Homes for Sale near Head-Royce School

• 

  

  

  /45

  $2,195,000

  Open Sun 1PM - 4PM

  • 5 Beds
  • 3 Baths
  • 2,926 Sq Ft

  149 Sandringham Dr S, Moraga, CA 94556

  Tucked on a peaceful cul-de-sac with views of the Moraga hills, this light-filled two-story home offers five bedrooms, three full baths, and more than 2,900 square feet with a flat yard with lawn and patio. The foyer opens to a sun-drenched living room with an arched, wood-burning fireplace. The updated kitchen and great room form the heart of the home, with quartz counters, a generous island,

  Michelle Holcenberg Vanguard Properties

  149 Sandringham Dr S, Moraga, CA 94556
• 

  

  

  /48

  $689,999

  Open Sat 12PM - 3PM

  • 3 Beds
  • 2 Baths
  • 1,165 Sq Ft

  2568 63rd Ave, Oakland, CA 94605

  Completely remodeled home top to bottom including basement. Located in Oakland, this 3-bedroom, 2-bath home offers 1,165 square feet of living space on a 5,400 square foot lot. The interior features laminate flooring throughout and a wood-burning fireplace, providing a cozy atmosphere. The home includes a dedicated dining area and convenient laundry with washer and dryer hookups. The property

  Erika Carrasco Intero Real Estate Services

  2568 63rd Ave, Oakland, CA 94605
• 

  

  

  /37

  $798,000

  • 5 Beds
  • 4 Baths
  • 3,000 Sq Ft

  414 E 12th St, Oakland, CA 94606

  Qualified investors are extended the opportunity to acquire 414 E 12th Street Oakland Opportunity Zone. This Mixed-Use building consists of 2 residents and a store front commercial space. All resident units are remodeled kitchen and bathrooms. This property allows both local and regional investors the opportunity to acquire an investment in a popular market with robust growth, potential of both

  Denise Manguyen Michael James Real Estate

  414 E 12th St, Oakland, CA 94606
• 

  

  

  /27

  $448,950

  Open Sat 1:30PM - 4PM

  • 1 Bed
  • 1 Bath
  • 612 Sq Ft

  2520 Harrington Ave, Oakland, CA 94601

  Updated Detached Home in a Great Neighborhood. We present a single story 1 Bedroom 1 Bath Home. Updated Kitchen, Updated Bath, New Flooring, Fixtures, Paint Inside and Outside, New Appliances, New Mini Split, New Tankless Water Heater. Owned Solar ( balances will be paid off at close ). Great little backyard for gardening, barbecues or just relaxing. Detached garage with its own off street

  Robert Sutherland Kingship Realty Group

  2520 Harrington Ave, Oakland, CA 94601
• 

  

  

  /25

  $749,000

  • Land
  • 15,246 Sq Ft
  • $2,140,000 per Acre

  142 Gravatt Dr, Berkeley, CA 94705

  One of the last Berkeley/Oakland Hills Firestorm lots left with full-on breathtaking San Francisco Bay Bridge, Golden Gate, SF city views, and views of the Farallon Islands! That is right! One can see the Farallons from this property! Other attributes include exceptional street frontage for an eventual home with impressive curb appeal and views from each room. This really is an exceptional lot

  David Eckert Coldwell Banker Realty

  142 Gravatt Dr, Berkeley, CA 94705
• 

  

  /36

  $449,000

  Open Sat 2PM - 4:30PM

  • 1 Bed
  • 1 Bath
  • 684 Sq Ft

  320 Lee St Unit 303, Oakland, CA 94610

  A rare, design-elevated, luxury one bedroom home on the third floor of Adams Point's Van Buren Tower, a well-kept 1965 mid-century building with thirteen floors and sixty-eight units. This home has been remodeled top to bottom with no detail overlooked. The kitchen is finished with quartz counters, bar seating, custom cabinetry, and high-end fixtures and appliances. The bathroom is a standout,

  MARTIN KOJNOK Corcoran Icon Properties

  320 Lee St Unit 303, Oakland, CA 94610
• 

  

  /28

  $575,000

  • 4 Beds
  • 2 Baths
  • 928 Sq Ft

  1821 74th Ave, Oakland, CA 94621

  Renovated duplex with both units tenant-occupied, Each unit features a nicely updated kitchen, washer and dryer hook-up, private entrances, and access to divided fenced yards. 5,370 sq ft lot offers potential for additional units (buyer to verify). Close to BART, public transit, shopping, and freeway access. Perfect for investors.

  Eloise Middleton KW Advisors East Bay

  1821 74th Ave, Oakland, CA 94621
• 

  

  /67

  $998,000

  Open Sat 2:30PM - 5PM

  • 3 Beds
  • 2 Baths
  • 1,620 Sq Ft

  18 Woodcrest Cir, Oakland, CA 94602

  Effortless from the moment you arrive, this one-of-a-kind Oakland residence offers something the hills rarely allow: an entire home on a single, graceful level. Kitchen, bedrooms, living space, and garden all flow together on the same easy plane, exactly where you want them. It's the kind of floor plan buyers search for and almost never find. The ease continues throughout: 3 bedrooms and 2

  Nicholas Roe Real Brokerage Technologies

  18 Woodcrest Cir, Oakland, CA 94602
• 

  

  /46

  $699,000

  Open Sat 12PM - 4PM

  • 4 Beds
  • 3 Baths
  • 2,790 Sq Ft

  1040 59th St, Emeryville, CA 94608

  Rare opportunity to restore a Historic 1893 Victorian-Era Duplex offering approximately 2,790 square feet on a generous approximately 7,000 -square-foot lot. Both units provide an excellent opportunity for an investor, contractor, or buyer seeking a substantial renovation and restoration project. The spacious upper unit features 2 bedrooms and 2 bathrooms, high ceilings, a formal dining room,

  Ellen Horton

  1040 59th St, Emeryville, CA 94608
• 

  

  /40

  $739,900

  • 3 Beds
  • 2 Baths
  • 1,491 Sq Ft

  2803 Regatta Dr Unit 154, Oakland, CA 94601

  Water views, soaring ceilings, and walls of natural light set the tone for this beautifully updated 3 bedroom, 2 bath end-unit condo along the peaceful Oakland-Alameda Estuary. Large bay windows frame views of the waterway, creating a striking backdrop for the open, airy living spaces. Fresh paint, new carpeting, and newly refinished hardwood floors add to the home’s bright, move-in-ready feel.

  Erin Carrigg The Agency

  2803 Regatta Dr Unit 154, Oakland, CA 94601
• 

  /2

  $699,950

  $50K PRICE DROP

  • 2,523 Sq Ft

  9826 Bancroft Ave, Oakland, CA 94603

  Great opportunity to own this 3-unit building, each unit features 2bed, 1bth. Plently of parking spaces, inside garage or on the driveway. Conveniently located with easy access to pubic transportation and hwy 880 + hwy 580.

  Kimberly Dorsey

  9826 Bancroft Ave, Oakland, CA 94603
• 

  

  /29

  $249,500

  Open Sat 1:30PM - 3:30PM $50K PRICE DROP

  • 1 Bed
  • 1 Bath
  • 622 Sq Ft

  3877 Howe St Unit 108, Oakland, CA 94611

  Amazing 1st home or a value investment, not to be missed! 3877 Howe Street #108 is a spacious 1-bedroom, 1-bath condo in the heart of Oaklands highly desirable Piedmont Avenue neighborhood. This inviting residence features LVT flooring, generous storage closets, a dedicated parking space, and an additional secure storage locker. The well-maintained building offers elevator access and a strong,

  Lin Storer Compass

  3877 Howe St Unit 108, Oakland, CA 94611
• 

  

  /42

  $985,000

  Open Sun 2PM - 4:30PM

  • 3 Beds
  • 2 Baths
  • 2,024 Sq Ft

  7924 Greenly Dr, Oakland, CA 94605

  Beautifully Updated & Move-In Ready! Welcome home to this thoughtfully updated 3-bedroom, 2-bath residence offering a spacious, open floor plan designed for comfortable living and effortless entertaining. Step inside to updated flooring, a beautifully remodeled kitchen with stainless steel appliances, and a generous family room filled with natural light. Enjoy the convenience of level-in living

  Anne Gross-ayankoya Corcoran Icon Properties

  7924 Greenly Dr, Oakland, CA 94605
• 

  

  /82

  $1,989,999

  • 5 Beds
  • 4 Baths
  • 3,743 Sq Ft

  361 Bryant Ave, Alameda, CA 94501

  This magnificent Bayport home offers everything a large family could want in the sought-after Plan 12 Santa Barbara model. Featuring 5 bedrooms, 4 bathrooms, two fireplaces, 10' ceilings and more than 3,700 square feet of beautifully refreshed living space, this home combines generous proportions with thoughtful upgrades throughout. Recent improvements include fresh interior paint, new kitchen

  Steve Torok Wildwood Properties

  

  361 Bryant Ave, Alameda, CA 94501
• 

  

  /17

  $765,000

  $130K PRICE DROP

  • 4 Beds
  • 1 Bath
  • 2,992 Sq Ft

  3537 Kempton Way, Oakland, CA 94611

  The upstairs unit has Old World charm, hardwood floors throughout, and views of the Oakland Hills. The downstairs unit has hardwood floors, a large mantle fireplace, an attached basement, and a garage. Located on a quiet street close to transportation and Piedmont Avenue, with a WalkScore of 81 based on its proximity to a large selection of cafes, restaurants, shops, Kaiser, and other businesses.

  Phillip L. Fair Corcoran Icon Properties

  3537 Kempton Way, Oakland, CA 94611
• 

  

  /40

  $1,399,900

  • 5 Beds
  • 2 Baths
  • 2,650 Sq Ft

  1446 Fernside Blvd, Alameda, CA 94501

  Positioned in one of Alameda's Most Desirable East End Neighborhoods, this classic Duplex presents an exceptional opportunity for Owner-Occupants and Investors alike. Offering approximately 2,650 Square Feet of Living Space, the property offers exceptional Flexibility to live in one Unit while generating Rental Income from the other, or combine the two connected Units into a spacious Five-Bedroom

  Michael Johnson The One Luxury Properties

  1446 Fernside Blvd, Alameda, CA 94501
• 

  

  /3

  $89,000

  • Land
  • 5,749 Sq Ft
  • $674,233 per Acre

  6690 Gunn Dr, Oakland, CA 94611

  Calling all developers, builders, and visionaries! Rare opportunity to create a custom hillside residence in Oakland's sought-after Montclair Hills. Nestled among the rolling hills and mature trees, this vacant parcel offers the chance to design and build a home tailored to your vision. Enjoy the convenience of being less than five minutes from Montclair Village, where you'll find Safeway, local

  Juan Sabino Luxe Realty Group

  6690 Gunn Dr, Oakland, CA 94611
• 

  

  /35

  $455,000

  • 2 Beds
  • 1 Bath
  • 999 Sq Ft

  1425 Lakeside Dr Unit 201, Oakland, CA 94612

  Wake up to spectacular water and mountain views every morning in this 2-bedroom, 1-bathroom condominium. Perfectly positioned in a premier Lake Merritt Oakland security building, this home offers the unique luxury of dual balcony access—step outside from both the living room and the primary bedroom to beautiful view of Lake Merritt and the rolling Oakland Hills. Designed for effortless living,

  Alan Siu ALAN SIU, BROKER

  1425 Lakeside Dr Unit 201, Oakland, CA 94612
• 

  

  /76

  $1,499,000

  • 4 Beds
  • 3.5 Baths
  • 2,499 Sq Ft

  5 Schooner Hill, Oakland, CA 94618

  Elegant & Pristine, Fabulous Hiller Highlands IV Townhome, Spectacular Panoramic Views of San Francisco Bay, 4 Bedrooms, 3 Full Bathrooms, 1 Guest 1/2 Bathroom, Immaculate Condition,Turn Key, Hardwood Floors Throughout, Fully Remodeled Bathrooms, Customized, Updated Oversized Kitchen w Breakfast Nook That Overlooks Nature Open Space, TV Projectors w Recessed Motorized Drop-Down Projection Screens

  Lucia Blanco Compass

  5 Schooner Hill, Oakland, CA 94618
• 

  

  /4

  $75,000

  • Land
  • 10,856 Sq Ft
  • $300,940 per Acre

  0 Mountain View Ave Unit 41142786, Oakland, CA 94605

  Build a beautiful home on this great semi-wooded lot located in a desirable neighborhood in Oakland. (Buyer to confirm buildability with the City, Fire Dept. etc.) Zoned Multi-family so you may be able to build a Duplex, live in half and rent the other half. This lot is For Sale and the Lot next to it is For Sale also. Both lots to be sold together. Both lots are a down-slope. This is a great

  Renee Bartels Coldwell Banker Bartels

  0 Mountain View Ave Unit 41142786, Oakland, CA 94605
• 

  

  /30

  $399,000

  • 2 Beds
  • 1 Bath
  • 768 Sq Ft

  2549 78th Ave, Oakland, CA 94605

  Welcome to 2549 78th Avenue, a beautifully updated bungalow that perfectly blends classic character with modern finishes. This charming 2-bedroom, 1-bath home features a bright, open-concept floor plan with abundant natural light, recessed lighting, stylish flooring, and a tastefully remodeled kitchen designed for both everyday living and entertaining. Step outside to a low-maintenance backyard,

  Sante Sandhu Luxe Real Estate

  2549 78th Ave, Oakland, CA 94605
• 

  

  /4

  $499,000

  • 3 Beds
  • 1 Bath
  • 1,015 Sq Ft

  721 Tyler St, Oakland, CA 94603

  Great opportunity for investors!! Single family home 3 Bedrooms 1 Bathroom Big lot Property occupied by renter Please call tenant to schedule an appointment. Renter would like to stay, THE LOT NEXT TO IT DOES NOT BELONG TO THE HOUSE calling for investors!!!

  Maria Kenyon 1st Capital

  

  721 Tyler St, Oakland, CA 94603
• 

  

  /46

  $975,000

  • 6,352 Sq Ft

  7108 International Blvd, Oakland, CA 94621

  Unique Investment Opportunity: Commercial Property with Retail and Residential Mixed-Use Discover a rare chance to own a versatile commercial property featuring two retail storefronts combined with residential mixed-use. This property includes four studio apartments occupied by exceptionally long-term tenants, providing stable rental income, alongside a convenience store serving the community.

  Ann Lee Movoto Real Estate

  7108 International Blvd, Oakland, CA 94621
• 

  

  /42

  $425,000

  • 2 Beds
  • 1 Bath
  • 1,211 Sq Ft

  311 Oak St Unit 720, Oakland, CA 94607

  TRANSPARENT PRICING! Experience elevated urban living at Unit 720 in The Sierra, a modern condominium community in the heart of Jack London Square. Built in 2003, this distinctive loft-style residence offers approximately 1,211 square feet of thoughtfully designed living space, combining style, comfort, and flexibility. The main level features an open-concept layout filled with natural light from

  Hank Foo Mosaik Real Estate

  311 Oak St Unit 720, Oakland, CA 94607
• 

  

  /74

  $678,800

  Open Fri 3PM - 7PM

  • 3 Beds
  • 1 Bath
  • 1,102 Sq Ft

  3248 Bona St, Oakland, CA 94601

  Enchanting sky-blue 1928 Spanish Mediterranean bungalow in beloved Peralta Hacienda! This charming 3-bedroom home blends classic architecture with a smart floor plan for easy living + entertaining. Beautiful hardwood floors, graceful archway, coved ceiling, fireplace + mantle, and period details bring timeless character. Double-pane windows add natural light + comfort.The refreshed eat-in

  Michael Smith Berkshire Hathaway HomeServices DrysdaleProperties

  3248 Bona St, Oakland, CA 94601
• 

  

  /29

  $918,000

  $20K PRICE DROP

  • 14 Beds
  • 6 Baths
  • 3,981 Sq Ft

  2223 E 23rd St, Oakland, CA 94606

  A rare and compelling income-producing opportunity in the heart of Oakland — this well-maintained 4-unit multifamily building offers 3,981 square feet of living space on a 7,000 square foot lot, delivering strong day-one cash flow with significant long-term upside. Currently generating $7,900 in monthly gross rental income with a cap rate exceeding 8%, the numbers speak for themselves — this is

  Leo Zhang Re/max Accord

  2223 E 23rd St, Oakland, CA 94606
• 

  

  /20

  $599,888

  • 4 Beds
  • 4 Baths
  • 1,639 Sq Ft

  3309 64th Ave, Oakland, CA 94605

  Great opportunity to own a well-located triplex in the heart of East Oakland! Oakland 3309 64th Ave offers strong income potential with three separate units, making it ideal for investors or owner-occupants seeking rental income. This versatile multi-unit property features spacious living areas, functional layouts, and private entrances for each unit. Conveniently located near schools, shopping,

  Son Luu Real Estate Ebroker Inc

  3309 64th Ave, Oakland, CA 94605
• 

  /2

  $1,099,000

  $150K PRICE DROP

  • 2,920 Sq Ft

  662 45th St, Oakland, CA 94609

  662 45th Street in Oakland is a 1932-built investment property in the desirable NOBE neighborhood featuring a front duplex and a rear single-family home, totaling about 2,900 sq ft. The units include two 2-bedroom/1-bath units and one 1.5-bedroom/1-bath unit, all with private parking and washer/dryer hookups. Tenants pay their own utilities, reducing operating costs. Recent upgrades include new

  Kwong Szeto

  662 45th St, Oakland, CA 94609
• 

  

  /17

  $898,000

  • 7 Beds
  • 2 Baths
  • 1,845 Sq Ft

  1072 56th St, Emeryville, CA 94608

  Prime Multi-Family Investment on the Oakland-Emeryville Border. Unlock massive value-add potential with this versatile 3-unit multi-family property. The highly functional layout features an expansive 3+ bedroom, 1.5-bathroom top-floor unit, perfectly complemented by a 2+ bedroom, 1-bathroom and a 1-bedroom, 1-bathroom unit on the ground floor. The expansive lot offers incredible development

  Moe Aliakbar Coldwell Banker Realty

  1072 56th St, Emeryville, CA 94608
• 

  

  /39

  $899,000

  Open Sat 1PM - 4PM

  • 4 Beds
  • 2 Baths
  • 1,784 Sq Ft

  7101 Pinehaven Rd, Oakland, CA 94611

  Nestled among towering trees in the Oakland Hills, 7101 Pinehaven Road offers a wonderful blend of comfort, privacy, and natural beauty. This 4-bedroom, 2-bath home welcomes you with vaulted ceilings, abundant natural light, and a thoughtful connection between indoor and outdoor living. The updated kitchen brings a fresh, modern feel to the home, while the beautifully updated bathrooms provide

  Claudia Scott The GRUBB Company

  7101 Pinehaven Rd, Oakland, CA 94611
• 

  

  /59

  $3,000,000

  Open Sun 2PM - 4:30PM

  • 5 Beds
  • 4 Baths
  • 4,696 Sq Ft

  5 Woodside Way, Oakland, CA 94611

  This modern contemporary home with adjoining lot, is perched just off Grizzly Peak, offering panoramic views over SF Bay, San Francisco, Oakland and beyond. A dramatic hall leads to the dining room and oversized living room with a copper fireplace under beamed ceilings. The kitchen/family room combo is equipped with wide granite countertops, top of the line appliances, fireplace all with 360”

  Matthew Heafey Compass

  5 Woodside Way, Oakland, CA 94611
• 

  

  /47

  $2,300,000

  Open Sat 2PM - 4:30PM

  • 4 Beds
  • 2.5 Baths
  • 2,593 Sq Ft

  2731 Prince St, Berkeley, CA 94705

  Beautifully preserved and held by one family for more than 60 years, this Elmwood brown-shingle Craftsman is a remarkable example of Berkeley’s First Bay Tradition. Large timber eaves, finely crafted details, and a gracious covered front porch set the tone before you even step inside. The entry opens to unpainted board-and-batten wainscoting and inlaid oak hardwood floors, with original character

  Scott Leverette Golden Gate Sothebys Intl Rlty

  2731 Prince St, Berkeley, CA 94705
• 

  

  /37

  $675,000

  • 3 Beds
  • 1 Bath
  • 1,040 Sq Ft

  6616 Outlook Ave, Oakland, CA 94605

  Perched above the street on a picturesque hillside, this enchanting split-level home is filled with warmth, character, and timeless appeal. Rich hardwood floors, graceful architectural details, and abundant natural light create an inviting atmosphere from the moment you step inside. The beautifully renovated bathroom blends classic style with modern finishes, while the thoughtfully designed

  Julia Temple Compass

  6616 Outlook Ave, Oakland, CA 94605
• 

  

  /5

  $1,050,000

  $50K PRICE DROP

  • 4,753 Sq Ft

  5503 Foothill Blvd, Oakland, CA 94605

  5503 Foothill Blvd offers a mixed-use investment opportunity with a blend of residential and commercial income in a high-visibility Oakland corridor. Built in 1917, the property is approximately 4,753 square feet on a 2,550-square-foot lot. The residential mix includes one one-bedroom/one-bath unit and five studio units, three of which are currently vacant. Two street-level commercial spaces

  Nolan Jones

  5503 Foothill Blvd, Oakland, CA 94605
• 

  

  /38

  $1,048,000

  $50K PRICE DROP

  • 4 Beds
  • 3 Baths
  • 2,799 Sq Ft

  3918 High St, Oakland, CA 94619

  Located in a well-established Oakland neighborhood, this 2-story home offers 4 bedrooms and 3 bathrooms with a practical and flexible layout. The upper level features 3 bedrooms and 2 full bathrooms, while the ground floor includes 1 bedroom and 1 bathroom, along with a kitchen, dining area, and family roomideal for extended family, guests, or a home office setup. The home has been updated with

  Eric Ma Bay One Realty

  3918 High St, Oakland, CA 94619
• 

  

  /59

  $899,000

  • 4 Beds
  • 2 Baths
  • 1,613 Sq Ft

  2443 24th Ave, Oakland, CA 94601

  Nestled in the vibrant heart of Oakland, 24432445 24th Ave is a rare 3-unit income property that blends natural charm with strong investment potential. With over $7,300 in monthly rental income currently being received, this property offers both charm and solid returns. Whether you're a seasoned investor or a first-time buyer looking to offset your mortgage, this is an opportunity you wont want

  Karen Xu Century 21 Anew Realty

  2443 24th Ave, Oakland, CA 94601
• 

  

  /8

  $667,500

  • 2 Beds
  • 2.5 Baths
  • 1,552 Sq Ft

  977 24th St, Oakland, CA 94607

  MODERN OAKLAND TOWNHOME | GATED COMMUNITY | PRIME URBAN LIVING Discover contemporary Bay Area living at 977 24th Street, Oakland, CA 94607. This beautifully designed multi-level townhome combines modern architecture, generous natural light and sophisticated interior finishes in a private gated community. The heart of the home is an impressive open-concept kitchen featuring an oversized statement

  Dorina Manga XHome Real Estate & Services, Corp

  977 24th St, Oakland, CA 94607
• 

  

  /32

  $649,000

  • 2 Beds
  • 2 Baths
  • 1,170 Sq Ft

  3229 Macarthur Blvd, Oakland, CA 94602

  Welcome home to this beautifully updated 2-bedroom, 2-bathroom single-family residence that perfectly blends comfort, style, and convenience. Step inside to discover a spacious living room and an inviting kitchen featuring thoughtful upgrades throughout, creating a warm and functional space for everyday living and entertaining. Outside, enjoy a newly landscaped backyard designed for relaxation

  Andrew Rusca Twin Oaks Real Estate Inc

  3229 Macarthur Blvd, Oakland, CA 94602
• 

  

  /37

  $888,888

  $111K PRICE DROP

  • 3 Beds
  • 2 Baths
  • 2,676 Sq Ft

  3626 Midvale Ave, Oakland, CA 94602

  2 homes on 1 lot! Updated home featuring a functional layout and versatile living options. The main residence offers an open living and dining area with luxury vinyl flooring and a cozy fireplace, creating a warm and inviting space. The updated kitchen includes stainless steel appliances, ample cabinetry, and an eat-in dining area for everyday convenience. The main residence features two bedrooms

  Jon Ahern Coldwell Banker Realty

  3626 Midvale Ave, Oakland, CA 94602
• 

  

  /5

  $1,300,000

  • 4,715 Sq Ft

  2246 23rd Ave, Oakland, CA 94606

  Fully occupied seven-unit multifamily asset in Oakland's Highland Terrace neighborhood. $1,300,000 ($185,714/unit, $275/SF). 5.46% current cap rate vs. 7.41% at market rents, with 20.4% rental upside and 35.6% NOI growth potential with no capital spend. Recent capital improvements include upgraded plumbing, electrical, windows, and roof. Located under 1 mile from Highland Hospital and roughly 1.6

  Joseph Owens Marcus & Millichap

  2246 23rd Ave, Oakland, CA 94606

Showing Results 521 - 560, Page 14 of 18