MARKET REVIEW 2021/2022 Financial Year Ryan Ward
Contents
Market Insights Key Sales
Featured Sold Recent Sales The Kollosche Difference Get In Touch
Market Insights The residential real estate markets of Mermaid Beach, Broadbeach Waters and Surfers Paradise were among the city’s strongest performers over the year to June. A string of mega sales saw Mermaid Beach claim the state’s most expensive suburb title with a median house price of $2,800,000 following 12-month growth of 44.5%. Broadbeach Waters house prices rose by 37.7% over the past 12 months, with the median house price reaching $1,913,500. In Surfers Paradise – which includes the exclusive enclaves of Paradise Waters, Cronin Island, Chevron Island and Isle of Capri – median house prices hit $2,700,000, notching up a phenomenal 51.9% growth in 12 months. There were a number of factors contributing to exceptional sales activity over the year to June. The lust for lifestyle and remote working off the back of Covid are well documented, while official data offers further insight into the key drivers impacting price growth and sales results. Low stock levels have been a consistent theme, with fewer sales a direct reflection of the limited supply of properties coming to market. Broadbeach Waters recorded 257 sales in the 12 months to June (down from 277 in the 2020-2021 financial year), while 94 Mermaid Beach houses changed hands (slightly less than 101 sales the previous year). Healthy competition among local, interstate and expat buyers for those properties that did come to market further bolstered sales results, with increased total sales volumes recorded across the board in key Gold Coast suburbs. Exceptional results by the Ryan Ward Team across 2021-2022 saw Ryan named in the prestigious REB Top 50 Queensland Agents. Ryan Ward and Michael Kollosche sold 297-299 Monaco Street, Broadbeach Waters for $12,400,000 in December 2021. The Main River architectural masterpiece attracted 221 enquiries and was marketed for sale by private treaty. Ryan Ward and Duncan Longmore secured an $8,888,000 buyer for an iconic Cronin Island retreat at 17 Southern Cross Drive, Surfers Paradise. A comprehensive marketing campaign drew 92 enquiries before the property was sold in July 2021.
Key sales by Ryan Ward and Kollosche for the 2021- 2022 financial year: • 14 Admiralty Drive, Paradise Waters sold off-market for $8,075,000 • 111 Commodore Drive, Paradise Waters sold for $7,500,000 by private treaty • 104 Admiralty Drive, Paradise Waters sold for $6,500,000 by private treaty • 3 Southern Cross Drive, Surfers Paradise sold at auction for $5,025,000 • 13 Neptune Court, Paradise Waters sold at auction for $4,910,000
Paradise Waters
$13,600,000 Highest Sale Price
$5,398,767 Average Sale Price
$2,300,000 Lowest Sale Price
Key Property Sales
• 29 Savoy Drive, Broadbeach Waters sold for $2,700,000 by private treaty • 85 Commodore Drive, Paradise Waters sold off-market for an undisclosed price
Land Size (m2)
Address
Sales Price Sales Date Bed
Bath
Car
62 Admiralty Drive
$10,500,000
03/11/2021
5
6
12
1,094
111 Commodore Drive
$7,500,000
19/10/2021
4
7
2
600
Rising interest rates and inflation contributed to a somewhat softer market in the June quarter of 2022. These factors are expected to have an ongoing impact on both buyer and seller sentiment in the months to come. Although sellers may need to adjust their expectations to meet the changing market, the prestige sector is likely to see slower turnovers rather than a decrease in values. Demand remains strong for quality properties that are presented and priced correctly.
27 Midshipman Court
$7,400,000
07/05/2022
5
5
6
903
104 Admiralty Drive
$6,500,000
14/06/2021
6
8
4
762
13 Neptune Court
$4,910,000
08/04/2022
5
6
7
680
4 Seafarer Court
$3,910,000
16/10/2021
5
5
3
675
Mermaid Beach
$21,750,000 Highest Sale Price
$10,754,000 Average Sale Price
$3,650,000 Lowest Sale Price
Key Beachside Property Sales
Ryan Ward LICENSED REAL ESTATE AGENT 0405 309 359
Land Size (m2)
Address
Sales Price Sales Date Bed
Bath
Car
213 Hedges Avenue
$21,750,000
28/11/2021
5
6
8
796
159 Hedges Avenue
$21,000,000
06/05/2022
6
6
6
564
133 Hedges Avenue
$14,500,000
31/12/2021
5
6
4
405
FEATURED SOLD
SOLD
Sold $12,400,000 Sold by: Ryan Ward and Michael Kollosche
The Epitome of Exceptional and Unrivalled Main River Luxury
297-299 Monaco Street,
BROADBEACH WATERS
36.4m
2,531m 2
1,546m 2*
5.5
5
5
These include an elegant living and dining area which flows seamlessly onto a superb alfresco area, a light-filled formal lounge and dining room adorned with polished floors and custom cabinetry as well as the ultimate “man cave” or hosting destination with bar, wine fridges, multiple TV’s and fringed by full- height stacker doors which open up to the outdoor.
Exquisite interiors fuse with exceptional design to deliver one of Monaco Street’s most luxurious Main River residences. Anchored on a sprawling 2,531m² block and boasting 36.4 metres of prime waterfrontage, this architectural masterpiece is showcased by vast expanses of full-height glass which allows natural light to cascade in. Along with a designer kitchen with fully equipped butler’s pantry, take advantage of its abundance of entertaining zones.
I recently purchased a property off Ryan Ward and Michael Kollosche. With the COVID lockdown I was unable to visit the site, yet working with Ryan gave me all the confidence I needed to purchase the property unseen. His knowledge of the area, the property, and the comps in this premium bracket was faultless and unsurpassed. These guys are without doubt the #1 for prestige property agents on the GC. Ryan has a very honest and engaging style and while drove a good bargain for his client, I was in the end, comfortable with the price and process. He was available to help any time night or day, 7 days a week. Nothing was too much trouble and is the sort of agent buyers want to work with. After we completed the deal he remained incredibly helpful and friendly and is someone I would turn to for selling this property when the day comes. - James Collier (Buyer)
*Approximate
CAMPAIGN Local Print, Digital and Social
Database BUYER ORIGIN
METHOD OF SALE
11/07/2021 SALE DATE
Expressions of Interest
FEATURED SOLD
SOLD
Sold $8,888,000 Sold by: Ryan Ward and Duncan Longmore
17 Southern Cross Drive, Exquisite and Iconic Main River Estate SURFERS PARADISE
Scan for Listing
49.4m
771m 2
1,158m 2*
6
10
5
An iconic island retreat in a prime north-east riverfront locale. Exclusive Cronin Island provides a sought-after setting for this waterfront trophy residence custom-built for a Gold Coast lifestyle of luxury and leisure. Designed by celebrated architect Bayden Goddard, the modern four-level masterpiece occupies a rare north-east parcel on deepwater with unrivalled main river and city skyline views. An imposing concrete construction, stone feature walls and towering palm trees create a memorable first impression that’s befitting one of the city’s finest residences.
In a nod to tropical Gold Coast living, space and light are abundant in a flowing, open-plan design where sweeping floors give way to soaring voids and high ceilings. Well-placed glass windows, skylights and sliding doors invite soft breezes and sunshine to flow throughout. The consistent presence of water gives this home a notable sense of calm; from internal pathways passing over water features to the infinity edge pool and main river beyond, this home will always be a special place to retreat, unwind and entertain.
Specified highlights:
• Deep water mooring with Broadwater and ocean access; • Secure basement garaging for up to 10 cars; • Rooftop terrace with front row river and skyline views; • Five bedrooms with the ability to convert to seven;
• Games room, gym, media room and separate office; • Sleek kitchen with Gaggenau appliances and stone benchtops; • Lift access over four levels, home automation and CCTV.
*Approximate
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN
METHOD OF SALE
07/07/2021 SALE DATE
realestate.com.au
Auction
Sold $8,075,000 Sold by: Ryan Ward and Michael Kollosche
Palatial Home on Wide Main River 14 Admiralty Drive, PARADISE WATERS
Scan for Listing
129m 2*
4.5
6
5
This exclusive location is one of the city’s most prestigious areas, offering panoramic river and city views while in close proximity to beaches and business centres. The home’s timeless romantic design features graceful arches and Juliet balconies, with exquisite interior finishes inspired by the finest European traditions. Four levels include a huge basement garage, with an internal lift and stairs to the upper floors. Elegant finishes throughout include richly polished timbers, marble and granite in beautifully harmonised sand and earth tones. Main living areas open to an expansive entertaining terrace with teppanyaki bbq overlooking the infinity pool and river. Elevated formal areas adjoin spacious family living that
includes a charming hexagonal breakfast room with arched windows and a domed ceiling. Timber and gleaming dark granite feature in the kitchen, while the cinema room and adjoining executive study have classical timber wall panelling. Four luxurious bedrooms, all with private ensuites, occupy the mid level. These include the luxurious master bedroom with private balcony and a luxurious ensuite with an opulent self-contained penthouse on the top floor. This private haven not only commands breathtaking views, it incorporates its own kitchen, dining area and spacious riverside terrace, plus a regal bedroom suite with a fully fitted dressing room and designer ensuite.
I would like to thank Michael Kollosche and Ryan Ward for the incredible job they did on selling my property off-market. I am a repeat client of Kollosche and continue to be impressed with the professionalism and care taken during the sale process. I look forward to working with you both again in the future and wouldn’t have any hesitation recommending your services.
*Approximate
- Joanne & Darryl (Sellers)
CAMPAIGN Off-Market
BUYER ORIGIN
Private Treaty METHOD OF SALE
15/10/2021 SALE DATE
Database
FEATURED SOLD
SOLD
Sold Confidential Sold by: Ryan Ward and Michael Kollosche
85 Commodore Drive, Foreign Investors Eligible - Build the Luxury Residence You’ve Longed For PARADISE WATERS
Scan for Listing
1,013m 2
Have you ever longed to live in the prestigious Paradise Waters enclave or better yet, build the luxury residence of your dreams in this sought-after estate? The opportunity to breathe life into your vision has arrived with this sprawling 1,013m² blue-chip, riverfront block. Boasting an enviable north-east orientation and 26.4m of Main River frontage, it’s nestled against the backdrop of superb water vistas and the glittering Main Beach skyline and is ready to welcome a home befitting of this magnificent outlook.
Anchored minutes from the beautiful Broadwater, Southport Yacht Club and the Pacific Ocean, boating enthusiasts will appreciate its ability to accommodate a large vessel, while on dry land, take advantage of being central to the amenities and entertainment of Main Beach and Surfers Paradise. This blank canvas is also foreign investor eligible and represents a rare and enticing opportunity. Do not delay arrange an inspection today.
When I was looking for a family home Darryl and Ryan were amazing. I gave them the details of what we were looking for and they kept me in the loop while they worked on the perfect solution for my family and I. The whole experience was extremely enjoyable - whether the news was good or bad, they dealt with us honestly and with integrity. Their care for people above the job is clear to see and I’d recommend him to anyone looking for a property.
- Anonymous (Buyer)
*Approximate
CAMPAIGN Off-Market
BUYER ORIGIN
Private Treaty METHOD OF SALE
01/04/2022 SALE DATE
Database
FEATURED SOLD
SOLD
Sold $2,700,000 Sold by: Ryan Ward
Specified highlights:
Contemporary Entertainer with Flawless Family Functionality
• Two more bedrooms downstairs – one with ensuite and private access – plus a powder room; • Expansive, covered entertaining deck with recessed electric blinds, built-in BBQ and beverage centre; • Private backyard with kids playhouse, tropical gardens, large pool plus built-in bench seating and firepit; • Ducted air-conditioning, high ceilings, Crimsafe screens, outdoor shower; • 3 water tanks, security cameras, back to base alarms, intercom and a large solar power system; • Powder room, laundry with chute from master bedroom and a study upstairs; • An incredible abundance of storage, including a walk-in storeroom.
• Modern oasis that fuses family-friendly functionality and flawless design; • Fuss-free and family friendly polished concrete floors in the living and kitchen zones; • Designer kitchen with Caesarstone benches, Smeg appliances, integrated dishwasher plus a Zip Tap with hot/cold/sparkling water; • Open plan living area with block out blinds, surround sound and a seamless integration with the alfresco entertaining deck; • Dining zone illuminated by handblown lighting by award- winning TDLD; • Luxe master suite with a custom built bed, stunning skyline views, divine dressing room and ensuite with stone freestanding bath, rain shower and stone dual vanity; • Two light, bright bedrooms also with skyline views, built-in robes, and a Jack’n’Jill style modern bathroom;
29 Savoy Drive, BROADBEACH WATERS
Scan for Listing
49.4m
771m 2
1,158m 2*
6
10
5
A home that sings the praises of storage, it’s also expertly configured to deliver spacious bedroom sanctuaries. Upstairs, a luxe master suite to rival a 6-star hotel awaits, complete with a bespoke bed, skyline views and the dressing room of your dreams. Soak away your stress in the stone freestanding bath in the ensuite here too, with a rain shower and stone dual vanity. Two more light, bright bedrooms upstairs feature skyline views, built-in robes, and a Jack’n’Jill style modern bathroom, with two more bedrooms downstairs. One is an ideal guest suite, with ensuite and private access, and one is an ideal office if needed. A kids study nook is a handy addition as well, along with a powder room, ducted-air-conditioning, remote blinds, surround sound and a large solar power system.
Boasting the rare ability to fuse family-friendly functionality and flawless design, you’ll fall firmly in love with this showcase of contemporary excellence. A modern oasis with fuss-free polished concrete and rich timber floors, these are softened by ample natural light that filters in throughout the large windows and doors. The clever floorplan also encourages integrated living, with a seamless flow between the open plan, gourmet kitchen, living and dining zone and the oversized alfresco area. Simply peel back the slider doors to create a large entertaining area that also offers a built-in BBQ and beverage centre and easy access to the private yard and pool. For a change of scenery when hosting guests, gather around the custom-built firepit for a night under the stars, with kids sure to love the space of the backyard – complete with playhouse!
Thank you so much to Ryan and his team! From the first meeting to now they have always been proactive, informative, and ahead of what has been needed. They have made what can be a daunting process comforting and I would gladly recommend them to everyone! Thank you again for helping us pass on our loved home to its new owners!
*Approximate
- Esther and Christian (Sellers)
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN
Private Treaty METHOD OF SALE
13/04/2022 SALE DATE
realestate.com.au
$7,500,000 Sold
$6,500,000 Sold
111 Commodore Drive,
104 Admiralty Drive,
Sold by: Ryan Ward and Michael Kollosche
Sold by: Ryan Ward and Claire Dai
PARADISE WATERS
PARADISE WATERS
CAMPAIGN Off-Market
BUYER ORIGIN
Private Treaty METHOD OF SALE
04/11/2021 SALE DATE
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN
Private Treaty METHOD OF SALE
15/07/2021 SALE DATE
Database
Database
$5,025,000 Sold
$4,910,000 Sold
3 Southern Cross Drive,
13 Neptune Court, PARADISE WATERS
Sold by: Ryan Ward and Michael Kollosche
Sold by: Ryan Ward and Daniel Sharp
SURFERS PARADISE
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN
METHOD OF SALE
01/11/2021 SALE DATE
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN
METHOD OF SALE
08/04/2022 SALE DATE
Gold Coast Bulletin
Auction
Gold Coast Bulletin
Auction
$10,500,000 Sold
62 Admiralty Drive,
PARADISE WATERS
METHOD OF SALE Private Treaty
CAMPAIGN Off-Market
BUYER ORIGIN
SALE DATE 30/11/2021
Database
$6,100,000 Sold
$3,800,000 Sold
73 Stanhill Drive, SURFERS PARADISE
83 Admiralty Drive, PARADISE WATERS
METHOD OF SALE Private Treaty
METHOD OF SALE
CAMPAIGN Off-Market
BUYER ORIGIN
CAMPAIGN
BUYER ORIGIN
SALE DATE 16/07/2021
SALE DATE 14/11/2021
Database
Local Print, Digital and Social
Database
Auction
$21,000,000 Sold
$17,500,000 Sold
159 Hedges Avenue,
139-141 Hedges Avenue,
MERMAID BEACH
MERMAID BEACH
CAMPAIGN Global Print, Digital and Social
BUYER ORIGIN Interstate
METHOD OF SALE Private Treaty
SALE DATE 06/05/2022
CAMPAIGN Global Print, Digital and Social
BUYER ORIGIN Interstate
METHOD OF SALE Private Treaty
SALE DATE 06/08/2021
$16,500,000 Sold
$14,500,000 Sold
61 Albatross Avenue,
133 Hedges Avenue,
MERMAID BEACH
MERMAID BEACH
CAMPAIGN National Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Private Treaty
SALE DATE 29/12/2022
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN Database
METHOD OF SALE Private Treaty
SALE DATE 31/12/2021
$9,000,000 Sold
$6,500,000 Sold
57 Hedges Avenue,
3/57 Albatross Avenue,
MERMAID BEACH
MERMAID BEACH
METHOD OF SALE Private Treaty
CAMPAIGN Off-Market
BUYER ORIGIN Database
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Private Treaty
SALE DATE 24/04/2022
SALE DATE 20/08/2021
$8,250,000 Sold
$2,750,000 Sold
1/161 Hedges Avenue,
86 Hedges Avenue,
MERMAID BEACH
MERMAID BEACH
CAMPAIGN National Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Private Treaty
SALE DATE 10/01/2021
CAMPAIGN National Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Private Treaty
SALE DATE 26/07/2021
$5,400,000 Sold
$8,000,000 Sold
42 Albatross Avenue,
187-189 Monaco Street, BROADBEACH WATERS
MERMAID BEACH
METHOD OF SALE Private Treaty
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Private Treaty
SALE DATE 24/05/2022
CAMPAIGN Off-Market
BUYER ORIGIN Database
SALE DATE 31/01/2022
$11,600,000 Sold
$4,950,000 Sold
293-295 Monaco Street,
165 Monaco Street, BROADBEACH WATERS
BROADBEACH WATERS
CAMPAIGN National Print, Digital and Social
BUYER ORIGIN Gold Coast Bulletin
METHOD OF SALE Auction
SALE DATE 18/10/2021
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Auction
SALE DATE 29/01/2022
$14,500,000 Sold
$2,750,000 Sold
87-89 Monaco Street, BROADBEACH WATERS
332 Monaco Street, BROADBEACH WATERS
METHOD OF SALE Private Treaty
CAMPAIGN Off-Market
BUYER ORIGIN Database
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Private Treaty
SALE DATE 13/09/2021
SALE DATE 20/10/2021
$2,890,000 Sold
$2,700,000 Sold
90 Monaco Street, BROADBEACH WATERS
55 Monaco Street, BROADBEACH WATERS
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Auction
SALE DATE 20/22/2022
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Auction
SALE DATE 11/07/2021
$2,680,000 Sold
$5,250,000 Sold
341 Monaco Street, BROADBEACH WATERS
102 Admiralty Drive,
PARADISE WATERS
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Auction
SALE DATE 12/05/2022
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN Database
METHOD OF SALE Auction
SALE DATE 04/04/2022
$3,910,000 Sold
$7,400,000 Sold
4 Seafarer Court, PARADISE WATERS
27 Midshipman Court,
PARADISE WATERS
CAMPAIGN Global Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Auction
SALE DATE 16/10/2021
CAMPAIGN Local Print, Digital and Social
BUYER ORIGIN realestate.com.au
METHOD OF SALE Auction
SALE DATE 16/10/2021
The Kollosche Difference
When working with our team, you can rest easy knowing that you have the best people in property by your side. Selling can be an emotionally challenging and time-consuming process. However, our united team of Australia’s most renowned property experts will help you every step of the way - from sale to sold. At Kollosche, our reputation is built on outstanding customer service, utmost integrity and premium results. The proof is in our list of successful sales and satisfied clients who have shared a great experience with us. These results speak for themselves. Our focus on high-end residential property means that we can offer you a specialised solution that is perfectly suited to your unique home. Our expertise and experience with property of this calibre allows us to give you access to an impressive database of clients and networks within the top echelons of Australian business and society.
Experience the Kollosche difference for yourself
Get in Touch
Financial Advice
A great agent will secure you a premium price for your property. An outstanding agent will add value to your sales experience beyond securing you a premium price. They will take the stress out of the process, they will communicate with you extensively, they are transparent without hidden agendas, they are honest and they provide the best strategic advice for you as the seller. This ethos is at the core of who we are.
Local Gold Coast Mortgage Broker Firm National Financial Services Australia is proud to partner with Award-Winning Prestige Real Estate Firm Kollosche
Ryan Ward is a Licensed Real Estate Agent at Kollosche who specialises in prestige property sales in Paradise Waters, Cronin Island, along Hedges Avenue in Mermaid Beach and all Main River properties. With close to two decades in the real estate industry, Ryan secures the best outcomes for his clients. Trustworthy, reliable and tenacious, Ryan’s services are highly sought after. Ryan was recognised in both the 2021 and 2022 REB QLD Top 50 Agents. Most recently, Ryan secured 24 overall and in position 11 highest for total sales volume with $149,282,500. Ryan’s average sale price of $3,550,000 was the third highest across The Sunshine State. Backed by notable experience managing businesses in real estate, retail, and food and beverage, Ryan recognises that building trust and honest communication are fundamental for success. Landmark sales include the rare absolute beachfront four-floor masterpiece on 159 Hedges Avenue, Mermaid Beach that sold for a premium price of $15,750,000. Ryan also offers experience in the amalgamation of sites for developers, the most recent being the sale of 18 beachfront units at 9 Garfield Terrace in Surfers Paradise for $17,000,000. Born and raised between Brisbane and northern Queensland, the easy-going lifestyle lured Ryan to the Gold Coast 23 years ago. Outside of work, you’ll find him travelling with his family, floating in the ocean, or kicking a ball at the beach.
“The hot market we have experienced in South East Queensland over the last 2 years has been a long time coming, in fact we had a double boom occur as unlike Melbourne and Sydney we hadn’t had a strong property boom since mid 2000’s. This resulted in our property prices increasing in some areas by over 50% - keeping in mind we still have an average house price 40% lower than Sydney. Interest rates are of course the hot topic right now and many people are worried how far will they go. We have to remember that rates have been dropping since January 2012 when the standard variable loan was about 7%; granted property was cheaper then. Here we are in 2022 and the average standard variable loan is now hovering around 2.69%. If the cash rate does increase to 2.5% as predicted early next year we are looking at standard variables loans being priced at 4.34%.” Brett Gardiner, Director of National Financial Services in Broadbeach speaks to Kollosche about the current Finance Market Conditions and what you should be doing if you’re looking to buy and require Finance.
0405 309 359 ryan@kollosche.com.au LICENSED REAL ESTATE AGENT Ryan Ward
“If you feel you are not on the best deal, contact your bank and ask for a much better rate. If they don’t come to the party it’s time to reach out to your broker and see what other offers are out there.”
SALES ASSOCIATE TO RYAN WARD Bec Southey
0410 808 063 darryl@kollosche.com.au INSIDE SALES ASSOCIATE TO RYAN WARD Darryl Bright
Brett Gardiner DIRECTOR & BROKER 0411 728 421 brett@nfsaust.com.au
0404 755 855 bec@kollosche.com.au
Ryan Ward
LICENSED REAL ESTATE AGENT 0405 309 359 ryan@kollosche.com.au
kollosche.com.au
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