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  • 3620 9 Street SW in Calgary: Elbow Park Detached for sale : MLS®# A2323229

    3620 9 Street SW Elbow Park Calgary T2T 3C7
    Main Photo: 3620 9 Street SW in Calgary: Elbow Park Detached for sale : MLS®# A2323229
    $1,700,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2323229
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    1,310 sq. ft.
    Set on a coveted 50' x 120' lot on one of Elbow Park's most desirable streets, this charming 4-bedroom, 4-bathroom bungalow offers timeless character and exceptional space in one of Calgary's most established inner-city communities. Step inside to a layout that balances classic bungalow charm with everyday function, offering generous principal rooms and comfortable, well-proportioned bedrooms throughout. With 4 bedrooms and 4 bathrooms, this home is ideally suited to empty nesters looking to downsize without compromise, or a small family seeking a manageable, character-filled home in one of Calgary's most established communities. Outside, the backyard is made for Calgary summers — an amazing composite deck creates the perfect space for entertaining, morning coffee, or simply relaxing on a beautifully sized lot with room to spare. A standout feature for any homeowner: the garage comes complete with custom-built cabinets, offering exceptional organization and storage for tools, sporting equipment, and seasonal gear. Tucked into the heart of Elbow Park, this address puts you minutes from the Elbow River pathways, Glencoe Club, top-ranked schools, and the boutiques, cafes, and restaurants of 4th Street SW — all while being just a short drive to downtown Calgary. Opportunities on this street don't come up often. Whether you renovate, build new, or move in and enjoy it as-is, this is your chance to plant roots in one of the city's most prestigious communities. More details
    Listed by RE/MAX First
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  • 1 1523 28 Avenue SW in Calgary: South Calgary Row/Townhouse for sale : MLS®# A2309897

    1 1523 28 Avenue SW South Calgary Calgary T2T 1J3
    SOLD OVER THE LISTING PRICE!
    Main Photo: 1 1523 28 Avenue SW in Calgary: South Calgary Row/Townhouse for sale : MLS®# A2309897
    $705,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2309897
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,477 sq. ft.
    This contemporary and stylish 3 bedroom and 3.5 bath townhouse is loaded with quality, custom touches. The decor is crisp and clean with ceiling height, high gloss kitchen cabinetry, stainless Fisher Paykel stove & refridgerator plus Bosch dishwasher (2025), stone countertops, hardwood flooring, 10-foot smooth finish ceilings on main floor, floor to ceiling tiled wall with gas fireplace, fresh paint, built-in speakers, sleek lighting & plumbing fixtures plus air conditioning. Throughout three levels, there is a feeling of spaciousness with abundant windows. The large primary bedroom suite easily accommodates a king bed with an adjacent walk-in closet and 5 piece ensuite bath with heated tile floors & steam shower. There is the convenience of upper laundry with new washer & dryer (2026) and second bedroom with 4 piece ensuite bathroom. The basement is fully finished with a new furnace in 2025, built-in bench and full wall of custom shelving, four piece bath and a bedroom with walk-in closet .The private & gated, stamped concrete front patio provides ample space for BBQ's and outdoor lounging. A space in the detached garage provides parking for one vehicle. A unit in this boutique collection of four townhomes is ideally to suited singles, couples, or first time buyers who want a low maintenance lifestyle in a vibrant, close-in neighbourhood with extensive amenities. More details
    Listed by Calgary West Realty
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  • 2124B 52 Avenue SW in Calgary: North Glenmore Park Semi Detached (Half Duplex) for sale : MLS®# A2322926

    2124B 52 Avenue SW North Glenmore Park Calgary T3E 1K3
    Main Photo: 2124B 52 Avenue SW in Calgary: North Glenmore Park Semi Detached (Half Duplex) for sale : MLS®# A2322926
    $602,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2322926
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    962 sq. ft.
    Welcome to this beautifully maintained and extensively updated duplex in the highly sought-after community of North Glenmore Park. Offering 4 bedrooms, 2 full bathrooms, and an illegal basement suite with a separate walk-up entrance, this property presents an exceptional opportunity for homeowners, investors, or those seeking mortgage-helping income potential. Pride of ownership is evident throughout, with substantial upgrades completed over the years. The exterior has been thoughtfully improved with a new 48" x 117' concrete sidewalk, updated front deck railings and privacy wall, fresh front exterior paint and trim, new screen door, updated exterior lighting, upgraded fencing and gates, and most windows replaced. The detached garage has also seen significant improvements, including a new roof, siding, eavestroughs with leaf guards, automatic garage door, man door, shelving, and updated firewall. The home offers excellent long-term value with major mechanical updates including the furnace, central air conditioning, hot water tank, electrical panel, and a built-in security system. The roof has been professionally inspected and confirmed to be in good condition, and regular maintenance has been completed over the years, including upkeep of exterior roof vents and sealing where required. Inside, the upper level has been extensively renovated with updated flooring, fresh paint, newer carpet throughout the living room, hallways, and bedrooms, modern light fixtures, renovated bathroom vanity, countertop, faucet and shower, updated kitchen countertops, backsplash, sink, faucet, stove, dishwasher, and laundry appliances. The lower level offers additional living space and income potential with a fully developed illegal suite featuring a newer dishwasher, laundry unit, kitchen faucet, and updated bedroom ceiling. Outside, the yard has been enhanced with landscaping improvements including removal of old fencing, grading and leveling of the front and rear yards, new grass, a patio area, and professionally maintained mature trees. The private backyard, deck, and detached garage create an ideal setting for relaxing, entertaining, and enjoying the outdoors. Located on a quiet street in one of Calgary's most desirable inner-city communities, this home is close to schools, parks, pathways, shopping, transit, Mount Royal University, and all the amenities North Glenmore Park has to offer. A rare opportunity to own a move-in-ready property with extensive updates, income potential, and exceptional pride of ownership throughout. More details
    Listed by LPT Realty
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  • 2 3712 16 Street SW in Calgary: Altadore Row/Townhouse for sale : MLS®# A2315904

    2 3712 16 Street SW Altadore Calgary T2T 4H2
    Main Photo: 2 3712 16 Street SW in Calgary: Altadore Row/Townhouse for sale : MLS®# A2315904
    $670,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2315904
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,804 sq. ft.
    Welcome to this stylish 2008 three-storey townhome in sought-after Altadore, offering roughly 1,800 sq. ft. of well-designed living space just steps from Marda Loop, River Park, and Sandy Beach. Enjoy the ultimate inner-city lifestyle with walkable restaurants, coffee shops, fitness studios, local shops, transit, and quick access to downtown. The main floor features an open layout with 9’ ceilings, hardwood floors, a gas fireplace with built-ins, a computer nook, and a modern kitchen with quartz counters, stainless steel appliances, gas stove, sleek cabinetry, and an island/eating bar. The second level includes two generous bedrooms including a primary retreat with walk-in closet and ensuite, plus upper laundry and a full bath. The vaulted third floor is a highlight: bright, spacious, and complete with a wet bar and full ensuite, making it ideal as a second primary bedroom, guest space, office, studio, or private flex area. This dual-suite setup offers excellent versatility for roommates, investors, extended family, or anyone wanting extra separation. An unfinished basement provides future potential, while the private patio/yard, single detached garage, and central A/C add everyday convenience. A fantastic opportunity to enjoy the energy and amenities of Marda Loop while staying minutes from Calgary’s downtown core. More details
    Listed by RE/MAX Real Estate (Mountain View)
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  • 1908 30 Avenue SW in Calgary: South Calgary Detached for sale : MLS®# A2325004

    1908 30 Avenue SW South Calgary Calgary T2T 1P9
    Main Photo: 1908 30 Avenue SW in Calgary: South Calgary Detached for sale : MLS®# A2325004
    $770,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2325004
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,549 sq. ft.
    Welcome to this beautifully maintained 3-bedroom, 2-bathroom home in the highly sought-after community of South Calgary. Bright, inviting, and impeccably cared for, this home offers a warm and functional layout that's perfect for everyday living and entertaining. The sun-filled living and dining areas feature beautiful hardwood flooring and flow seamlessly into the well-appointed kitchen, complete with a cozy breakfast nook. Cabinets are custom made and provides you with plenty of space for storage. There is also the convenience of a main floor laundry room with a private powder room. Step outside onto the spacious deck, where you'll enjoy a private outdoor retreat surrounded by mature trees and low-maintenance landscaping—an ideal setting for relaxing or hosting family and friends. This charming home combines comfort, style, and an exceptional location, making it a wonderful opportunity to enjoy everything South Calgary has to offer. The upper level offers two spacious bedrooms; the primary bedrooms features a private balcony that overlooks the patio space below. A flex room is also featured on this level with a skylight; do as you please by making it into an office or reading room. Basement development includes a huge family room with a cozy fireplace, a large third bedroom and a 3 piece bathroom. Major upgrades and improvements includes a high efficiency furnace with central air conditioning, upgraded attic insulation, a new front walkway was installed in 2024. This wonderful home is conveniently located close to vibrant Marda Loop, South Calgary Community Association, River Park, excellent schools, shopping, public transit & just minutes into downtown and the ever popular 17th Ave. district. Don't miss out on this fabulous opportunity; call for your private viewing today. More details
    Listed by RE/MAX Real Estate (Mountain View)
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  • 408 1730 5A Street SW in Calgary: Cliff Bungalow Apartment for sale : MLS®# A2319001

    408 1730 5A Street SW Cliff Bungalow Calgary T2S 2E9
    Main Photo: 408 1730 5A Street SW in Calgary: Cliff Bungalow Apartment for sale : MLS®# A2319001
    $524,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2319001
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,407 sq. ft.
    ***INCREDIBLE NEW PRICE*** Experience elevated inner-city living in this exceptional southwest corner penthouse at Tweed. Perfectly positioned at the front of the building, this stunning residence captures sweeping views from the Beltline to Mount Royal and offers one of the most desirable layouts in the complex. Designed with modern elegance in mind, the open-concept floor plan features NEW white oak hardwood flooring throughout and an abundance of natural light. The inviting living room showcases a cozy fireplace and seamless balcony access,. The thoughtfully designed kitchen is ideal for entertaining, complete with stainless steel appliances, timeless shaker-style cabinetry, a large central island, and an extended breakfast bar for casual seating. The dramatic dining area is highlighted by impressive double-height ceilings that create a bright and airy atmosphere. The spacious primary retreat easily accommodates a king-sized bed and offers large windows, a walk-through closet, and a beautifully appointed 4-piece ensuite with a double vanity and a walk-in shower. A generous second bedroom is conveniently located beside a dual-access 4-piece bathroom, perfect for guests or roommates. Upstairs, the versatile loft provides the perfect flex space for a home office, media room, or fitness area, with direct access to an expansive private rooftop terrace. Additional features include the best parking stall in the building — extra wide, located right next to the elevator, and equipped with an EV charger — along with two storage lockers, in-suite laundry, air conditioning, and custom window coverings. This concrete and steel building (no PTC) is ideally situated on a beautiful elm-lined street just steps from 17th Avenue and a short walk to 4th Street, placing best restaurants, cafés, boutiques, fitness studios, and everyday amenities right outside your door. More details
    Listed by Century 21 Bamber Realty LTD.
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  • 81 Somme Manor SW in Calgary: Garrison Woods Semi Detached (Half Duplex) for sale : MLS®# A2323999

    81 Somme Manor SW Garrison Woods Calgary T2T 6J3
    SOLD OVER THE LISTING PRICE!
    Main Photo: 81 Somme Manor SW in Calgary: Garrison Woods Semi Detached (Half Duplex) for sale : MLS®# A2323999
    $779,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2323999
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,127 sq. ft.
    OPEN HOUSE- Saturday 12-2. Welcome to this beautifully maintained semi-detached home nestled on a quiet street in the highly sought-after community of Garrison Woods. Ideally located in the heart of Calgary's vibrant inner-city southwest, this desirable corner-lot property offers the perfect combination of style, comfort, and an unbeatable walkable lifestyle. Step inside to discover gleaming hardwood floors, an abundance of natural light, and a thoughtfully designed open-concept main floor. The spacious living room is anchored by a cozy gas fireplace, creating the perfect space to relax or entertain. The bright kitchen features stainless steel appliances, ample cabinetry, and an inviting layout that flows seamlessly into the dining area. Upstairs, you'll find two generous bedrooms, each with its own walk-in closet, including a spacious primary retreat complete with a private ensuite. A second full bathroom completes the upper level. The fully finished basement expands your living space with a large recreation room, an additional bedroom, a full bathroom, and a convenient laundry area—ideal for guests, a home office, or growing families. Outside, the west-facing backyard is a true highlight. Situated on a spacious corner lot, the oversized yard offers endless opportunities for entertaining, gardening, or simply enjoying sunny afternoons and warm summer evenings. For added peace of mind, the roof on both the house and detached garage was replaced in 2021. A double detached garage completes this exceptional property with plenty of room for parking and storage. Enjoy one of Calgary's most coveted inner-city locations, just steps from parks, schools, grocery stores, and some of the city's favourite local destinations, including Diner Deluxe, Annabelle's Kitchen & Lounge, and Village Ice Cream. With tree-lined streets, vibrant amenities, and easy access to Marda Loop, Altadore, and downtown, this home offers the very best of urban living. Don't miss this exceptional opportunity to own a move-in-ready home in one of Calgary's most desirable neighbourhoods. More details
    Listed by REMAX Innovations
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  • 21 1710 28 Avenue SW in Calgary: South Calgary Row/Townhouse for sale : MLS®# A2302452

    21 1710 28 Avenue SW South Calgary Calgary T2T 1J6
    Main Photo: 21 1710 28 Avenue SW in Calgary: South Calgary Row/Townhouse for sale : MLS®# A2302452
    $713,500
    Residential
    Status:
    Sold
    MLS® Num:
    A2302452
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,444 sq. ft.
    Experience contemporary style in this stunning 3-storey townhouse just steps from Marda Loop. The open-concept main floor features wide-plank flooring and a chef-inspired kitchen with quartz counters, a massive island, gas cooktop, and built-in wall oven. Upstairs, the primary retreat offers a custom walk-in closet and a spa-like 5-piece ensuite with a rain shower. The true showstopper is the private rooftop patio with city views—perfect for entertaining. Lower-level with bedroom/office space, attached garage, and designer finishes throughout. Unbeatable proximity to Calgary’s best shopping, dining, and downtown. Modern, functional, and move-in ready. Book your showing today! More details
    Listed by Century 21 Bamber Realty LTD.
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  • 17 616 24 Avenue SW in Calgary: Cliff Bungalow Apartment for sale : MLS®# A2320153

    17 616 24 Avenue SW Cliff Bungalow Calgary T2K 0K6
    Main Photo: 17 616 24 Avenue SW in Calgary: Cliff Bungalow Apartment for sale : MLS®# A2320153
    $349,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2320153
    Bedrooms:
    2
    Bathrooms:
    1
    Floor Area:
    953 sq. ft.
    Tucked quietly among the tree lined streets and historic character homes of coveted Cliff Bungalow, this rare two storey top floor residence feels like something pulled from the pages of a storybook amongst the tree tops. In a boutique and highly sought after building where opportunities are few and far between, these treasured homes are rarely offered to the market and are often held onto for years. Perfectly positioned in the heart of one of Calgary’s most beloved inner city neighbourhoods, you are surrounded by the charm and energy that make Cliff Bungalow so special. Step outside your door to boutique shops, cafés, bakeries, restaurants, pubs, fitness studios, grocery stores, salons, parks, pathways, the river, recreation facilities, transit, the CTrain, the Stampede Grounds, vibrant 17th Avenue and 4th Street - all woven together within a truly enchanting setting of mature trees and historic homes. Inside, this bright and beautifully laid out two storey TOP LEVEL jewel offers an atmosphere that is both warm and elevated. Sunlight pours throughout the home from both the south and north exposures, creating a space that feels airy and welcoming from morning until evening. The main level features an expansive living room anchored by a charming wood burning fireplace, creating the perfect backdrop for cozy evenings or entertaining guests. French doors lead outward to the spectacular south facing rooftop patio - a private outdoor retreat bathed in sunshine and surrounded by treetop views. The kitchen is thoughtfully positioned to capture beautiful north facing views toward downtown and features stainless steel appliances, generous natural light, and seamless flow into the dining area. A den on the main floor offers flexibility for a home office, reading room, or creative retreat. On the lower level, the home continues to impress with two inviting bedrooms, including a lovely primary bedroom complete with a walk in closet. The newly renovated four piece bathroom blends timeless style with spa-like modern comfort, while in suite laundry adds everyday convenience. Adding even further peace of mind and long term confidence, the building is constructed without post tension cables - a feature many buyers appreciate and seek out. Rarely does a home combine this level of charm, exclusivity, lifestyle, and location so effortlessly. This is more than just a condominium - it is a hidden inner city sanctuary in one of Calgary’s most iconic neighbourhoods. Don't wait to book your private showing today!!! More details
    Listed by eXp Realty
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  • 307 635 56 Avenue SW in Calgary: Windsor Park Apartment for sale : MLS®# A2318213

    307 635 56 Avenue SW Windsor Park Calgary T2V 0G9
    Main Photo: 307 635 56 Avenue SW in Calgary: Windsor Park Apartment for sale : MLS®# A2318213
    $153,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2318213
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    612 sq. ft.
    Spacious and well-maintained one-bedroom condo in a quiet 18+ building, ideally located in the desirable community of Windsor Park. Just a short walk to Chinook Centre, transit, restaurants, other amenities, and only a 10 minute drive to downtown, this third-floor unit offers both comfort and convenience. The functional layout features a maple kitchen, ceramic tile flooring throughout the kitchen, dining area, entrance, hallway, and bathroom, and a bright, open living room with patio doors leading to an oversized 24-foot balcony facing 56 Avenue. The large bedroom includes a closet organizer and plenty of space for additional furniture. One covered parking stall (#5) is included. An excellent opportunity for first-time buyers, investors, or those looking to downsize in a well-established neighbourhood close to everything you need. More details
    Listed by 2% Realty
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  • 4318 17 Street SW in Calgary: Altadore Semi Detached (Half Duplex) for sale : MLS®# A2315733

    4318 17 Street SW Altadore Calgary T2T 4P8
    Main Photo: 4318 17 Street SW in Calgary: Altadore Semi Detached (Half Duplex) for sale : MLS®# A2315733
    $1,250,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2315733
    Bedrooms:
    3
    Bathrooms:
    4
    Floor Area:
    1,958 sq. ft.
    ~CHECK OUT THE YOUTUBE VIDEO~ Welcome to 4318 17 Street SW, a stunning modern inner-city home in the heart of Altadore, one of Calgary’s most desirable luxury communities. Perfectly positioned near Marda Loop, River Park, Sandy Beach, Glenmore Athletic Park, Glenmore Reservoir, Altadore School, Rundle Academy, cafes, restaurants, shops, pathways, and off-leash parks, this home offers the lifestyle buyers are searching for in Altadore Calgary real estate. From the street, this home makes an unforgettable first impression. The contemporary exterior showcases clean architectural lines, a striking stone feature column, mature trees, professional landscaping, and a rare, beautifully designed front patio framed by a sleek wood privacy fence. This inviting outdoor space adds warmth, charm, and functionality, creating the perfect place to enjoy morning coffee, connect with neighbours, or unwind in one of Calgary’s most walkable inner-city neighbourhoods. Inside, the aesthetic is refined, bright, and effortlessly modern. Light hardwood flooring, crisp white walls, glass railings, recessed lighting, black accent fixtures, and warm wood details create a sophisticated yet comfortable feel throughout. The open-concept main floor is designed for both everyday living and elevated entertaining. The showpiece kitchen features high-gloss white cabinetry, a large waterfall-style island, premium built-in appliances, a gas cooktop, statement black pendant lighting, a wood-accent hood fan, sleek quartz-style surfaces, and a stylish coffee/bar station. The kitchen flows seamlessly into the dining area and living room, where large windows, soft natural light, and a modern fireplace feature wall create a calm and inviting space to gather. A dedicated front office overlooking the landscaped patio makes working from home feel inspiring and private. Upstairs, you’ll find two spacious bedrooms, both with ensuites, including an impressive primary retreat with a walk-in closet and private 5-piece ensuite. The fully developed lower level adds exceptional flexibility with a recreation room, bar area, gym, full bathroom, and storage. Offering approximately 2,645 sq. ft. of developed interior living space based on the iGUIDE floor plan, plus a detached garage, this Altadore home delivers the perfect blend of luxury design, thoughtful function, and unbeatable location. For buyers searching for a modern home for sale in Altadore Calgary, close to Marda Loop, River Park, Sandy Beach, schools, parks, and downtown Calgary, this is the one. More details
    Listed by Real Broker
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  • 2620 14A Street SW in Calgary: Bankview Detached for sale : MLS®# A2313825

    2620 14A Street SW Bankview Calgary T2T 3X7
    Main Photo: 2620 14A Street SW in Calgary: Bankview Detached for sale : MLS®# A2313825
    $1,300,000
    Residential
    Status:
    Sold
    MLS® Num:
    A2313825
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    4,310 sq. ft.
    A unique, and one of a kind home, featuring over 5500 square feet of crafted living space. Recently updated, this bright, spacious, contemporary home expresses Modern Elegance the moment you walk through the steel and glass 60" front door. The floorpan is thought provokingly perfect for a growing family, or multi generational living. All areas, and rooms are well planned, with excellent execution using only the highest quality finishings. Balconies and outdoor prace on every level including floor to ceiling windows , allowing natural light to flood all living areas. Some of the Highlights include, all new flooring on the main and upper leves. Solid Marble slab surround fireplace, enhanced by built-in custom cabinetry throughout. A dream chef inspired family kitchen, with custom Rational German white and walnut finished cabinetry. A huge granite island with a convenient attached walnut nook-table. A full Miele appliance package including two wall ovens, a speed oven, espresso machine, two 5 burner gas cooktops with hoodfans, and of course two dual fridge/freezers. All this within the main, and extended spice kitchens, offering a dual cooking option for the chef inspired cooks. This home will cater to the largest, discering family, and is perfect for entertaining, work from home, yet offers immence privacy on all four levels. Floor to ceiling windows in the dining room over look the private treed, and expansive backyard. Enjoy the upper levels by elevator or the glass railed mono-stringer staircase to the second family room and glass enclosed office. This level offers you two bedrooms, full bath and a spacious laundry room. The third level boasts a private sitting area within the master suite, three sided gas fireplace, his and her separate walk in closets, baby or den area, and two east and west facing balconies. Full spa ensuite with dual sinks, steam shower, and soaker tub. A fantastic third level sanctuary. The lower level features a wet bar and family room. A ful Gym option, large bedroom and full bath, plus a huge storage area. All floors serviced by an elevator for ease of access. Double attached garage with car lift option (overheight)and electric charger. Over 5500 square feet of space at a irreplaceable price, just steps to marda loop, parks, shopping, schools and the downtown core. Updates include a New roof, All new fresh paint, and new flooring. Builders own home with no expense spared. True inner city living without sacrificing space, luxury and location. More details
    Listed by RE/MAX Realty Professionals
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1-12/331
Data was last updated July 11, 2026 at 12:05 PM (UTC)
Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.