Refine Search
Sort by
$1,798,000
3 Beds 2 Baths 1044500 MLS
Exceptional Qualicum Beach Home on a Picturesque Park-Like Property! A gated entry drive introduces you to this spacious 3418 sqft 2 Bedroom+Office/2 Bath Craftsman-style Home on a private, low-maintenance 1.18-acre lot with the enchanting feel of a magical woodland retreat. Enjoy formal Living and Dining Rooms, a skylight and expansive windows, an unfinished upper-level flex space, executive fixtures/finishes, exceptional outdoor living space, and lots of parking. Covered porch, elegant Living Room with cathedral ceiling, hardwood floors, and wood-burning FP. French doors open to a large deck overlooking a private backyard with gardens, bridges, and mature trees. The skylit Kitchen offers cherry cabinetry, a WI pantry, and stainless appls. Also a Primary Bedroom Suite, a 2nd Bedroom, Office/Bedroom, 4-piece Bath, and Laundry Room. The 1236 sqft unfinished upper level awaits your ideas. Mins to the Village Center, schools, transit, and the beach. Visit our website for more info.

382 Dorset Rd, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$999,900
3 Beds 2 Baths 1044461 MLS
Every day could be your perfect day. Wake up for a walk on the beach or an early paddle, play nine holes of golf, stroll into town for lunch, then meet friends to watch the sunset at the cafe down the road. This smartly renovated rancher puts all of it minutes from your door, with ocean views that greet you the moment you walk in. The open layout is anchored by a rock surround gas fireplace and a sleek, updated kitchen with a large island built for entertaining. The primary bedroom is a calm retreat with a stylish ensuite. Barn doors give the second bedroom flexible access to a third, ideal as an office, studio, or guest space with its own private yard access. Low maintenance grounds mean more time enjoying the coast and less time on upkeep. That perfect day is ready and waiting for you.

245 Elizabeth Ave, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$2,400,000
3 Beds 3 Baths 1044244 MLS
West Coast Contemporary Home at 'The Bluffs'. Bold contemporary architecture, timeless natural materials, and exceptional craftsmanship come together in this custom-built 3 Bed/3 Bath Exec Home on an impeccably landscaped .28-acre. Expertly designed and crafted, the home boasts a larger-than-life floor plan, skylights and picture windows, ample parking and storage, expansive decks and patios, and views of the ocean. Mins from the Village Center, and steps away from private access to the beach. Stunning two-storey atrium, spectacular Great Room with walls of glass, Brazilian hardwood flooring, and nat gas fireplace. Gourmet Kitchen features cherry cabinetry, European granite CTs, heated floors, premium appliances, and WI pantry. Glass doors open to huge patio with a nat gas fireplace, outdoor Kitchen, BBQ station, and ocean glimpses. Upstairs offers a luxurious Primary Suite, Office/Family Room, two additional Bedrooms, Bath, and Laundry Room. Great extras, visit our website for more.

880 Bluffs Dr, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$1,169,000
3 Beds 2 Baths 1036522 MLS
Spectacular lake house with walk-on waterfront property. This 3 bedroom, 2 bath home has ample space for everyone. Home is turn-key, including most furnishings and has been meticulously cared for with quality finishings throughout. Open concept living boasts whitewashed pine tongue & groove ceilings. Modern kitchen with quartz countertops, farmhouse sink, pantry and dishwasher. Stylish living room propane fireplace to curl up by. Main bathroom has spacious walk-in custom tiled shower, on demand hot water heater and stackable full size washer & dryer. Upstairs has master bedroom with a walk-in closet, third bedroom and a generous size bathroom with a deep soaker tub to unwind in. Adding to your living space is a 10 x 34’ vinyl covered deck to bbq, entertain or enjoy nature with incredible views of the lake and mountains. Premium Hardie plank trim/siding and steel roof have been installed to ensure many years with low maintenance.

2274 South Lake Rd, Qualicum Beach

Courtesy of Easy List Realty

$2,050,000
3 Beds 5 Baths 1041990 MLS
Gated Qualicum Beach Estate Property just steps from the Ocean! This beautiful 3070 sqft 3 Bed/4 Bath Tudor-style home blends timeless English elegance with modern coastal living on a private, impeccably landscaped 0.69-acre property with patios and garden paths. Exceptional extras, Bedrms with ensuites, and detached Guest Cottage for visitors. Completely renovated inside and out, sure to impress the most discerning buyer. Brick forecourt patio with Japanese maple, rhodos, and arched portico entry. Living/Dining Rm with eng white oak flooring and gas FP. Gourmet Island Kitchen with quartz CTs, premium appls, nook with custom banquette, and door to patio with grapevine trellis and water feature. South-facing backyard with perennials, rose garden, and rhodos. Also main level Family Rm with WI closet and ensuite. Upper level hosts two ensuited Bedrms. Self contained Guest Cottage has Kitchen/Dining Area, Living Rm, Bed and Bath. Superb extras/updates, visit our website for more.

2534 Island W Hwy, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$849,900
2 Beds 2 Baths 1041927 MLS
Charming Qualicum Beach beauty! This rancher on crawl features 2 bedrooms and a bonus den with its own entrance— an excellent office space to work from home. The kitchen sparkles with new stainless appliances, a breakfast bar, and a bright dining area. The cozy living room with gas fireplace is perfect for relaxing evenings. The primary bedroom includes the sweetest reading nook, a sunny spot for morning coffee. Ensuite offers a walk-in shower, while a 5-piece main bath serves guests and family. Step outside through any of the three sets of French doors to enjoy a fully fenced and private backyard with mature plantings and a southwest-facing deck and gazebo. Metal roof, updated windows and floors, plus a storage room with workbench check all the boxes. Located in coveted Eaglecrest on a large corner lot, just a short stroll to Qualicum’s softest sandy beach or the nearby newly revisioned Eaglecrest Golf Club. Move in ready and a location hard to beat..don’t wait on this one!

560 Eaglecrest Dr, Qualicum Beach

Courtesy of 460 Realty Inc. (QU)

$1,109,900
3 Beds 2 Baths 1041259 MLS
Welcome to this move-in ready 3-bedroom, 2-bathroom rancher tucked away on a quiet cul-de-sac in desirable Chartwell. Offering an outstanding floorplan with plenty of parking, including RV and boat parking, this well-maintained property is packed with valuable updates and thoughtful features. Enjoy year-round comfort with a heat pump, natural gas fireplace, updated PEX plumbing, 200-amp service, and a new ERV/HRV system and hot water tank. The spacious, low-maintenance yard is fully fenced and includes two storage sheds plus a 25+ ft quonset for all your toys, hobbies, or workshop needs. No traffic noise-and no overhead power lines! Inside, you'll find granite/quartz countertops, updated fireplace surround, Hunter Douglas blinds, and window film for added comfort and privacy. A hot tub hookup is already in place, making outdoor relaxation easy. With numerous recent upgrades throughout, this turnkey property offers peace of mind and exceptional value in a sought-after location.

769 Anson Pl, Qualicum Beach

Courtesy of Engel & Volkers Vancouver Island

$825,000
2 Beds 2 Baths 1041050 MLS
Central Qualicum Beach Condo with Views! Walk to boutique shops, galleries, restaurants, and cafés from this spacious and upgraded 1,578 sq ft top-floor 2 Bed/2 Bath condo. Enjoy an expansive layout, varied ceiling heights, and a covered balcony with treed views over town toward the Strait of Georgia, Lasqueti and Texada Islands. The open-concept kitchen, living and dining area features maple cabinetry, granite countertops, stainless steel appliances, an island with breakfast bar, and an electric fireplace. The generous primary suite offers sitting areas, a walk-in closet with sun tunnel, and a 3-piece ensuite with heated tile floors and shower. A second bedroom, 3-piece main bath, and laundry area complete the layout. Villa Rose offers a secure entry, concrete and steel construction, gated underground parking, and an unbeatable walkable location close to all amenities.

222 Second W Ave Unit ##302, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$895,000
2 Beds 2 Baths 1041113 MLS
Enjoy the sunset and Mountain views while you sit and savour your favourite beverage. Welcome to Cambridge Estates in Qualicum Beach. This bright open concept condo offers a beautiful kitchen complete with granite counter tops and stainless steel appliances. The kitchen opens to a large living room with 14" ceilings that faces west. The bedrooms are on opposite sides of the living room but both bedrooms have access to the balcony. The primary Bedroom has a full on-suite with separate bath tub and shower as well as a granite counter top with the sink mounted on top. The primary also has a built in closet organizer. The other bedroom down the hall from the kitchen has a built in organizer and a full closet.This room can be for guests or a budding painter ,writer, blogger. Sit and watch the ocean and let your imagination wonder. Parking is underground and you have 2 spaces. This Seller is willing to consider selling this property Furnished negotiated seperately.

439 College Rd Unit ##302, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$639,000
1 Beds 2 Baths 1039685 MLS
Enjoy an active and convenient lifestyle from this south facing 1 bedroom plus den/guest room top floor condo. All the attractions and amenities of Qualicum Beach's engaging and charming main street are literally at your feet. Pedestrian access is through a gated entrance with similar provisions for secure off street parking. Villa Rose offers many opportunities to connect with your friendly neighbours. Chatting in the elevator or enjoying sunshine and refreshments on the communal courtyard. Literally a couple of hundred feet away is the entrance to the Community Park with lots of manicured trails to walk your small dog. Other amenities include the Ravensong Pool for fun and exercise, the Lawn Bowling Club for competition and comradery and the Civic Centre for special interest groups and formal occasions. There are so many rewards to living in the heart of a friendly and vibrant community. Come and enjoy an autonomous and active lifestyle, one that is uniquely offered from Villa Rose.

222 Second W Ave Unit ##307, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$989,000
5 Beds 4 Baths 1036646 MLS
150K UNDER Assessed! Located in the private Hermitage Park area of Qualicum Beach, this home is moments from three schools (KSS high & two elementary options), village amenities including shops, dining, the pool/community center, and world-renowned beaches. This sought-after neighborhood boasts a picturesque setting with classic street lamps, creating an idyllic environment. The charming two-story home sits on a newly fenced corner lot, the rear yard opening directly to woods & walking/dog paths. The interior features a huge kitchen/eating area with SS appliances, sunlit living room with a fireplace and expansive windows overlooking the serene backyard. The main floor conveniently holds the Primary Bedroom with Ensuite plus a second bedroom. The upper level includes two additional bedrooms and a flexible suite with a bath and kitchenette option, perfect for an extended family. See the video & feature sheet! All dimensions are approximate. Property tenanted until 01/27 @ $4000PM.

907 Savary Dr, Qualicum Beach

Courtesy of REMAX Professionals (NA)

$1,075,000
6 Beds 3 Baths 1038866 MLS
Check this out! A 3460sf, 4-5 bed/2 bath family home nestled on 3ac. of flat, usable land offering a perfect blend of country character & modern comfort. The main level features a spacious kitchen, w/solid wood cabinets, a family room w/tiled floors, living room w/hardwood, character wainscoting & cozy wood stove. Two main-floor BR/offices add flexibility for guests, business or single-level living, while upstairs hosts 3 spacious BRs including a large primary w/dual closets & balcony overlooking the private grounds. Also featuring a 1544sf shop with its own HW tank, W/D, 240V power, Cistern & Ingersoll Rand Type 30 air compressor. A 1 bed/1 bath updated suite above is ideal for extended family. A dry storage barn, carport, & garden shed provide exceptional utility, while a NEW 48K septic system & 145' well with new filtration ensure reliable functioning for years to come. This rare, versatile acreage is a must-see for those seeking privacy, space, & a life of getting back to the land.

550 Corcan Rd, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$2,695,000
3 Beds 3 Baths 1038629 MLS
Welcome to Lonetree Estate, where sweeping ocean and mountain views, open skies, and country charm come together to create an extraordinary place to call home. Beyond the custom gates, you'll find a beautifully crafted residence designed to capture the stunning scenery from every angle. A hand-carved cedar door welcomes you inside to soaring vaulted ceilings, warm wood beams, expansive windows, and an inviting open-concept living space centred around a spacious family kitchen. Step outside to enjoy peaceful mornings in the fenced garden, relaxing evenings in the hot tub, and year-round entertaining on the covered patio. In addition, a 2400 sq ft shop offers a wonderful space for hobbyists and insulated, secure storage. For horse lovers, the property is a dream, featuring a 4-stall barn with a heated kitchen, bathroom, laundry room, wash bay, and tack room. Plus, there’s a hay shed, 4 shelters, and separate paddocks and pastures. Lonetree Estate is country living at its finest.

416 Grovehill Rd, Qualicum Beach

Courtesy of Royal LePage Island Living (QU)

$1,298,000
3 Beds 2 Baths 1037353 MLS
ELEVATED 2.47-ACRE EXECUTIVE SPACIOUS 2200 SQ FT RANCHER surrounded by forested beauty with distant ocean/mountain views. Tucked away down a private, treed driveway, this 3-bedroom-plus-den home offers peaceful West Coast living with dramatic vaulted ceilings, abundant natural light,& an inviting open-concept great room framed by serene natural views, while the double-sided fireplace adds warmth & ambiance. The gourmet kitchen features granite c/t, a generous entertaining island,coffee nook, & a massive walk-in pantry/storage area. The primary suite offers a calm retreat with a walk-in closet & spa-inspired comfort, w/soaker tub. Enjoy outdoor entertaining areas, a cedar post gazebo, exposed aggregate patio areas, fire-pit & fully fenced child/pet-friendly yard. Oversized double garage w/generator service, attic storage, + workshop/studio space, & plenty of room for RV and boat parking. Great opportunity to own a gently used, meticulously kept acreage home close to Qualicum Beach.

1737 Galvin Pl, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$1,450,000
3 Beds 3 Baths 1038697 MLS
Situated on a quiet & private cul-de-sac,this one-of-a-kind .66-acre property offers a rare creekside location backing directly onto the salmon-bearing Nile Creek.A 1,950 sq.ft.contemporary 3 bed,2.5 bath Rancher,with a split-wing design, perfectly blends modern luxury with the surrounding natural beauty. Inside,you’ll find high-end finishes like polished concrete floors with radiant heat,a high efficiency wood-burning fireplace & a gourmet kitchen with granite countertops, custom cabinetry,a butler’s kitchen & a walk-in pantry. Outside you'll find a fully fenced,professionally landscaped yard with an automated irrigation system. Lovely stamped concrete entry, walkways & patios, detached 400 sq.ft. studio/workshop with wood stove,a 2-car garage & space for an RV or boat. Relax to the peaceful sound of the creek while soaking in the 4-person wood-fired Alumitub.5 min.drive away is shopping,a pharmacy, a library,coffee shop, liquor store & post office with Qualicum Beach only 15min away.

3881 Charlton Dr, Qualicum Beach

Courtesy of PG Direct Realty Ltd.

$2,295,000
3 Beds 4 Baths 1037928 MLS
A rare offering on coveted Poplar Avenue, this exceptional Qualicum Beach residence offers an increasingly rare opportunity just steps from the sandy shoreline, beach promenade, boutique shopping, cafés, and restaurants of the charming village core. Fully renovated with timeless contemporary elegance, the home captures mesmerising ocean views and blazing sunsets from all principal rooms and the luxurious primary retreat. The designer kitchen, appointed with upscale appliances, flows seamlessly into the dining and living areas, all oriented toward the panoramic waterfront backdrop. Expansive patios and entertaining decks invite effortless indoor-outdoor living, while old growth vegetation envelops the property creating remarkable privacy from both the street and neighbouring homes. The upper level offers 2 bedrooms, a den, and 3 baths, while the lower level features a spacious one-bedroom in-law suite with rec room, separate access, and abundant additional storage.

311 Poplar Ave, Qualicum Beach

Courtesy of Royal LePage Island Living (QU)

$2,199,800
3 Beds 3 Baths 1036459 MLS
Welcome to effortless West Coast living in the desirable Eaglecrest Golf Community, where luxury meets everyday comfort. Featuring 2 spacious bedrooms on the main and 2 elegantly appointed bathrooms with custom tiled showers, this beautifully crafted home is designed to impress. Luxury vinyl plank flooring flows throughout, while the gas furnace and heat pump provide efficient year-round comfort in this Step 5 energy-efficient build. The chef’s kitchen features an oversized quartz island with prep sink, stainless steel appliances, and a spacious pantry with abundant storage. The spa inspired ensuite offers a custom dual-head shower, while the laundry/mud room adds function with quartz counters and built-ins. The lower level offers additional flex space perfect for a games room, media lounge, or hangout area. Outside, enjoy beautiful outdoor living, Hardi siding, RV parking, extra vehicle space, and a suite for added income or extended family.

389 Whitmee Rd, Qualicum Beach

Courtesy of RE/MAX Anchor Realty (QU)

$598,000
3 Beds 2 Baths 1033763 MLS
Fabulous LQRV Mountain View Home! Bright and spacious 3 Bed/2 Bath home featuring day-to-day one-level living plus a WO lower level offering potential for a suite or home business. This captivating home boasts large windows, sun-soaked outdoor living, and superb south-facing views of Mt Arrowsmith and the Island Mountains. There is ample parking available, and you are only 20-mins from Qualicum Beach for shopping/amenities. Bright open-concept Kitchen/Living/Dining area with OH cathedral ceiling. The Kitchen offers ample cabinetry, a WI pantry, and updated stainless appls. OS windows capture mountain views and southern sunshine, while a propane FP adds warmth. Sliding doors open to a sunny deck with sweeping forest/mountain views. Main level includes a 4-piece Bath and spacious Primary Bedroom. The WO lower level offers a Family Room, ensuite Bedroom, third Bedroom, Laundry, patio, and fenced yard. Visit our website for more

1758 Martini Way, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$408,000
1 Beds 1 Baths 1034381 MLS Parkwood BLDG.
PRICED UNDER ASSESSED VALUE! Peaceful and beautifully maintained ground-floor condo at Parkwood, tucked at the end of a quiet cul-de-sac and surrounded by nature. This bright and inviting unit offers comfortable living with a cozy gas fireplace, a kitchen with updated appliances and in-suite laundry for everyday convenience. The spacious primary bedroom features ample closet space, while the versatile den is perfect as a second bedroom, home office or guest space. Step outside to your large private patio with exterior access ideal for morning coffee or easy access to nearby forest trails. The building is professionally managed, pet-friendly and known for its quiet atmosphere, offering secure entry, elevator, storage locker, communal workshop, bike storage and beautifully maintained grounds. Walk through the forest to Ravensong Pool, local shops and downtown Qualicum Beach. An excellent option for downsizers or first-time buyers seeking a relaxed, low-maintenance lifestyle.

440 Schley Pl Unit ##107, Qualicum Beach

Courtesy of eXp Realty (CX)

$11,900,000
5 Beds 6 Baths 1029115 MLS
Nestled on the sandy shores of iconic Judges Row in Qualicum Beach, this extraordinary estate captures the essence of refined coastal luxury. Reimagined by designer Juli Hodgson, the 4,000 sq ft main home showcases wood-clad cathedral ceilings, double glass doors, and open-plan interiors. The living room flows into a formal dining area with a striking fireplace shared with the chef’s kitchen, opening to a sunlit patio and pool. A bright conservatory leads to a grand ocean-view veranda. The 1,600 sq ft Carriage House offers 3 bedrooms, 2 bathrooms, and charming deep-gabled rooflines. A private oceanfront pavilion provides access to one of Vancouver Island’s finest beaches. Manicured grounds feature a pool with cabana, tennis courts, 4-car garage, workshop, and flagstone walkways. Dine al fresco as the sun sets over the Georgia Strait—once enjoyed by the Queen and Duke of Edinburgh in 1959. A rare opportunity to own a true West Coast legacy.

382 Judges Row, Qualicum Beach

Courtesy of Engel & Volkers Vancouver Island

$519,900
2 Beds 2 Baths 1031735 MLS
YOUR PERFECT GETAWAY & OUTDOOR ADVENTURE. Tucked into a gated riverside community, this .36 acre property invites you to fully embrace the West Coast outdoors. Just 20 minutes from Qualicum Beach and bordering Little Qualicum Falls Provincial Park, you’re surrounded by towering trees, winding trails, and the calming presence of the Little Qualicum River. This well kept 2 bed, 2 bath rancher offers effortless living with vaulted ceilings, oversized windows that frame nature, a propane fireplace, and a bright open concept layout. Step outside to a sun soaked, large level fenced yard with fire pit and covered patio, perfect after a day of hiking, swimming or casting a line. With RV parking, workshop space, and room to expand, this is more than a home, it’s a lifestyle immersed in forest, river, and fresh mountain air.

1765 Cameron Cres, Qualicum Beach

Courtesy of Royal LePage Island Living (PK)

$389,000
1 Beds 1 Baths 1032546 MLS
Escape the hustle and bustle and make the easy getaway a reality at Spider Lake Springs Resort. No ferry waits, no scrambling for campground reservations, and no long travel days just to relax. Leave after work and be here in time to fire up dinner, unwind outside, and settle into your own recreational retreat. This rare double lot gives you the extra room that everyone wants but few offer, with space for guests, gear, outdoor entertaining, and memory-making in one of Vancouver Island’s favourite gated resort communities. Enjoy swimming and fishing ponds, waterslides, sports courts, playgrounds, trails, and a lively atmosphere that keeps families coming back season after season. Fun, flexible, and hard to find, this is your chance to own the getaway people spend all year wishing they had. A place to slow down, reconnect, and enjoy more of the good stuff without all the usual planning and hassle. Two trailers allowed per lot ! Lots of space and perfect for a family and friends sharing

2650 Turnbull Ave Unit ##G12/13, Qualicum Beach

Courtesy of Pemberton Holmes - Westshore

$2,050,000
4 Beds 5 Baths 1024637 MLS
Discover 177 Sunningdale Rd—a one of a kind property seamlessly blending modern luxury w/ timeless style. Thoughtfully reimagined, this stunning half acre estate features a 16ft fire pit & an elegant roundabout driveway. Step inside to find top of the line finishes throughout, including a chef-inspired kitchen w/ premium Thermador appliances, custom wine wall, & spa worthy bathrooms. Built w/ longevity & comfort in mind, the home includes reinforced structural beams, high efficiency insulation & advanced HVAC systems. The walkout basement offers exceptional versatility, w/ rough-ins ready for a kitchen & 2 additional bedrooms. The zoning permits multiple dwellings or even potential subdivision, making this an outstanding investment. Ideally located just minutes from downtown, the beach & essential amenities, this home is equally suited as a luxurious family haven or a tranquil escape. Every detail has been masterfully crafted—this is a property you truly have to experience in person.

177 Sunningdale E Rd, Qualicum Beach

Courtesy of Engel & Volkers Vancouver Island North

$239,000
1 Baths 1012331 MLS
Welcome to Site 35 on the forest side of Baywater Estates, your private paradise in the heart of Qualicum Bay. This member-owned, fully serviced park features walk-on oceanfront just a 2-minute stroll away, offering the perfect blend of relaxation, community, and convenience. Nestled among mature trees on a spacious lot, Site 35 is ideal for unwinding or creating unforgettable summer memories. The sale includes a 2019 34’ Cedar Creek RV, fully equipped and turnkey with A/C, full kitchen, Lazyboy furniture, retractable awnings, a deck, storage shed, and more, everything you need to arrive and enjoy. Your site offers 30 AMP power, plus resort amenities including showers, laundry, an oceanfront clubhouse, and a gazebo. Stay up to six months or take advantage of excellent rental potential. The location is unbeatable—close to everything yet surrounded by nature’s beauty. Don’t miss this rare opportunity! This is a Co-op membership opportunity.

6050 Island W Hwy Unit ##35, Qualicum Beach

Courtesy of Pemberton Holmes Ltd. (Pkvl)

NOTE: MLS® property information is provided under copyright© by the Vancouver Island Real Estate Board and Victoria Real Estate Board. The information is from sources deemed reliable, but should not be relied upon without independent verification. This website may only be used by consumers for the purpose of locating and purchasing real estate. By registering on this website I/We consent to the collection, use and disclosure of personal information as described in our privacy policy.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.