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Canada's housing market both vigorous and stable ! M/ }% M1 G" S
& H7 L- K( m' [* _. O- Country's market poised to show growth throughout 2006 -7 p' ~# t/ w4 _6 ~! ~2 }9 [. {
1 }* q; X! P9 \8 `
TORONTO, Sept. 28 /CNW/ - For most of Canada, the housing market0 f& V* F, p' Y' ] ~' [* n+ k2 S+ H
exhibited moderate price increases and stable unit sales during the third
. J2 }( }% y2 |8 x0 iquarter. Wide regional variances continued to be the dominant characteristic# d: K6 D4 d2 O! X- {( r x a
in the market, exemplified by frenzied levels of activity and double digit
- k9 t) W% b* E! ?& f$ g- [5 dprice gains observed in the energy and commodity rich Western provinces, and
7 s3 m7 \$ k; s1 O* U8 t0 fmore reasonable sales volumes and moderate price appreciation in Ontario,7 h7 {" D6 c; K4 X7 m: s: j
Quebec and Atlantic Canada, according to a report released today by Royal
4 [3 S8 |- B5 J; BLePage Real Estate Services.7 o$ j8 m) D, r
+ H! L5 q" l, q2 \% \+ S. P# ~) M( D
Nationally, market trends established through the first three quarters& _! s& k( _2 ]" _4 M- @
are forecast to continue for the remainder of the year. Robust economic
+ `( c+ [& V$ m6 A, Z: d+ kconditions, low unemployment rates, modestly growing salaries and wages, and
8 Z' c9 V* i% M. @) q/ `/ {9 U6 ^sound consumer confidence contributed to the overall strength of the
" p' Z& b6 N% i& {' e# m7 oresidential real estate sector.1 l( Y" n$ a+ F: R
, }1 m6 j+ C9 J# s) T- g
Of the housing types surveyed, the highest average price appreciation' {$ X4 v! q, L
occurred in detached bungalows, which rose to $300,365 (+16.3%)
$ T1 F& e9 t; X2 @ iyear-over-year, followed by standard condominiums, which rose to $211,562! F$ K9 r' z9 v1 H* \
(+14.2%), and standard two-storey properties, which increased to $365,380
+ y8 ~: q v6 H(+13.2%).+ I" ?; \ G1 h6 }- _/ ]
6 b' P0 ]% B8 Y "Canada's sturdy housing market continued to demonstrate steady growth
5 t- K2 s* _" V8 Y) Nduring the third quarter. For all but the west, we have moved on from the
7 t3 H5 t7 v3 }1 t$ D6 sfrenzied expansion that characterized the first half of this decade, and are7 y) Z W+ \( O+ C" r
poised to show continued growth at a more moderate pace," said Phil Soper,5 N& }4 \( Q2 z+ x0 d
president and chief executive officer, Royal LePage Real Estate Services.
$ M9 o/ x# V5 N' K& X"Gone is the sellers' market that we have lived with for some years. We; N0 P: F( b2 w/ X0 G
welcome the more reliable conditions that are characteristic of a healthy1 Y) S" d4 n O) v
balanced market."
) g& V9 \6 J/ U0 a5 ~9 y# Y( X/ j% @" h9 ?
Despite the double-digit rise in average national house prices,. G2 Q- w& Z* u V; g
considerable regional variances were exhibited again this quarter. The shift* `# I: I( I, }% M/ j
to balanced market conditions, which began in late 2005, has continued( _' M# n4 f- `; Z0 X- V; u
throughout most of the Central and Eastern regions of the country. In the core
% m- h+ c1 C+ O+ w4 s* q4 ~energy producing western provinces, the combination of very high in-migration,
( j5 B- h+ u f: ]! L/ A9 y0 D- \manageable affordability, and a shortage of inventory has driven record
9 N) u% | F( Y1 F5 ~breaking price appreciations., O+ b& N0 d. p" l) @
9 i3 {0 K( k# U% t: k8 Y3 V: q Echoing the second quarter and supported by Alberta's rapidly expanding
' B9 E% I0 s+ `6 m8 @5 I Peconomy, Calgary and Edmonton led the charge of Canadian cities with the
3 C' M3 R) U7 g+ b v e4 wlargest house price appreciation in all housing types surveyed." \$ Z0 i- S6 m5 v$ ~+ m
4 T6 w* Y3 C9 R# u/ [
In Ottawa and Toronto, growth remained steady, supported by solid4 M5 t* V: a6 l% h
economic fundamentals, an increase in available inventory and strong consumer( D4 `7 B+ s( k. ~+ b- K. _
confidence. While the pace of price appreciation in Ontario leveled off
4 \8 `7 r0 \/ y1 q8 ~8 K! J! mslightly, the province's real estate market remains poised for modest growth." B3 t# G! g! d
In Atlantic Canada, new housing and condominium construction offered buyers
" e! e# S& m3 g! ~greater selection at more competitive prices, resulting in a slower rate of
- E0 ]* o$ M/ V4 S, X9 b0 [price appreciation when compared with 2005.$ W5 J* h) j1 l" d9 i0 j
' e0 e5 z' v! x6 x9 q While the pace of growth in Canada has slowed, the domestic housing
. {; @% X2 q4 ]: e- [; {$ u* N. hmarket is expected to outperform the American market. The economic and
, s' G9 C4 {# @. I: x+ tfinancial fundamentals driving the residential real estate sector in Canada. B, q$ Y# B) d7 P
are markedly different than those found in the United States.
' D, k3 E8 g; ~. w @* w' k) d4 ~ w! C6 l5 s/ l! n
Added Soper: "Canada's housing market is likely to outperform the
* j d' h& I" @3 V0 `American market through 2007. A number of factors are working in Canada's
$ J3 J1 v8 d+ I6 |favour, including healthy personal and governmental debt levels, the, U# ?+ `6 M+ C- u7 A
relatively modest rise in interest rates in our country, and general
# R& f$ S9 b5 B3 @8 waffordability in our major cities. In addition, Americans are now seeing the
# m5 ~9 K/ e* K( ]+ n( j7 cdownside of a tax system that encourages maximum homeowner leverage, and
2 A8 a! ^1 K- P- H p5 R Eaggressive financial products such as zero- and negative-amortization
* f3 h! \ v3 n: J$ t: j$ xmortgages that work only in a high price growth environment."' {" D* f4 ^3 O, Q! |
2 z/ i' k6 X* v
<<
% Y6 l6 x! l+ K* | REGIONAL SUMMARIES
+ k' A1 }1 R- p4 N >>8 P9 i! `( s; l" \6 R- Z: ?. U
& g6 r$ f E8 ]* [9 N' f
Balanced conditions continued to characterize the housing market in
1 k2 w, [ r; y) [Halifax, as significantly higher inventory levels helped to moderate the rate3 T, ^9 ~) W; o! z0 y
of price appreciation. Buyers were increasingly choosy, taking more time) p6 C, \, e2 S% g. N5 }
looking for newer, low-maintenance properties that were not in need of8 r, b* K# z6 L' a* }
renovations.1 S+ \2 V& g6 i% ?4 [' u4 V
; L( c Q0 Y' F3 ?1 b* d* f
The housing market in Moncton remained healthy and strong as a slight( c* Z# `) e8 j) |
increase in inventory helped to moderate the rate of price appreciation
* k1 ]: B9 B2 J9 U' a" ?compared to the same period in 2005. Activity was brisk throughout August and" Y I% H; H- n
September and is expected to remain this way through the fourth quarter.% i7 @3 t1 d% V0 j: x+ U/ n
/ i/ l1 u) s; T9 J9 l: N' l2 s" m
The housing market in Saint John underwent its traditional summer ?, Q2 ^3 H& U; K
slowdown in the third quarter, with activity picking up towards the end of the9 t, V3 K6 d( K& r+ f3 y4 |. E
quarter. The local economy continued to thrive, as construction on a new& [, O! d1 _+ F8 T0 @
600,000 square-foot shopping area has begun, bringing several new box stores; @$ g% a# Z' i4 y
to the area. Buyers have begun seeking less expensive fixtures for their homes
4 E5 o2 N8 Y5 f4 S# Yand are instead opting for more affordable housing options., `" a8 L$ W$ l; K2 g" B. Y8 X9 v- Z
6 A. D& y; ?- I# ~$ ^ In Charlottetown, the housing market started to move towards balanced, U0 n! U( j! R* |) ?
conditions, as some sellers had to begin to lower the asking prices on their
: G4 Q8 Y9 N. D7 Z/ ~. c1 Bhomes to make them more competitive. Activity from out-of-town and US buyers
2 s. h, L6 _$ ewas down slightly compared to 2005, likely attributable to the strong Canadian
, y! K/ m* g* y5 U; P; ?3 Rdollar. Inventory levels began to creep up in the third quarter, providing
1 o7 {* Z8 X5 V) X T1 Qbuyers with more options when looking for a home.7 n* P! y5 a. j5 J
$ l) j: X4 ~' p Activity in St. John's slowed slightly in the third quarter, particularly A" w/ F7 Q- A5 ? X/ T
among higher-priced properties, where there was a slight over-supply of homes
0 J7 o/ h) I7 L+ m* gpriced over $200,000. Listing periods have increased when compared with 2005,* {( A* X- ^1 |1 R# e
as some of the pent-up demand that had characterized the market over the last: t8 p, C$ l1 d) ~$ _
few years has been satisfied, resulting in more normal, balanced conditions.
! {8 e6 \" e4 s; e" E( Y! E! o% n; F) o! }
Montreal's housing market recorded modest increases in average house+ x: r$ E2 R2 V) A1 K
prices, due to a slight seasonal slowdown in the third quarter as inventory% U! s+ B/ F0 r; @; v& S" r6 W. d( x6 J
levels rose. Part of this can be attributed to the fact that many renting
3 I0 |* o6 d! E0 z7 R7 hfirst-time buyers were motivated to close on the purchase of a home by July 1,% j5 i8 t+ p2 r$ @" Q
when rental leases expire in Quebec. Once this date has passed some of the4 U' X E- t+ S/ U
pressure is taken off the market, allowing buyers to visit more homes before9 I. y6 f9 e* L+ b: T7 L7 W+ S
making a purchase.: K8 l8 K3 ]8 j/ H
! A( p- L) y$ Z3 ]( }/ s
Ottawa held its position as one of the country's most stable housing- [# a0 F% Q7 @: r7 K3 g k
markets in the third quarter, reinforced by a vibrant local economy and strong6 r6 H* z7 H: K; x" b7 e% h9 H
confidence, resulting in modest increases in average house prices. The city! S( r$ K/ R) |% q. p
centre remained a bright spot in Ottawa, with homes in this area attracting3 h# j1 l/ |2 W
attention due to their convenient location and proximity to downtown1 \$ X. f% l! ]6 g$ n& X
amenities.
$ ^. [: l. o: g
v/ K* w3 V7 T/ k4 Y v The housing market in Toronto sustained healthy activity levels3 Z6 H5 k, k: D6 [
throughout the third quarter, as a strong economy helped to maintain demand" l: p, a1 j9 b" \
across the city, causing average house prices to rise moderately. Toronto has. y& Z0 _2 M9 _( B! N* y
continued to experience modest growth in average house prices, and has been
- }* P7 x( q1 |9 T% [& Odriven primarily by purchasers who are buying homes as their principle
d0 E2 z$ Y" S0 N/ {# ?! B/ Vresidence, rather than for investment./ n/ A& e& b" X2 R1 X
3 O' X( @7 Z0 q. C
The vibrant Winnipeg housing market continued to show its strength as/ C' a' t7 W( z H) z( o
house prices rose during the third quarter. The booming local economy resulted
; M, C9 X2 H1 _0 ?+ min a historically low unemployment rate, helping to bolster consumer
: o+ n6 O% i3 W! @confidence and Winnipeg's ranking as the city with the lowest capitalization
- p( n$ E* l& Nrate among the country's larger cities - helped to encourage buyers to enter) N( s' t+ S2 W" H, M
the market.* A( u9 i6 @6 M
) {: h. E; \7 \7 ~* D
In Regina, the market experienced a slight seasonal slowdown through+ {7 e0 _3 n* [5 x
July, as there were fewer purchasers in the market due to summer vacations. In. d z* Y) x+ R2 x" ~
August, activity resumed to the busy pace previously seen in the spring
* R6 g4 C) k" L0 c- cmonths, as the influx of purchasers made it more difficult to find a home due% G% L7 q: p3 Z# h2 |
to the shortage of available inventory.
4 B7 S% a7 U: H& | p1 A7 l/ b
, p' i1 u2 e/ _) d3 ]6 V. \ Activity in Saskatoon remained brisk as the market maintained its; @0 ~( U0 t( x" n5 \
momentum from the busy spring sales period. The economy in Saskatoon remains
1 n/ z _% d! x1 c' Fvibrant, as employment opportunities are abundant with many businesses
: [2 W5 |7 y f3 P8 Sstruggling to make hires and having to recruit outside the province.! j5 O+ E# u1 ?2 T- \
8 u+ n- l/ o: }. W7 r+ v
Calgary's housing market recorded blazing average house price increases
& }% [0 A- l3 I; s- k* Yin the third quarter, in all surveyed categories. The burgeoning economy, low; T4 E7 E, K7 m8 y" }+ A- S
unemployment rates and low inventory levels remained the leading factors that
8 [& E, Z; ?1 D) v+ y& c5 \, o2 z% l- Kpressured Calgary's house prices upwards. However, regardless of the soaring
2 W( E) _$ h7 V$ G# oprices that characterized the market - even during the typically slower summer
1 u. H9 o/ ~3 m4 [( \season - it is expected that activity will become slightly more balanced, as& B$ w' L9 I0 f8 a6 N9 B V
buyers are becoming more reluctant to participate in the frenetic activity.
1 l. O: ^! G+ U" L* W& j; r, k4 I" X, |
, f E% |" M- h: f/ B. [; R Edmonton's booming local economy continued to thrive in the third quarter* ~7 f3 Z' R# n% \. N
as activity in the oil sands north of the city continued to flourish. Edmonton/ ~( o& e9 i( _" Z) q7 n
remained the hub of activity for those coming to work in the oil industry,
" w- E% m l: V! X# \9 B7 tmaintaining tight inventory levels across the city, resulting in prices
! p' x' M) u. f, A4 z. k3 Lincreasing at record levels. However, as inventory levels continued to improve' M9 Z7 @/ o1 v( \; W, x7 G+ W- z
in the third quarter the rate of price appreciation should moderate slightly0 e, c# |1 v6 J) U/ I5 e4 N% z* c
towards the end of 2006.
& ]1 Q5 w: K/ i1 w! S" D# M# e, [7 Z8 R4 z
While Vancouver has seen a slight reprieve from the severe shortage of
( v9 I9 I( A# r/ _6 zinventory that had previously characterized the market, supply is still unable
8 D/ i6 r: V: qto meet demand, driving house prices upwards. Vancouver has a very diverse
1 `( ]' \ [7 j: ]' @group of active buyers - from first-time home buyers to baby-boomers to
- M; V' N1 D4 O- c! l3 Kforeign investors - all of whom fuel the demand for houses, placing added9 S+ H& B* P2 k: L# K2 F
pressure on tight inventory levels.
2 f& O* B3 z8 j% H0 D9 v: c; Q, J* c, G. P
Victoria's market is vibrant and supported by strong economic
! X' m! ?* ?3 f! B5 u/ Z' Gfundamentals, fuelled by a booming tech sector and a migration of young people) P D: K& j& a; @4 v$ ~
into the city that has continued to support the area's house price increases;
! L9 d3 G/ Y0 C( x Qwhile increased inventory levels have afforded buyers more time when searching O$ N3 k, e/ H2 i) I
for a home, helping to normalize the market's pace.: X4 g; O4 h* |7 q/ E6 s
k, X8 E/ m% d6 U4 k
<<
5 m4 D {2 W; Z: ^. R+ A Survey of Canadian Average House Prices in the Third Quarter 2006
3 c' C" K. y% ~/ t+ O. C" q. G. k$ b. `. |! ^5 N( `
-------------------------------------------------------------------------( {! E' o3 I( i; U
Detached Bungalows Standard Two Storey1 d9 ~. w" o% Z8 }1 U
-------------------------------------------------------------------------
4 }" c/ h* X% |9 V! J" i 2006 Q3 2005 Q3 Bungalow 2006 Q3 2005 Q31 j* z) I# f, V/ Q( ?1 r0 n8 \# `
Market Average Average % Change Average Average0 d" q9 A3 J5 W% T
-------------------------------------------------------------------------$ w2 |, z$ I' T- @
Halifax 186,333 173,333 7.5% 198,667 199,000! U! p4 V5 R, o# C
-------------------------------------------------------------------------6 L; K# W2 r! x3 _- [
Charlottetown 145,000 141,000 2.8% 175,000 170,000/ _. Y+ u+ E* z9 J( R, S2 y; L; f
-------------------------------------------------------------------------7 x% ^: Q$ `9 S# M% x+ U
Moncton 135,000 127,000 6.3% 129,000 123,0007 ~# s! ?% Y1 r' L) C( i9 K' {
-------------------------------------------------------------------------* |3 U; @" A: [4 @
Saint John 141,200 142,900 -1.2% - -
& `7 j D: J6 P3 t2 W -------------------------------------------------------------------------
% H' T2 I0 @, G* D St. John's 143,667 142,667 0.7% 200,667 202,333
' Q1 q; @$ }+ q% U" s -------------------------------------------------------------------------
: D" \: k) ~( r Z5 R Atlantic 150,240 145,380 3.3% 175,833 173,583' u! \. C6 I- i& s7 H: l- E$ e
-------------------------------------------------------------------------
2 ~ L' m* b4 l z' n% u8 R Montreal 213,691 203,500 5.0% 321,141 316,185% x$ c0 L, j; g4 ~! t
-------------------------------------------------------------------------! j8 C4 ~4 l( Z7 @7 u
Ottawa 290,083 278,417 4.2% 285,667 273,250% G8 S8 V9 t$ f& k9 A' f
-------------------------------------------------------------------------9 T7 X) _" r, ~
Toronto 373,368 355,882 4.9% 481,523 474,766, ]1 |! x# o' X% j0 t6 g& `0 R
-------------------------------------------------------------------------
; v' z8 e, C8 }+ |" g7 @9 v; R Winnipeg 181,579 159,860 13.6% 202,337 180,707( o8 T7 a% B8 h) o. A; f6 y E9 R
-------------------------------------------------------------------------+ n+ G' N- L1 b, x8 x" [6 t+ t
Saskatchewan 170,667 156,083 9.3% 182,600 166,500 K4 `+ M, ?+ F
-------------------------------------------------------------------------
* t+ s8 B; F: f) `0 B; A Calgary 395,067 252,411 56.5% 405,778 264,389
7 F0 \( P6 c. ]7 _/ M( T) r' \ -------------------------------------------------------------------------" S3 \/ n! S# y+ @
Edmonton 286,857 194,857 47.2% 316,429 206,714
% a Y0 ^) K3 l8 H8 Y -------------------------------------------------------------------------
- e& q2 H( k& M3 ?6 s Vancouver 704,250 601,000 17.2% 794,000 697,5003 h; ?/ ]3 M7 m# g1 C
-------------------------------------------------------------------------
! l) Z! f- Q2 d j/ k Victoria 375,000 348,000 7.8% 403,000 391,000: h3 q, C! F5 w+ U! {
-------------------------------------------------------------------------
% e+ M4 v+ u( T8 I. W National 300,365 258,202 16.3% 365,380 322,860
% \' ]; T+ s, D4 Z' {2 ` -------------------------------------------------------------------------
5 S7 w# m2 p/ e& p" q& ~! E! E1 ]. }6 t7 M5 `' i7 N
-------------------------------------------------------------, H3 e' K L% d$ _4 y
Standard Condominium3 B9 }" w. ?3 s7 s
-------------------------------------------------------------, \! e) t9 ]& w3 B9 \ \
2-Storey 2006 Q3 2005 Q3 Condo
& f+ p* X' _1 K Market % Change Average Average % Change
6 |5 Z$ \- S# G8 B& I! V( F5 `: ? -------------------------------------------------------------
# M8 }" H+ @" u4 M, `' [4 x Halifax -0.2% 142,000 103,000 37.9%
5 q8 o' d' f' g8 v; V5 B+ s -------------------------------------------------------------
% d( d! }, N0 M2 p, ^; ~ Charlottetown 2.9% 98,000 98,000 0.0%
8 m2 z9 @, F. ~1 c, E! d9 ~% i -------------------------------------------------------------
: t) d& ?! W5 z1 D" I Moncton 4.9% - - N/A
) y Z$ J0 j$ r" @ -------------------------------------------------------------9 h1 M# U9 X3 ^
Saint John N/A - - N/A6 G, y2 }, Z: @: `+ D3 H# E
-------------------------------------------------------------: l3 m. l' A% _5 j6 p
St. John's -0.8% 146,333 145,667 0.5%
e( z9 }& n3 H& Z: [* M -------------------------------------------------------------2 ~ b" N* I1 Z' A
Atlantic 1.3% 128,778 115,556 11.4%1 u( x* P# ]1 V% H, T
-------------------------------------------------------------
4 o7 L0 H# v* v( e6 Z Montreal 1.6% 193,190 188,016 2.8% {- A2 `9 h6 m- A, m- O9 D
-------------------------------------------------------------6 L1 l0 {2 ]3 I* G5 i
Ottawa 4.5% 181,083 172,250 5.1%
) G& [8 F P, V -------------------------------------------------------------1 x) F; U+ J I7 }6 j2 K" Q( U3 N
Toronto 1.4% 252,088 242,918 3.8%4 D" E3 [4 w) \3 v: d6 D
-------------------------------------------------------------
% V" q: g# \$ y0 b/ j! T0 E Winnipeg 12.0% 105,648 96,008 10.0%5 H& r9 i; V& |% ?" l5 c+ r
-------------------------------------------------------------
3 E% ~- p, g+ H; a Saskatchewan 9.7% 106,250 101,000 5.2%' E* v$ X2 s0 W- h* n
-------------------------------------------------------------. e$ i: \% q; j9 @, {5 a2 n
Calgary 53.5% 245,844 153,867 59.8%
, l- O+ v- ^5 M' W0 k( G! v -------------------------------------------------------------7 V% P; ]6 U1 V6 O" m1 S+ U4 q
Edmonton 53.1% 200,433 131,500 52.4%1 k( i" w6 d8 X0 _! B
-------------------------------------------------------------5 Y8 B: H5 _2 O' C4 |0 l4 A: |
Vancouver 13.8% 366,250 323,250 13.3%
: A9 q" X2 i* A3 O" P -------------------------------------------------------------; w8 ], m1 \5 D; w3 L, N! J
Victoria 3.1% 229,000 220,000 4.1%
0 U# N5 S+ t# }7 W' V& ] -------------------------------------------------------------1 ]& ?) l' x" S
National 13.2% 211,562 185,296 14.2%, G: P8 m9 m' |) V" G
-------------------------------------------------------------
+ _. A7 L* P0 i$ E >>7 z7 \2 ]3 F: y6 t0 J( p* G( Z
' ?, A2 l3 i; E- K: G2 Q$ `% D
Average house prices are based on an average of all sub-markets examined5 D8 n/ z$ x4 A* {( w4 w f/ ] ]1 o
in the area, except for the smaller markets of Charlottetown, Moncton, Saint
* T+ K2 t5 Y) w# A8 JJohn and Victoria.
- z. D' O/ V. F; G5 m) N* i' R$ r- e l6 ^7 d8 w
The Royal LePage Survey of Canadian House Prices is the largest, most
* u6 ?1 e/ E2 V9 D) D, R! @6 ?comprehensive study of its kind in Canada, with information on seven types of1 f" C8 D% R- Z# f: @- a/ H
housing in over 250 neighbourhoods from coast to coast. This release* w1 y6 h" o: [0 `7 e K# c; C" s& g
references an abbreviated version of the survey, which highlights house price
6 K; J% b$ Q1 ztrends for the three most common types of housing in Canada in 80 communities3 ]% @- X b; ?$ r" v2 s n1 T7 C1 C
across the country. A complete database of past and present surveys is
m6 t8 y- `' A% Gavailable on the Royal LePage Web site at www.royallepage.ca, and current
" y3 H4 o$ V* x/ Hfigures will be updated following the end of the third quarter. A printable
/ `/ c- O8 F+ n+ }; Iversion of the third quarter 2006 survey will be available online on3 a2 |' s* H7 }0 g4 L' _ O
November 15, 2006.6 k& s* @: S7 Q+ H0 w2 z! b
Housing values in the Royal LePage Survey are Royal LePage opinions of& g% [' v+ O' ~' W6 i0 d9 A1 P
fair market value in each location, based on local data and market knowledge3 |' F6 W( V9 {& G3 A8 X
provided by Royal LePage residential real estate experts. Historical data is
& \% R, Y s+ \! _+ {# O7 zavailable for some areas back to the early 1970s. |
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