• Development Opportunity | Development
  • Opportunity Knocks
  • Attention Developers 
  • Subdivide 
  • Sudivision Opportunity
  • Re-Zone or Rezone
  • Attention Investors
  • Duplex Zoned 
  • Two Lots
  • Two Titles
  • Potential Development
  • Re-Development

Attention Developers

Subdivide Real Estate in Victoria BC

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  • 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East) : MLS®# 414943

    Main Photo: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 1: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 2: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 3: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 4: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
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    • Photo 21: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 22: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 23: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 24: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    • Photo 25: 5070 Catalina Terrace in VICTORIA: SE Cordova Bay Single Family Detached for sale (Saanich East)  : MLS®# 414943
    $1,298,000
    Residential
    Status:
    Active
    MLS® Num:
    414943
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,616 sq. ft.
    CORDOVA BAY- ENJOY GORGEOUS SUNRISES AND BRILLIANT OCEAN VIEWS - First time on the market since new, this 2600 sqft, 2 level home offers 3 bedrooms and 3 bathrooms.. The home has 4 skylights, taking advantage of the abundance of natural sunlight. It has a large floor plan, with a partially unfinished basement which could easily be converted into additional accommodation. Nestled atop a private no through street in Cordova bay nearby is Claremont High School and Cordova Bay Elementary, making this location perfect for growing families. Cordova Bay is a vibrant neighborhood with much to offer -- golf courses, shopping, amenities, and all necessities at your fingertips. Enjoy the walkout patio -- which leads into a large open backyard and ample parking for your family and guests. This home is awaiting a new family and is a definite must-see. BONUS - POTENTIAL TO SUBDIVIDE ADDITIONAL LOT on property Call or text to view today. More details
    Listed by RE/MAX Camosun
  • Lot 1 Lighthouse Point Road in SHIRLEY: Sk Sheringham Pnt Land for sale (Sooke) : MLS®# 414545

    Main Photo: Lot 1 Lighthouse Point Road in SHIRLEY: Sk Sheringham Pnt Land for sale (Sooke)  : MLS®# 414545
    • Photo 1: Lot 1 Lighthouse Point Road in SHIRLEY: Sk Sheringham Pnt Land for sale (Sooke)  : MLS®# 414545
    • Photo 2: Lot 1 Lighthouse Point Road in SHIRLEY: Sk Sheringham Pnt Land for sale (Sooke)  : MLS®# 414545
    • Photo 3: Lot 1 Lighthouse Point Road in SHIRLEY: Sk Sheringham Pnt Land for sale (Sooke)  : MLS®# 414545
    • Photo 4: Lot 1 Lighthouse Point Road in SHIRLEY: Sk Sheringham Pnt Land for sale (Sooke)  : MLS®# 414545
    $769,000
    Land
    Status:
    Active
    MLS® Num:
    414545
    The Westcoast is calling! Spectacular 80+ acres situated in prestigious "Lighthouse Point" a gated community of superior homes. This lot is located across the road from the Sheringham Point Lighthouse and has spectacular views of the Straight of Juan de Fuca and the Olympic Mountains-watch whales, eagles and the everchanging scenery from your own private paradise. The Sheringham Lighthouse is a historic landmark and a valued piece of local history. This lot is zoned Rural A which allows up to 8 single family dwellings to be built on it-but can not be subdivided. Great "family venture" opportunity offering many great building sites. The "Shirley District" has great walking/hiking trail systems and easy access to many beaches. Easy walk to "Shirley Delicious"-best coffee and chocolate croissants around! Short drive to "Stoked Pizza" and fine dining at "Point no Point". Fabulous surfing is only 10 minutes away...The Wonderful Westcoast Lifestyle is calling! More details
    Listed by RE/MAX Camosun
  • 4670 Goldstream Heights Drive in SHAWNIGAN LAKE: ML Mill Bay Single Family Detached for sale (Malahat & Area) : MLS®# 412843

    Main Photo: 4670 Goldstream Heights Drive in SHAWNIGAN LAKE: ML Mill Bay Single Family Detached for sale (Malahat & Area)  : MLS®# 412843
    • Photo 1: 4670 Goldstream Heights Drive in SHAWNIGAN LAKE: ML Mill Bay Single Family Detached for sale (Malahat & Area)  : MLS®# 412843
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    • Photo 31: 4670 Goldstream Heights Drive in SHAWNIGAN LAKE: ML Mill Bay Single Family Detached for sale (Malahat & Area)  : MLS®# 412843
    • Photo 32: 4670 Goldstream Heights Drive in SHAWNIGAN LAKE: ML Mill Bay Single Family Detached for sale (Malahat & Area)  : MLS®# 412843
    • Photo 33: 4670 Goldstream Heights Drive in SHAWNIGAN LAKE: ML Mill Bay Single Family Detached for sale (Malahat & Area)  : MLS®# 412843
    $1,449,000
    Residential
    Status:
    Active
    MLS® Num:
    412843
    Bedrooms:
    7
    Bathrooms:
    5
    Floor Area:
    4,245 sq. ft.
    ATTENTION INVESTORS/DEVELOPERS. This custom-built home is breathtaking in every detail. Stunning Ocean, Lake, Valley, and Mountain views in a private neighborhood just 15 minutes from Langford. This spacious home boasts over 4200+ finished sqft. Striking views of Shawnigan Lake, the Strait of Juan de Fuca and never-ending mountain and valley views. The property is currently being subdivided into 4 parcels with the development preliminary lot layout approved, awaiting sub-division. You may sell each of the three 5-acre lots if you wish and keep the home on the remaining 5 acres. Highlighted by the expansive 18-foot ceiling living room with a fireplace overlooking the valley, this home has 6 Beds and 5 Baths plus a self-contained 1-bed/1-bath suite. The main home has 2 laundry rooms including 6 Beds upstairs. The spacious master bedroom has a private balcony, walk in closet, and large 5-piece bathroom. The self-contained suite has separate entrance and in suite laundry. More details
    Listed by eXp Realty
  • 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood) : MLS®# 412790

    Main Photo: 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood)  : MLS®# 412790
    • Photo 1: 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood)  : MLS®# 412790
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    • Photo 36: 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood)  : MLS®# 412790
    • Photo 37: 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood)  : MLS®# 412790
    • Photo 38: 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood)  : MLS®# 412790
    • Photo 39: 771 Cuaulta Crescent in VICTORIA: Co Triangle Single Family Detached for sale (Colwood)  : MLS®# 412790
    $699,500
    Residential
    Status:
    Active
    MLS® Num:
    412790
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,184 sq. ft.
    Imagine living in your own private treed oasis while still being close to amenities!You can with this immaculately maintained 3 level split home located on a street where the traffic is light,houses are spaced apart & all you hear are the peaceful sounds of the birds from your 700-800 sq ft of wrap around decking (wired for hot tub).Meticulously maintained & upgraded with newer windows throughout (except 2),updated kit with bamboo breakfast bar,3 bdrms (master w/ensuite),3 baths (newer fixtures),thermostats & baseboard heaters (2018), fresh paint,newer flooring,large front room (former carport) enclosed with permit Ideal office/rumpus room/family room or convert to garage.Formal living room w/b fireplace,family room,large dining room & walk out to entertainment size rear deck nestled in the trees. Two large 5 ft crawl spaces for great storage & sitting on just over half an acre with low maintenance tiered yards & so many possibilities.Subdivide? Build a shop? Keep & enjoy? Don't delay! More details
    Listed by McCollom Real Estate
  • 566 Head Street in VICTORIA: Es Old Esquimalt Single Family Detached for sale (Esquimalt) : MLS®# 412443

    Main Photo: 566 Head Street in VICTORIA: Es Old Esquimalt Single Family Detached for sale (Esquimalt)  : MLS®# 412443
    • Photo 1: 566 Head Street in VICTORIA: Es Old Esquimalt Single Family Detached for sale (Esquimalt)  : MLS®# 412443
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    • Photo 32: 566 Head Street in VICTORIA: Es Old Esquimalt Single Family Detached for sale (Esquimalt)  : MLS®# 412443
    $679,900
    Residential
    Status:
    Active
    MLS® Num:
    412443
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,841 sq. ft.
    This is a rare and unusual offering for an active and creative buyer seeking a low maintenance property & lifestyle without the encumbrance of a strata property. Formerly an out building and subdivided in 1999, from the designated heritage property Seascape. This is a one of a kind home offering a flexible floor plan set on two levels. Upstairs offers Mountain glimpses open plan living room/ dining/ kitchen plus two bedrooms, office area & four piece bath. This is a very bright home with many south facing windows and several skylights. The upper floor has original fir floors & French doors. The lower level offers a large studio or family room and another bathroom and bedroom area. Set amid the Rock outcroppings with a lovely elevated deck with views & terraced planters. Close to Westbay Marina and Walkway, many amenities and rec center. This is a changing area benefiting from re-development. More details
    Listed by Pemberton Holmes - Cloverdale
  • 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria) : MLS®# 412345

    Main Photo: 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria)  : MLS®# 412345
    • Photo 1: 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria)  : MLS®# 412345
    • Photo 2: 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria)  : MLS®# 412345
    • Photo 3: 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria)  : MLS®# 412345
    • Photo 4: 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria)  : MLS®# 412345
    • Photo 5: 930 Pendergast Street in VICTORIA: Vi Fairfield West Single Family Detached for sale (Victoria)  : MLS®# 412345
    $1,399,900
    Residential
    Status:
    Active
    MLS® Num:
    412345
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,574 sq. ft.
    This property is a recent Subdivided lot. A very rare offering in the Cook Street Village area. Prime flat 51ft x 60ft lot looking to Beacon Hill Park on the west. One block to the Village, one minute to the ocean, parks and downtown Victoria. Get in on the ground floor to customize this 2289sqft of brand new home. Building permits are ready in July and you could be living here by Christmas. Three floors with a daylight basement, this home will be finished in quality materials. Hire your own builder or we can have it built the choice is yours. From the suite possibility to the sweet location this is an exciting opportunity. More details
    Listed by Sotheby's International Realty Canada
  • 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke) : MLS®# 411952

    Main Photo: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 1: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 2: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 3: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 4: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 5: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 6: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 7: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 8: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 9: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 10: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 11: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 12: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 13: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 14: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 15: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 16: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 17: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 18: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 19: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 20: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 21: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 22: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 23: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 24: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 25: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 26: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 27: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 28: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    • Photo 29: 9951 West Coast Road in SHIRLEY: Sk French Beach Single Family Detached for sale (Sooke)  : MLS®# 411952
    $279,900
    Residential
    Status:
    Active
    MLS® Num:
    411952
    Bedrooms:
    1
    Bathrooms:
    1
    Floor Area:
    200 sq. ft.
    Situated on an attractive 5 acre parcel where a a winding tree-lined driveway leads you to the heart of the property. Part open sunny field with a large stand of conifers and Maples peppered throughout property. A stream runs through the land. AF Zoned so unable to be subdivided any further. Buyer to perform any and all due diligence including septic, well, lot size, measurements, and potential usage. Structure is being sold in current condition, as seen on viewing ** PLEASE USE CAUTION WALKING THE PROPERTY AND IN THE STRUCTURE** See Property Disclosure Statement. THE VALUE IS IN THE LAND. West Coast Road BUILDING LOT / Home Not livable. Zoning Permits a Main home + Additional Carriage House up to 966 sq. ft. More details
    Listed by RE/MAX Camosun
  • 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford) : MLS®# 411841

    Main Photo: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 1: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 2: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 3: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 4: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 5: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 6: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 7: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 8: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 9: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 10: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 11: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 12: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 13: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 14: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 15: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 16: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 17: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 18: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 19: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 20: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 21: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 22: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 23: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 24: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 25: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    • Photo 26: 672 Redington Avenue in VICTORIA: La Thetis Heights Single Family Detached for sale (Langford)  : MLS®# 411841
    $629,000
    Residential
    Status:
    Active
    MLS® Num:
    411841
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,416 sq. ft.
    New price! Open house Sunday 2-4. Welcome to this convenient location in every popular Langford. This bright 3 bedroom family home situated in Thetis Heights. Featuring Vaulted Ceilings, a Wood burning fireplace insert, Heat pump, low heating bills! Bright Kitchen & Dining room with adjoining Sun Room and deck overlooking your 9,583 sqft lot that comes with a fully fenced back yard for your pets. A private 444 sqft patio area for entertaining in the back yard. Carport & Separate 2 Car detached Garage workshop with plenty of parking for a boat or RV. Great opportunity to own in this neighbourhood close to everything you need, Costco, Millstream Village, Home Depot, Log House Pub and much more all a 7-minute walk. Victoria is a 15-minute drive. All kinds of trails, lakes and parks to explore in the area. potential to a subdivide lot when sewers come. More details
    Listed by Sutton Group West Coast Realty
  • 1181 Stellys Cross Road in BRENTWOOD BAY: CS Brentwood Bay Revenue 5+ Multiplex for sale (Central Saanich) : MLS®# 408962

    Main Photo: 1181 Stellys Cross Road in BRENTWOOD BAY: CS Brentwood Bay Revenue 5+ Multiplex for sale (Central Saanich)  : MLS®# 408962
    • Photo 1: 1181 Stellys Cross Road in BRENTWOOD BAY: CS Brentwood Bay Revenue 5+ Multiplex for sale (Central Saanich)  : MLS®# 408962
    $2,600,000
    Commercial
    Status:
    Active
    MLS® Num:
    408962
    Build. Type:
    Multi-Family
    A rare opportunity to acquire the Francis Verdier Residence, a historic monument recently transformed into a modern 8 suite character revenue building. Francis Verdier’s parents migrated to Victoria in 1858, settling on 60-hectares of land of which their son, Francis Verdier eventually purchased and subdivided into over 100 parcels of land. Verdier House was then constructed in 1910 by Francis Verdier, creating a tribute to his successful real estate ventures and pivotal role in the forestry industry on Vancouver Island contributing to the creation of the Malahat Drive on the Trans Canada Highway. A high level of sophistication encompasses the building, capturing the Edwardian-era with stunning stained-glass windows, slightly asymmetrical massing, decorative wood detailing, and a variety of textured claddings. This exceptional character investment property is located in the very desirable community of Brentwood Bay, minutes from beaches, hiking, restaurants, pubs, grocery and more. More details
    Listed by CBRE Limited
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Data was last updated August 22, 2019 at 04:05 AM (UTC)
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