Are you looking to understand W12 8JH house prices? Here, we provide a detailed analysis of the latest sold house prices, trends over the years, and key statistics to help you gauge the real estate landscape in this Hammersmith and Fulham postcode.
For the location information and nearby amenities in the W12 8JH area, explore the W12 8JH Area information page.
For comprehensive crime statistics in the W12 8JH area, explore the W12 8JH Crime Rates page.
As per the latest sold houses in the W12 8JH postcode area, The average prices are as follows,
Below table and chart gives the average W12 8JH house prices and number of sold houses over the years. This helps understand the price trend over the years in this postcode.
Please note that this data is populated based on the sold houses data given by the Land Registry.
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2024 | £440,000 | £8,600 | 2 |
| 2023 | £509,500 | £8,942 | 6 |
| 2022 | £438,200 | £8,592 | 1 |
| 2020 | £480,000 | 1 | |
| 2019 | £624,750 | £9,828 | 2 |
| 2018 | £438,765 | £8,951 | 2 |
| 2017 | £344,983 | 3 | |
| 2016 | £852,500 | £10,000 | 2 |
| 2015 | £503,750 | £9,194 | 2 |
| 2014 | £478,333 | £7,686 | 6 |
| 2013 | £393,317 | £6,260 | 3 |
| 2012 | £358,635 | £6,471 | 2 |
| 2011 | £382,994 | £6,268 | 9 |
| 2010 | £310,000 | £6,457 | 2 |
| 2009 | £273,750 | £5,682 | 4 |
| 2007 | £307,033 | £4,800 | 3 |
| 2006 | £285,800 | £5,097 | 5 |
| 2005 | £229,000 | £4,580 | 1 |
| 2004 | £248,493 | £3,998 | 7 |
| 2003 | £207,300 | £3,554 | 10 |
| 2002 | £217,833 | £4,057 | 3 |
| 2001 | £206,300 | £3,779 | 5 |
| 2000 | £139,390 | £2,173 | 5 |
| 1999 | £129,508 | £2,356 | 6 |
| 1998 | £85,000 | £1,652 | 2 |
| 1997 | £87,000 | £1,388 | 3 |
| 1996 | £75,000 | £1,250 | 2 |
| 1995 | £49,250 | £98 | 2 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2016 | £1,990,000 | £8,503 | 2 |
| 2014 | £1,500,000 | £5,618 | 1 |
| 2000 | £417,475 | £5,030 | 2 |
| 1999 | £300,000 | 1 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2009 | £1,800,000 | £7,621 | 1 |
| 2005 | £950,000 | £4,022 | 1 |
| 2002 | £609,000 | £12,180 | 1 |
| 2000 | £500,000 | 1 | |
| 1999 | £315,000 | 1 | |
| 1997 | £75,000 | £1,540 | 1 |
| 1996 | £460,000 | £1,890 | 1 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2002 | £299,999 | £1,060 | 1 |
See the table below for more details on the sold house prices in the W12 8JH, Hammersmith and Fulham postcode.
| Address | Sold Date | Price | % Change |
|---|---|---|---|
| FIRST FLOOR FLAT, 32 ST STEPHENS AVENUEFlat, Leasehold | 27 Jun 2024 | £450,000 | -13.46% |
| 11 Mar 2016 | £520,000 | 48.57% | |
| 31 Jul 2013 | £350,000 | 56.95% | |
| 24 Sep 2004 | £223,000 | 82.04% | |
| 15 Sep 1999 | £122,500 | 88.46% | |
| 25 Mar 1996 | £65,000 | First Sale | |
| 26B ST STEPHENS AVENUEFlat, LeaseholdArea: 50 Sq.mtrAge: 1900-1929 | 25 Mar 2024 | £430,000 | 43.36% |
| 23 Jun 2011 | £299,950 | 19.98% | |
| 30 May 2006 | £250,000 | 29.53% | |
| 28 Jul 2003 | £193,000 | First Sale | |
| 2, 14 ST STEPHENS AVENUEFlat, Leasehold | 24 Aug 2023 | £517,000 | 106.80% |
| 01 Jul 2011 | £250,000 | First Sale | |
| FLAT BASEMENT, 34 ST STEPHENS AVENUEFlat, Leasehold | 10 May 2023 | £520,000 | -8.77% |
| 24 Feb 2017 | £570,000 | 47.18% | |
| 03 Aug 2012 | £387,270 | 37.33% | |
| 10 Jul 2006 | £282,000 | 50.00% | |
| 03 Dec 1999 | £188,000 | 13.94% | |
| 25 Jun 1999 | £165,000 | First Sale | |
| FLAT 2, 28 ST STEPHENS AVENUEFlat, LeaseholdArea: 51 Sq.mtrAge: 1900-1929 | 17 Mar 2023 | £440,000 | 2.33% |
| 13 Mar 2015 | £430,000 | First Sale | |
| 42B ST STEPHENS AVENUEFlat, LeaseholdArea: 51 Sq.mtrAge: before 1900 | 21 Feb 2022 | £438,200 | 77.05% |
| 18 Jun 2004 | £247,500 | 37.50% | |
| 02 Jul 2003 | £180,000 | First Sale | |
| FLAT 4, 28 ST STEPHENS AVENUEFlat, Leasehold | 05 Aug 2020 | £480,000 | 464.71% |
| 28 Feb 1996 | £85,000 | First Sale | |
| LOWER GROUND FLOOR FLAT, 44 ST STEPHENS AVENUEFlat, Leasehold | 21 Oct 2019 | £679,500 | 35.91% |
| 29 Apr 2013 | £499,950 | 42.84% | |
| 27 Jul 2009 | £350,000 | 14.75% | |
| 10 Aug 2004 | £305,000 | 22.00% | |
| 28 Sep 2001 | £250,000 | First Sale | |
| 22A ST STEPHENS AVENUEFlat, LeaseholdArea: 58 Sq.mtrAge: before 1900 | 15 Feb 2019 | £570,000 | -1.30% |
| 02 Jun 2015 | £577,500 | 58.22% | |
| 29 Jul 2011 | £365,000 | 180.77% | |
| 07 May 2003 | £130,000 | 106.35% | |
| 12 Jul 2000 | £63,000 | -89.84% | |
| 08 Dec 2023 | £620,000 | First Sale | |
| 46A ST STEPHENS AVENUEFlat, LeaseholdArea: 81 Sq.mtrAge: 1900-1929 | 23 Nov 2018 | £725,000 | 150.00% |
| 09 Jul 2007 | £290,000 | First Sale | |
| 48 ST STEPHENS AVENUEFlat, Leasehold | 15 Jun 2018 | £152,530 | First Sale |
| STUDIO FLAT, 6 ST STEPHENS AVENUEFlat, Leasehold | 21 Dec 2017 | £249,950 | 16.26% |
| 08 Mar 2017 | £215,000 | First Sale | |
| 4A ST STEPHENS AVENUETerraced, FreeholdArea: 204 Sq.mtr | 09 Dec 2016 | £2,150,000 | First Sale |
| 4 ST STEPHENS AVENUETerraced, FreeholdArea: 283 Sq.mtr | 24 Nov 2016 | £1,830,000 | 510.00% |
| 02 Apr 2002 | £299,999 | First Sale | |
| FLAT 1, 16 ST STEPHENS AVENUEFlat, Leasehold | 01 Apr 2016 | £1,185,000 | First Sale |
| FLAT 4 SECOND FLOOR, 34 ST STEPHENS AVENUEFlat, Leasehold | 01 Dec 2014 | £415,000 | First Sale |
| 12A ST STEPHENS AVENUEFlat, LeaseholdArea: 102 Sq.mtrAge: 1900-1929 | 21 Nov 2014 | £650,000 | First Sale |
| 12B ST STEPHENS AVENUEFlat, Leasehold | 21 Nov 2014 | £500,000 | First Sale |
| 12 ST STEPHENS AVENUEFlat, LeaseholdArea: 50 Sq.mtrAge: 1900-1929 | 21 Nov 2014 | £450,000 | -26.11% |
| 26 Jul 2002 | £609,000 | First Sale | |
| SECOND FLOOR FLAT, 32 ST STEPHENS AVENUEFlat, Leasehold | 03 Nov 2014 | £375,000 | 66.67% |
| 08 May 2009 | £225,000 | 7.17% | |
| 19 Nov 2004 | £209,950 | 125.75% | |
| 12 Feb 1999 | £93,000 | First Sale | |
| FLAT B, 24 ST STEPHENS AVENUEFlat, Leasehold | 19 Aug 2014 | £480,000 | First Sale |
| 2 ST STEPHENS AVENUETerraced, FreeholdArea: 267 Sq.mtr | 07 May 2014 | £1,500,000 | First Sale |
| FLAT 3, 28 ST STEPHENS AVENUEFlat, LeaseholdArea: 57 Sq.mtrAge: 1900-1929 | 31 May 2013 | £330,000 | First Sale |
| FLAT GROUND FLOOR, 34 ST STEPHENS AVENUEFlat, LeaseholdArea: 51 Sq.mtrAge: before 1900 | 26 Oct 2012 | £330,000 | 6500.00% |
| 03 Mar 1995 | £5,000 | First Sale | |
| FIRST FLOOR FLAT, 44 ST STEPHENS AVENUEFlat, LeaseholdArea: 46.6 Sq.mtrAge: 1900-1929 | 25 Nov 2011 | £330,000 | 36.36% |
| 23 Mar 2006 | £242,000 | 12.56% | |
| 11 Jul 2003 | £215,000 | 8.04% | |
| 26 Jun 2001 | £199,000 | First Sale | |
| 10B ST STEPHENS AVENUEFlat, LeaseholdArea: 50 Sq.mtrAge: before 1900 | 27 Oct 2011 | £285,000 | 24.45% |
| 16 Dec 2005 | £229,000 | 43.12% | |
| 10 Jul 2002 | £160,000 | First Sale | |
| 10 ST STEPHENS AVENUEFlat, Leasehold | 05 Aug 2011 | £520,000 | 96.23% |
| 22 Oct 2003 | £265,000 | First Sale | |
| FLAT A, 24 ST STEPHENS AVENUEFlat, Leasehold | 02 Aug 2011 | £400,000 | 52.38% |
| 01 Feb 2002 | £262,500 | First Sale | |
| LOWER AND GROUND FLOOR FLAT, 16 ST STEPHENS AVENUEFlat, Leasehold | 02 Aug 2011 | £735,000 | 77.11% |
| 30 Apr 2004 | £415,000 | First Sale | |
| 1, 14 ST STEPHENS AVENUEFlat, Leasehold | 29 Jul 2011 | £262,000 | First Sale |
| 26C ST STEPHENS AVENUEFlat, LeaseholdArea: 49 Sq.mtrAge: 1900-1929 | 05 Oct 2010 | £320,000 | 8.47% |
| 29 Jun 2007 | £295,000 | 333.82% | |
| 02 May 1997 | £68,000 | First Sale | |
| FLAT 3, 34 ST STEPHENS AVENUEFlat, LeaseholdArea: 47 Sq.mtrAge: 1900-1929 | 28 May 2010 | £300,000 | 29.87% |
| 03 Oct 2002 | £231,000 | First Sale | |
| 38B ST STEPHENS AVENUEFlat, Leasehold | 18 Dec 2009 | £245,000 | 67.81% |
| 09 Jun 2000 | £146,000 | 71.76% | |
| 31 Jul 1997 | £85,000 | First Sale | |
| 8 ST STEPHENS AVENUESemi-Detached, FreeholdArea: 236.18 Sq.mtrAge: before 1900 | 15 Dec 2009 | £1,800,000 | 89.47% |
| 21 Mar 2005 | £950,000 | First Sale | |
| FLAT C, 24 ST STEPHENS AVENUEFlat, LeaseholdArea: 48.4 Sq.mtrAge: before 1900 | 16 Oct 2009 | £275,000 | First Sale |
| 42A ST STEPHENS AVENUEFlat, Leasehold | 20 Sep 2007 | £336,100 | 49.38% |
| 17 Sep 2003 | £225,000 | First Sale | |
| GARDEN FLAT, 10 ST STEPHENS AVENUEFlat, Leasehold | 04 Jul 2006 | £315,000 | 31.25% |
| 10 Sep 2003 | £240,000 | First Sale | |
| FIRST FLOOR FLAT, 42 ST STEPHENS AVENUEFlat, Leasehold | 23 Mar 2006 | £340,000 | First Sale |
| 46B ST STEPHENS AVENUEFlat, LeaseholdArea: 48.71 Sq.mtr | 04 May 2004 | £167,000 | 122.67% |
| 21 May 1997 | £75,000 | First Sale | |
| 46D ST STEPHENS AVENUEFlat, LeaseholdArea: 50.243 Sq.mtrAge: before 1900 | 04 May 2004 | £172,000 | 129.33% |
| 15 Apr 1998 | £75,000 | First Sale | |
| GROUND FLOOR FLAT, 44 ST STEPHENS AVENUEFlat, Leasehold | 31 Oct 2003 | £205,000 | 7.89% |
| 02 Jul 2001 | £190,000 | First Sale | |
| FLAT 2, 34 ST STEPHENS AVENUEFlat, Leasehold | 24 Oct 2003 | £235,000 | 17.53% |
| 17 Apr 2000 | £199,950 | 85.14% | |
| 23 Jun 1997 | £108,000 | First Sale | |
| FLAT D, 38 ST STEPHENS AVENUEFlat, LeaseholdArea: 52.44 Sq.mtrAge: 1900-1929 | 06 Mar 2003 | £185,000 | 94.74% |
| 03 Nov 1998 | £95,000 | First Sale | |
| SECOND FLOOR FLAT, 44 ST STEPHENS AVENUEFlat, LeaseholdArea: 54 Sq.mtrAge: before 1900 | 29 Jun 2001 | £177,500 | First Sale |
| FLAT 1, 28 ST STEPHENS AVENUEFlat, Leasehold | 10 Jan 2001 | £215,000 | 129.95% |
| 31 Aug 1995 | £93,500 | First Sale | |
| BASEMENT FLAT, 42 ST STEPHENS AVENUESemi-Detached, Freehold | 24 Oct 2000 | £500,000 | First Sale |
| 38C ST STEPHENS AVENUEFlat, LeaseholdArea: 50 Sq.mtrAge: 1900-1929 | 13 Oct 2000 | £163,000 | First Sale |
| 44A ST STEPHENS AVENUETerraced, FreeholdArea: 83 Sq.mtrAge: before 1900 | 23 Aug 2000 | £499,950 | 49.24% |
| 28 Mar 2000 | £335,000 | First Sale | |
| FLAT C, 46 ST STEPHENS AVENUEFlat, Leasehold | 13 Jan 2000 | £125,000 | First Sale |
| FLAT A, 38 ST STEPHENS AVENUEFlat, LeaseholdArea: 53.78 Sq.mtrAge: 1900-1929 | 20 Nov 2023 | £445,000 | First Sale |
| GROUND FLOOR FLAT, 32 ST STEPHENS AVENUEFlat, Leasehold | 11 Oct 1999 | £118,550 | First Sale |
| 14 ST STEPHENS AVENUESemi-Detached, Freehold | 09 Aug 1999 | £315,000 | First Sale |
| 30 ST STEPHENS AVENUETerraced, Freehold | 28 May 1999 | £300,000 | First Sale |
| 26A ST STEPHENS AVENUEFlat, Leasehold | 24 Feb 1999 | £90,000 | First Sale |
| 6 ST STEPHENS AVENUESemi-Detached, FreeholdArea: 243.44 Sq.mtrAge: before 1900 | 10 Dec 1996 | £460,000 | First Sale |
| FLAT 3, 16 ST STEPHENS AVENUEFlat, LeaseholdArea: 63 Sq.mtrAge: 2003-2006 | 19 Dec 2023 | £515,000 | First Sale |
Check out the sold house prices near the W12 8JH postcode. Properties currently for saleProperties currently for rent
This Interactive map can help you visualize the nearby sold house in the W12 8JH postcode area
Knowing the nearby sold house in the area helps gauge the property market in the area. Below data gives house price Statstics of the surrounding area of the W12 8JH postcode.
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2024 | £1,451,487 | £9,677 | 24 |
| 2023 | £1,404,678 | £10,238 | 57 |
| 2022 | £1,451,436 | £9,979 | 93 |
| 2021 | £1,296,049 | £9,716 | 83 |
| 2020 | £1,441,772 | £10,586 | 63 |
| 2019 | £1,302,902 | £9,991 | 54 |
| 2018 | £1,431,260 | £9,105 | 57 |
| 2017 | £1,314,257 | £10,645 | 67 |
| 2016 | £1,402,170 | £10,775 | 65 |
| 2015 | £1,323,118 | £9,478 | 66 |
| 2014 | £1,325,855 | £9,298 | 74 |
| 2013 | £1,242,417 | £8,895 | 90 |
| 2012 | £1,053,358 | £7,601 | 81 |
| 2011 | £845,279 | £6,302 | 77 |
| 2010 | £820,423 | £6,841 | 82 |
| 2009 | £746,140 | £5,164 | 61 |
| 2008 | £771,105 | £6,526 | 51 |
| 2007 | £760,119 | £5,929 | 105 |
| 2006 | £633,423 | £4,599 | 108 |
| 2005 | £534,468 | £4,318 | 83 |
| 2004 | £572,653 | £3,787 | 106 |
| 2003 | £480,982 | £3,738 | 101 |
| 2002 | £439,481 | £3,431 | 118 |
| 2001 | £419,814 | £3,034 | 118 |
| 2000 | £392,539 | £2,966 | 104 |
| 1999 | £319,326 | £2,367 | 113 |
| 1998 | £265,907 | £2,021 | 119 |
| 1997 | £217,786 | £1,790 | 118 |
| 1996 | £171,501 | £1,368 | 142 |
| 1995 | £160,782 | £1,222 | 116 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2024 | £483,179 | £8,255 | 55 |
| 2023 | £529,993 | £8,681 | 115 |
| 2022 | £541,368 | £8,855 | 165 |
| 2021 | £579,553 | £8,768 | 162 |
| 2020 | £570,888 | £8,754 | 113 |
| 2019 | £544,216 | £8,522 | 110 |
| 2018 | £533,334 | £8,855 | 118 |
| 2017 | £568,485 | £9,443 | 148 |
| 2016 | £590,675 | £9,777 | 192 |
| 2015 | £541,197 | £8,598 | 196 |
| 2014 | £492,788 | £8,237 | 217 |
| 2013 | £404,369 | £6,963 | 248 |
| 2012 | £372,801 | £6,392 | 189 |
| 2011 | £333,578 | £5,556 | 177 |
| 2010 | £338,898 | £5,567 | 139 |
| 2009 | £311,275 | £5,584 | 108 |
| 2008 | £314,784 | £5,433 | 114 |
| 2007 | £330,858 | £5,582 | 260 |
| 2006 | £274,086 | £4,706 | 254 |
| 2005 | £250,473 | £4,302 | 204 |
| 2004 | £241,027 | £4,160 | 244 |
| 2003 | £225,335 | £3,746 | 218 |
| 2002 | £220,079 | £3,572 | 272 |
| 2001 | £186,735 | £3,115 | 254 |
| 2000 | £182,805 | £3,010 | 221 |
| 1999 | £148,070 | £2,403 | 254 |
| 1998 | £120,727 | £1,941 | 279 |
| 1997 | £96,908 | £1,708 | 287 |
| 1996 | £84,761 | £1,444 | 232 |
| 1995 | £79,050 | £1,273 | 191 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2024 | £720,500 | 2 | |
| 2023 | £561,789 | £7,579 | 9 |
| 2022 | £1,482,305 | £43,042 | 19 |
| 2021 | £621,088 | £11,208 | 16 |
| 2020 | £802,107 | £2,744 | 15 |
| 2019 | £528,417 | £3,517 | 19 |
| 2018 | £398,200 | £12,507 | 15 |
| 2017 | £381,481 | £8,041 | 59 |
| 2016 | £3,118,720 | £37,526 | 11 |
| 2015 | £1,300,625 | £33,458 | 8 |
| 2014 | £671,500 | £5,102 | 7 |
| 2013 | £1,735,430 | £5,978 | 4 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2024 | £1,450,000 | 2 | |
| 2023 | £1,273,750 | £8,855 | 2 |
| 2021 | £1,700,000 | £10,442 | 5 |
| 2020 | £2,300,000 | £10,748 | 1 |
| 2019 | £1,463,333 | £15,615 | 3 |
| 2017 | £1,925,000 | £7,319 | 1 |
| 2016 | £1,603,333 | £9,918 | 3 |
| 2015 | £1,204,000 | £7,308 | 2 |
| 2014 | £1,448,333 | £6,676 | 3 |
| 2013 | £1,885,000 | £9,499 | 3 |
| 2012 | £1,561,000 | £11,578 | 5 |
| 2011 | £1,134,250 | £7,632 | 10 |
| 2010 | £1,341,333 | £6,870 | 9 |
| 2009 | £804,111 | £6,441 | 9 |
| 2008 | £1,032,250 | 4 | |
| 2007 | £1,219,200 | £6,326 | 10 |
| 2006 | £832,624 | £3,893 | 6 |
| 2005 | £681,000 | £3,690 | 8 |
| 2004 | £700,958 | £3,921 | 10 |
| 2003 | £640,500 | £3,606 | 6 |
| 2002 | £492,400 | £6,241 | 10 |
| 2001 | £526,568 | £6,325 | 4 |
| 2000 | £458,994 | £3,600 | 9 |
| 1999 | £388,679 | £2,719 | 14 |
| 1998 | £285,125 | £2,396 | 10 |
| 1997 | £241,679 | £1,664 | 12 |
| 1996 | £194,333 | £1,347 | 15 |
| 1995 | £177,105 | £1,614 | 10 |
| Year | Avg. Price | Avg. Price/Sq. mtr | Sold |
|---|---|---|---|
| 2022 | £1,050,000 | £10,294 | 1 |
| 2019 | £1,075,000 | £14,246 | 1 |
| 2017 | £2,137,500 | £9,361 | 2 |
| 2016 | £2,525,000 | 1 | |
| 2013 | £866,000 | £6,544 | 2 |
| 2012 | £1,750,000 | £11,284 | 1 |
| 2011 | £790,000 | 1 | |
| 2010 | £635,000 | £3,547 | 1 |
| 2009 | £700,000 | £8,813 | 2 |
| 2008 | £640,000 | £10,606 | 2 |
| 2007 | £1,530,000 | £4,935 | 1 |
| 2006 | £347,000 | 1 | |
| 2002 | £362,500 | £1,060 | 2 |
| 2001 | £260,950 | 1 | |
| 2000 | £496,450 | £3,257 | 6 |
| 1999 | £114,000 | £2,367 | 1 |
| 1998 | £232,500 | £1,571 | 2 |
| 1997 | £77,850 | £1,012 | 3 |
| 1995 | £165,000 | £2,500 | 1 |
The most common house types in the W12 8JH postcode area are Shared house (93), Flat (35), and Semi-detached (11).
| Total | 150 |
| Shared house | 93 |
| Flat | 35 |
| Semi-detached | 11 |
| Terraced | 6 |
| Detached | 4 |
| converted building | 1 |
| commercial building | 0 |
| temporary structure | 0 |
As per the tenure of household, most of the the properties are Private rented: Private landlord or letting agency (63), and Social rented: Other social rented (38).
| Private rented: Private landlord or letting agency | 63 |
| Social rented: Other social rented | 38 |
| Owned: Owns with a mortgage or loan | 22 |
| Owned: Owns outright | 13 |
| Social rented: Rents from council or Local Authority | 8 |
| Shared ownership: Shared ownership | 4 |
| Private rented: Other private rented | 2 |
| Does not apply | 0 |
| Lives rent free | 0 |
The most houses in the W12 8JH have 2 people in household (60), and 1 person in household (59).
| 2 people in household | 60 |
| 1 person in household | 59 |
| 3 people in household | 16 |
| 4 people in household | 8 |
| 5 people in household | 5 |
| 6 people in household | 1 |
| 7 people in household | 1 |
| 0 people in household | 0 |
| 8 or more people in household | 0 |