these trends affect you, feel free to get in touch.

25/03/2026

1 in 8 Sittingbourne Homeowners Cut Their Asking Price

When you have had your property on the market for a while, many sellers eventually face the same difficult decision: whether their asking price needs adjusting to reignite buyer interest.

The reason why, over the past few years, the number of homes available across the ME9 and ME10 postcodes has increased significantly.

In February 2021 there were around 582 properties for sale. By February 2026 that figure had climbed to 854.

With so many more homes competing for Sittingbourne buyers’ attention, pricing strategy has become one of the most important factors in achieving a successful sale.

Understanding How Sittingbourne Buyers Search

Most buyers begin their search on the major property portals such as Rightmove, Zoopla, and OnTheMarket.

These platforms organise properties into price bands that buyers use to filter their searches.

For example, a home priced at £500,000 instead of £499,950 may appear in two different search brackets: £475k to £500k and £500k to £525k. That small difference can dramatically increase visibility by putting the property in front of a larger pool of potential buyers.

Why the Size of a Price Reduction Matters

If a property has been on the market for a while, reducing the price can often bring it back into buyers' focus.

However, the size of that reduction is important.

On Rightmove and OnTheMarket, a property usually needs a minimum reduction of around 2% before it triggers new alerts to buyers who have saved searches. On Zoopla, the threshold is typically around 3%.

That small adjustment can push a listing back into email notifications and search results, putting it in front of fresh buyers who may not have seen it previously.

What the Property Market Data Shows in Sittingbourne

Recently several local homeowners have commented that they seem to be seeing more properties reduce their prices than they did a few years ago. The data broadly supports that observation.

In 2021, Sittingbourne averaged around 37 price reductions per month. Today that number has risen to 108 each month.

Yet this increase is largely explained by the fact that there are simply more homes available for sale. Over the last 5 years, the proportion of homes that have reduced their prices has remained relatively stable.

Across the last 5 years, 1 in every 7.9 Sittingbourne homes (12.71%) reduced their asking price each month.

In other words, price reductions are not necessarily becoming dramatically more common. There are simply more properties competing in the marketplace.

Sittingbourne Price Reduction Trends

• 37 of the 455 properties each month in Sittingbourne during 2021 reduced their asking prices, an overall reduction rate of 7.9%

• 50 of the 466 properties each month in Sittingbourne during 2022 reduced their asking prices, an overall reduction rate of 10.3%

• 111 of the 753 properties each month in Sittingbourne during 2023 reduced their asking prices, an overall reduction rate of 14.7%

• 123 of the 865 properties each month in Sittingbourne during 2024 reduced their asking prices, an overall reduction rate of 14.2%

• 110 of the 850 properties each month in Sittingbourne during 2025 reduced their asking prices, an overall reduction rate of 12.8%

• 108 of the 838 properties each month in Sittingbourne during 2026 reduced their asking prices, an overall reduction rate of 12.9%

The underlying lesson is clear. In a busier market, pricing correctly from the outset becomes even more important.

Getting the Price Right from Day One for Your Sittingbourne Home

Homes that launch at an ambitious price often struggle to generate early momentum. When interest in your home is slow, sellers are usually forced to make larger reductions later. By contrast, homes priced sensibly from the beginning tend to generate stronger early demand, more viewings and often achieve offers faster. The reason is simple. Every property has a window where it attracts the greatest level of buyer attention, and that window is usually in the first few weeks of marketing.

The data behind this is quite revealing.

Analysis of millions of UK property transactions, using information from sources including Twenty EA, Rightmove, Denton House Research and other industry datasets, shows that only 53.5% of homes that come onto the market actually go on to sell. In other words, only about one in two homeowners who list their property ultimately move, with the rest withdrawing unsold.

Pricing also influences how smoothly the process runs. Properties that are realistically priced from day one, and therefore do not need a price reduction, are around 135% more likely to achieve a sale than homes that later need their asking price adjusted. They also tend to sell in roughly a third of the time and are around half as likely to fall through once a sale is agreed.

Momentum fades quickly. If a property has not sold by week 12, it has historically had only around a 14.5% chance of selling at all. By that stage, many buyers assume there is something wrong with the property, even when that isn’t the case.

Another interesting statistic is how close homes sell to their final asking price (not the original asking price but the asking price before the sale was agreed). Since 2001, analysing the 20+ million homes sold in the UK, those homes achieved between 0.9% and 1.3% below their final asking price. In other words, once a property is priced correctly in the market, the eventual sale price is usually very close to the last advertised figure.

This is why early pricing decisions matter so much.

Some sellers prefer to “test the market” with a higher figure. There is nothing inherently wrong with that strategy, provided it is handled quickly and pragmatically. If interest is slower than expected, a timely price review within the first two to three weeks will help keep the property competitive while buyer interest remains strong.

Waiting several months before adjusting the price can be far more damaging. By then, the listing has often lost its sense of freshness, and many active buyers have already moved on.

For Sittingbourne homeowners who have already been on the market for a while, this is not about dwelling on the past. Markets shift, competition increases, and sometimes the price simply needs to be repositioned to match current buyer demand. The key is acting decisively rather than slowly.

In most cases, an early realistic price protects both the seller’s momentum and their equity, while delayed adjustments tend to prolong the process and reduce the chances of a successful move.

My Message to All Sittingbourne Homeowners

The Sittingbourne housing market remains active, but buyers today have far more choice than they did a few years ago.

In this environment, realistic pricing and flexibility are key to achieving a sale. If you are already on the market and unsure whether your asking price is helping or hindering your chances of selling, or you are thinking about moving and want to understand where your property sits in the current Sittingbourne market, it can be useful to have an open conversation about the numbers.

Whether you are a Sittingbourne homeowner, wondering what to put your home on the market for, or you’re on the market with another agent and wondering where you stand in the marketplace, feel free to give me a no obligation phone call or send me a direct message.

20/03/2026

Swale’s Homes & Their Hidden History

We often discuss the Swale property market through house prices.

Yet long before price comes a home’s character. And long before its character comes its age.

Every town or city has its own housing fingerprint. Not just streets and postcodes, but a layered history of building booms, social change, and shifting design. Faversham is no different.

Swale has 61,491 homes, according to the Valuation Office. Breaking them down by period built reveals a pattern that becomes even more interesting when compared to the national picture.

Pre-1919

In Swale, 13,146 homes were built before 1919. That represents 21.4% of the housing stock.

Nationally, 22.9% of homes fall into this pre-1919 bracket.

In the towns and cities, these are the Victorian and Edwardian properties. Terraces sit near town centres. Streets were shaped by industrial expansion and agricultural heritage. They tend to form the historic heart of an area. The Georgian homes bring high ceilings and large windows, whilst the Victorian red brick terraced homes with their solid walls and slate roofs, often need ongoing maintenance.

1919 to 1939

Swale has 6,463 interwar homes, accounting for 10.5% of its housing.

Across the UK, 15.4% of homes were built during those same years.

The interwar period was defined by suburban growth. Semi-detached homes with circular bay windows and large gardens built on tree-lined avenues were the popular choice. A shift towards owner occupation and planned estates. In some areas, this era accounts for a substantial share of the housing stock. In others, it plays a more modest role.

These homes still sit in established neighbourhoods reflecting their era.

1945 to 1964

In Swale, 11,260 homes were built in the immediate post-war years. That is 18.3% of the total.

Nationally, 15.3% of homes were built between 1945 and 1964.

Britain faced a severe housing crisis with over a million homes destroyed and many more damaged. This led to a period of intense, government controlled "rationing" of housing until 1954, during which materials were limited and new builds were restricted to public, low-density, or temporary structures. It was only from 1954 that private builders began building en masse, after rationing ended. The semi-detached home was still the home of choice, often with generous plots yet a more straightforward ‘plainer’ design (when compared to pre-war semis). Over the decades, many have been extended, remodelled and modernised.

Comparing local and national proportions highlights the distinct ways each area experienced post-war expansion, emphasising the contrasts between their growth patterns.

1965 to 1980

12,509 Swale homes were built in the late 1960s and 1970s, comprising 20.3% of the housing stock.

Across the UK, 17.7% of homes date from this period.

The late sixties and seventies reshaped many communities. Estate building accelerated. Layouts evolved. Garages became standard. Cul-de-sacs and suburban sprawl became familiar features. In some local authorities around the UK, this era forms the backbone of modern housing supply. In others, it plays a smaller part.

1981 to 2002

Between 1981-2002, 8,740 homes were built in our local authority ... 14.2% of the housing stock.

Nationally, the figure stands at 15.6%.

These homes are seen as established but still modern by many buyers. Double glazing and cavity wall insulation became standard. Building standards improved. Layouts began to match modern living. These homes balance space and efficiency.

2003 to Today

Since 2003, Swale has added 9,373 homes. That is 15.2% of its housing stock.

Nationally, 13.3% of homes fall into this post millennium bracket.

These are the most recent developments. Built under tighter regulations. Designed with improved energy efficiency in mind. Often shaped by modern buyer expectations around kitchens, bathrooms and open plan living, yet at the expense of larger gardens.

Why Ageing Property Matters

Understanding the age profile of an area helps explain more than you might think.

Age shapes maintenance needs. It influences energy performance. It affects layout, garden size, and parking. It also shapes how buyers see certain streets or estates.

Most importantly, it gives context.

Swale is not defined by just one building era. It is defined by many. When you compare each age band with the national average, you see how unique the local housing really is.

If you ever wonder where your home fits in this story, or how the housing mix shapes today’s market, I am happy to discuss it with you.

After all, property is not just about price.

It is about place, history and the layers that built it.

20/03/2026

ouse prices across the UK have risen over the last 20 years, but the story is far from uniform.

From London and the South East, where growth has been strongest, to the South West and Northern Ireland, and across the Midlands, East Anglia, Wales and Scotland, every region has followed its own path. Even within England, areas such as the North West, Yorkshire and the Humber, and the North East have moved at a different pace, shaped by local demand, affordability and economic factors.

What this shows is simple.

There is no single “UK property market”. There are hundreds of local markets, all behaving slightly differently.

For homeowners, that matters more than ever.

Because the value of your home is not set by national headlines or what you originally paid. It is driven by what buyers in your immediate area are prepared to pay today, based on supply, demand and how your home compares to others currently on the market.

That is why two similar homes, even on the same street, can achieve very different outcomes depending on the choice of agent, pricing, presentation and timing.

If you would like a clearer picture of where your home sits within our local property market, and what it could realistically achieve, feel free to get in touch for a no obligation, up to date valuation.

11/03/2026

The Myth of the “Kind” Sittingbourne Landlord.

Many Sittingbourne rental problems do not start with bad landlords or difficult tenants.

In Sittingbourne, as in many towns across the country, they usually start with good intentions and silence. Silence about rent reviews. Silence about maintenance. Silence about what happens when life changes.

Let me give you a scenario I see more often than people realise.

It’s a story of a tenant who moved into a two-bedroom terraced house in Sittingbourne in 2016. At the time, the rent was a very fair £900 per calendar month. It reflected the market, the condition of the home, and the local demand. Both landlord and tenant felt comfortable with the arrangement and the relationship was positive from day one.

By 2020, the monthly rent was still at £940, with the market rate sitting at £934. Two years later (2022), the landlord had increased the rent to £965 , yet the market rent was now at £1,066. In 2025, the rent was now £1,015, yet the market rent was £1,200, meaning there was a difference of £185 per month between the rent being paid and the market rent.

From the Sittingbourne landlord’s perspective, this rarely feels like a mistake at the time. The tenant pays reliably. They look after the home. There are no voids, no advertising costs, no awkward conversations. Increasing the rent feels uncomfortable, especially when the tenant has been loyal. Many landlords convince themselves they are doing the right thing by leaving things as they are.

From the tenant’s side, stability is everything. They built their household budget around that rent. Children settle into local schools. The house becomes a home rather than just a rental. They may notice the kitchen is dated or the bathroom could do with attention, but the rent feels fair for what they are getting, so they do not push too hard.

This is where the slow drift begins.

Rents in Sittingbourne since 2016 had risen by 27.7%, yet the landlord had only increased them by 8.0% ...

… and because the rent no longer reflected the market, the property often stops receiving the level of investment it should. Small maintenance jobs get postponed. Bigger improvements are quietly shelved. Neither party feels quite justified in demanding more, because the arrangement has become unspoken and informal. The low rent becomes part of the compromise.

Then something changes.

The landlord’s circumstances change. It might be retirement, a change in job, a separation, or simply the need to release capital. The decision is made to sell. On paper, the property should be worth a certain figure. Though, with a sitting tenant paying £185 per month below market rent, the property will have a suppressed yield and, because the property needs cosmetic work, will not achieve the same price as one producing full market rent.

The Sittingbourne landlord now faces options they never planned for.

One option is to push the rent up sharply to improve the figures to improve the value of the buy-to-let home. Another option is to remove the tenant to sell vacant. Yet most landlords hesitate, hoping the problem will resolve itself. Eventually, pressure wins and the property goes onto the market at a discounted price (with a sitting tenant) and sells for less than it should have done.

At this point, the tenant believes they are out of the woods, yet nothing could be further from the truth.

The new landlord owner doesn’t have the emotional connection with that tenant, so brings the rent up themselves to a market level. When the rental increase lands, the jump can be by many hundreds of pounds a month. For a tenant who has shaped their life around the previous rent, this can be unmanageable and shocking.

What follows is rarely smooth. Negotiations fail. Notices are served. Stress levels rise. In the worst cases, it ends with legal action and forced moves. Nobody feels good about it, yet everyone feels trapped by decisions made years earlier by the first landlord.

The uncomfortable truth for both Sittingbourne landlords and tenants is that regular, modest rent reviews are usually the kindest option over time for everyone. Gradual increases allow tenants to adapt. Fair market rents allow Sittingbourne landlords to maintain properties properly. Most importantly, they reduce the likelihood of sudden sales that trigger upheaval for everyone involved.

This is not about squeezing tenants or defending bad practice. It is about recognising that pretending the market does not exist does not protect people, it just delays the consequences. Slow, predictable change is far easier to live with than sudden shocks.

Sometimes, what looks like fairness in the moment quietly plants the seeds of a crisis years down the line.

If you are a ‘kind’ Sittingbourne landlord and manage the home yourself, and what I have said rings an alarm bell for you then, if you would like some free advice and my opinion, let’s have an informal chat in the coming weeks?

For everyone else, these are my thoughts, what are yours?

11/03/2026

NEW ON THE MARKET
Bromstone Road, Broadstairs
£1,850 pcm

This four/five bedroom semi-detached chalet bungalow offers a delightful blend of modern living and traditional comfort.

The heart of the home features an open plan living, dining, and kitchen area, which is both light and spacious. This contemporary design seamlessly connects to the garden, creating a perfect setting for gatherings or quiet evenings outdoors. Two further reception rooms provide break out space when required.

Two modern bathrooms, both bright and airy, add to the convenience of this home, catering to the demands of family life.

There is parking available for two cars, a valuable asset in this desirable location. The enclosed garden is easily maintained, providing a lovely outdoor space for children to play or for adults to unwind.

Situated conveniently close to local primary schools and various amenities, this property is perfectly positioned for families seeking a vibrant community.

The property is available on a 12 month let, upto 2 pets considered, sorry no smokers. Applicants will require a minimum household income of £55,500 for rent affordability checks.

10/03/2026

Oil Prices, Mortgages Rates and the UK Property Market

Someone asked me today what impact the situation involving Iran might have on the UK property market. The main area to watch is interest rates.

Over the past six months, mortgage markets had been gradually improving. Swap rates, which largely determine the cost for lenders to offer fixed rate mortgages, had been trending downwards. That allowed lenders to slowly reduce mortgage rates and helped support buyer confidence across the housing market.

However, in the last seven days we have seen a slight change.

Following the escalation of conflict involving Iran, global oil prices have risen. Higher energy costs can feed into inflation because fuel, transport and production costs increase across the wider economy.
When inflation risks rise, financial markets often assume central banks may need to keep interest rates a little higher for longer in order to keep inflation under control. Those expectations quickly influence swap rates, which are the funding benchmark lenders use when pricing fixed rate mortgages. When swap rates move up, mortgage rates can follow.

Five year swap rates have risen by around 0.2% over the last seven days (from 3.9% a week ago to 4.1%) and are now back to levels last seen in March 2025. While that might sound significant, they are still a third lower than the levels seen in the summer of 2023 (Swap rates today 4.1% vs 5.3% in June 2023) .

As a result, some lenders have already nudged their five-year mortgage rates up by 0.1% to 0.2%. On a £200,000 mortgage, a 0.2% increase would equate to £33 per month.
The housing market itself continues to function well. 25,603 homes sold last week in the UK, 5.13% higher than the 2026 weekly average. Buyers are still buying and homes are still selling. The recent movement in swap rates does not fundamentally change the direction of the property market.

What it does highlight, however, is something that has always been true.

Pricing realism remains important.
Across the long term, the data shows that only 53.5% of homes that come onto the market go on to sell. The difference between those that sell and those that sit unsold is very often pricing.
Homes launched with realistic, evidence based asking prices attract viewings and offers. Homes that come to market with expectations that stretch beyond the current market conditions can take longer to find a buyer. So, while the housing market remains active, sensible pricing remains the key factor in ensuring a successful move.

Homes that are priced correctly continue to sell well, while those chasing yesterday’s market often take longer to find their buyer.

06/03/2026

The age of a home tells a story. Not just about bricks and mortar, but about construction standards, buyer expectations, maintenance costs and ultimately value.

Across the UK, just under a quarter of homes were built before 1919. These properties, often Victorian and Edwardian, remain a significant part of our housing stock. They bring character, generous proportions and period features, yet can also present challenges around insulation, layout and ongoing upkeep.

Move forward through the decades and you see the impact of social change and government policy. Interwar housing, post war rebuilding and the housebuilding boom of the 1960s and 1970s together account for a substantial share of what we sell today. Many of these homes were built quickly to meet demand, yet they often offer strong fundamentals, sensible room sizes and established plots.

Properties built from the 1980s onwards represent a slightly smaller slice of the national mix. These tend to offer more modern layouts, improved energy efficiency and lower immediate maintenance, which can appeal strongly to first time buyers and downsizers alike.

What matters locally, however, is that every town and city has its own profile. Some areas are dominated by pre 1919 terraces. Others are largely post-war estates. Some commuter belts have seen significant development since 2000, while historic market towns may have very little modern stock at all.

For sellers, understanding this mix is crucial. Your home is not judged in isolation; it is judged against the competing stock in your specific local market. For buyers, it helps explain pricing, energy performance and future investment requirements.

This is where detailed local knowledge of Sittingbourne makes a difference. Knowing how your property fits within the age profile of our town enables more accurate pricing, sharper marketing and better-informed decisions for everyone involved.

04/03/2026

Why Sittingbourne’s Higher-Priced Homes Are Facing Tougher Selling Odds in 2026

When most homeowners decide to put their Sittingbourne home on the market, they assume one thing.

The chances their home will sell are very good.

After all, why wouldn’t it? You ask an estate agent to place your home on the market, the board goes up, pictures of your home appear on the portals and viewings subsequently get booked and offers made.

Except it is not. Looking at every Sittingbourne estate agent…

Over the last two years, the chances of selling your
Sittingbourne home and moving have been 47.9%

The remaining 52.1% of homes failed to sell, withdrawing from the market unsold.
(Sittingbourne ME9/10).

And those chances vary immensely, property to property.

Whether you end up selling your home or not practically always comes down to two things.

1. The marketing of your home.
2. The pricing of your home.

I have spoken many times recently in previous blog posts about marketing, so for this article I wish to focus on your pricing strategy. Every Sittingbourne home is unique. Its layout, type, condition, price band, location, presentation and even timing all go together to make a difference. Let me share with you what I found about the Sittingbourne property market and the chances of getting your home sold (and moved), split down by price band and type.

So, I have looked at the data for every Sittingbourne property that has left every Sittingbourne estate agent’s book over the last two years. Then calculated how many have successfully sold (and exchanged and completed) versus how many were withdrawn and never sold.

The results are eye opening.

The Sittingbourne Selling Odds by Price Bracket

• Up to £300k: 1,188 Sittingbourne homes sold & moved, 1,013 unsold & withdrawn. 53.9% success rate.
• £300k to £700k: 1,085 Sittingbourne homes sold & moved, 1,282 unsold & withdrawn. 45.8% success rate.
• £700k+: 98 Sittingbourne homes sold & moved, 175 unsold & withdrawn. 35.9% success rate.
So, as asking prices increase, the odds of selling your home fall.
The Sittingbourne Selling Odds by Type
• Bungalows: 54.0% success rate.
• Houses: 47.6% success rate.
• Apartments/flats: 51.4% success rate.
• Others (character property/building plots/mobile homes/retirement homes): 28.1% success rate.

Why Do Higher-Priced Sittingbourne Homes Find It Harder to Sell?

As property values rise, the number of potential buyers naturally reduces. The market becomes thinner at the top end. There are fewer proceedable purchasers, affordability pressures intensify and mortgage lending criteria become more demanding. Even financially comfortable buyers tend to exercise greater caution when borrowing costs are elevated.

Beyond simple affordability, higher value homes are often more complex to price accurately. Comparable evidence is usually more limited, and properties differ more widely in specification, layout and location. This makes precise positioning more difficult and increases the risk of misjudging the market.

There is also a behavioural factor. Some agents understandably value the visibility that prestige homes bring to their portfolio. However, the desire to secure an impressive instruction can sometimes lead to optimistic pricing. At higher price points, even a relatively small degree of overvaluation can significantly reduce early interest. In many cases, overpricing becomes the most significant obstacle to securing a sale.

The Risks Attached to Overpricing

During the unusually buoyant conditions of 2021, many sellers were able to achieve ambitious asking prices. Demand outstripped supply, borrowing was inexpensive and buyers were competing strongly.

Those conditions no longer apply.

In today’s Sittingbourne market, pricing above the level buyers perceive as fair is one of the most reliable ways to see a property withdraw unsold. Once initial momentum is lost, subsequent reductions often struggle to recreate urgency. Buyers may question why the home has not already sold, and confidence can quietly diminish. The data suggests that this pattern is particularly evident in certain higher price brackets.

The Role of the Estate Agent

A common misconception among Sittingbourne sellers is that asking price equates to value. In reality the value is defined not by what you, your neighbour or best friend thinks it’s worth, but only by what a committed ready, willing and able buyer is prepared to pay.

Attracting that buyer requires more than online portal exposure. In current market conditions, three factors are especially important.

First, setting a price that aligns with comparable evidence and buyer expectations from the outset. Second, carefully qualifying prospective purchasers to ensure they are financially and procedurally ready. Third, managing negotiations firmly and guiding the transaction all the way through to exchange and completion.

Experienced Sittingbourne agents recognise that buyer psychology plays a central role. They balance optimism with realism, maintain communication throughout the process and aim to create competitive tension where possible rather than relying solely on passive interest.

Interpreting the Saleability Statistics on the Sittingbourne Market

Every Sittingbourne property is individual. Location, presentation, condition and timing all influence outcomes. The figures discussed reflect broad trends rather than predictions for any specific home.

Some Sittingbourne properties will outperform the averages. Others may struggle despite strong presentation. The critical point is not simply to be aware of the statistics, but to understand how they relate to your own circumstances and price bracket.

A More Useful Question for Sittingbourne Sellers

Instead of asking, “What price would I like to achieve?”, Sittingbourne homeowners might consider a more practical question: “What pricing strategy gives me the strongest chance of completing my move?”

Very few people put their home on the market with the intention of testing it indefinitely. The objective is to exchange contracts, complete and get you moved on to the next stage.

Pricing remains the single most significant variable within a seller’s control. The decision made at launch can either build momentum or quietly restrict it.

It is also important to remember that the financial outcome of moving is determined not solely by the sale price achieved, but by the relationship between that figure and the cost of the onward purchase. The true cost of moving lies in the gap between the two transactions, not in the headline price alone.

That broader perspective is often overlooked when decisions are made at the outset of a sale.

These are our thoughts; do you have anything to add to them?

George Webb Finn LLP

07/04/2026

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