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$615,000
1 Beds 1 Baths BE41079619 MLS PHOENIX COMMON BLDG.
Ideal opportunity to downsize and maintain your independence in a vibrant 55+ co-housing community. The home features a balcony off the living room featuring stunning sunsets and plentiful windows throughout. The open kitchen features a breakfast bar and upgraded storage, and the adjoining dining area is lit by generous-sized windows. Create a 2nd bedroom in the bonus room by closing off the wall and adding a door. Enjoy lounging and container gardening on the private extra large patio area at your front door. An in-unit laundry includes a washer/dryer. Numerous common spaces include a shared kitchen and dining room for community meals, library, media room, yoga/fitness room hobby/tool room, meeting spaces, and on-site 2-bedroom guest suite which can be reserved for visitors. The community also offers shared outdoor spaces including open-air courtyard patios, community garden, and a large private dock on the estuary. Additional convenient features include bike, paddleboard, and kayak storage. Phoenix Commons is located in the creative and eclectic Jingletown neighborhood, just across the Park Street bridge from historic Alameda's shops, restaurants, parks and beaches. Easy access to the freeway, public transit, and the Oakland Airport.

340 29th Ave 307, Oakland

Listed by Johanna Hall, (510) 701-9392 from BHHS Drysdale Properties
(If provided) CoList: from

Sold listing courtesy of Devon Damele from SHBR01

$820,000
2 Beds 2 Baths EB41079167 MLS CITY LIMITS BLDG.
Sleek, modern, and ideally located on the Oakland, Emeryville and Berkeley borders in Oakland's lively NOBE neighborhood. Beautifully designed, light-filled 2 bed, 1.5 bath townhome in a quiet and friendly community, nestled between Hollis Street & San Pablo Avenue. Brimming with stylish touches, dramatic tall ceilings, floor to ceiling windows, new beautiful SPC wood grain floors, and a contemporary kitchen remodel. This tri-level townhome features an attached two car garage on the ground floor, open layout on the main level, and two lofty bedrooms on the upper level. Each level has its own private outdoor space, including two patios on the ground and main floors, and an en suite balcony where you are greeted by the sunrise every morning as you enjoy an unobstructed view of the Berkeley and Oakland Hills.The commuter friendly location offers easy access to all major freeways, the Transbay bus, the free Emery-go-round shuttle to BART, and the Emeryville Amtrak Station. It is also a walker's and biker's paradise with immediate access to Emeryville's greenway, the SF Bay Trail, and the soon to be constructed San Pablo Biking. Also a short walk away from lively local breweries, bars, restaurants, dining, fitness centers, and shopping.This dazzling and welcoming home truly has it all

185 City Limits Cir, Oakland

Listed by Lauren Kilbourne, (415) 906-9298 from Cush Real Estate
(If provided) CoList: from

Sold listing courtesy of Pei Chun Chang from OBORFN

$600,000
2 Beds 2 Baths BE41078955 MLS Not Listed BLDG.
Brand new community with stunning volume, impactful light, functional floorplans, and high quality modern style. Crisp, clean, and stylish makes living here feel effortlessly perfect. The finishes are quality classics in a neutral palate that awaits your signature. Multi-media architecture offers a fun play with color and texture with great volume and interesting dimension. Thoughtful touches like bright white smooth walls, polished chrome GroheT fixtures, and large format matte ceramic tile elevates the experience. Quartz counters, flat-panel European cabinets and beautiful textured flooring make living easy. Of course, there is air-conditioning, unit washer/dryer hook-ups, garage parking, and balconies or decks for added outside living. Located at the Oakland Emeryville border, the charming Clawson neighborhood is dog-walkers paradise. Farmers' Market, Community gardens and minutes to shopping, restaurants, entertainment and transportation.

1545 32nd St. 311, Oakland

Listed by Kim Cole, (925) 336-9746 from Kim Cole Real Estate
(If provided) CoList: from

Sold listing courtesy of Kim Cole from OBKIM

$770,000
3 Beds 3 Baths EB41077783 MLS TEMESCAL PLACE BLDG.
This stunning 3-bedroom, 2.5-bathroom penthouse in the exclusive Temescal Place building offers spacious, light-filled living over three levels, with breathtaking views from the Oakland Port to the Bay Bridge, San Francisco and East Bay hills. Located in the heart of Oakland's vibrant Temescal neighborhood, the main level features an open-concept living and dining area, a well-appointed kitchen, and a south-facing balcony. The upper level boasts a generous loft space with access to both a north-facing balcony and a cozy rooftop lounge. The lower level is dedicated to the sleeping quarters, including a serene primary suite with an ensuite bathroom and ample closet space. Additional highlights include in-unit laundry, two secured parking spaces, and a top-floor common area with views over the vibrant commercial district. Just a short distance from iconic local spots like Bake Sale Betty's and King Fish, with easy freeway access, this penthouse combines luxury, convenience, and style.

4811 Telegraph Ave 508, Oakland

Listed by Kyle Tannahill, (510) 439-7414 from The Agency
(If provided) CoList: Kevin Tannahill from The Agency

Sold listing courtesy of Kevin Cunningham from OBBREDO

$659,999
3 Beds 4 Baths EB41078578 MLS Other BLDG.
Modern solar townhome in the heart of Fruitvale. Light-filled end unit fully upgraded; quartz countertops, designer cabinets, GE Profile stainless appliances, instant hot water, smart systems, dual pane windows with custom shades, dual-zone air conditioning and dual zone heat, in-unit GE stacked washer & dryer, and access to fiber internet are a few great amenities. The first floor features the 2 car side by side garage with fast charge EV charging and a bedroom with en suite bath. An open concept kitchen, living, dining plus balcony is featured upstairs. A communal space, the kitchen is located equidistant between the living and dining rooms. There is a guest bath on the main living level as well. The versatile layout includes an additional bedroom on the top living level along with the XL primary suite, complete with custom closet systems and the oversized bathroom retreat. Central location moments to Fruitvale BART, Fruitvale Plaza, Red Bay Coffee HQ, shopping, dining (best food trucks in the bay area), and minutes to Alameda as well as the Dimond and Laurel districts. Community amenities include the private park and gated parking. Enjoy sustainability and modern conveniences at your Wattling Lane townhome.

3849 Wattling Street, Oakland

Listed by Olivia Olson, (707) 321-5199 from Vanguard Properties
(If provided) CoList: Anne Feste from Vanguard Properties

Sold listing courtesy of Sue M Cortes from SNTH01

$440,000
2 Beds 2 Baths EB41078458 MLS Not Listed BLDG.
Private second floor bright corner two bedroom and two bathroom unit! This unit features an open and airy floor plan with modern finishes, perfect for entertaining. The kitchen is updated with shaker cabinets, sparkly granite counters, and stainless steel appliances. Over looking the kitchen is the inviting living room with a wood burning fireplace. Both bedrooms are spacious with abundance of closets. No downstairs neighbor is a plus! 66 Fairmount Avenue condominiums is conveniently located just blocks to Whole Foods, Lake Merritt, Broadway Ave, Downtown Oakland, with easy access to hwy 580 and more! Don't miss this! OPEN HOUSE 9/22, SUN 2-4

66 Fairmount Ave 218, Oakland

Listed by So Hyun Park, (510) 388-3702 from Winkler Real Estate Group
(If provided) CoList: from

Sold listing courtesy of Sunny Kim from OBOJR

$923,000
2 Beds 3 Baths EB41078428 MLS REDWOOD HILLS BLDG.
Elegant Townhome with Stunning views! Outdoor decks and patio provide a garden retreat ,Bay views and glorious sunsets! Dreamy modern eat-in kitchen leads to formal or al fresco dining options,a light filled living room with soaring ceilings and cozy fireplace. A powder room and office complete the main level.Downstairs 2 bed/2bath includes primary suite with private deck for morning coffee,walk in closet and bath. Next,a 2nd bedroom,laundry and another full bath, all with elegantly tiled flooring. 2 car garage, gated courtyard entry.A community pool in spectacular setting provides additional area for relaxation. Located near Safeway or a short car hop to Montclair Village amenities.

38 Sereno Cir, Oakland

Listed by Lon Bruce, (510) 393-0626 from Golden Gate Sothebys International Realty
(If provided) CoList: from

Sold listing courtesy of Emma Hopkins from CCCCPSS01

$516,000
1 Beds 2 Baths EB41078420 MLS PACIFIC CANNERY LOFTS BLDG.
Coveted 2-story garden loft at the Pacific Cannery Lofts! The soaring ceilings and open layout with original concrete columns provide an expansive feeling and industrial vibe. While the oversized windows bring in lots of natural light and views of the surrounding greenery. Relax on your own private patio in the beautifully landscaped interior garden. Updated kitchen with stainless steel appliances and plenty of storage. Upstairs you will find the loft style bedroom with space for a desk or extra seating, large closet organizers, full ensuite bathroom, and in-unit washer/dryer. Dedicated parking spot with EV charging station, secured bicycle storage, secured mailbox & package delivery area, dog-washing room, and lush green public areas are just some of the terrific amenities in this award-winning David Baker Architects complex. Conveniently located in the historic Central Station section of West Oakland. Minutes to BART, the San Francisco Bay Bridge, Emeryville, Berkeley, Downtown/Uptown Oakland, and freeways leading in all directions. You don't want to miss this opportunity to own this super stylish loft in a secured and gated complex.

1223 Pine St, Oakland

Listed by Mark Fleckles, (510) 967-6169 from Bay Area Modern Real Estate
(If provided) CoList: from

Sold listing courtesy of Elizabeth Marroquin from

$699,000
2 Beds 2 Baths EB41078163 MLS Not Listed BLDG.
323 Monte Vista Ave #210 is an enviably spacious and open 2 BD, 2 BA condo near Piedmont Ave with a huge private balcony and garage parking. This ideally located home is grounded in peace and comfort, with gleaming floors, soft light that filters in from floor-to-ceiling windows, and a remarkable indoor-outdoor flow thanks to the expansive foliage-framed balcony accessible from the kitchen, living room, and primary bedroom. Thoughtful and subtle upgrades abound, from new quartz kitchen countertops, to ambient under-cabinet lighting and dimmable dining room lighting, a Nest thermostat, and new cozy carpet in the bedrooms. The bathrooms offer clean lines & warm design details with Toto toilets and stone counters, while the primary bedroom suite boasts a walk-in closet and sleek en suite bathroom. Convenient building amenities include elevator, locked bike room, and assigned storage & garage parking with interior access. Location is phenomenal, pairing the serenity of a tree-adorned side street with the joy of proximity to Piedmont, Grand Lake, public transportation & 580. 323 Monte Vista Ave #210 is an easy-to-love condo ready for its next steward.

323 Monte Vista Ave 210, Oakland

Listed by Analise Smith-Hinkley, (619) 925-3218 from The GRUBB Company
(If provided) CoList: from

Sold listing courtesy of Perry Gastis from

$1,400,000
4 Beds 4 Baths EB41078095 MLS HILLER IV BLDG.
Dropped again by $50k. Your opportunity knocks to own 90 Starview; a stunning residence nestled in the highly sought-after Hiller Highlands community of Oakland, bordering Berkeley.This spacious, 4 bedroom, 3.5 bathroom home, showcasing breathtaking views of the Bay Area, boasts an impressively hospitable 2,921 square feet of multi-level, meticulously designed living space. Revel in the consummate nexus of luxury and convenience with nearly $300K in recent upgrades, exhibitingmodern comforts and high-end finishes throughout. The open floor plan facilitates effortless entertaining and accommodating living, with large windowsframing spectacular, panoramic vistas (from 2 balconies) defining this exceptional property. A total of 26 solar panels w/ microinverters and a monitoredcombiner box) whittle monthly electricity costs to a minimum. A high-voltage, wall-mounted Tesla connecter/charger is installed in the garage - which alsofeatures an integrated Fort Knox mailbox and brand new, custom-built, water-saving (and deionizing) Kränzle pressure washer, hose reel, bubble gun, andnozzle wands/attachments. Energy efficient ceiling fans and mini-split HVAC units are proportionally distributed throughout. Safety and serenity areparamount in this tranquil neighborhood.

90 Starview, Oakland

Listed by Patricia Ulip, (925) 639-2746 from Redfin
(If provided) CoList: Dina Williams from Redfin

Sold listing courtesy of Lisa Touney from

$425,000
2 Beds 1 Baths EB41077746 MLS Not Listed BLDG.
Ready for 2025 with your new home with a NEW PRICE. Welcome to 155 Pearl Street, Unit 103, a beautifully modern residence in the heart of Oakland, CA. This pristine 859-square-foot home features two bedrooms and a stylish double sink bathroom with a deep soaking tub. The recently remodeled chef's kitchen features Kitchenaid stainless steel appliances, marble counters and beautiful white high quality cabintry, completing the sleek design. Enjoy open views from the living area, highlighted by recessed lighting and a cozy working fireplace. Oak wide plank hardwood floors, dual pane windows, patio sliders and a custom closets throughout add sophistication, while a private balcony offers a tranquil retreat. This zero step building provides amenities such as elevator access, a secure garage, sunny courtyard, owners only storage, laundry and even on-site Amazon lockers! With both electric and gas heating options, and a security gate for peace of mind, this fully renovated unit combines elegance with incredible quality updates. Welcome to your new home, perfectly situated for easy access to anywhere. Investor friendly building for flexibily as your life plans change.

155 Pearl ST 103, Oakland

Listed by Cynthia Speers, (510) 517-6936 from Compass
(If provided) CoList: from

Sold listing courtesy of Hai Nguyen from ALNC

$1,600,000
3 Beds 3 Baths EB41077554 MLS HILLER HIGHLAN BLDG.
Discover your ideal sanctuary on the border of Oakland and Berkeley! A rare chance to claim your slice of paradise, where awe-inspiring views are an everyday reality. This exquisite 3-bedroom, 3-bathroom townhome offers an extraordinary lifestyle, complete with one of the most breathtaking panoramic views of the San Francisco Bay, the Golden Gate Bridge, and the Bay Bridge. As you enter, you're welcomed into an expansive open-concept living space filled with natural light, thanks to large windows that showcase the stunning scenery. The inviting living area flows effortlessly into a chef's dream kitchen, equipped with Viking and other top-tier appliances-perfect for entertaining and creating culinary masterpieces while enjoying those spectacular vistas. The extra large primary suite is nothing short of a retreat, offering an en-suite bathroom and a private balcony. The additional bedrooms are generously sized and designed for comfort, while each bathroom is elegantly appointed, providing a touch of luxury for all. This home represents not just a place to live but a lifestyle that enhances your everyday life. With quick access to hiking trails, local parks, and the vibrant energy of Oakland and Berkeley, you'll find the perfect blend of outdoor beauty and urban convenience.

12 Starview Dr, Oakland

Listed by Devang Parikh, (415) 812-3777 from SOTHEBY'S INTERNATIONAL REALTY INC
(If provided) CoList: from

Sold listing courtesy of Leah Tounger from OBOKWOAK

$950,000
2 Beds 2 Baths EB41077504 MLS Other BLDG.
Built in 1979, this unique Rockridge property was designed by architects Lee Porter Butler & William Pearson as the first "multi-family housing project utilizing the thermal envelope concept." A mix of original 70's era bohemian design elements, including exposed I-beams, thick plank wood siding, massive wood decks and balconies, panoramic floor-to-ceiling windows with sliding glass doors and skylights combined with contemporary elements, unique to each unit. A stunning three-story tall greenhouse atrium serves as a central courtyard for this six-unit residential retreat. Unit C is a tranquil eco-modernist 2-story end unit. The handsomely tiled fountain and original entry deck lead to a bright two-story interior with impressive upgrades throughout. Pristine hardwood floors and contemporary finishes on each level complement the two bedroom, one and a half bath floorplan. The unit includes an in-unit laundry room and a dedicated garage space for parking and storage. Lovely outdoor space and gardens to the rear of the property. A convenient stroll to BART, Market Hall, popular restaurants, shops and all things Rockridge!

5321 MILES AVENUE C, Oakland

Listed by Christian Downer, (510) 599-2000 from Vanguard Properties
(If provided) CoList: from

Sold listing courtesy of Eve Levine from OBBREDO 02

$420,000
2 Beds 1 Baths BE41077444 MLS Other BLDG.
Let your creativity run wild in this one-of-a-kind 2BD/1BA artist's loft. Originally the Miller's Radio & Television Supply, the building has since been converted into a mixed-use space comprised of 10 residential and 2 commercial units. This custom 1,371 sqft loft is conveniently located on the ground-floor. Currently configured as an open concept, the space accommodates up to two bedrooms within its floor plan structure. A grand foyer leads to open living spaces with hardwood floors, high ceilings, and light-filled rooms. Custom built-ins include an entertainment center, wooden shelving, and cabinets. Storage is abundant with a large walk-in closet and an additional closet in the foyer. Entertaining is easy in a well-sized kitchen with stainless steel appliances and a convenient pass-through counter to the dining area. Throughout the loft, recessed lighting and tall dual pane windows cast light through handmade stained glass accent windows. An updated bathroom with modern finishes, a bathtub, Bosch washer/dryer, and air conditioning complete the unit. A modest HOA includes WebPass high-speed internet, water, shared deck with a grill, and one parking space. Conveniently located near Brooklyn Basin, Lake Merritt, Jack London, restaurants, shopping and multiple commute options.

530 E 8TH STREET 103, Oakland

Listed by David Gunderman, (510) 205-4369 from KW Advisors East Bay
(If provided) CoList: Graeme Parrinello from KW Advisors East Bay

Sold listing courtesy of Basak Cakici from OBORBT

$740,000
3 Beds 4 Baths EB41077412 MLS Not Listed BLDG.
Lovely contemporary townhouse in Ellis West at Central Station, first time on market after original buyer (complex built in 2023) with air conditioning, central heating (complete with brand new Nest Thermostat), luxury vinyl and tile flooring throughout. Open floor plan that is great for entertaining. Sun-drenched home with lots of windows, spacious balcony, tons of new cabinets & lots of counter space in kitchen complete with stainless steel appliances. There are soaring high ceilings on every level. Must see oversized primary bedroom with double sinks, sit down shower and large walk-in closet. This property has 3 large bedrooms with full bathrooms (one of which is on the ground floor with no steps to entry) and a half bath in addition. Unit is within a gated community. There is direct entry access into the house from the Garage. Historic Raimondi Park is right next door.

1782 Railway Cir, Oakland

Listed by Ullon Willis, (510) 562-3827 from Choice Realty
(If provided) CoList: from

Sold listing courtesy of Yuheng Dai from OBBCOMP

$360,000
1 Beds 1 Baths EB41077310 MLS
Step into this delightful corner unit condo, bathed in natural light. With a south-facing orientation, it offers a peaceful view of a lush tree canopy, perfectly blending urban living with nature's charm. Upon entering, you are greeted by an open layout featuring hardwood floors and high ceilings. A large sliding glass door opens up to a spacious balcony, providing your own private outdoor retreat. The airy living room also includes a cozy office nook. The modern kitchen is ideal for cooking, equipped with stainless steel appliances, a gas stove, and a fridge with water and ice dispensers. The dining room is perfect for entertaining guests. The bedroom boasts a generous walk-in closet, while the stylish bathroom features a tub/shower combo and a sleek vanity. This condo also offers in-unit laundry and a designated parking space in a secure garage, ensuring a comfortable and stress-free living experience. Located between Temescal and Uptown, you'll enjoy easy access to Oakland's premier shopping, dining, and entertainment venues, along with convenient proximity to BART, I-580, and Interstate 24. Internet is included in HOA fees.

532 30Th St 20, Oakland

Listed by Elena Rossi, (510) 660-3501 from Compass
(If provided) CoList: Cristian Hernandez from Compass

Sold listing courtesy of Christine Holt from

$725,000
2 Beds 2 Baths EB41077071 MLS THE SIERRA AT JACK LONDON SQUARE BLDG.
EXCEPTIONAL JACK LONDON SQUARE CONDO-Live in the heart of Jack London Square, minutes from San Francisco by BART, with the Lake Merritt station just a few blocks away. The Sierra is also convenient to the 880 Freeway, Alameda/Oakland Ferry, and AMTRAK. Oakland International Airport is just a quick drive south. And of course, right down the street is the dining, shopping and entertainment in scenic and historic Jack London Square. A unique residence for unique residents. The Sierra at Jack London Square combines an innovative design, natural materials and finest amenities to create the ultimate sophisticated urban environment. This spacious Northeast facing unit has 18' floor-to-ceiling windows, in a 2-story open floor plan with a spacious mezzanine-loft space. 3rd floor; 1,420 Sqft; 2 bedroom; 2 full bathrooms, w/glass sliders; Balcony, exclusive use; Upgraded & Remodeled Kitchen: Oven/Stove & Microwave; Refrigerator; Dishwasher; Kitchen Sink & Faucet; In-unit Laundry; Improvements include: Refinished hardwood flr, Ceiling Fan, Custom Dramatic Window Drapes, Accordion Closet Doors; Garage Parking; Luxurious and Well-maintained Building; 2003 Yr. Built; HOA Amenities: 24/7 Front Lobby Desk/Security; Lap Pool; Fitness Ctr; Business Ctr; Billiard Room & Media Ctr; Dry Sauna + more

311 OAK ST 312, Oakland

Listed by Bach Nguyen, (510) 452-1927 from Jack London Square Realty
(If provided) CoList: Anthea Ferrer from Jack London Square Realty

Sold listing courtesy of Bach Nguyen from

$1,415,000
3 Beds 2 Baths EB41076927 MLS TOWER LOFTS BLDG.
Oakland's most spectacular penthouse loft was just given a luxury makeover with over $200K in upgrades! Two stories boasting approx. 2775 sf of living space + a 1350 sf private deck, it's the quintessential New York loft taken to the next level! On the main level, this live-work loft has soaring, wood-beamed ceilings, original multi-lite windows, dramatic ceiling fixtures and concrete floors. Stunning kitchen with 13.5' island w/waterfall, gold-toned fixtures, matte quartz countertops, Thermador Pro gas range & smart stainless Bosch appliances. Also on this level, one of two primary suites, with an enclosed bedroom & remodeled bathroom with dual vanity, deep tub & matte herringbone tile surround. An additional split-level loft bedroom can serve as office/guest quarters. Ascend the dramatic, custom staircase of Brazilian cherry and sculpted metal, to the exclusive Penthouse Suite! Also reachable directly by elevator, your spacious sanctuary has high ceilings, floor-to-ceiling windows with custom 9' Shoji screens, designer lighting, new mini-split, custom walk-in closet, & luxury bathroom w/dual vanity, spacious shower & swanky gold toned fixtures. The suite leads to your private landscaped wraparound deck w/southern exposure, ipe deck and citrus trees. Shown by appointment.

255 3rd St 312, Oakland

Listed by Toni Hanna, (510) 366-4415 from The Agency
(If provided) CoList: from

Sold listing courtesy of Mark Fleckles from OBOEBMRE

$450,000
2 Beds 1 Baths EB41076162 MLS MONTCLAIR BLDG.
Welcome to The Montclair-a boutique 20-unit condo complex in Oakland's Montclair District. This rare two-bedroom, first-floor unit features a modern open-concept kitchen with premium cabinetry, flowing into a spacious living area and private patio for seamless indoor-outdoor living. Both carpeted bedrooms are bright and offer generous closet space. Enjoy a luxurious bathroom and the convenience of in-unit laundry. Building amenities include a refreshing swimming pool, secure assigned parking, and a private storage locker. Just steps from Montclair Village's charming shops and services, with easy access to Highway 13, Highway 24, and Transbay bus routes for effortless commuting. The opportunity to own in this high-quality complex are rare-don't miss your chance!

2130 Mountain Blvd 101, Oakland

Listed by Katy Anderson, (510) 637-8118 from California 24
(If provided) CoList: Caitlin Krembs from California 24

Sold listing courtesy of Lissette Miranda from CCEPRC

$416,500
1 Beds 1 Baths EB41076721 MLS Not Listed BLDG.
Sunny, modern condo in the Jingletown pocket neighborhood of Oakland! This spacious 1+ bedroom, 1 bath unit also includes a convenient den area, perfect for setting up as a home office. If you love to cook, the expansive chef's kitchen is a dream come true, with stainless steel appliances, sleek finishes, and ample cabinet space. The light-filled living and dining areas open seamlessly to your private balcony. Other great perks include a large walk-in closet, in-unit laundry, and one-car garage parking with access to EV charging. Harborwalk is less than a block from the waterfront and includes an on-site gym and a verdant interior courtyard. This vibrant neighborhood is well-known for its artsy vibe, with a twice-yearly Art Walk and numerous studios in the area. You're also minutes from BART, shopping and dining options in Alameda, and walking trails along the estuary. Easy freeway access is just a few blocks away.

3090 Glascock ST 309, Oakland

Listed by Matthew Vance, (510) 604-8000 from COMPASS
(If provided) CoList: Peter Ashbaugh from COMPASS

Sold listing courtesy of Daniel Cotten from OBOPCRO 04

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