Luxury Homes for Sale in Palm Springs, CA

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  /61

  $1,275,000

  • 3 Beds
  • 2 Baths
  • 1,772 Sq Ft

  2964 E Orella Cir, Palm Springs, CA 92264

  Beautifully remodeled 1970s Mid-Century three-bedroom home in the highly desirable Los Compadres neighborhood of South Palm Springs, situated on fee land. This move-in-ready residence features a thoughtfully designed floor plan, with one bedroom offering flexibility as a den, home office, or guest space, and a spacious primary suite with panoramic mountain views. Fully renovated in 2024, the home

  Bryan Boomershine Berkshire Hathaway HomeServices California Properties

  2964 E Orella Cir, Palm Springs, CA 92264
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  /53

  $1,275,000

  • 3 Beds
  • 3.5 Baths
  • 3,848 Sq Ft

  4449 Esplanade Ln, Palm Springs, CA 92262

  Architectural home offering 3 bedrooms, 3.5 bathrooms, and approx. 3,850 sq. ft. of living space. The residence features soaring 20ft ceilings and a dramatic central living room. Each bedroom is a private suite on its own level. The primary suite is located on a separate wing with its own fireplace and spa style bath featuring rainfall and multilevel shower heads. The second floor suite includes

  Roman Salem eXp Realty Of Southern California Inc

  4449 Esplanade Ln, Palm Springs, CA 92262
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  /24

  $1,275,000

  • 4 Beds
  • 4 Baths
  • 2,072 Sq Ft

  435 E Chuckwalla Rd, Palm Springs, CA 92262

  TWO HOMES. ONE LEGENDARY PALM SPRINGS COMPOUND.Rare doesn’t even begin to cover it, two fully detached homes on one expansive, private, fully walled R-2 zoned lot in the heart of Palm Springs. Designed and built by owner-architect, every inch of this property was created for connection, flexibility, and that signature indoor-outdoor desert lifestyleThe main residence blends original

  Nick Brown Kase Real Estate

  435 E Chuckwalla Rd, Palm Springs, CA 92262
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  /5

  $1,275,000 New Construction

  • 2 Beds
  • 2.5 Baths
  • 2,279 Sq Ft

  1380 Celadon St, Palm Springs, CA 92262

  The Frida showcases a thoughtfully designed floor plan that combines elegance and functionality. Upon entering, you are greeted by a foyer and a den with a wet bar, all with elevated ceilings, open to the main living space. The open-concept great room seamlessly connects to a casual dining area and a luxury outdoor living space that offers exceptional opportunities for entertaining and relaxing.

  Toll Brothers, Inc. Builder

  1380 Celadon St, Palm Springs, CA 92262
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  /10

  $1,275,000 New Construction

  • 2 Beds
  • 2.5 Baths
  • 2,279 Sq Ft

  Frida Plan at Nola at Escena, Palm Springs, CA 92262

  The Frida showcases a thoughtfully designed floor plan that combines elegance and functionality. Upon entering, you are greeted by a foyer and flex room with elevated ceilings that look onto the main living space. The open-concept great room seamlessly connects to a casual dining area and a luxury outdoor living space that offers exceptional opportunities for entertaining and relaxing. The

  Toll Brothers, Inc. Builder

  1303 Celadon St Unit 36358302, Palm Springs, CA 92262
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  /31

  $1,269,000

  • 2 Beds
  • 2.5 Baths
  • 1,773 Sq Ft

  329 Goleta Way, Palm Springs, CA 92264

  Located in South Palm Springs in the Dakota community. Situated on this special corner lot with mountain views on one of the larger lots within the community that offers a seperate rear yard in addition to the large pool area with a custom pebble tech pool with an elevated spa and upgraded tile decking.. This modern home has an open galley kitchen with Wolf appliances, quartz countertops and grey

  Robert Parham HomeSmart

  329 Goleta Way, Palm Springs, CA 92264
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  /49

  $1,264,000

  • 3 Beds
  • 3 Baths
  • 1,888 Sq Ft

  2118 S Gene Autry Trail, Palm Springs, CA 92264

  The luxurious Palm Springs lifestyle is epitomized in this historic Mid-century home. Completely renovated from the studs in 2015 and recently professionally redesigned, this Alexander Construction home is one of the only true & enlarged 3-bedroom, 3-bath homes in the historic Golf Club Estates with stunning views of the San Jacinto mountains in the stylishly designed backyard. This light and

  Andrew English Congress Realty, Inc

  2118 S Gene Autry Trail, Palm Springs, CA 92264
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  /5

  $1,259,000 New Construction

  • 3 Beds
  • 3 Baths
  • 2,277 Sq Ft

  1370 Celadon St, Palm Springs, CA 92262

  The Dali showcases a wonderfully crafted single-story floor plan that exudes modern luxury. Step into a spacious foyer that seamlessly flows to an expansive great room and a luxury outdoor living space, providing a versatile space for relaxing or hosting gatherings. Overlooking a casual dining area, the kitchen is well-designed, featuring a central island, ample counter and cabinet space, and a

  Toll Brothers, Inc. Builder

  1370 Celadon St, Palm Springs, CA 92262
• 

  $1,259,000 New Construction

  • 2 Beds
  • 2.5 Baths
  • 2,277 Sq Ft

  Dali Plan at Nola at Escena, Palm Springs, CA 92262

  The Dali showcases a wonderfully crafted single-story floor plan that exudes modern luxury. Step into a spacious foyer that seamlessly flows to an expansive great room and a luxury outdoor living space, providing a versatile space for relaxing or hosting gatherings. Overlooking a casual dining area, the kitchen is well-designed, featuring a central island, ample counter and cabinet space, and a

  Toll Brothers, Inc. Builder

  1303 Celadon St Unit 36358301, Palm Springs, CA 92262
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  /72

  $1,250,000

  • 3 Beds
  • 3 Baths
  • 2,432 Sq Ft

  1658 Ava Ct, Palm Springs, CA 92262

  Step into a lifestyle defined by effortless elegance and architectural brilliance within the highly sought-after Enclave at Sunrise. This meticulously maintained contemporary home offers a masterclass in indoor-outdoor living, where every room reflects intentional design and a refined attention to detail. As you pass through the gated courtyard that has been professionally landscaped, you are

  Marc Lange Equity Union

  1658 Ava Ct, Palm Springs, CA 92262
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  /47

  $1,250,000

  • 2 Beds
  • 2.5 Baths
  • 2,561 Sq Ft

  1200 Celadon St, Palm Springs, CA 92262

  Welcome to your private desert oasis in the heart of Palm Springs! Located within the prestigious guard-gated Escena Golf Club community, this stunning contemporary residence showcases modern elegance, thoughtful design, and breathtaking views--perfectly capturing the essence of desert living. Vaulted ceilings and soaring 10'+ ceiling heights enhance the open-concept floor plan, while expansive

  Marsha McMahon Jones Redfin Corporation

  1200 Celadon St, Palm Springs, CA 92262
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  /53

  $1,250,000

  • 3 Beds
  • 2 Baths
  • 1,456 Sq Ft

  492 E Simms Rd, Palm Springs, CA 92262

  This beautifully reimagined Mid-Century Alexander one of the few remaining “All Seasons” models perfectly blends iconic architectural charm with refined modern living. Thoughtfully updated inside and out, the home features an airy open concept layout with clean lines, newly painted interiors, white porcelain flooring, and a sleek contemporary kitchen. Large energy efficient windows and sliders

  Eileen Geffre Compass

  492 E Simms Rd, Palm Springs, CA 92262
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  /39

  $1,250,000

  • 3 Beds
  • 2 Baths
  • 1,400 Sq Ft

  623 Desert Way, Palm Springs, CA 92264

  Mid-Century Modern inspired retreat with pool, spa, and timeless style. Welcome to your own Palm Springs oasis--this turnkey furnished, Mid-Century Modern designed home offers the perfect blend of style, comfort, and functionality. With 3 spacious bedrooms and 2 updated bathrooms, this 1,400 sq ft residence sits on a generous 10,019 sq ft lot and showcases warm, natural materials and clean

  Debbie Dierker

  623 Desert Way, Palm Springs, CA 92264
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  /52

  $1,250,000

  • 4 Beds
  • 4.5 Baths
  • 1,696 Sq Ft

  2800 E San Juan Rd, Palm Springs, CA 92262

  Experience refined desert living in this beautifully remodeled 3-bedroom, 3.5-bath all ensuite, residence featuring a spacious den and a fully appointed casita with its own kitchen and bath. About 600sqft casita was built with permit. The home's open layout, elegant finishes, and thoughtful design create a seamless blend of comfort and sophistication.The primary suite offers a serene retreat with

  Jumi Achermann Equity Union

  2800 E San Juan Rd, Palm Springs, CA 92262
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  /43

  $1,250,000

  • 3 Beds
  • 3.5 Baths
  • 2,192 Sq Ft

  4651 Kellogg Way, Palm Springs, CA 92262

  Experience the serene living in this turnkey furnished 3-bedroom, 3.5-bathroom home. Nestled on a corner lot, this peaceful home invites you to enjoy its sparkling Pebble Tec pool and soothing spa, perfect for moments of relaxation under the sun or moon. Elegance meets functionality in the gourmet kitchen, adorned with sleek Silestone counters, Bosch appliances and sophisticated Modulo Cucine

  Andrew Linsky Compass

  4651 Kellogg Way, Palm Springs, CA 92262
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  /39

  $1,250,000

  • 2 Beds
  • 2 Baths
  • 1,545 Sq Ft

  139 Desert Lakes Dr, Palm Springs, CA 92264

  Your modernist dream home awaits in this gorgeously remodeled, 2bed/2bath, at the coveted Seven Lakes Country Club! Originally designed by Richard A. Harrison, inside its shadow-blocked walls, this spacious unit is freshly redesigned for today's living. Spread out over the 1,545 sq ft open floor plan, highlighted by large format tile floors, and get ready to entertain in style! The new kitchen is

  Richie Usher Equity Union

  139 Desert Lakes Dr, Palm Springs, CA 92264
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  /75

  $1,250,000

  • 3 Beds
  • 2 Baths
  • 1,462 Sq Ft

  888 E El Conquistador, Palm Springs, CA 92262

  Fully renovated, turnkey vacation home in prime Palm Springs location! Welcome to 888 E El Conquistador, your fully furnished desert retreat just minutes from the heart of downtown Palm Springs! This stunning 3-bedroom, 2-bath home has been completely updated and is being sold fully equipped. Everything you see stays, making it a true turnkey opportunity for investors or second-home seekers.

  Brian Meuse SoCal Premier Realty

  888 E El Conquistador, Palm Springs, CA 92262
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  /2

  $1,249,415 New Construction

  • 3 Beds
  • 2.5 Baths
  • 2,280 Sq Ft

  67050 Amethyst Way, Cathedral City, CA 92234

  Located in the Prestigious Escena Golf Community in the Palm Springs area. All of our homes include a custom Pool and Spa and many custom designer features. This home, the beautiful Delaney floor plan boasts an open floorplan with 3 bedrooms, a formal dining room, great room and luxurious chefs kitchen with stylish bronze faucets. Quartz kitchen counters including a large kitchen island perfect

  Randy Anderson RICHMOND AMERICAN HOMES

  67050 Amethyst Way, Cathedral City, CA 92234
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  /30

  $1,249,000

  • 4 Beds
  • 2 Baths
  • 1,876 Sq Ft

  980 N Buttonwillow Cir, Palm Springs, CA 92262

  Desert Modernism. FULLY FURNISHED Home, vacation oasis or successful SHORT TERM RENTAL investment property. Located in the highly sought after Oasis del Sol neighborhood in Central Palm Springs minutes from downtown. The four bedrooms offer comfortable living spaces, with the primary bedroom providing a serene retreat. The two bathrooms are well-appointed and designed for functionality. A bonus

  Michael Tipton Coldwell Banker Realty

  980 N Buttonwillow Cir, Palm Springs, CA 92262
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  /51

  $1,249,000

  • 4 Beds
  • 3 Baths
  • 2,229 Sq Ft

  683 S Bedford Dr, Palm Springs, CA 92264

  Welcome to 683 S. Bedford Dr, in the Little Beverly Hills, a desirable Mid-Century Modern Palm Springs community located in a short-term rental–eligible area, offering excellent flexibility for both personal use and income potential. This 4 bedroom 3 bath home delivers classic desert appeal with a functional layout and 2,229 square feet of living space, generous outdoor space with a pool/spa and

  JOHN MARTINDALE GS STRATEGIES, INC.

  683 S Bedford Dr, Palm Springs, CA 92264
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  /54

  $1,249,000

  • 2 Beds
  • 2 Baths
  • 1,630 Sq Ft

  1163 Pasatiempo Rd, Palm Springs, CA 92262

  Your Palm Springs Dream Retreat in Movie Colony East: Tucked away in one of Palm Springs' most iconic and sought-after neighborhoods, Movie Colony East, this desert hideaway blends timeless charm with modern updates, creating the perfect escape for full-time living or weekend getaways. Set on an expansive 10,000+ sq. ft. lot, this updated 2-bedroom, 2-bathroom gem offers 1,630 sq. ft. of curated

  James Campbell Bennion Deville Homes

  1163 Pasatiempo Rd, Palm Springs, CA 92262
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  /15

  $1,239,990 New Construction

  • 3 Beds
  • 2 Baths
  • 2,270 Sq Ft

  29865 Amethyst Way, Cathedral City, CA 92234

  Discover this exceptional Melody home, boasting a private pool. Included features: a welcoming covered porch; a well-appointed kitchen offering a roomy pantry, a center island and quartz countertops; a spacious great room; a lavish primary suite showcasing a generous walk-in closet and a private bath; a convenient laundry; a mudroom and a covered patio. This home also offers ceiling fan prewiring

  Richmond American Homes Builder

  29865 Amethyst Way, Cathedral City, CA 92234
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  /74

  $1,225,000

  • 4 Beds
  • 3.5 Baths
  • 2,264 Sq Ft

  3760 E Camino San Simeon, Palm Springs, CA 92264

  A rare blend of emotional warmth and true peace of mind. This is a family vacation home that's been loved and meticulously cared for. Set behind mature, manicured hedging and a drought-tolerant front yard with established olive trees, the home feels private, grounded, and effortlessly Palm Springs. Inside, four inviting bedrooms offer comfort and flexibility: two generous Owner suites with

  Johannes Steinbeck Estate Properties

  3760 E Camino San Simeon, Palm Springs, CA 92264
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  /63

  $1,225,000

  • 3 Beds
  • 2 Baths
  • 1,644 Sq Ft

  2795 Alondra Way, Palm Springs, CA 92264

  BACK ON MARKET due to inequitable Buyer contract negotiation. Welcome home to the hidden treasure of Palm Springs- Los Compadres. We are proud to present this beautifully maintained single family home. Nestled into a very quiet cul-de-sac. Off the beaten path. Extremely private. The architecture of this home lends itself to virtually any style of furnishings, like a classic picture frame. 3

  Charles Banfield Realty Trust

  2795 Alondra Way, Palm Springs, CA 92264
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  /35

  $1,225,000

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

  1450 Tamarisk Rd, Palm Springs, CA 92262

  Welcome to this rare and versatile dual-living retreat in Palm Springs, featuring a seamlessly attached Accessory Dwelling Unit (ADU). The main residence features two bedrooms and two full bathrooms, with an open floor plan that seamlessly flows from the living area through the dining and kitchen spaces, enhanced by natural light and an effortless indoor–outdoor connection. The attached ADU

  Leonard Dominguez Jr. KELLER WILLIAMS REALTY

  1450 Tamarisk Rd, Palm Springs, CA 92262
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  /16

  $1,224,990 New Construction

  • 3 Beds
  • 2 Baths
  • 2,270 Sq Ft

  29945 Ruby Way, Cathedral City, CA 92234

  Discover this impressive Melody home, boasting a private pool. Included features: a welcoming covered porch; a thoughtfully designed kitchen offering maple cabinets, a roomy pantry, a center island and quartz countertops; a large great room; a beautiful primary suite showcasing a spacious walk-in closet and a private bath; a convenient laundry; a mudroom and a covered patio. This home also offers

  Richmond American Homes Builder

  29945 Ruby Way, Cathedral City, CA 92234
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  /15

  $1,223,790 New Construction

  • 3 Beds
  • 2 Baths
  • 2,272 Sq Ft

  67030 Amethyst Way, Cathedral City, CA 92234

  Located in the Prestigious Escena Golf Community in the Palm Springs area. All of our homes include a custom Pool and Spa. This home, the lovely Melody floor plan boasts many custom designer features, an open floorplan, with great room and luxurious chefs kitchen. Large kitchen island perfect for entertaining. Amazing GE Monogram appliances including the Built in Refrigerator. The pantry is

  Randy Anderson RICHMOND AMERICAN HOMES

  67030 Amethyst Way, Cathedral City, CA 92234
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  /21

  $1,223,790 New Construction

  • 3 Beds
  • 2 Baths
  • 2,270 Sq Ft

  Melody Plan at Vesta at Escena, Cathedral City, CA 92234

  The open, inviting layout of the ranch-style Melody plan makes entertaining easy. A spacious great room flows seamlessly into a generous dining area and a well-appointed kitchen offering a walk-in pantry and a center island. The stunning primary suite boasts a private bath with double sinks and an oversized walk-in closet, with two additional bedrooms offering ample space for rest and relaxation.

  Richmond American Homes Builder

  67025 Sapphire Way Unit 36431553, Cathedral City, CA 92234
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  /36

  $1,220,000

  • 3 Beds
  • 2 Baths
  • 1,809 Sq Ft

  3420 E Camino Rojos, Palm Springs, CA 92262

  Palm Springs is renowned worldwide for its incomparable portfolio of stunning Mid-Century Modern homes, with tourists visiting throughout each year to see these unique, rare and coveted residences in person. Located on a premium corner homesite with breathtaking views of Mount San Jacinto, this newly upgraded 1961 Wexler & Harrison offers an exceptional opportunity for MCM aficionados to live

  Nelson - Moe Group Compass

  3420 E Camino Rojos, Palm Springs, CA 92262
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  /51

  $1,219,000

  • 2 Beds
  • 2.5 Baths
  • 2,151 Sq Ft

  425 Suave Ln, Palm Springs, CA 92262

  The perfect blend of indoor/outdoor living in this modern home located in the heart of downtown Palm Springs! Convenient to restaurants, shops, and all that downtown has to offer. SOL is a gated community of 46 private residences. The home's contemporary design features an open floor plan with expansive walls of glass and collapsing doors, seamlessly merging your entertaining spaces making it

  David Whitworth Compass

  425 Suave Ln, Palm Springs, CA 92262
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  /28

  $1,215,000

  • 2 Beds
  • 2.5 Baths
  • 2,151 Sq Ft

  1054 Paz Dr, Palm Springs, CA 92262

  Experience the pinnacle of downtown Palm Springs living in the exclusive gated community of SOL! This stunning modern single-family home is a masterpiece of design, featuring soaring ceilings and expansive walls of glass that flood the space with natural light and create an inviting, vibrant ambiance. The open-concept layout is an entertainer's dream, with double collapsing doors that seamlessly

  David Whitworth Compass

  1054 Paz Dr, Palm Springs, CA 92262
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  /30

  $1,210,000 Open Wed 10:30AM - 1PM

  • 3 Beds
  • 3 Baths
  • 2,107 Sq Ft

  2555 N Junipero Ave, Palm Springs, CA 92262

  Perched west of Palm Canyon Drive in the Little Tuscany neighborhood--known for its eclectic mix of old Spanish bungalows and iconic midcentury modern masterpieces--lies this truly unique residence. 2555 E. Junipero features an original masonry bungalow circa 1947, masterfully blended with a modern glass-walled wing added in 2007.The two wings speak a language of texture and openness, beckoning

  James Wilson Compass

  2555 N Junipero Ave, Palm Springs, CA 92262
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  /63

  $1,210,000

  • 4 Beds
  • 2.5 Baths
  • 2,602 Sq Ft

  2622 N Girasol Ave, Palm Springs, CA 92262

  Perched in the coveted Chino Canyon / Little Tuscany hillside set in the shadow of Mt. San Jacinto this architecturally distinctive residence (designed by architect Chris Mills) delivers the Palm Springs lifestyle buyers crave: privacy, light, views, and resort-style outdoor living. As you enter, you're welcomed by an open-concept, step-down living area flooded with natural light from expansive

  

  Randall Wiemer

  Desert Lifestyle Properties

  (442) 269-6796

  2622 N Girasol Ave, Palm Springs, CA 92262
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  /37

  $1,200,000

  • Land
  • 0.44 Acre
  • $2,727,273 per Acre

  250 Lautner Ln, Palm Springs, CA 92264

  The unicorn lot of Palm Springs has officially arrived.This premium corner parcel in legendary Alta delivers what every buyer wants and almost no buyer ever gets: massive, unobstructed South + West mountain views that hit like a postcard—every hour, every season, every sunset. And because it’s the second-largest lot in the entire community (19,166 sq. ft.), you get the space, privacy, and

  Manny Serrano Vista Sotheby's International Realty

  250 Lautner Ln, Palm Springs, CA 92264
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  /32

  $1,200,000

  • Land
  • 0.55 Acre
  • $2,181,818 per Acre

  2363 Winter Sun Dr, Palm Springs, CA 92262

  LOT 8 - Discover the epitome of desert luxury living in the prestigious Desert Palisades Subdivision. This particular property offers an unparalleled level of privacy and breathtaking panoramic views. Collaborate with world-renowned architects to create a home that perfectly complements the breathtaking surroundings. Don't miss your chance to secure this prime piece of desert real estate, where

  Marianne Trintignac Coldwell Banker Realty

  2363 Winter Sun Dr, Palm Springs, CA 92262
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  /5

  $1,200,000

  • 4 Beds
  • 4 Baths
  • 2,244 Sq Ft

  200 W Via Olivera, Palm Springs, CA 92262

  Desert Luxury Meets Resort Living in Palm Springs. Welcome to your private oasis in the heart of Palm Springs! This stunning 5-bedroom, 5-bath pool home blends mid-century charm with modern upgrades, offering the perfect retreat for entertaining or relaxing in style. Soak up the sun by the sparkling pool, unwind in one of the spacious en-suite bedrooms, and enjoy seamless indoor-outdoor living

  Randy Merino Premier Properties

  200 W Via Olivera, Palm Springs, CA 92262
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  /58

  $1,200,000

  • 4 Beds
  • 4 Baths
  • 2,415 Sq Ft

  1190 E Buena Vista Dr, Palm Springs, CA 92262

  Reimagined architectural gem in Palm Springs' Movie Colony East, showcasing elevated style in a coveted location. Just steps from Downtown's dining, galleries, and boutiques, with Ruth Hardy Park's tennis and pickleball courts nearby. Transformed by prominent LA architects, this home features expanded sight-lines, curved walls, floating vanities, and skylit showers bathing interiors in natural

  Stonegate West Real Estate Group HomeSmart

  1190 E Buena Vista Dr, Palm Springs, CA 92262
• 

  

  /16

  $1,199,990 New Construction

  • 3 Beds
  • 2.5 Baths
  • 2,280 Sq Ft

  29895 Amethyst Way, Cathedral City, CA 92234

  Discover this handsome Delaney home, boasting a backyard pool. Included features: a welcoming covered porch; a spacious great room; a well-appointed kitchen offering quartz countertops, melamine cabinets, a center island and a roomy pantry; a luxurious primary suite showcasing a generous walk-in closet and a private bath with double sinks; a convenient laundry; a mudroom and a covered patio. This

  Richmond American Homes Builder

  29895 Amethyst Way, Cathedral City, CA 92234
• 

  

  /6

  $1,199,990 New Construction

  • 3 - 4 Beds
  • 2.5 Baths
  • 2,280 Sq Ft

  Delaney Plan at Vesta at Escena, Cathedral City, CA 92234

  The dynamic Delaney plan greets guests with a welcoming covered porch and continues to impress with an elegant dining room, a generous great room, and a thoughtfully designed kitchen, complete with a center island, roomy pantry and adjacent nook. Located off the great room, the luxurious primary suite showcases a large walk-in closet and a private bath with double sinks, a shower, and a separate

  Richmond American Homes Builder

  67025 Sapphire Way Unit 36431524, Cathedral City, CA 92234
• 

  

  /55

  $1,199,900 Open Sat 10AM - 1PM

  • 3 Beds
  • 3 Baths
  • 1,410 Sq Ft

  971 E San Lucas Rd, Palm Springs, CA 92264

  Nestled in historic Tahquitz River Estates, this 1950 single level home blends midcentury pedigree with contemporary luxury. Remodeled just three years ago, it now features marble floors flowing through open living spaces and a chef's kitchen outfitted with custom cabinetry, quartz counters and premium appliances. The property sits on fee land, meaning you own the land outright, with no lease. 3

  Paul Vilchis Coldwell Banker Realty

  971 E San Lucas Rd, Palm Springs, CA 92264

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