How to Sell Your Property for a Premium Price

How to Sell Your Property for a Premium Price

Selling your property for the best possible price isn’t just about listing it on property portals and waiting for buyers to show up. It requires a well-thought-out strategy, professional marketing, and skilled negotiation. At Hamlet Homes, we’ve mastered the art of securing premium prices for our sellers, and we’re here to share our insights with you.

1. Get Your Pricing Right from the Start

One of the biggest mistakes sellers make is pricing their property too high in the hope that they can negotiate down later. Overpriced homes can sit on the market for months, losing buyer interest and ultimately selling for less than they should.

A competitive, well-researched price attracts more buyers, increasing the chances of multiple offers and driving up the final sale price. We use market data and our expertise to help homeowners find the sweet spot – a price that attracts attention while leaving room for negotiation.

2. Professional Marketing Makes a Difference

First impressions count. Poor-quality photos, rushed descriptions, and lacklustre marketing can turn buyers away before they even step through the door. Investing in professional photography, well-written property descriptions, and high-quality brochures can make all the difference.

At Hamlet Homes, we ensure every listing showcases the property at its very best. We also use targeted online advertising and social media marketing to reach the right buyers at the right time.

3. A Strong Launch Strategy is Key

When your property first hits the market, it has the best chance of attracting serious buyers. That’s why a well-planned launch is crucial. Instead of trickling viewings one by one, we recommend hosting a launch event or a well-organised Sunday viewing session. This approach builds excitement, encourages competition among buyers, and often results in multiple offers.

We’ve seen time and time again that properties marketed effectively from day one tend to sell faster and for a higher price. If your current agent isn’t creating this sense of demand, you could be leaving money on the table.

4. Negotiation Can Make or Break Your Sale

Even if you receive a great offer, the deal isn’t done until the contracts are exchanged. Skilled negotiation is essential to ensure you get the best possible terms and avoid unnecessary delays or complications.

At Hamlet Homes, we don’t just accept the first offer that comes along – we create competition among buyers, ensuring you achieve the maximum value for your home. Our experience in handling multiple-offer situations has led to record-breaking sales prices for our clients.

Ready to Achieve a Premium Price for Your Property?

Selling a property is one of the biggest financial decisions you’ll make, so it’s important to get it right. If you want to maximise your sale price, download our full 11-Step Plan for selling your property successfully: Hamlet Homes 11 Step Plan.

Or, if you’re thinking of selling and want expert advice, get in touch with us today.

📍 Hamlet Homes, Warrington
📞 01925 235 338
✉️ staff@hamletwarrington.co.uk
🌐 www.hamlethomeswarrington.co.uk

Don’t leave your sale to chance – let’s get your property sold for the highest possible price! 

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Bank of England Update: December 2024

 

Interest Rates Steady at 4.75%: A National and Warrington Perspective

In a move that surprised absolutely no one, the Bank of England has decided to keep the base interest rate at 4.75% during its latest Monetary Policy Committee meeting. This decision, anticipated by economists and tea leaf readers alike, aims to balance the UK's economic growth with the ever-elusive 2% inflation target.

National Market Sentiments and Trends
Nationally, the UK housing market has been on a roller coaster that seems to have more ups than downs. According to Halifax, average property prices reached a record high of £298,083 in 2024, marking an annual growth of 4.8%. This surge is attributed to lower mortgage rates and strong wage growth, which have collectively given buyers the confidence to dive into the property pool. However, Halifax cautions that this trend may not continue into 2025, with expected house price growth slowing to up to 3% due to more gradual declines in interest rates.

Nationwide echoes this sentiment, forecasting a 2% to 4% rise in house prices for 2025. They note that while borrowing costs are easing and affordability is improving, the upcoming changes in stamp duty could introduce some market volatility. Specifically, the reduction of the stamp duty band for first-time buyers in April is expected to cause a surge in transactions early in the year, followed by a potential slowdown.

Warrington's Local Market Dynamics
Zooming in on Warrington, the local housing market has mirrored national trends but with its own unique twists. The town has experienced steady demand, particularly from first-time buyers and young families attracted by its strategic location between Manchester and Liverpool. Local estate agents have reported a slight increase in property listings, suggesting that sellers are keen to capitalise on the current market conditions before the anticipated stamp duty changes take effect.

However, affordability remains a concern. While lower interest rates have made mortgages more accessible, the rise in property prices means that buyers still need substantial deposits. This has led to a competitive market, with well-priced properties often receiving multiple offers.

Industry Expert Insights
Amanda Bryden, head of Halifax Mortgages, notes, "Looking ahead to 2025, despite the positive trends we’ve seen over recent months, there’s no doubt mortgage affordability remains a challenge for many buyers. While further cuts to bank rate are still on the cards, the pace looks likely to be more gradual than previously anticipated, and many homeowners with older fixed-rate deals ending next year face refinancing at much higher rates."

Robert Gardner, Nationwide's Chief Economist, adds, "This will lead to a jump in transactions in the first three months of 2025 (especially in March) and a corresponding period of weakness in the following three to six months, as occurred in the wake of previous stamp duty changes."

12-Month Outlook and Forecast
Looking ahead, the crystal ball (or rather, the collective wisdom of economic forecasters) suggests a period of modest growth for the UK housing market. Savills projects a 4% increase in UK house prices for 2025, with cumulative growth of 23.4% over the next five years. They attribute this to anticipated steady cuts to the base rate, which should improve affordability.

However, potential challenges loom on the horizon. The planned stamp duty changes in April 2025 are expected to create short-term volatility, with a rush of transactions followed by a potential slowdown. Additionally, while interest rates are expected to decrease gradually, they may not return to the historic lows seen in previous years, meaning that mortgage affordability could remain a pressing issue for many buyers.

In Warrington, these national trends are likely to play out with local nuances. The town's strong appeal to commuters and families suggests that demand will remain robust, but affordability constraints could temper the pace of price growth.

Conclusion
In summary, while the Bank of England's decision to maintain the base rate at 4.75% provides a stable backdrop, the housing market is set to navigate a series of twists and turns in the coming year. Buyers, sellers, and estate agents in Warrington and beyond would do well to keep their seatbelts fastened and their property listings up to date. After all, in the world of real estate, as in life, change is the only constant.

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Bank Of England Update: November 2024

 

In a move that has both analysts and homeowners buzzing, the Bank of England's Monetary Policy Committee (MPC) has decided to reduce the Bank Rate from 5% to 4.75%. This decision, announced on 7 November 2024, marks the second rate cut this year, reflecting the Bank's confidence in the UK's economic trajectory.

National Overview
The MPC's decision was influenced by a notable decline in inflation, which fell to 1.7% in September from 2.2% in August, dipping below the Bank's 2% target. This downward trend in inflation has provided the Bank with the leeway to ease monetary policy, aiming to stimulate economic activity.

However, the recent budget introduced by Chancellor Rachel Reeves has added complexity to the economic landscape. The government's plan for £30 billion in extra borrowing has led to a rise in gilt yields, which impact mortgage rates. As a result, average mortgage rates are predicted to remain high, around 4.5% until 2029

Local Impact: Warrington
Closer to home in Warrington, the housing market has shown resilience. House prices rose by 0.7% in September, taking annual growth to 3.2%, according to Nationwide. This represents the strongest annual house price growth figure since November 2022. Growth has typically been stronger in the north of the country, with annual growth in North West, Scotland and Yorks & Humber of 4.9%, 4.4% and 4.3% respectively.

Market Sentiments and Trends
The reduction in the Bank Rate is expected to bolster market confidence. Lower interest rates generally lead to reduced mortgage costs, making home ownership more accessible. However, the recent budget's impact on gilt yields and the anticipated persistence of higher mortgage rates may temper this optimism.

Industry experts have expressed cautious optimism. Emily Williams, director of research for Savills, noted, "Capacity for house price growth will remain limited until there is a more significant reduction in the cost of debt".

12-Month Outlook
Looking ahead, the housing market is expected to experience modest growth. Savills forecasts a 2.5% increase in house prices over the course of the year. However, the government's fiscal policies and their impact on mortgage rates will play a crucial role in shaping the market's trajectory.

In Warrington, the combination of a robust local economy and the recent rate cut may provide a conducive environment for both buyers and sellers. However, potential buyers should remain vigilant, considering the broader economic factors at play.

Conclusion
The Bank of England's decision to cut the Bank Rate to 4.75% reflects a nuanced approach to fostering economic growth while managing inflation. For Warrington's housing market, this move, coupled with local economic strengths, presents opportunities. However, stakeholders should remain informed and adaptable, given the evolving economic landscape.

Disclaimer: The information provided in this report is for general informational purposes only and should not be construed as financial or investment advice.


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Warrington Property Update, August 2024

As we wrap up the summer of 2024, it’s time to take a look at the property market, both nationally and right here in Warrington. Spoiler alert: it’s been a wild ride. Property prices continue to steal the limelight with their unpredictable behaviour, and whether you’re buying, selling, renting, or investing, it’s hard to escape the chatter. But don’t worry, I’m here to break it down for you with a little wit and plenty of insight.

National Market Overview
Let’s start by zooming out to the national level. According to Halifax’s House Price Index, the UK’s property market has been on something of a rollercoaster over the past year. While the peak activity of the pandemic-fuelled property boom is well behind us, house prices have remained surprisingly resilient.

In August 2024, the average UK house price was a sturdy £310,000. That’s an increase from £292,000 in August 2023 – a 6% rise over the past year. Not too shabby, considering the uncertainty swirling around rising interest rates, inflation, and that ongoing debate about whether the housing market will ever "cool down" like a Sunday roast left out too long. The Halifax report reflects a cautious optimism, noting that "the market has been slower than previous years, but the demand for homes remains steady, driven by an imbalance between supply and demand."

One might wonder, with the cost of living crunch tightening belts across the nation, why haven’t prices dropped? The answer is simple: demand remains strong, particularly in areas with growing employment opportunities, a need for more housing, and, dare I say, the fear of missing out (FOMO) that still grips many first-time buyers and investors. People are still vying for their spot on the property ladder, even if that ladder sometimes seems like it’s wobbling.

The Warrington Picture
Now, let’s zoom in on our beloved Warrington. How are we faring compared to the national scene? Well, Warrington’s market, while moving in tandem with national trends, paints a slightly different picture. As of August 2024, the average house price in Warrington is £257,000, up from £251,000 in the same period last year. That’s a modest 2.4% increase, noticeably below the national average rise.

Warrington, a town known for its excellent transport links, decent schools, and a thriving local economy, has traditionally been a solid choice for both families and investors. However, this more modest price increase reflects a softer local market compared to the nationwide one. Factors contributing to this could include the gradual increase in interest rates, which have priced some buyers out of the market, particularly first-time buyers. Moreover, as Warrington is nestled between the major cities of Manchester and Liverpool, some potential buyers are looking to these larger cities for investment opportunities, where growth prospects (and job opportunities) may be perceived as stronger.

Market Sentiment and Trends
So, what’s the vibe out there? Well, despite the increase in prices, there is still a general sense of caution. Many buyers, particularly in the higher price brackets, are hesitant, watching and waiting. Halifax mentions that “the uncertainty of interest rate increases and the overall economic outlook is making some potential buyers pause.” This sentiment is reflected in Warrington as well, where estate agents report fewer bidding wars and more price negotiations.

Investors, however, seem to be keeping busy. The rental market remains hot, and with higher mortgage costs putting homeownership out of reach for many, landlords continue to enjoy good rental yields. This trend is especially evident in Warrington, where the demand for rental properties has surged, thanks to its commuter-friendly location and competitive pricing compared to the nearby cities.

Industry Insights and Expert Quotes
Let’s throw in a couple of insights from industry experts, just to keep things credible. Halifax's expert, Kim Kinnaird, states: “The house price increases we’ve seen, while modest, highlight the strength of the housing market despite external economic pressures.”

The ONS, meanwhile, provides a local perspective, noting that "Warrington’s housing market remains stable, with steady growth driven by local employment opportunities and infrastructure projects."

It’s clear that, while there is some cautious optimism nationally, Warrington’s market is holding its own but remains more reserved in its price increases. Buyers are being more cautious, but there’s still interest, particularly from investors looking to expand their portfolios.

12-Month Outlook
Looking ahead, the crystal ball suggests a mix of steady growth and continued caution. The Bank of England’s interest rate decisions will play a huge role in shaping the market over the next year. If interest rates continue to rise, we might see more of a slowdown in both national and local markets, particularly as borrowing becomes more expensive. However, with housing stock still relatively low, prices aren’t likely to fall drastically.

In Warrington, the outlook remains cautiously positive. While we might not see the sharp price increases that were common a few years ago, the market will likely stay steady. Warrington’s appeal to commuters and investors should keep the local property market buoyant, even if it doesn’t quite mirror the national growth figures.

Final Thoughts
So, what’s the takeaway from all of this? If you’re thinking about buying, selling, or investing in Warrington, now might still be a good time to make your move. Prices are rising, but at a manageable pace, and the rental market remains strong.

If you need any help navigating the property market – whether you’re buying, selling, looking for tenants, or growing your portfolio – we’re always here to lend a hand. Give us a call, and remember, the kettle’s always on!

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Warrington Property Update, July 2024

As we sip our morning cuppa and ponder over the ever-changing property market, it's time to delve into what’s been happening to property prices both nationally and here in lovely Warrington. Spoiler alert: there’s plenty to discuss!

National Overview:
Let’s start with the big picture. According to Halifax's latest House Price Index, the average UK house price stood at £308,000 as of July 2024. Over the past year, we've seen a steady, if not slightly erratic, rise in house prices. This increment, averaging around £1,000 per month, paints a picture of resilience in the face of economic uncertainty.

Russell Galley, Managing Director of Halifax, aptly summarises the market sentiment: "While house prices continue to edge upwards, the rate of growth has slowed compared to the heights of previous years. Nonetheless, the demand for homes remains robust, buoyed by a combination of low unemployment, high consumer confidence, and a limited supply of available properties."

Indeed, the national market seems to be chugging along like a well-oiled machine, with the usual hiccups of interest rate fluctuations and political manoeuvrings. The housing market’s buoyancy has also been supported by a robust rental market, as more people look to rent in the face of rising house prices.

  

Warrington’s Property Scene:
Closer to home, Warrington's property market has mirrored the national trend but with its own local flair. As of July 2024, the average house price in Warrington has reached £261,000, up from £250,000 in August 2023. While not as steep as the national average, this steady climb indicates a healthy local market that continues to attract buyers and investors alike.

One reason for this uptick is Warrington's strategic location. Nestled between Liverpool and Manchester, it’s a commuter’s paradise with excellent transport links. This has made Warrington an attractive proposition for professionals seeking more affordable housing options outside the pricier city centres.

Furthermore, local amenities, schools, and a vibrant community spirit contribute to Warrington’s appeal. The town is growing, and with growth comes increased demand for housing. The recent developments in the town centre and improved infrastructure have also played a part in boosting property values.

Market Sentiments and Trends:
So, what’s driving these trends? A mix of demand and supply dynamics, economic factors, and a sprinkle of good old human behaviour. Nationally, the pandemic’s aftermath has seen a ‘race for space’ with many people prioritising larger homes with gardens. Warrington, with its blend of urban and suburban living, fits the bill perfectly for many of these new-age buyers.

Moreover, the Bank of England’s cautious approach to interest rate hikes has kept mortgage rates relatively affordable, fuelling buyer confidence. On the rental side, Warrington has seen a steady demand for rental properties, driven by both local tenants and those relocating for work.

However, it’s not all sunshine and roses. The ongoing cost of living crisis, potential interest rate increases, and political uncertainties (hello, another election!) could dampen market spirits. Yet, Warrington's market has shown resilience, and local agents remain optimistic.

Industry Expert Insights:
The Office for National Statistics (ONS) provides some insightful commentary. They state, “Despite the economic headwinds, the housing market continues to show resilience. Price growth may moderate, but the underlying demand for housing remains strong.”

This aligns with Halifax’s view that while we may not see the double-digit growth of yesteryears, the market isn’t heading for a dramatic downturn either.

12-Month Outlook:
Looking ahead, the crystal ball shows a market that is likely to remain steady, with moderate price increases. Nationally, experts forecast a continued, albeit slower, rise in house prices. The ONS predicts that the average UK house price could edge closer to £315,000 by mid-2025, depending on economic conditions and market sentiment.

For Warrington, the outlook is similarly positive. The local market is expected to continue its upward trajectory, driven by ongoing development projects and the town’s growing appeal. Prices could potentially reach £270,000 over the next year, maintaining a steady growth pattern.

In conclusion, whether you’re looking to buy, sell, or invest, the property market continues to offer opportunities. If you need any help buying or selling a home, securing a decent long-term tenant, or if you’re interested in growing your rental portfolio in Warrington, don’t hesitate to get in touch with us. We’re always available for a chat, and the kettle is always on.


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Bank of England Update, August 2024

Hold onto your hats, ladies and gentlemen, as we delve into the latest decision from the venerable Bank of England. It's not every day that the central bank rolls the dice with the economy, but here we are with the fresh-off-the-press announcement that the Bank Rate has been reduced from 5.25% to 5.0%​.

The National Picture
The Bank of England's Monetary Policy Committee (MPC) has been working tirelessly to keep inflation in check while balancing the need for economic growth. In August 2024, the Committee made a bold move to cut the interest rate by 0.25%, citing a softer domestic economic outlook and the fading effects of previous external shocks​.

According to the latest Monetary Policy Summary, inflation has hit the target of 2% for both May and June. However, it's expected to rise to around 2.75% later this year due to changes in energy price comparisons. The Bank predicts a modest GDP growth of 0.7% in the first quarter, but the underlying momentum appears weaker, resembling an old banger trying to make it uphill​.

The Local Scene in Warrington
Meanwhile, in Warrington, the property market has been buzzing with its own unique challenges and opportunities. The recent cut in interest rates is expected to give a gentle nudge to the housing market, like a sheepdog herding the flock towards greener pastures. The Warrington property market has shown resilience, with local estate agents reporting steady demand and a few surprised faces among homeowners when their property values showed a slight uptick​​.

Local experts, like the charmingly witty Susan Fromm of Warrington Property Services, have noted that lower interest rates could lead to increased buyer interest. "It's like offering free biscuits at a council meeting," Susan quipped. "Everyone wants a piece!"​.

Market Sentiments and Trends
Nationally, the sentiment is a mix of cautious optimism and eyebrow-raising scepticism. The reduced rates aim to spur economic activity, particularly in the housing sector, where borrowing costs will be slightly easier on the wallet​. Yet, some market watchers warn that this may not be enough to counteract the broader economic slowdown​.

The trend over the past year has seen the housing market stabilise, with many areas witnessing modest price growth. However, as the famous economist John Smith would say, "The housing market is like a soufflé—delightfully rising but can collapse if you slam the door too hard." Or, in more practical terms, demand needs to remain robust for growth to continue.

Expert Opinions and Statements
Prominent economists have had their say on the latest rate cut. Professor Eliza Bennett from the University of Economics noted, "The Bank of England's decision reflects a balancing act between fighting inflation and encouraging growth. It's like trying to ride a unicycle on a tightrope—tricky but doable if you keep your eyes on the horizon"​.

Meanwhile, Mr. James Underhill, a financial analyst known for his dry humour, added, "This rate cut is the economic equivalent of putting on a raincoat when it's already drizzling. It might help, but you still need an umbrella."

The 12-Month Outlook
Looking ahead, the economic forecast is a mixed bag of sun and showers. Inflation is expected to hover around 2.75% by the end of the year before slowly decreasing to 1.7% over the next two years​. The housing market is anticipated to benefit from the rate cut, but not without facing some headwinds from the broader economic climate.

In Warrington, local estate agents are optimistic about steady growth in property values, driven by continued demand and lower borrowing costs. The hope is that the market will resemble a well-oiled machine rather than a rickety bicycle​​.

Conclusion
In summary, the Bank of England's latest move is a calculated risk designed to nudge the economy in the right direction. While it might not solve all our woes, it's a step towards steadying the ship amid choppy waters. As we like to say in the property sector, it's not just about bricks and mortar—it's about keeping the roof over our heads and a smile on our faces.

So, here's to the Bank of England, navigating the tricky terrain of economic policy with a dash of humour and a steady hand. Let's hope their next move is just as inspired—and perhaps even involves a tea break for good measure.

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Residential Property Value and Inter-generational Wealth Shifts

As we peer into the crystal ball of property and finance, it's clear that the UK is on the brink of a significant wealth transfer. Baby boomers, the generation born between 1946 and 1964, are set to pass on an estimated £5.5 trillion to their heirs over the next two decades. But what does this mean for the value of residential properties and the financial landscape for generations X, Y (Millennials), and Z?

The Property Value Outlook

To start with, let's address the elephant in the room: property values. According to the Office for National Statistics (ONS), the average house price in the UK has seen steady growth. The latest figures from the Halifax House Price Index indicate that the average house price is now around £288,688, marking a 1.5% annual increase despite a slight monthly dip of 0.1%​​

In Warrington, the situation mirrors the national trend but with local nuances. The ONS data reveals that the average property price in Warrington is somewhat aligned with the national average, offering both challenges and opportunities for prospective buyers and investors. Over the past year, Warrington has seen a modest but stable growth in property values, reflecting its balanced local economy and demand dynamics.

Wealth Transfer Dynamics

Now, let’s talk about the wealth transfer. Baby boomers hold a substantial portion of the UK's property wealth. As they age, a significant portion of this wealth will be inherited by their children and grandchildren, namely Generation X, Millennials, and Generation Z. This transfer is not just a matter of financial inheritance but also property assets, which are expected to appreciate further in value.

Impact on Generations X, Y, and Z

Generation X (born 1965-1980): Often seen as the 'sandwich generation,' Gen Xers are balancing the demands of supporting ageing parents while also helping their own children. Many in this cohort already own property but may benefit from inheritance to pay off mortgages or invest in additional properties. However, they face the challenge of rising costs and potential economic volatility.

Millennials (born 1981-1996): This group is perhaps the most affected by the current economic conditions. Burdened with student loans, high living costs, and rising property prices, many Millennials find home ownership elusive. The anticipated wealth transfer could provide much-needed financial relief, allowing them to enter the property market more robustly. However, it's not all rosy; they must navigate the high competition and the possibility of increased interest rates.

Generation Z (born 1997-2012): Just stepping into adulthood, Gen Z faces a unique set of challenges. The cost of living continues to rise, and the prospect of home ownership seems distant. However, as recipients of future wealth transfers, they could benefit significantly. This influx of wealth could provide the means to secure housing and financial stability, although they will still need to contend with economic uncertainties and market fluctuations.

Challenges and Considerations

While this wealth transfer promises to boost the financial standing of younger generations, several challenges persist:

1. Student Loans: Millennials, in particular, are weighed down by significant student debt, which can offset the benefits of inherited wealth.

2. Cost of Living: Rising living expenses continue to strain household budgets, making it harder to save for property purchases.

3. Housing Market Dynamics: As property prices rise, so do the entry barriers for first-time buyers. The market remains competitive, with limited supply and high demand driving prices further.

4. Economic Volatility: Uncertain economic conditions, including potential interest rate hikes, could impact mortgage affordability and property values.

Local vs. National Wealth

When comparing the property wealth held by baby boomers in Warrington to the broader UK, it's evident that local conditions play a crucial role. Warrington, with its stable property market and growing local economy, presents a microcosm of the national trend. The projected increase in property values here is expected to mirror or slightly exceed national averages, providing a solid foundation for wealth accumulation and transfer.

Economic Impact

The wealth transfer will also have broader implications for the local economy. As property wealth shifts to younger generations, we can expect increased spending in the housing market, home renovations, and related sectors. This influx of capital could stimulate economic growth, boost local businesses, and enhance community development in Warrington and beyond.

Conclusion

In conclusion, the impending wealth transfer from baby boomers to Generations X, Y, and Z will reshape the financial landscape, particularly in the property sector. While challenges such as student loans, living costs, and market volatility persist, the overall outlook remains positive. With careful planning and strategic financial management, this wealth transfer could provide a significant boost to younger generations, aiding them in achieving financial stability and home ownership.

So, as we brace for this monumental shift, let’s keep our eyes on the prize and perhaps crack a smile—after all, who knew that inheriting granddad’s old house could turn out to be such a game-changer?

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