1-12/20
  • 817 St. Patrick St in Oak Bay: OB South Oak Bay Single Family Residence for sale : MLS®# 1048868

    817 St. Patrick St OB South Oak Bay Oak Bay V8S 4X7
    OPEN HOUSE: Sep 20, 2026
    10:00 AM - 12:00 PM PDT
    Open House on Sunday, September 20, 2026 10:00AM - 12:00PM A textbook Oak Bay home, bursting with curb appeal on a lovely and generous corner lot, this home has tons of potential!
    Main Photo: 817 St. Patrick St in Oak Bay: OB South Oak Bay Single Family Residence for sale : MLS®# 1048868
    $1,299,900
    Residential
    Status:
    Active
    MLS® Num:
    1048868
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,942 sq. ft.
    A textbook Oak Bay home, bursting with curb appeal on a lovely and generous corner lot, this home has tons of potential. With great bones and just a short walk from the ocean, this is an ideal location for anyone wanting to get a foothold in a quiet family neighbourhood. A little sweat equity would go a long way, for example, the basement could easily accommodate another bedroom or two and a bathroom. Close to the Oak Bay Village, schools, restaurants and cafés, this would be the perfect home for a young family or a newly retired couple. A must-see! Call your realtor today or come around to the open house and say hello! More details
    Listed by Royal LePage Coast Capital - Chatterton
  • 3521 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1041193

    3521 Greystone Close La Olympic View Langford V9C 3X2
    OPEN HOUSE: Sep 19, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Saturday, September 19, 2026 11:00AM - 1:00PM
    Main Photo: 3521 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1041193
    $969,900
    Residential
    Status:
    Active
    MLS® Num:
    1041193
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,647 sq. ft.
    Set among natural surroundings on a quiet cul-de-sac in an established South Langford neighbourhood, Woodrow is a beautifully crafted collection of townhomes. This expansive Gardenside corner home offers an abundance of private, well-designed space — with a gated yard, balcony, and double-car garage plus driveway parking. An open-concept main floor features full-size living and dining, powder room, and a wrap-around kitchen with shaker cabinetry, premium appliances and generous integrated storage. Upstairs, three bedrooms include a spacious primary with walk-in closet and 5-piece ensuite with double vanity, soaker tub, glass shower and heated floors, plus main bath and separate laundry with linen storage. Fourth bedroom and additional storage on the lower level. Interiors by Bidgood throughout. Dual-zone heat pump for year-round comfort. Minutes to parks, schools and amenities. Photos are of the display home. Open house Saturday 11am–1pm. Price + GST. Move-in this fall. More details
    Listed by Royal LePage Coast Capital - Chatterton
  • 3522 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1043840

    3522 Greystone Close La Olympic View Langford V9C 3X2
    OPEN HOUSE: Sep 19, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Saturday, September 19, 2026 11:00AM - 1:00PM
    Main Photo: 3522 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1043840
    $899,900
    Residential
    Status:
    Active
    MLS® Num:
    1043840
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,718 sq. ft.
    Welcome to Woodrow, a beautifully crafted collection of townhomes nestled on a quiet cul-de-sac in an established South Langford neighbourhood. This thoughtfully designed Forestside home overlooks natural surroundings, with a private west-facing yard, separate balcony, and single-car garage plus driveway parking for two vehicles. An open-concept main floor features 9' ceilings, full-size living and dining, powder room, and a gourmet kitchen with shaker cabinetry, premium appliances and generous integrated storage. Upstairs, three bedrooms include a spacious primary with walk-in closet and 5-piece ensuite — soaker tub, glass shower and heated floors. A fourth bedroom on the lower level offers flexibility as a guest room, office or gym, plus additional storage. Interiors by Bidgood throughout. Dual-zone heat pump for year-round comfort. Close to parks, schools and everyday conveniences. Photos are of the display home. Open house Saturday 11am–1pm. Move-in this fall. More details
    Listed by Royal LePage Coast Capital - Chatterton
  • 2119 Bakerview Pl in North Saanich: NS Bazan Bay Single Family Residence for sale : MLS®# 1048874

    2119 Bakerview Pl NS Bazan Bay North Saanich V8L 1G1
    OPEN HOUSE: Sep 19, 2026
    02:00 PM - 04:00 PM PDT
    Open House on Saturday, September 19, 2026 2:00PM - 4:00PM Fantastic location close to airport and ferries in Bazan Bay area!
    Main Photo: 2119 Bakerview Pl in North Saanich: NS Bazan Bay Single Family Residence for sale : MLS®# 1048874
    $895,000
    Residential
    Status:
    Active
    MLS® Num:
    1048874
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,104 sq. ft.
    Open House Saturday, September 19th, 2-4 pm. Here is a fabulous investment opportunity, with great tenants already in place, or a great starter home or downsizing opportunity for energetic retirees. The kitchen has been updated and there are gorgeous wooden floors from the original home as well as some added luxuries like a separate laundry area. The huge sunny backyard offers the perfect garden oasis with a large deck, and wide open lawn. The fig tree completes the picture in a neighbourhood that boasts gardens and even features garden stands. There is a nice carport/workshop area and lots of space for parking for RV's and boats. Fantastic location close to airport and ferries in Bazan Bay area. This is a must-see! Call your realtor today. More details
    Listed by Royal LePage Coast Capital - Chatterton
  • 3506 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1044379

    3506 Greystone Close La Olympic View Langford V9C 3X2
    OPEN HOUSE: Sep 19, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Saturday, September 19, 2026 11:00AM - 1:00PM
    Main Photo: 3506 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1044379
    $869,900
    Residential
    Status:
    Active
    MLS® Num:
    1044379
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,445 sq. ft.
    Set on a quiet cul-de-sac in a serene South Langford neighbourhood, Woodrow is a beautifully crafted collection of townhomes by Formwell, completing this summer. Backing onto natural surroundings, this Forestside home offers multiple outdoor areas with a private patio and separate balcony. Interiors by Bidgood begin with an open-concept main floor featuring well-proportioned living and dining, powder room, and a wrap-around kitchen with shaker cabinetry, premium appliances and generous integrated storage. Upstairs, a spacious primary includes a walk-in closet and a 5-piece ensuite with double vanity, soaker tub, glass shower, heated herringbone-tile floors, plus two more bedrooms, main bath and laundry. A versatile lower level features a tandem garage with parking for two cars or room for a gym, office or storage, plus driveway parking. Dual-zone heat pump for year-round comfort. Minutes to parks, schools and amenities. Photos are of the display home. Open house Saturday 11am–1pm. More details
    Listed by Royal LePage Coast Capital - Chatterton
  • 3515 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1043845

    3515 Greystone Close La Olympic View Langford V9C 3X2
    OPEN HOUSE: Sep 19, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Saturday, September 19, 2026 11:00AM - 1:00PM
    Main Photo: 3515 Greystone Close in Langford: La Olympic View Townhouse for sale : MLS®# 1043845
    $849,900
    Residential
    Status:
    Active
    MLS® Num:
    1043845
    Bedrooms:
    4
    Bathrooms:
    3
    Floor Area:
    1,621 sq. ft.
    Ready for move-in this summer, Woodrow brings a collection of well-crafted townhomes to a serene forestside setting on a private road in an established West Shore neighbourhood. Inspired by single-family home design, this versatile 4 bedroom, 2.5 bath home offers a gated yard, separate balcony, and an attached garage plus driveway parking. The Bidgood-designed interior features over-height main floor ceilings and large windows, while a spacious wrap-around kitchen combines generous storage, shaker cabinetry, a full-height pantry and premium appliances. Upstairs, the primary pairs a walk-in closet with a 5-piece ensuite beautifully finished in herringbone tile and heated floors, alongside two more bedrooms and the main bath. On the lower floor, a fourth bedroom doubles perfectly as an office, gym, guest or media room. A dual-zone heat pump offers year-round comfort. Parks, trails, schools and amenities are minutes away. Photos are of the display home. Open house Saturday 11am–1pm. More details
    Listed by Royal LePage Coast Capital - Chatterton
  • 962 Siskin Ridge in Langford: La Happy Valley Townhouse for sale : MLS®# 1047885

    962 Siskin Ridge La Happy Valley Langford V9C 2X9
    OPEN HOUSE: Sep 19, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Saturday, September 19, 2026 1:00PM - 3:00PM Directions: Turn onto Tayberry Terrace, then take a right onto Vision Way, Past Solitaire Landing and Summerstone Run we will be on the right hand side.
    Main Photo: 962 Siskin Ridge in Langford: La Happy Valley Townhouse for sale : MLS®# 1047885
    $699,900
    Residential
    Status:
    Active
    MLS® Num:
    1047885
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    1,286 sq. ft.
    Siskin Ridge is Langford’s newest move-in ready collection of upscale West Coast townhomes and the first of five planned phases. Choose from spacious 3-bedroom plus den or 4-bedroom layouts, each with 3 bathrooms and a refined blend of style and function. Interiors feature warm two-tone real wood cabinetry, premium LG appliances, floor-to-ceiling tile electric fireplaces, large windows, and vaulted ceilings in every top-floor bedroom. The primary suite offers king-sized comfort with custom closet built-ins and a bright ensuite with heated tile floors, dual sinks, wood cabinetry, a window, and skylight. Enjoy heat pump heating and cooling throughout, including all bedrooms, plus integrated stairwell lighting, low-maintenance backyards, and epoxy-coated EV-ready garages with space for storage, a gym, or workshop. Located in Happy Valley near schools, Happy Valley Elementary, Dunsmuir Middle School, Royal Bay Secondary, shopping, parks, and nature walks on the Galloping Goose Trail. More details
    Listed by Royal LePage Coast Capital - Chatterton and RE/MAX Camosun
  • #1110 2000 Hannington Rd in Langford: La Bear Mountain Condo for sale : MLS®# 1049163

    #1110 2000 Hannington Rd La Bear Mountain Langford V9B 7C1
    OPEN HOUSE: Sep 19, 2026
    11:00 AM - 01:00 PM PDT
    Open House on Saturday, September 19, 2026 11:00AM - 1:00PM Hosted by Amanda Grant at Royal LePage Coast Capital Realty
    Main Photo: #1110 2000 Hannington Rd in Langford: La Bear Mountain Condo for sale : MLS®# 1049163
    $699,900
    Residential
    Status:
    Active
    MLS® Num:
    1049163
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    949 sq. ft.
    Unbeatable value meets resort-style luxury at One Bear Mountain— unit 1110 is the best-priced 2-bedroom, 2-bathroom unit on the market in this premier high-rise! Perched on the 11th floor, this bright, modern condo offers high-end finishes, an open-concept layout, floor-to-ceiling windows, a cozy gas fireplace, & a 315 SqFt private balcony. Enjoy ultimate daily convenience with a dedicated parking space featuring EV charging and a separate secure storage locker for your gear. Experience world-class building amenities, including the famous 15th-floor rooftop pool, a state-of-the-art fitness center, yoga studio, the Grenoble Sky Lounge, business center, and concierge service. Bring your pets (no size restriction) and don't forget about the pet wash station and bike storage with tech bench to keep your gear in top shape. Set right against PGA-caliber golf, hiking, tennis facilities, & biking trails, this property delivers effortless luxury, incredible value, & elevated West Coast living. More details
    Listed by Royal LePage Coast Capital - Chatterton
  • #511 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1048469

    #511 777 Station Ave La Langford Proper Langford V9B 7K5
    OPEN HOUSE: Sep 16, 2026
    02:00 PM - 05:00 PM PDT
    Open House on Wednesday, September 16, 2026 2:00PM - 5:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 19, 2026
    01:00 PM - 04:00 PM PDT
    Open House on Saturday, September 19, 2026 1:00PM - 4:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 20, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Sunday, September 20, 2026 1:00PM - 3:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    Main Photo: #511 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1048469
    $629,900
    Residential
    Status:
    Active
    MLS® Num:
    1048469
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,004 sq. ft.
    Move-in ready and Brand new! SOUTH FACING CORNER UNIT WITH LIGHT! 2-Bedroom with Massive Walk-in Closet with Coffee bar included off the kitchen, window in bath! Welcome to Pavilion Langford, a brand-new six-story condominium residence that redefines modern urban living. The newest condominium project from Viking Properties, with superior soundproofing and solar-panel roofing that keep strata fees low. This thoughtfully designed development features 60 spacious and elegantly appointed units, offering style, comfort, and convenience in one of the area's most desirable neighborhoods. Located in downtown Langford, this development offers unbeatable access to shops, restaurants, parks, and public transit—ideal for professionals, downsizers, and first-time buyers alike. Pre-sales are now open for this premier collection of urban residences. Sales Center: 777 Station Ave, open Wednesday 2:00-5:00PM, Saturday open house: 777 Station Ave, 1:00PM-4:00PM, Sunday 1:00PM-3:00PM More details
    Listed by Royal LePage Coast Capital - Chatterton
  • #211 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1047213

    #211 777 Station Ave La Langford Proper Langford V9B 7K5
    OPEN HOUSE: Sep 16, 2026
    02:00 PM - 05:00 PM PDT
    Open House on Wednesday, September 16, 2026 2:00PM - 5:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 19, 2026
    01:00 PM - 04:00 PM PDT
    Open House on Saturday, September 19, 2026 1:00PM - 4:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 20, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Sunday, September 20, 2026 1:00PM - 3:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    Main Photo: #211 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1047213
    $609,900
    Residential
    Status:
    Active
    MLS® Num:
    1047213
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    1,004 sq. ft.
    Move-in ready and Brand new! SOUTH FACING CORNER UNIT WITH LIGHT! 2-Bedroom with Massive Walk-in Closet and Office/Coffee bar space off the kitchen, window in bath! Welcome to Pavilion Langford, a brand-new six-story condominium residence that redefines modern urban living. The newest condominium project from Viking Properties, with superior soundproofing and solar-panel roofing that keep strata fees low. This thoughtfully designed development features 60 spacious and elegantly appointed units, offering style, comfort, and convenience in one of the area's most desirable neighborhoods. Located in downtown Langford, this development offers unbeatable access to shops, restaurants, parks, and public transit—ideal for professionals, downsizers, and first-time buyers alike. Pre-sales are now open for this premier collection of urban residences. Sales Center: 777 Station Ave, open Wednesday and Friday 3:00-5:00PM, Saturday open house: 777 Station Ave, 1:00PM-3:00PM, Sunday 1:00PM-3:00PM More details
    Listed by Royal LePage Coast Capital - Chatterton
  • #512 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1047343

    #512 777 Station Ave La Langford Proper Langford V9B 7K5
    OPEN HOUSE: Sep 16, 2026
    02:00 PM - 05:00 PM PDT
    Open House on Wednesday, September 16, 2026 2:00PM - 5:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 19, 2026
    01:00 PM - 04:00 PM PDT
    Open House on Saturday, September 19, 2026 1:00PM - 4:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 20, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Sunday, September 20, 2026 1:00PM - 3:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    Main Photo: #512 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1047343
    $599,900
    Residential
    Status:
    Active
    MLS® Num:
    1047343
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    958 sq. ft.
    CORNER UNIT TONS OF LIGHT. Windows in bathroom. 2-Bedroom with Massive Walk-in Closet and Office/Coffee bar space off the kitchen! Welcome to Pavilion Langford, a condominium residence that redefines modern urban living. The newest Condominium project from Viking Properties is move-in ready, with superior soundproofing and solar panel roofing keeping the strata fees lower for longer. This thoughtfully designed development features 60 spacious and elegantly appointed units, offering a perfect blend of style, comfort, and convenience in one of the area's most desirable neighborhoods. Perfectly located in the heart of downtown Langford, this development offers unbeatable access to shops, restaurants, parks, and public transit—making it ideal for professionals, downsizers, and first-time buyers alike. Discover this premier collection of urban residences. 777 Station Ave: Open Wednesday 2:00-5:00PM, Saturday open house 1:00PM-4:00PM, Sunday 1:00PM-3:00PM More details
    Listed by Royal LePage Coast Capital - Chatterton
  • #609 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1047209

    #609 777 Station Ave La Langford Proper Langford V9B 7K5
    OPEN HOUSE: Sep 16, 2026
    02:00 PM - 05:00 PM PDT
    Open House on Wednesday, September 16, 2026 2:00PM - 5:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 19, 2026
    01:00 PM - 04:00 PM PDT
    Open House on Saturday, September 19, 2026 1:00PM - 4:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    OPEN HOUSE: Sep 20, 2026
    01:00 PM - 03:00 PM PDT
    Open House on Sunday, September 20, 2026 1:00PM - 3:00PM Lots of different plans at various price points available. Meet at the Pavilion lobby at 777 Station Ave to explore the modern new Langford condos by Viking Properties. Pavilion offers bright interiors, 9ft. ceilings (10ft. on top floor), oversized windows, secure parking, enhanced soundproofing, and a walkable location close to shops, cafés, transit, and parks. Tours gain entry to win an e-bike.
    Main Photo: #609 777 Station Ave in Langford: La Langford Proper Condo for sale : MLS®# 1047209
    $599,900
    Residential
    Status:
    Active
    MLS® Num:
    1047209
    Bedrooms:
    2
    Bathrooms:
    2
    Floor Area:
    964 sq. ft.
    TOP FLOOR SOUTH FACING - OLYMPIC MOUNTAIN VIEWS. Massive Walk-in Closet and U-Shape Kitchen with two separate bedrooms! Welcome to Pavilion Langford, a brand-new six-story condominium residence that redefines modern urban living. The newest Condominium project from Viking Properties, move-in ready, with superior soundproofing, solar panel roofing and low strata fees. This thoughtfully designed development features 60 spacious and elegantly appointed units, offering a perfect blend of style, comfort, and convenience in one of the area's most desirable neighborhoods. Perfectly located in the heart of downtown Langford, this development offers unbeatable access to shops, restaurants, parks, and public transit—making it ideal for professionals, downsizers, and first-time buyers alike. Choose your own adventure at 777 Station. Sales Center: 777 Station Ave, open Wednesday and Friday 3:00-5:00PM, Saturday open house: 777 Station Ave, 1:00PM-3:00PM, Sunday 1:00PM-3:00PM - BIG INCENTIVES More details
    Listed by Royal LePage Coast Capital - Chatterton
1-12/20
Data was last updated September 15, 2026 at 12:05 AM (UTC)
MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification.