Published on and written by Cyril Jarnias
Moving to Turkmenistan, and especially to Ashgabat, is far from an ordinary relocation. Between a highly controlled political environment, an atypical real estate market, strict visa rules, and a sometimes bewildering cost of living, finding housing requires thorough preparation. However, those who take the time to understand the local dynamics manage to find suitable accommodation, whether for a professional assignment, a longer-term expatriation, or a short stay.
The guide focuses on Ashgabat, which is home to the majority of the real estate supply and the expatriate community. It provides concrete and detailed advice for finding housing and ensuring your safety.
Understanding the Context: Living and Finding Housing in Turkmenistan
Before even talking about listings or neighborhoods, it is essential to understand the environment in which you will be searching for housing.
Turkmenistan is a highly closed country with an authoritarian regime, featuring tight control over information, media, and the internet. Social media, many applications (YouTube, WhatsApp, Facebook, X/Twitter) are blocked, VPNs are prohibited and often neutralized. This reality has a direct impact on the housing search: few international platforms, few listings visible online, and a market that operates mainly through connections, local agencies, and word of mouth.
Ashgabat, the capital of Turkmenistan, has approximately one million inhabitants.
This is compounded by strong administrative constraints: mandatory visas for almost everyone, letter of invitation, mandatory registration with the State Migration Service (SMS), obligation to declare where you are staying, prohibition against staying anywhere other than the declared location, etc. In other words, housing and legal status are closely linked.
In this context, finding housing is not just about “browsing listings”: you must navigate local law, culture, security, cost of living, and residency rules.
Major Cities and Where to Focus Your Search
Although the entire country has several urban centers, the majority of foreigners settle in Ashgabat. Other cities like Mary, Turkmenabat, or Türkmenbaşy exist, but structured rental supply, international schools, the “least bad” hospitals, and services (banks, airlines, some international restaurants) are primarily found in the capital.
To give you an idea, Ashgabat is both:
Overview of the main assets of the country’s most important city, offering security, comfort, and comprehensive infrastructure.
This is the city with the highest cost of living in the country.
The best equipped with shopping malls, a bus and taxi network, and an international airport.
Considered the safest in the country for a foreign visitor or resident.
Concentrates the majority of the country’s real estate agencies, with 18 agencies out of 25.
If you are coming for a position with an international organization, embassy, or large company, it is very likely your base will be in Ashgabat. For a more adventurous profile or a specific project (industry, logistics, energy), other cities may be considered, but information is even harder to access there and the real estate market is less organized.
How the Rental Market Works in Ashgabat
The capital’s housing stock is very diverse: large, sometimes aging Soviet-era complexes, recent all-white marble buildings, ambitious modern tower projects, luxurious villas on the outskirts. A major project like “Ashgabat-City” illustrates the authorities’ desire to further transform the city with buildings up to 35 stories high.
For foreigners, the supply is mainly concentrated on:
– Apartments (one to three bedrooms) in newer buildings, often furnished
– Houses or villas in certain affluent neighborhoods or green suburbs
– Housing provided or rented directly by organizations (embassies, NGOs, international agencies)
95% of real estate transactions in China would go through an intermediary, according to estimates.
The Role of Agencies and “Realtors”
The country has approximately 25 registered real estate agencies, the vast majority of which are in Ashgabat. Many are very young entities (average age 1 year), often sole proprietorships. Online presence is limited: only a few websites, very few active social media accounts, and communication largely offline.
These agencies and their agents provide essential services in the Turkmen context:
Our comprehensive offering to guide you smoothly in your search and settling in, from property selection to post-signature follow-up.
Estimation of the “fair” rent based on the neighborhood, property condition, and your profile (expatriate, diplomat, etc.).
Search and pre-selection of housing that precisely matches your criteria and budget.
Organization of viewings, negotiations with landlords, and filtering of properties with risks (dubious titles, complex inheritances…).
Careful drafting and preparation of the lease agreement, with verification of all required legal documents.
Assistance during signing procedures, security deposit, and, if necessary, official lease registration.
Continuous support after moving in to manage technical issues, disputes, or communication with the landlord.
Fees are generally calculated as a percentage of the transaction amount. For rentals, an agent’s commission often ranges between 1% and 5% of the annual amount, or roughly corresponds to one month’s rent. Some listings clearly mention a flat fee (e.g., 1,500 manat) to be paid to the agency in addition to the rent.
Working with a good, serious agent is not a luxury: in a country with complex legislation, where access to justice is tricky for foreigners, and where property titles can be unclear, the agent serves as a security filter as much as a commercial intermediary.
Where to Live in Ashgabat: Overview of Main Neighborhoods
The capital is structured around major axes and districts, each with its own atmosphere, prices, and demographics. For a foreigner, understanding this layout helps balance budget, comfort, safety, and accessibility.
Archabil Avenue and Archabil District
Archabil Avenue is somewhat the modern showcase of Ashgabat. You’ll find:
– Brand-new government buildings
– Embassies and international organizations
– International restaurants, a few cafes, modern hotels
– Co-working spaces and cafes with fast internet (within the limits of what the country offers)
– New residences and buildings, often targeting affluent or foreign clientele
The Archabil district, in the southeast, is one of the most expensive areas in the city. Housing here is generally:
– Very well secured
– In good condition, with “European” finishes
– Well connected by major roads and the bus network
In this area, rents often exceed the city average, particularly for housing specifically marketed as ‘for foreigners’ or ‘for diplomats’.
Ylham Park and City Center
Around Ylham Park, in the heart of the city, the atmosphere is more relaxed, with greenery, street furniture, free Wi-Fi in the park, and nearby cafes. This environment is appreciated by:
– Expatriates working remotely looking for a pleasant place to work outdoors
– Locals who come to spend time with family
The surrounding housing is often apartments in medium-sized buildings, with high but sometimes slightly more accessible rents than on Archabil, depending on the street.
Bagtyyarlyk (Center and Suburbs)
The name Bagtyyarlyk refers both to a more “authentic” district in the center and an affluent northeastern suburban area.
The Bagtyyarlyk neighborhood illustrates the socio-economic contrasts in Turkmenistan. Its central part features typical daily life with its neighborhood parks, small libraries, local cuisine restaurants, and a tranquil pace of life. On the periphery, it transforms into a chic suburb characterized by large houses, gardens, sometimes pools, where prices are high and public transportation less frequent.
For a foreign family with a vehicle and seeking space, this suburb can be attractive, provided they accept more complicated mobility by bus.
Kopetdag and Berzengi
To the southwest, the Kopetdag district is known for its green spaces, recreation areas, and a more affordable housing supply. It attracts:
– Turkmen families
– Young professionals
– Foreigners looking for a compromise between budget and quality of life
Even more remote, Berzengi offers peace and quiet, views of the Kopetdag mountains, some guest houses and cafes. It’s an environment conducive to concentration and creativity, but less practical for those who need to commute daily to administrative areas.
Key Takeaways on Neighborhoods
It can be summarized as follows:
| Area / Neighborhood | Main Profile | Major Assets | Main Drawbacks |
|---|---|---|---|
| Archabil (avenue + dist.) | Diplomats, expat executives, senior officials | Safety, modern buildings, proximity to institutions | Very high rent |
| Center / Ylham Park | Various expats, affluent locals | Urban life, pleasant park, cafes, Wi-Fi | High cost, heavy traffic |
| Bagtyyarlyk (center) | Middle class, local life | Authentic atmosphere, sometimes more contained prices | Older buildings, fewer luxury options |
| Bagtyyarlyk (NE suburb) | Affluent families | Large houses, gardens | Limited public transport, high rent |
| Kopetdag | Families, young pros | Parks, recreation, more moderate rents | Farther from some job centers |
| Berzengi | Those seeking tranquility | Tranquility, mountain view | Remote, car-dependent |
For a first stay, many expatriates prefer Archabil or the center (proximity to work, standardized conditions, presence of other foreigners), possibly moving later to more authentic and affordable areas after a few months on the ground.
How Much Does Housing Cost in Turkmenistan?
The budget question is central. Data varies by source, exchange rates, and the nature of the housing (for locals vs. for foreigners), but some benchmarks emerge.
On a country scale, the cost of living is approximately 1.57 times higher than the global average, and Turkmenistan ranks in the top 25 most expensive countries. For expatriates, Ashgabat is by far the most expensive city.
Some Price Benchmarks in Ashgabat
In manat (TMT), the following order of magnitude is observed for rentals:
| Type of Housing | Average Monthly Rent / Range in Ashgabat |
|---|---|
| Studio | 440 to 1,700 TMT |
| 1 bedroom, center | ~3,950 TMT (range 3,000 to 7,000 TMT) |
| 1 bedroom, outside center | ~2,625 TMT (range 1,500 to 5,000 TMT) |
| 3 bedrooms, center | ~6,250 TMT (range 3,000 to 10,000 TMT) |
| 3 bedrooms, outside center | ~5,625 TMT (range 4,500 to 9,000 TMT) |
| Townhouse (average) | ~2,600 TMT |
| Large house / villa | 2,600 to 10,000 TMT, sometimes more |
Some listings for diplomats or large organizations display rents that can exceed 60,000 TMT per month for large villas or “elite” apartments. At the other extreme, there is cheap housing, often of poor quality, for a few hundred dollars, but it is rarely offered to foreigners without strong local contacts.
The monthly rent can reach 1,700 dollars or more for a high-end 3-bedroom apartment in the city center.
Overall Cost of Living and Weight of Housing
For a single expatriate in Ashgabat, the average monthly budget, including housing, is around 1,800 dollars. For a family of four, it frequently reaches over 3,800 to 4,200 dollars. Housing represents about a quarter to a third of total expenses, sometimes more if aiming for high-end options.
On a country scale, the structure of monthly expenses is distributed on average as follows:
| Expense Category | Share of Average Budget | Average Expense (TMT / month) |
|---|---|---|
| Housing | ~26 % | ~1,200 TMT |
| Groceries / Food | ~27 % | ~960 TMT |
| Transportation | ~8 % | ~390 TMT |
| Healthcare | ~9 % | ~270 TMT |
| Education | ~6 % | ~230 TMT |
| Discretionary Spending | ~6 % | ~150 TMT |
| Other | ~12 % | ~500 TMT |
These averages aggregate very contrasting situations. For a foreigner paid in foreign currency, the financial effort is mainly concentrated on housing, international school, and “modern” services (fast internet, sports clubs, imported restaurants, etc.), the prices of which are significantly higher than local standards.
Mind the Urban / Rural Gap
Urban rents can be up to three times higher than in rural areas. However, most expatriates have little choice: their work and useful infrastructure (schools, hospitals, airport) are in the city, essentially in Ashgabat. Room for “getting a good deal” therefore plays out mainly within the capital itself, through the choice of neighborhood, size, level of luxury, and through negotiation.
Legal Status, Visa, and Link with Housing
Another particularity of Turkmenistan: your housing is never simply “private.” It is closely linked to your administrative status.
Visa, Letter of Invitation, and Registration
Almost every foreigner needs a visa, with a letter of invitation issued by an authorized travel agency or a local organization. Once in the country, if you stay more than three working days, you must register with the State Migration Service (SMS). This formality involves:
– An immigration card, with daily fees (about 2 dollars per day)
– A tax payment if a visa on arrival (about 14 dollars)
– An obligation to declare the exact residential address
For residents (expatriates, seconded workers, students), the address declared to the SMS (State Migration Service) must absolutely correspond to the housing actually occupied. It is illegal to reside elsewhere without updating this information, and checks may be conducted. Tourists are generally exempt from this step, as it is managed by their travel agency.
In practice, this means: applying the principles of the theoretical framework to concrete situations.
– You cannot “squat” or regularly sleep at friends’ places without declaring it
– If you change housing, you must update your registration
– Hotels handle this formality for their clients, but for a long-term rental you often need to go through the landlord, agent, or your employer
This administrative dimension must be integrated into your housing search from the start: preferring a landlord accustomed to renting to foreigners or an agency that knows how to handle this type of case greatly simplifies things.
Rights, Property, and Foreigners’ Status
The question of property ownership is delicate in Turkmenistan. On paper, the law on the legal status of foreign citizens indicates that they enjoy, in principle, the same rights and obligations as Turkmen citizens, except for contrary provisions of the Constitution or specific laws. It mentions that they can own real estate, inherit, bequeath, or use land.
In practice, several points should be kept in mind:
The Constitution and legal texts reserve the ownership of land and natural resources to nationals. Foreigners cannot be full owners of land or sometimes even residential buildings. They can acquire long-term leasehold rights (generally 25, 50, or up to 99 years for certain investment projects). Possession of movable property (cars, furniture) is permitted. For real estate investments, partnerships or joint ventures with Turkmen nationals are possible.
For a “classic” expatriate coming to work for a limited time, the conclusion is simple: renting is by far the most realistic solution. Buying only makes sense in the context of large investment projects overseen by specialized lawyers, or through a corporate structure. Even then, the process is heavy, slow, and subject to the authorities’ arbitration.
How to Actually Search for Housing
Without easy access to international platforms and with a very limited digital presence, the search for housing in Turkmenistan is mainly done through local channels.
Local Real Estate Agencies
This is the most effective entry point, especially in Ashgabat. A few agency names circulate in the city, sometimes with online evaluations (Google reviews, feedback, etc.), but most operate through personal networks. Some cover multiple roles: agency, property valuation, legal services, relations with banks, etc.
The simplest is often: the best solution.
To find housing abroad, start by asking for agency recommendations from your employer, your embassy, or other expatriates. Then, meet with one or two agents to present your precise criteria: budget, number of rooms, desired neighborhood, lease duration, and specific needs. Finally, always be very clear about your payer status (yourself, employer, or organization) and the administrative constraints related to your visa.
The agent then organizes viewings and filters the properties. Don’t hesitate to ask specific questions about:
– The type of ownership (individual owner, company, state entity)
– The presence or absence of debts or disputes on the property
– The neighborhood’s demographics and security quality
– Maintenance conditions (who pays what, who repairs, response time)
Online Platforms and Classifieds
A few regional or local platforms list properties, sometimes in Russian, sometimes in Turkmen. They allow getting a first idea of prices and neighborhoods, but rarely to manage everything remotely. Some listings explicitly mention “for foreigners” or “for diplomats,” a sign they target an international audience.
The Flagma portal aggregates several dozen housing listings in Ashgabat, the capital of Turkmenistan. Offers are classified by several criteria: by number of rooms, by microdistricts (like the 11th mkr or Choganly), and by property type (apartment, house, “elite” housing, new or renovated “European-style”). This example illustrates the structure of the informal rental market in the city.
However, given the censorship and low internet penetration, these platforms are only a complementary tool. The decisive part happens on the ground.
Expatriate Networks
Communities like InterNations are present in Ashgabat. They regularly organize events and constitute a useful resource:
– To get feedback on such and such neighborhood or residence
– To obtain contact details for agents deemed reliable
– To understand the “unspoken rules”: buildings to avoid, difficult landlords, real conditions of infrastructure
In a country where information circulates poorly officially, these informal networks matter a lot.
Negotiating Your Lease: Room for Maneuver and Strategy
The general rules of rent negotiation remain valid in Turkmenistan, but they must be adapted to the context.
Preparing: Budget and References
First and foremost, clarify your overall budget, taking into account:
– The desired rent
– Utilities (electricity, gas, water, internet), admittedly low in absolute value but sometimes costly in quality (e.g., high-speed internet)
– Transportation (taxis, fuel, vehicle with driver)
– Possibly school fees (an English-language international school costs about 25,000 to 35,000 dollars per year)
It is important to set a clear ceiling and not exceed it under the pretext of “expat habit.” The cost of housing in Ashgabat can climb very quickly for foreigners, especially if the employer pays “without question.”
Leverage Market Knowledge
Even if data is imperfect, knowing the market ranges gives you an advantage. If a landlord asks for a rent significantly above the average for a property of the same size, in the same neighborhood, without additional services, you have objective elements to negotiate.
For example, if it’s known that a 3-room apartment in central Ashgabat commonly rents for between 3,000 and 7,000 TMT, a request for 12,000 TMT for a standard apartment can be challenged, especially if you are ready to sign a long-term lease. This market knowledge allows you to justify a reasonable counter-proposal.
Highlight Your Tenant Profile
In a context of high uncertainty, landlords appreciate stability. You can highlight:
To convince a landlord, emphasize the security of your financial situation, such as a salary paid by an international organization, an expatriate contract, or direct coverage by your employer. Clearly express your intention to remain a tenant for several years to reassure about stability. Finally, back up your seriousness by providing references from previous landlords or an official recommendation from your embassy or organization.
Some landlords will prefer a slightly lower rent in exchange for this visibility and psychological comfort.
Points to Negotiate Beyond Price
If the room for negotiation on rent is limited, other levers exist:
– Ask for the inclusion of certain services (weekly cleaning, garden maintenance, minor repairs)
– Negotiate that the landlord assumes certain bills or that they improve insulation, air conditioning, furnishings
– Obtain a commitment for quick response in case of problems (water, electricity, equipment)
In a country where the quality of infrastructure (especially drinking water and hospitals) is limited, having a well-maintained home with responsive landlords has significant value.
The Lease Agreement and Legality
Turkmen texts provide a framework for leases, with rules on:
– The written form of the contract
– The possible or required registration depending on the duration and type of lease
– Security deposits
– The tenant’s right to peaceful enjoyment of the housing (right to privacy, prohibition for the landlord to enter without notice except in an emergency)
– Eviction procedures
In practice, you must ensure the contract clearly states:
– The full identity of the parties (tenant, landlord), with passport or ID numbers
– The exact address of the property, as it must be declared to the SMS
– The rent amount, currency, and payment terms
– The lease duration and renewal conditions
– Which utilities are included or not (electricity, water, gas, heating, internet)
– The amount of the security deposit and conditions for its return
– The move-in condition report, ideally descriptive and accompanied by photos
– Rules for early termination (notice period, possible penalties)
Given the difficulty of accessing justice for a foreigner and the sometimes arbitrary application of laws, it is prudent to:
– Have the lease reviewed by someone familiar with local law (lawyer, legal counsel, your employer’s legal department)
– Demand translations if the contract is only in Turkmen or Russian
– Avoid purely verbal arrangements, even if “everyone does it that way”
Water, Electricity, Gas, Internet: Don’t Neglect Utilities
A pleasant home in Turkmenistan is not just four walls and a roof. Access to reliable basic services is a major issue.
Water and Electricity
Electricity, gas, and water bills are generally modest in amount. Some statistics mention monthly electricity bills around a few dollars, and overall utility costs (energy + water) for an average apartment around 2,000 TMT per month. However:
Water infrastructure can be fragile, with frequent cuts or drops in pressure. Furthermore, tap water is generally not potable. It is essential to plan for bottled water or an effective filtration system.
It is common for leases to stipulate that the tenant pays these utilities directly, but sometimes the landlord pays and bills you back. Clarify the process from the start.
Internet and Telephony
Internet access is a sensitive point:
Overview of the realities of internet access and mobile plans in the country
In practice, the average speed is low, around 1 Mbps, contrasting with the higher speeds sometimes advertised in commercial offers.
An ‘unlimited’ internet connection at 50–60 Mbps can cost about 100 dollars per month.
A mobile plan with 10 GB of data is very affordable (about 3 dollars/month), but it depends on the state network Altyn Asyr, whose coverage is uneven outside major cities.
In most rentals for foreigners, a fixed-line connection is already in place. If not, you will need to:
– Identify the provider (often Turkmentelecom)
– Check if the building is connected
– Anticipate delays and administrative steps
It is essential to ask during the viewing:
– Who is the current provider?
– What actual speed did previous occupants get?
– Who pays the subscription and how?
Summary Table of Basic Costs (Order of Magnitude)
| Service | Average Monthly Cost (approx.) | Remarks |
|---|---|---|
| Electricity + water (1 person) | 40–50 USD (global sources) | Highly variable depending on usage / climate |
| Fixed internet (50–60 Mbps) | ~100 USD | Significant censorship, actual speed limited |
| Mobile data (10 GB) | ~3 USD | Coverage mainly in cities |
| Gym membership | ~41 USD | Modern club in the capital |
These amounts must be integrated into your housing budget, especially if your employer does not cover them.
Safety, Culture, and Daily Life in Your Neighborhood
Even though Ashgabat is overall safe, some precautions are necessary, including:
– Avoid walking alone at night, especially as a woman
– Be wary of informal taxis after dark
– Always carry your papers with you (frequent police checks)
– Protect your valuables at home (burglaries are possible, especially in poorly monitored houses)
Beyond physical safety, integration involves respecting cultural codes:
In a formal setting, greet with a handshake (right hand) or, for women, with a nod. Adopt a rather conservative dress code, even in urban areas. When invited to someone’s home, avoid abruptly refusing food or drinks offered to you. Finally, refrain from engaging in discussions about politics or criticizing the authorities, even in private.
This caution also applies to your life in the building or neighborhood. Making a good impression on neighbors, respecting customs and the community’s unwritten rules can save you unnecessary trouble.
Family, School, and Environment for Children
Turkmenistan is not known as very “family friendly” by Western standards: few child-focused facilities, limited parks, limited leisure options, hospital quality considered poor. However, for expatriate families, some safety nets exist:
Annual tuition fees can reach 35,000 dollars for the English-language international school QSI of Ashgabat, intended for expatriate children.
For a family project, it is imperative to:
– Clarify schooling options very early
– Evaluate the distance between your future home and the chosen school
– Integrate this geographical constraint into your neighborhood choice (e.g., prefer Archabil or the center to limit commute times)
In some cases, families agree to pay a bit more for their housing to reduce children’s daily commute times.
Should You Buy or Rent in Turkmenistan?
For the vast majority of foreigners, renting is the only realistic and sensible option. Buying poses several problems:
– Unclear legal framework for real estate ownership by foreigners
– Need to go through complex setups (local companies, partnerships)
– Long and opaque administrative process
– Political risks: rule changes, expropriations, disputes difficult to arbitrate
Conversely, renting offers:
– Flexibility (notably in case of an unexpected end of assignment or job change)
– Less exposure to legal uncertainties
– The possibility to adapt your housing based on the actual length of stay
Even large international organizations investing in infrastructure often prefer long-term leases over outright purchase.
Practical Strategy for a Successful Relocation
In summary, to maximize your chances of finding suitable housing in Turkmenistan, a methodical approach is essential.
It can be summarized in a few chronological steps:
– 1. Before Arrival
– Clarify your visa status, intended length of stay, and registration obligations.
– Obtain through your employer or contacts the details of reliable real estate agencies.
– Gather useful documents (passport copies, employment contract, letter from your organization) that can reassure a landlord.
– 2. First Weeks in Ashgabat
– Stay temporarily in a hotel or company housing while viewing properties.
– Do several neighborhood scouting tours: Archabil, center/Ylham Park, Bagtyyarlyk, Kopetdag…
– Meet expatriates already on the ground (via InterNations or your embassy) to gather opinions.
To choose a home, list 3 to 5 serious options with an agent. Check the proximity to work or school, access to transportation, the condition of infrastructure (water, electricity, internet), and neighborhood safety. Also ensure the landlord is accustomed to renting to foreigners and knows the formalities with the SMS (State Migration Service).
– 4. Negotiation and Signing
– Position your budget within the market average for the type of property targeted.
– Negotiate primarily the key clauses (rent, lease duration, exit terms).
– Get written clarification on utility responsibilities, response times for breakdowns, and permitted use of the premises (guests, pets, minor works).
After signing the lease, it is crucial to organize the update of your registration with the SMS with the new address. You must also verify and transfer the service subscriptions (electricity, gas, water, internet) to your name or clarify payment responsibilities. Carefully keep all documents related to the rental (lease, receipts, security deposit receipts, registration confirmations).
– 6. Follow-up
– Build a relationship of trust with your landlord: report problems promptly, respect payment deadlines.
– Stay informed of any changes to residency rules or registration practices.
– Consider, after a year, whether the housing still suits your situation (family evolution, job, budget).
In a country as particular as Turkmenistan, the key is to accept the share of opacity and rigidity in the system, while maintaining control over what you can control: your preparation, your minimum requirements, the quality of your contacts, and the clarity of your written commitments.
With this approach, “finding housing in Turkmenistan” becomes a demanding challenge, but a largely surmountable one.
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Cyril Jarnias is an independent expert in international wealth management with over 20 years of experience. As an expatriate himself, he is dedicated to helping individuals and business leaders build, protect, and pass on their wealth with complete peace of mind.
On his website, cyriljarnias.com, he shares his expertise on international real estate, offshore company formation, and expatriation.
Thanks to his expertise, he offers sound advice to optimize his clients' wealth management. Cyril Jarnias is also recognized for his appearances in many prestigious media outlets such as BFM Business, les Français de l’étranger, Le Figaro, Les Echos, and Mieux vivre votre argent, where he shares his knowledge and know-how in wealth management.
