• to
  • to

Epsom

Charlton Realty Ltd

Licensed Agent REAA 2008
Licensed Agent REAA 2008
95 Manukau Road
Epsom
Auckland
Phone:
09 632 1280

Fax:
09 631 5602

Email: eden.epsom@harcourts.co.nz
Web:

Meet the Epsom Team

Get to know us better

About Epsom

Please visit us at the above address.

Find out more on our website
  • Charlotte Marshall

    Licensed Salesperson REAA 2008
    mob: 0274 808 525
    Email Send me an email
    web: my website

    Charlotte Marshall is one of Mt Eden and Epsom's top performing real estate agents. Working alongside her partner James Marshall they have sold close to $300 million dollars worth of real estate.

    view my profile
  • James Marshall

    Licensed Salesperson REAA 2008 / Director
    mob: 021 404 788
    Email Send me an email
    web: my website

    Selling is a fantastic career choice – providing people with advice, service, value, and at the same time building many strong relationships. A top achiever, in just 6 years I’ve transacted well in excess of $200m of real estate sales. Being a sales professional, I understand the key element of the sales process is people. By building rapport with vendors and purchasers and focusing on them rather than just the sale is what makes the difference. For me, much of my business is a combination of ‘repeat business’ and referred by past clients – a testament to the fact that I consistently deliver on providing outstanding service and great results.

    view my profile
  • Joanne Rae

    Operations Manager / Property Management
    mob: 027 490 5053
    Email Send me an email

    Forever aiming to set higher standards of service, long-time Mt Eden resident Joanne Rae established the highly experienced Property Management team while working as the sales manager for Harcourts Eden/Epsom a year ago. Within a year Harcourts Eden/Epsom was so successful, that they won a national Harcourt’s award for business development in 2013. Joanne’s passion for the area, her professional approach, along with her breadth of real estate experience helps the Property Team deliver extraordinary outcomes. Their focus on relieving the stress that’s often inherent in the landlord/tenant relationship earns them a reputation for success. Business has begun to snowball under Joanne’s leadership as word is quickly spreading about the team’s excellent communications, their enthusiasm and efficiency. Joanne has been in the industry since 1990 and was awarded her AREINZ licence in 1997 which is covered by the Real Estate Act 2008. Since then, she has kept abreast of all legislation including the Residential Tenancies Act so she understands everything that’s required of a landlord. She’s confident offering her clients the very best advice on all real estate matters. Having achieved what she set out to do, Joanne is now flexing her skills as the overall Business Development Manager for Harcourts Epsom/Eden with a clear focus on Property Management. Joanne welcomes any enquiries you may have with a residential or investment focus.

    view my profile
  • Robert Tulp

    Group Sales Manager/Auctioneer
    mob: 021 741 499
    Email Send me an email

    Successes • Winner of the 2010 Harcourts New Zealand Auctioneer of the Year title • Winner of the 2011 Australasian (Bledisloe) Harcourts Auctioneer of the Year title • Runner-up at the 2010 REINZ National Auction Competition • Finalist at the 2010 Australasian Auctioneer Competition • Finalist at the REINZ National Auction Competition 2010, 2011, 2012, 2013 Robert Tulp is a man who understands real estate. This is a man who has an in-depth knowledge of each facet of the real estate market. Since joining the real estate sector in 1992 Robert has filled many roles – Sales Consultant, Manager, Business Owner and Auctioneer – and the skills he learnt in these roles have taken him to the next level, that of the role of National Auction Manager for New Zealand’s largest real estate company. This role sees him calling auctions in the residential, rural, mortgagee and commercial fields as well as training and assisting Sales Consultants in the art of auction. Having called in excess of 5,000 auctions (with results in excess of $750,000 above reserve price) Robert is well positioned and more than experienced enough to help you achieve a first class result. Selling a home can be a difficult and anxious time but with Robert’s experience, success and understanding the process can be made easier – and the auction process is always exciting. Robert, being a true family man, spend his time away from work with his wife and young family, and can often, be seen enjoying a coffee or two from one of Auckland’s many fine cafés. If you want an Auctioneer who has the ability to help you get the best results possible then talk to Robert today. He’s got the experience, proven track record and a great company backing him and you.

    view my profile
  • Abbey Davis

    Licensed Salesperson REAA
    mob: 027 464 5121
    Email Send me an email

    My background as an owner of my own Sales & Marketing business has held me in good stead when it comes to attention to detail with marketing your property. I have a friendly and open approach which, when combined with my energy, drive and passion for real estate, sets me above the rest in a highly competitive industry. I pride myself on my ability to listen and communicate with people from all walks of life. I am highly dedicated to my clients, and I stay in constant communication with all parties, ensuring no stone is left unturned. I am a fun person with a bright and bubbly attitude. I also have an unquenchable enthusiasm to succeed, while also appreciating the finer things in life. Being a fitness and sports enthusiast, my energy and enthusiasm becomes obvious in my marketing and selling of property. I am excited to be part of the Harcourts franchise located in Epsom and I look forward to speaking with you regarding all your property requirements.

    view my listings
  • Ancheng Hu

    Licensed Salesperson REAA 2008
    mob: 021 157 2566
    Email Send me an email

    Ancheng has now joined Harcourts Epsom office. Ancheng has lived in central Auckland for many years and she is very passionate about the area. With her strong sense of responsibility, self-motivation and her confidence, she can quickly build trust and develop an easy rapport with clients, making the sales process so much more enjoyable. In the few years of her sales working experience, she has built up excellent communication with customer service and interpersonal skills in English and Mandarin, with the ability to relate well to people from a wide range of Cultures. Real Estate is all about people, passion for what I do, and solving a problem for my clients. If you believe you want to deal with a successful company, a positive salesperson, pick up the phone and call her now!

    view my listings
  • Andre Coppell

    Licensed Salesperson REAA 2008
    mob: 021 300 794
    Email Send me an email
    web: my website

    Top sales consultants Andre Coppell and partner Cheryl Crane have been successfully selling real estate in the Auckland central area for many years. Highly regarded in the industry they have been the recipients of many awards and recognition for their outstanding achievements. When Andre and Cheryl take on the marketing of your home you can be rest assured you are in the best hands. Their negotiation skills coupled with their local knowledge and experience delivers client satisfaction to the highest level with top notch results! Their friendly and approachable nature puts their clients at ease from day one building a high level of rapport and empathy. Andre and Cheryl’s strengths compliment one another. Their combined sales and marketing expertise along with Andre’s dynamic auctioneering skills offers you a valuable edge. They say “knowing how a property should be presented and marketed makes the difference between obtaining an average sale price versus a great sale price!”

    view my listings
  • Becky Gillanders

    Licensed Salesperson REAA 2008
    mob: 027 541 8325
    Email Send me an email
    web: my website

    Bringing People and Property Together Becky Gillanders has earned a reputation as a hard-working, experienced agent who can be trusted to achieve exceptional results. Buying or selling a home can be stressful - but with her warm, engaging personality and delightful sense of humour she makes the task immensely enjoyable. Not only is she a skilful communicator, Becky can be relied on for her honesty. She tells it how it is and offers regular, up to the minute feedback throughout the sales process to reassure vendors and buyers they are making informed decisions. Her intelligent approach to marketing sets her apart. Great promotion backed by high quality photography ensures her vendors’ properties stand out from the crowd. And while she is extremely professional, she is also a mother who understands what’s important to families. With the support of Harcourts leading edge technology and systems, Becky Gillanders will help you achieve top dollar for your property.

    view my listings
  • Bill Myers

    Licensed Salesperson REAA2008
    mob: 021 890 006
    Email Send me an email
    web: my website

    The most important thing Bill says that he has learned in real estate is that your salesperson must have a high level of negotiation skills and your agency must have expert systems to make everything run smoothly and obtain top market results. Bill says, “That’s why I love being a part of Harcourts Eden-Epsom. Together we are a formidable team with proven expertise and a calm, supportive approach to guide you through all the critical steps of buying and selling real estate.” Bill adds, “My path to real estate was probably destined from an early age, even though I didn’t know it then. My father was an officer in the Army so we moved a lot, by the time I was 13 we had lived in 8 different houses!” Bill has lived in the area for over 15 years. For nearly a decade he has achieved a successful record of selling homes. Having been recognised nationally for his sales performance, Bill’s recipe is simple, but effective, “Outstanding Service, professional diligence, a healthy dose of passion, and old fashioned hardwork = GREAT RESULTS!”

    view my listings
  • Blair Stanaway

    Licensed Salesperson REAA 2008
    mob: 021 486 792
    Email Send me an email
    web: my website

    Since returning from abroad with vast selling experience Blair has enjoyed a successful career in Real Estate Sales. Part of that success can be attributed to the personal values Blair holds most high; Honesty, Integrity and Trust and his persistent yet unpressured approach to reaching a mutually beneficial agreement. With numerous property sales under his belt and a host of raving fans, Blair is a patient and caring listener who takes time to understand his clients’ requirements and offers a wealth of knowledge, expertise and experience to any situation. For concise and timely communication, outstanding marketing, exceptional service and results, and a friendly ‘can do’ attitude give Blair a call; he would love to hear from you.

    view my listings
  • Cheryl Crane

    Licensed Salesperson REAA 2008
    mob: 021 444 149
    Email Send me an email
    web: my website

    Top sales consultants Cheryl Crane and partner Andre Coppell have been successfully selling real estate in the Auckland central area for many years. Highly regarded in the industry they have been the recipients of many awards and recognition for their outstanding achievements. When Cheryl and Andre take on the marketing of your home you can be rest assured you are in the best hands. Their negotiation skills coupled with their local knowledge and experience delivers client satisfaction to the highest level with top notch results! Their friendly and approachable nature puts their clients at ease from day one building a high level of rapport and empathy. Cheryl and Andre’s strengths compliment one another. Their combined sales and marketing expertise along with Andre’s dynamic auctioneering skills offers you a valuable edge. They say “knowing how a property should be presented and marketed makes the difference between obtaining an average sale price versus a great sale price!”

    view my listings
  • Christopher Dunn AREINZ

    Licensed Agent (REAA 2008)
    mob: 021 520 304
    Email Send me an email

    Christopher Dunn came into Real Estate in 1982 from a background of Advertising with luminary Bob Harvey (now Mayor of Waitakere City) and self-employment in Commercial fishing. In his first full year he placed 3rd in Barfoot & Thompson and was their top Residential Agent. He specialised in ‘top end’ properties and sold the first home for $500,000 on the beach in Riddell Road. In 1985 he joined Realty Brokers and formed the top team specialising in aggregating Central Business District development sites. In 1986 he sold New Zealand’s first $2 million home on a peninsula in Herne Bay and then sold the famous Florence Court in Epsom for $3.3 million. He was inducted to set up Bayleys in Sydney in ’86 and formed the operation from scratch leaving a working operation with 17 Agents in late 1987. He worked for Harcourts briefly in Epsom before rejoining Barfoots in Mission Bay and again combining top end residential with commercial investments. He again made that Company’s Top 12 with a 9th place in 1990. In 1991 he accepted a brief from Barfoot & Thompson to grow their Agency operation and he built the small 5 man operation to a strong team of 23 agents which held 3rd place for profit out of 47 Branches. He subsequently specialised in the Industrials under Quantum Realty doing larger and more complicated Leases and Sales. He has been licensed in Australia for over 20 years and in 2008 he completed his New Zealand Real Estate License. At Harcourts Ponsonby he intends again specialising in top end residential and commercial investments.

    view my listings
  • Jack Cao

    Licensed Salesperson REAA 2008
    mob: 021 818 268
    a/h: 09 929 3880
    Email Send me an email

    Jack was born in Shanghai China and is fluent in Mandarin; has been a New Zealand resident for 19 years. With 10 years experience in the immigration and education consultancy and having owned a small business for 4 years, Jack has developed a very strong customer service belief and sound marketing and negotiating skills. During this period, Jack has also established a wide network of contacts, which is a great advantage for him when pursuing his career in the real estate industry. Jack is also involved in property development. With his substantial knowledge of property development, Jack has an excellent understanding of the residential building industry. As a result he can work with clients to help maximise the appeal and presentation of their property. It also allows him to provide sound advice to his clients, and to understand the challenges and pleasure that property can bring. Jack is qualified with the Real Estate Salesperson. He has a Bachelor of Science (Mathematics Major) and has a wealth of financial, marketing and sales skills and knowledge. Jack is able identify excellent opportunities and to offer his clients sound advice on investment matters.. The qualities that best describe Jack are reliable, mature, honest, and responsible. He strives to do his best at whatever he undertakes. Property is a passion for Jack. If you are looking for a professional and dedicated salesperson that has excellent property and investment knowledge, contact Jack now.

    view my listings
  • Jeff Stretton

    Licensed Salesperson REAA 2008
    mob: 0274 888 009
    Email Send me an email
    web: my website

    I am a Mt Eden local having lived in Mt Eden for the past 12 years supporting the local area. Prior to joining the team at Harcourts Eden/Epsom I have owned and managed the daily operations of a small chain of retail speciality stores in Auckland. During this time I have also kept a keen interest in property, carrying out rural environment lot sub-divisions and retaining interests in residential and commercial real estate. This broad range of experience has given me an appreciation of the importance of good communication. I believe that good customer service means only one thing, “Put the customer first”. Honesty, Integrity, Dedication and Listening to the clients needs, combined with working with an award winning team achieves the best possible outcome.

    view my listings
  • Jennifer Yung

    Licensed Salesperson REAA 2008
    mob: 021 774 877
    Email Send me an email
    web: my website

    Buying and selling a family home is an emotional event which requires good advice and the support of a professional who will listen and deliver results. Jennifer is someone you can trust, someone who can tailor marketing strategies that work and someone who will work tirelessly on your behalf. Jennifer gained a Commerce degree at Otago and has taken pivotal roles in demanding businesses. She has a strong working background in Information and Media Technology, a key element in delivering successful Real Estate results. This experience, integrity, honesty and hard work underpin her work ethic and she understands the importance of focus and attention to detail. Your property is in good hands! Great results come from great teams. Jennifer is a member of your team and part of Harcourts Eden Epsom award-winning Real Estate team. With Jennifer, your team has someone who listens, plans, communicates, acts, reacts and works with your goals and aspirations. She uses market knowledge, resources and works smart to get results!

    view my listings
  • Julie Davies

    Licensed Salesperson REAA 2008
    mob: 0275 299109
    Email Send me an email

    For most of us, the family home is the biggest and most valuable asset we will ever possess. It represents a lifetime of hard work, sacrifice, and achievement. It deserves only the best representation. With a depth of knowledge of the Central Auckland property market and in particular the Mt Eden area, Julie is well placed to provide robust advice to those interested in selling property in this tight but exciting market. Being a warm and open individual, Julie builds and maintains strong relationships with others based on honesty and trust. Her openness and adaptability, along with a great sense of humour, make her a pleasure to deal with. She is skilled at networking and identifying possible opportunities and knows the importance of gaining a good understanding of the drivers of her clients in order to meet their needs. Having moved from the UK in 2006, Julie left behind a successful career in finance to bring her young family to the beautiful City of Sales. A Mt Eden resident for over 6 years now she actively follows the property market with great interest. Julie’s financial background has instilled in her values of discipline, hard work, and commitment. Accustomed in business to dealing with a diverse range of personalities, she understands the importance of persuasive negotiation to achieve a desired outcome. She brings all her skills to bear in her role as a qualified Real Estate Salesperson. Julie combines her personal strengths with the best that the Harcourts brand has to offer, to deliver an exceptional service to her clients without compromise.

    view my listings
  • Leigh Caughey

    Sales Consultant REAA2008
    mob: 021 495 477
    Email Send me an email
    web: my website

    view my listings
  • Mike Emery

    Licensed Salesperson REAA 2008
    mob: 027 410 6797
    Email Send me an email

    Mike joined the Real Estate industry after many years of being self employed in a variety of businesses. A sound communicator; Mike instantly makes you feel at ease. He can relate with people from all walks of life and strongly believes in good old fashioned "customer service".

    view my listings
  • Nicky Whitley

    Licensed Salesperson REAA 2008
    mob: 021 280 5984
    Email Send me an email
    web: my website

    Nicky Whitley has marketed, negotiated and sold Auckland real estate for around a decade. “I have personally successfully dealt with property negotiations ranging from sales below $1 million to sales above $2 million, $3 million, with multiple property sales above $5 million.” “The property that I have been invited to market has been across the board both modest and substantial, from newly built homes, original family homes being sold for the first time to investments being moved with the market.” “With a wealth of professional experience in real estate marketing, savvy negotiating skills and diverse people experience from both local and international markets, choosing Nicky for your Real Estate requirements will leave little to chance’ Take the time to read Nicky’s recommendations on www.nicolawhitley.co.nz and you will see past home owners that have entrusted their property sales with Nicky, with great results.

    view my listings
  • Pam de Frere

    Licensed Salesperson REAA 2008
    mob: 021 632 889
    Email Send me an email

    Pam’s first salesperson’s certificate was attained in 1978 when she and her former husband started a real estate company in Auckland. Later Pam was instrumental in training new real estate sales people throughout New Zealand for Harcourts Real Estate. This 5 year period was a very enjoyable time for her and a number of the people she trained are still with the company. After a time away from Real Estate working as a life coach in both Hawkes Bay and Auckland, she has made the decision to return to the industry. Coming back to Harcourts Eden, Epsom office is like coming home. She brings much knowledge, ability and skill along with high energy, enthusiasm and focus. She enjoys working with people helping them achieve their needs and dreams. Asking questions and listening to the answers means that people feel fulfilled with their Real Estate experience when they work with Pam.

    view my listings
  • Pauline Lancaster

    Licensed Salesperson REAA 2008
    mob: 027 458 7245
    Email Send me an email
    web: my website

    Mother of four and grandmother of five thrives in her career in Real Estate at the very successful office of Harcourts Eden Epsom. After 12 years in the industry she has consistently achieved the Top 100 for New Zealand Harcourts. Having lived in Epsom, Mt Eden and Remuera suburbs, and moved house 18 times in her married life, she knows the Real Estate Industry from both sides now as a buyer and a seller. Pauline loves to put new listings in the spotlight with her “lights, camera, auction” philosophy based on creative marketing and internet exposure. Such homes then stand out in the clutter of today’s advertising. By wrapping a unique theme around each home’s campaign, she draws the buyers in to find what makes that home distinct. Her success in selling property, particularly in the top school zones, is testimony to the hard work and professionalism needed to exceed her client’s expectations. Carefully chosen advertising words (plus a degree in English) help. Setting the scene with professional photography and well-presented interiors make such a difference to the successful outcome for her owners. After many years working in the public arena, firstly as a secondary school teacher, then as a Boutique Hotel owner, it was easy to slip into retail at Lancaster Antiques and going on to then sell residential Real Estate locally. It’s all about people, passion for what she does, and handling the details for her clients. It is team work - the owner’s input, combined with clear agent communication and honest feedback which is vital throughout the process. The Harcourts values are close to her heart; People first is paramount to her success.

    view my listings
  • Richard White

    Licensed Salesperson (REAA 2008)
    mob: 021 051 8404
    Email Send me an email
    web: my website

    Richard White & Chris Dunn have teamed up and are gaining good traction in your area. Richard has 5 years experience as a Real Estate Consultant previously coming from a top-end IT and Project Management background. He is enormously driven and well-organised and the pair are motivated to derive the best possible value for their vendors. Chris has almost 30 years of experience in Agency and Management. Their combined skills see a superior analytical approach, first understanding fully the upside your home offers, then creatively projecting this where the market will react. Our mission is to achieve the best Net result for you, the vendor. We believe it is important to try and make a difference in our community, so we have established an annual Charity Golf day at Chamberlain Park for Mercy Hospice where this year we raised over $21,000. This is a fun day that showcases Greater Ponsonby with food, drink, live music, prizes and auctions all for a great cause Call us today, for a catch up, we are serious about achieving the best result for you.

    view my listings
  • Roy Tong

    Licensed Sales Person REAA2008
    mob: 021 2222 938
    Email Send me an email

    With Roy, you've got the best of both worlds! A strong and relevant background in both sales and photography means you have the benefit of Roy being a step ahead in successfully marketing your property. Plus, Roy's ability to bridge cultures, demonstrated by his fluency in multiple languages (and being able to understand Kiwi humour!), ensures you have every opportunity covered in the market. Roy chose Harcourts Epsom to back up his real estate career after considerable research. Since 1888 Harcourts has been at the forefront of the real estate industry in New Zealand, and our advanced technology, superb administration support, and unique resources will help you every step of your property transaction. Roy's knowledge of the real estate industry means you can utilise his ability to analyse the market, and long with his excellent client service skills Roy is the one you can trust, and choose, for your next property decision.

    view my listings
  • Shaneel Singh

    Licensed Salesperson REAA2008
    mob: 021 1236 803
    Email Send me an email
    web: my website

    Having worked in sales and customer service his whole life generating consistently great sales figures, Shaneel is a professional in the psychology of sales and well known for achieving results that regularly exceed the expectations of his clients. ‘The secret to good business is professionalism and product knowledge on the one hand, and being able to relate to your clients and build up great relationships on the other hand’ says Shaneel, who believes that taking a genuine interest in his clients, understanding their needs as well as his great enthusiasm for his work is what they appreciate the most. Combining professionalism and integrity with modern and innovative methods of sales and marketing Shaneel assures a multidimensional approach and keeps focused on the best outcomes for his clients at all times. With his understanding of and passion for real estate especially in the Mount Eden area, Shaneel goes well beyond the extra mile when it comes to looking after his clients’ most valuable assets. His patient and empathetic, but also driven and goal-oriented approach assures his clients fantastic results and the feeling of being well looked after in a professional and trustworthy manner. ‘Working together with my clients on a mutual basis and genuinely listening to them is the key to success and makes the difference to achieving and exceeding expectations’. By understanding the different needs of every individual Shaneel is able to provide a tailored package that ticks all of the boxes. Being open for meetings with new clients for confidential talks and valuations at any time, Shaneel provides valuable market information and strategies on how to get ahead with your property.

    view my listings
  • Fran Weng

    Property Manager
    mob: 021 2851837
    Email Send me an email

    view my listings
  • Rebekah Estreich

    Property Manager
    mob: 027 632 1420
    Email Send me an email

    Rebekah has had several years at Management Level working for Housing NZ, she is very driven and enthusiastic with excellent communication skills. Having dealt with a myriad of challenging situations over her career, Rebekah is a team player with an excellent knowledge of the Residential Tenancies Act.

    view my listings
  • Jo Wilson

    Personal Assistant

    I started with the Epsom office in March 2013 as PA to James and Charlotte Marshall and Joanne Rae. I have extensive PA and Executive Assistance experience across a wide range of industries.

    view my profile
  • Lisa Kennedy

    Office Administrator
    mob: 027 333 3535
    Email Send me an email

    view my profile
  • Maree Shaw

    Personal Assistant to Bill Myers
    mob: 021 891 306
    Email Send me an email

    view my profile
  • Michelle Dunn & Nanette Cullen

    Office administrators

    Myself and Nanette have been with Harcourts since September 2009, entering Real Estate for the first time. The Eden/Epsom office has a great feel about it, and we enjoy being the OA's for an excellent bunch of agents.

    view my profile
  • Michelle Hicks

    Personal Assistant to Cheryl Crane and Andre Coppe
    mob: 021 2935898
    Email Send me an email

    Michelle Hicks joined Harcourts in August 2011 as Personal Assistant to Cheryl Crane and Andre Coppell. One of my passions is real estate from viewing open homes to owning a home in the Mt Eden area. I really enjoy this fantastic opportunity to be involved with an outstanding real estate team at Harcourts and particularly with Andre and Cheryl, who are a dynamic team that keep surprising me with their passion and commitment to the vendors and purchasers of the many homes they sell. Outside of work I have 2 girls and a great Husband who keep me on my feet, with other interests of being involved with the local Balmoral school, renovating my villa, and if there is any time left relaxing and reading a good book.

    view my profile
  • Nina Hollis

    Personal Assistant to Robert Tulp

    view my profile
  • Vanessa Beirne

    Business Development Manager
    mob: 027 515 7294
    Email Send me an email

    I entered real estate in 1991 and quickly found my feet to become a top salesperson nationally. My vision and goal was to own and operate a real estate office in my own right, after achieving Associate status with the Real Estate Institute of New Zealand along with a national diploma in real estate, this being the highest qualification within the industry, I did just this in 2001 followed by the opening of a second office in 2007. Over the years I have had the opportunity to succeed in a number of areas within the industry, including; being responsible for active growth in property management. To facilitate training and coach salespeople alongside their management team, to drive growth and retention within a franchise group. Whilst I have been in real estate for this period I have continued to maintain a strong interest in the latest marketing and sales strategies. My approach is based on what’s best for you in this market.

    view my profile

View our Listings

Find something that's right for you!

Our Location

Find us on the map or send us an enquiry

Send us an Enquiry

Get in touch with us, we are ready for anything!