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  • 19740 RIVER Road in Richmond: East Richmond House for sale : MLS®# R2608124

    19740 RIVER Road East Richmond Richmond V6V 1M3
    Main Photo: 19740 RIVER Road in Richmond: East Richmond House for sale : MLS®# R2608124
    • Photo 1: 19740 RIVER Road in Richmond: East Richmond House for sale : MLS®# R2608124
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    $29,999,888
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2608124
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    2,500 sq. ft.
    "UNIQUE & RARELY AVAILABLE FARM" Exceptional opportunity to own 124 Acres of a family owned and operated Cranberry/Blueberry farm. Come and enjoy the country lifestyle with endless possibilities of agricultural business potential. This property offers water frontage in the heart of Lower Mainland that has easy access to the Airport, Downtown Vancouver, Ferry Terminal, Hwy 99, and more! Currently housing a newer residence but the property has the possibility of converting the building into a Winery. Current planted Crops include 70 Acres of Stevens Cranberry (Quota with Ocean Spray), 25 Acres of Blueberry (15 Acres Bluecrop & 10 Acres of Duke), and the rest of the land is ready for planting. The owners will train new buyers or lease back the farm. More details
    Listed by RE/MAX Real Estate Services and RE/MAX Colonial Pacific Realty
    RICK VANPAPEVELD
  • 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607

    19617 24 Avenue Brookswood Langley Langley V2Z 1Y6
    Main Photo: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 1: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
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    • Photo 3: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 4: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 5: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 6: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 7: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 8: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 9: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 10: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    • Photo 11: 19617 24 Avenue in Langley: Brookswood Langley House for sale in "BROOKSWOOD/FERNRIDGE" : MLS®# R2614607
    $28,000,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2614607
    Bedrooms:
    2
    Bathrooms:
    4
    Floor Area:
    5,201 sq. ft.
    11 ACRE DEVELOPMENT PROPERTY WITH INCREDIBLE INCOME – Rarely available, mostly flat, cleared, large acreage within the development area of the Brookswood Fernridge Community Plan. The property contains two houses, one manufactured home and several exceptionally large out buildings that produce multiple sources of very strong tenant income. The future development density is defined in the Brookswood Fernridge plan as Single Family 3. This corner location sits along 2 existing road frontages (196th Street, 24th Avenue) and 1 future road (26th Ave – already dedicated). Call for more information on this substantial development/holding property. More details
    Listed by Homelife Benchmark Realty Corp. (White Rock)
    RICK VANPAPEVELD
  • 21394 16 Avenue in Langley: Campbell Valley House for sale in "CAMPBELL VALLEY" : MLS®# R2641280

    21394 16 Avenue Campbell Valley Langley V2Y 2H2
    Main Photo: 21394 16 Avenue in Langley: Campbell Valley House for sale in "CAMPBELL VALLEY" : MLS®# R2641280
    • Photo 1: 21394 16 Avenue in Langley: Campbell Valley House for sale in "CAMPBELL VALLEY" : MLS®# R2641280
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    • Photo 40: 21394 16 Avenue in Langley: Campbell Valley House for sale in "CAMPBELL VALLEY" : MLS®# R2641280
    $24,800,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2641280
    Bedrooms:
    6
    Bathrooms:
    7
    Floor Area:
    7,254 sq. ft.
    EXQUISITE FRENCH COUNTRY LIVING ON 40 ACRE EQUESTRIAN ESATE IN SOUTH LANGLEY/CAMPBELL VALLEY-STUNNING 2 YR OLD 7300 SF 2 STOREY 5 BDRM MAIN HOME WITH HUGE GOURMET KITCHEN(AND WOK KITCHEN), GREAT ROOM WITH SOARING CLEAR HARDWOOD TIMBER STRUCTURE, MEDIA RM, GYM, WINE TASTING ROOM AND LIBRARY.FIRST CLASS FINISHES WITH LIGHT CLEAR HARDWOOD FLOORS, MARBLE COUNTERS, SEP NANNY QUARTERS AND GEO THERMAL THROUGHOUT.RENNOVATED 4900SF RANCHER WITH BASEMENT AND POOL.INDOOR RIDING RING (GGT FOOTING), 26 STALLS, LOUNGE AND CARETAKERS SUITE.SEP 6 STALL BARN WITH RUNOUTS.100'x230' SAND OUTDOOR RING.FENCED PASTURES AND SEP AREA FOR HELICOPTER TO LAND.2400SF WORKSHOP AND EQUIP STORAGE.700 YARD,3 HOLE GOLF PRACTICE COURSE WITH 3RD HOLE ON SMALL ISLAND IN MAN MADE LAKE!GATED AND COMPLETELY PRIVATE SHANGRI LA More details
    Listed by RE/MAX Little Oak Realty (Fort Langley)
    RICK VANPAPEVELD
  • 9431 NO. 6 Road in Richmond: East Richmond House for sale : MLS®# R2590618

    9431 NO. 6 Road East Richmond Richmond V6W 1E5
    Main Photo: 9431 NO. 6 Road in Richmond: East Richmond House for sale : MLS®# R2590618
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    $21,980,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2590618
    Bedrooms:
    9
    Bathrooms:
    11
    Floor Area:
    22,317 sq. ft.
    9.927 acre classic private estate - the luxurious living space includes the finest of high-end finishes, elegant hardwood/tile flooring thru, crown molding & a series of chandeliers / light fixtures, spectacular windows flood the entire area with sunlight, crafted kitchen features unique top-of-the-line appliances, recreation rm w/ wet bar & media rm & gym are large enough for all your entertaining needs. All ensuited bdrms with lofty ceilings heights of up to 10 ft. An incredible professional backyard / garden perfect for entertaining guests. Centrally located across from Riverport Cinemas, Ice Centre & swim club. Close to Highway 99 & easy access to Richmond city or Vancouver. 5 minutes drive to Ironwood Plaze where offers services / retailers / restaurants / cafes / bank. A MUST SEE! More details
    Listed by Dracco Pacific Realty
    RICK VANPAPEVELD
  • 18680 80 Avenue in Surrey: Clayton House for sale (Cloverdale) : MLS®# R2643461

    18680 80 Avenue Clayton Surrey V4N 4J1
    Main Photo: 18680 80 Avenue in Surrey: Clayton House for sale (Cloverdale)  : MLS®# R2643461
    • Photo 1: 18680 80 Avenue in Surrey: Clayton House for sale (Cloverdale)  : MLS®# R2643461
    $16,000,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2643461
    Bedrooms:
    4
    Bathrooms:
    2
    Floor Area:
    2,134 sq. ft.
    Investor Alert! 9.61 acre development property OUT of ALR in North Surrey, West Clayton 'Cloverdale' area. Fully flat. Beautiful Northern views and across from ALR farmland! Close to future park as well! More details
    Listed by RE/MAX Westcoast
    RICK VANPAPEVELD
  • 13778 MARINE Drive: White Rock House for sale in "WHITE ROCK" (South Surrey White Rock) : MLS®# R2641393

    13778 MARINE Drive White Rock White Rock V4B 1A4
    Main Photo: 13778 MARINE Drive: White Rock House for sale in "WHITE ROCK" (South Surrey White Rock)  : MLS®# R2641393
    • Photo 1: 13778 MARINE Drive: White Rock House for sale in "WHITE ROCK" (South Surrey White Rock)  : MLS®# R2641393
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    • Photo 39: 13778 MARINE Drive: White Rock House for sale in "WHITE ROCK" (South Surrey White Rock)  : MLS®# R2641393
    • Photo 40: 13778 MARINE Drive: White Rock House for sale in "WHITE ROCK" (South Surrey White Rock)  : MLS®# R2641393
    $15,900,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2641393
    Bedrooms:
    5
    Bathrooms:
    7
    Floor Area:
    10,743 sq. ft.
    PERCHED dramatically over the Pacific Ocean, the Dolphin Gate Estate is simply a MASTERPIECE brought to life. This WORLD-CLASS Waterfront Residence built to the highest standards; concrete construction, limestone cladding, floor-to-ceiling walls of glass, slate and zinc roof, and the finest quality materials from around the world! Set on a dramatic 1.54 Acre lot offering Exhilarating VIEWS of the OCEAN and Gulf Islands. Incredible French Normandy inspired architecture creates a dramatic and lasting impression; a private gated driveway flows into the breathtaking 10,740sqft mansion. Soaring ceilings, Direct walk-out access to a private ocean-side terrace, fabulous resort-style infinity edge pool, Koi Pond and Manicured Gardens. One of the most LUXURIOUS offering in the Lower Mainland. More details
    Listed by Macdonald Realty (Surrey/152)
    RICK VANPAPEVELD
  • 17147 24 Avenue in Surrey: Grandview Surrey House for sale (South Surrey White Rock) : MLS®# R2565742

    17147 24 Avenue Grandview Surrey Surrey V3Z 0A2
    Main Photo: 17147 24 Avenue in Surrey: Grandview Surrey House for sale (South Surrey White Rock)  : MLS®# R2565742
    • Photo 1: 17147 24 Avenue in Surrey: Grandview Surrey House for sale (South Surrey White Rock)  : MLS®# R2565742
    • Photo 2: 17147 24 Avenue in Surrey: Grandview Surrey House for sale (South Surrey White Rock)  : MLS®# R2565742
    • Photo 3: 17147 24 Avenue in Surrey: Grandview Surrey House for sale (South Surrey White Rock)  : MLS®# R2565742
    • Photo 4: 17147 24 Avenue in Surrey: Grandview Surrey House for sale (South Surrey White Rock)  : MLS®# R2565742
    $15,250,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2565742
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    5,103 sq. ft.
    EXCELLENT DEVELOPMENT OPPORTUNITY! Prime 4.45 Acres in fast-growing Grandview Heights (Grandview Area 5). Premium development land, adjacent to the new elementary & high School (Pacific Heights & Grandview Heights), and just steps from Aquatic Centre, Grandview Heights Shopping Center, transportation, restaurants, and more. Minutes to White Rock beach and the border, easy access to No.1 Hwy, Hwy 99. Short drive to Langley. The owner has dedicated 1/2 acre to the city to the east side of the property, enabling density. Solid well maintained family home and bonus huge industrial shop for cars and trucks (220 power). This is a great opportunity to buy into this growing community. More details
    Listed by eXp Realty (Branch)
    RICK VANPAPEVELD
  • 3820 64 Street in Delta: Ladner Rural House for sale (Ladner) : MLS®# R2597713

    3820 64 Street Ladner Rural Delta V4K 3N2
    Main Photo: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 1: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 2: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
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    • Photo 4: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 5: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
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    • Photo 9: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
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    • Photo 11: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 12: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 13: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 14: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 15: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    • Photo 16: 3820 64 Street in Delta: Ladner Rural House for sale (Ladner)  : MLS®# R2597713
    $14,998,800
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2597713
    Bedrooms:
    3
    Bathrooms:
    3
    Floor Area:
    2,880 sq. ft.
    Prime farmland in historic Ladner! Rare opportunity to purchase from long-time owners. Outstanding location just 30 minutes to Vancouver with easy access to highways, Tsawwassen, South Surrey and more. 135.73 acres of fertile land including 3 separate dwellings that are all tenanted. Contact for more details! More details
    Listed by The Firm Real Estate Services Ltd.
    RICK VANPAPEVELD
  • 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale) : MLS®# R2597177

    18645 74 Avenue Clayton Surrey V4N 3G5
    Main Photo: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 1: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 2: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 3: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 4: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 5: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 6: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 7: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 8: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 9: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 10: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 11: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 12: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 13: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 14: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    • Photo 15: 18645 74 Avenue in Surrey: Clayton House for sale in "West Clayton" (Cloverdale)  : MLS®# R2597177
    $14,561,100
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2597177
    Bedrooms:
    4
    Bathrooms:
    4
    Floor Area:
    4,630 sq. ft.
    Total of 5 acres with next door 18619 74 Ave MLS R2597183. Nice level 2.5 acre Development parcel in West Clayton NCP with No creeks. On city water & a quiet street in prestigious Clayton Hills. Lots of townhouse RM-30 development applications across the street & in the area. City indicated default use would be single family zoning RF-10/RF-13 (28-31 units per hector) & that townhouses could be feasible with a NCP amendment. New Regent Road Elementary school is currently under construction next door. Gated drive to STUNNING GEORGIAN COLONIAL built by European craftsman. 40x26 heated garage w/10' doors. 59x16 building w/wkshop & 2 stall barn. RV storage 24x20 w/11' ceiling. Tile roof, brick exterior, 2x6 walls, silent floors, hot water heat, 10' ceilings, HRV system, gazebo & patios. GOURMET kitchen w/premium appl , walk-in pantry & wok ktch. Over garage - huge games rm plumbed for wet bar (excellent nanny suite). MBDRM w/balcony & f/p to deluxe ensuite. Fantastic property, great location, close to everything. More details
    Listed by Royal LePage - Wolstencroft
    RICK VANPAPEVELD
  • 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353

    12591 209 Street Northwest Maple Ridge Maple Ridge V2X 4N2
    Main Photo: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 1: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 2: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 3: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 4: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 5: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 6: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 7: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 8: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 9: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 10: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 11: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 12: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 13: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 14: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 15: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 16: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 17: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 18: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 19: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 20: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 21: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 22: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 23: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 24: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 25: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 26: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
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    • Photo 29: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
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    • Photo 31: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 32: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 33: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 34: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 35: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 36: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    • Photo 37: 12591 209 Street in Maple Ridge: Northwest Maple Ridge House for sale in "HAMPTON FARMS" : MLS®# R2643353
    $13,900,000
    Residential Detached
    Status:
    Active
    MLS® Num:
    R2643353
    Bedrooms:
    3
    Bathrooms:
    2
    Floor Area:
    1,250 sq. ft.
    The original Hampton Family Farm, been a family farm since 1879, over 63 acres, 2 houses ( one rented out), This has been a working dairy farm for over 100 years, and still is today, numerous out buildings, Livestock Barn, Milking barn, Chicken Coop, Milking room, Hay barn and more. The property line to the south borders RS1 residential lands, property has tunnel under Golden Ears Way to far North. Currently lands sits in ALR, see documents for more information. More details
    Listed by RE/MAX LIFESTYLES REALTY
    RICK VANPAPEVELD
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Data was last updated January 21, 2022 at 04:10 PM (UTC)