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SUMMARY
Is buying property to rent out in Can Tho still worth it? Yes, selectively: the strongest opportunities are completed affordable and mid-market apartments bought cheaply enough to produce roughly 5.5-7% gross, while many newer premium units look weak on rent alone.
The real divide in Can Tho is not old versus new. It is whether the purchase price still reflects what local tenants can actually pay each month.
Affordable apartments around VND 900 million to VND 1 billion can still work because rents of roughly VND 4-5 million are supported by a broad tenant pool. Once prices move much above that without a matching rent increase, the yield compresses very quickly.
Newer projects such as Cara River Park can earn more rent in absolute terms, but the extra income often fails to compensate for the much larger amount of capital required. A nicer building does not automatically make a better rental investment.
A gross yield around 5-6% is a sensible current benchmark for Can Tho. Anything near 3-4% leaves little room for vacancy, furnishing, repairs or a slow resale market unless the buyer has a strong appreciation thesis.
Can Tho clearly has rental demand, but it is deepest at modest budgets. Students, young professionals, couples and smaller households support the lower and middle segments more reliably than they support VND 10-13 million premium apartments.
The city has credible long-term demand drivers from universities, industrial expansion, logistics investment and infrastructure. Those are useful tailwinds, but they should improve an investment that already works today rather than rescue one that starts with a poor yield.
Financing is the biggest obstacle to leveraged buy-to-let. Mortgage rates around 8.5-11% during promotional periods, with effective rates often moving toward 13-15% later, are badly mismatched with normal apartment yields.
The enlarged post-merger Can Tho is economically more important, but the bigger municipal population should not be confused with a sudden jump in urban apartment demand. Investors still need to focus on the actual employment, education and transport nodes around the property.
The cleanest way to underwrite Can Tho today is to start with a repeatable rent and work backwards to a maximum purchase price. If the unit only works at the highest rent ever advertised, it probably does not work.
For foreign buyers, the legal route remains open for qualifying apartments, subject to project eligibility, the foreign-ownership quota and the ownership term. At ordinary Can Tho rent levels, the current VND 500 million annual rental-revenue tax threshold is also far above what a typical single apartment earns.
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Is Can Tho buy-to-let still attractive right now?
Yes, but only in a fairly narrow part of the market: affordable completed apartments bought at sensible resale prices still work, while many newer Can Tho apartments are too expensive relative to the rent they can realistically earn.
The gap is already visible in current listings. At Nam Long Hồng Phát, recent one-bedroom apartments of roughly 38-41 m² are commonly advertised for about VND 4-5 million a month. Some older rental listings reached VND 5.5-6 million with better furnishing, but the most recent cluster is closer to VND 4-5 million. That price point can still produce decent returns if the apartment is bought below or around VND 1 billion.
Cara River Park tells a different story. Nhà Tốt currently puts the typical 60-75 m² two-bedroom asking price around VND 2.1-2.5 billion and typical rent around VND 7-10 million. Batdongsan.com.vn's latest rental inventory is even wider, with two-bedroom asking rents roughly between VND 5.5 million and VND 13.35 million. The project can therefore produce considerably more monthly rent than an older Nam Long apartment, but investors also have to commit two or three times as much capital.
That is the tension running through Can Tho buy-to-let today. The city still has cheap enough housing to generate income, but newer projects increasingly ask investors to accept lower yields in exchange for better buildings and a stronger appreciation story.
| Can Tho apartment type | Typical purchase price | Realistic monthly rent | Approx. gross yield | Our view |
|---|---|---|---|---|
| Older affordable 1BR | VND 850m-1bn | VND 4-5m | ~4.8-7.1% | Most interesting |
| Mid-market apartment | VND 1.2-1.8bn | VND 6-8m | ~4.0-6.5% | Deal-dependent |
| Cara River Park 2BR | VND 2.1-2.5bn | VND 7-10m | ~3.4-5.7% | Much more selective |
| High-spec premium unit | VND 3bn+ | VND 10-13m | Often ~3-5% | Mostly an appreciation bet |
What rental yield can you realistically get in Can Tho today?
A sensible target for a Can Tho apartment today is roughly 5-6% gross, with 6%+ still possible on cheaper resale stock and anything near 3-4% looking weak unless there is a very convincing appreciation case.
The simplest way to see it is to work backwards from the rent. A property collecting VND 5 million a month generates VND 60 million a year. At a VND 1 billion purchase price, that is 6% gross. Pay VND 1.3 billion for exactly the same rent and the yield drops to 4.6%.
The same compression appears higher up the market. A VND 2.4 billion apartment earning VND 9 million produces VND 108 million a year, or 4.5% gross. For that same apartment to reach 6%, rent would have to be VND 12 million every month.
Current Cara River Park data makes this especially useful. Nhà Tốt currently shows an average asking rent around VND 8 million for the project. At its reported average asking sale price of roughly VND 2.3 billion, that implies only about 4.2% gross.
Gross yield also overstates what the owner keeps. One empty month on a VND 5 million lease cuts annual rent from VND 60 million to VND 55 million. Furniture replacement, minor repairs and letting costs bring it down further. We would therefore be reluctant to buy a Can Tho apartment at a headline yield barely above 4%.
| Monthly rent | Price for 5% gross | Price for 6% gross | Price for 7% gross |
|---|---|---|---|
| VND 4m | VND 960m | VND 800m | VND 686m |
| VND 5m | VND 1.20bn | VND 1.00bn | VND 857m |
| VND 7m | VND 1.68bn | VND 1.40bn | VND 1.20bn |
| VND 9m | VND 2.16bn | VND 1.80bn | VND 1.54bn |
| VND 12m | VND 2.88bn | VND 2.40bn | VND 2.06bn |
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Are cheap Can Tho apartments still the best rental investment?
For investors focused on income, cheaper completed apartments currently look better than most premium Can Tho projects.
Nam Long Hồng Phát is a good example because the rental market is unusually easy to read. Batdongsan.com.vn currently shows around 20 rental listings in the project, and recent one-bedroom units are heavily concentrated around VND 4-5 million a month. Several 38 m² furnished apartments have recently been advertised at VND 5 million, while simpler units appear around VND 4 million.
That kind of rent works reasonably well when the acquisition price remains below or around VND 1 billion. A VND 900 million apartment rented at VND 4.5 million produces exactly 6% gross. Even at VND 4 million, the yield is still about 5.3%.
The useful part is not simply that the apartment is cheap. The rent is cheap too, which gives the landlord access to a much broader tenant pool than a VND 10-12 million premium unit.
There is a trade-off. Older affordable projects will rarely have the same facilities, prestige or resale narrative as a new riverfront tower. Their advantage comes from cash flow, so overpaying quickly ruins the investment. If comparable units are selling around VND 900 million, paying VND 1.1 billion for nicer furniture makes little sense when rent barely changes.
| Affordable-unit scenario | Purchase price | Monthly rent | Gross yield | What we would think |
|---|---|---|---|---|
| Conservative | VND 1bn | VND 4m | 4.8% | Borderline |
| Reasonable | VND 950m | VND 4.5m | 5.7% | Solid |
| Strong | VND 900m | VND 4.5m | 6.0% | Attractive |
| Very strong | VND 900m | VND 5m | 6.7% | Good if rent is repeatable |
Are new Can Tho apartments too expensive for buy-to-let?
Quite often, yes. New Can Tho apartments can still make sense, but the rental income currently struggles to keep up with the prices being asked.
Cara River Park makes the problem easy to quantify. Nhà Tốt currently reports typical two-bedroom pricing around VND 2.1-2.5 billion and typical rent around VND 7-10 million. At VND 2.3 billion and VND 8 million rent, the gross yield is about 4.2%.
Some individual rental listings go higher. Batdongsan.com.vn currently shows two-bedroom asking rents extending above VND 13 million, while one-bedroom listings range roughly from VND 5.55 million to VND 8.47 million. There are also occasional unusually expensive furnished listings.
We would not build an investment case around the top listing. What counts is the rent a normal landlord can repeatedly achieve without leaving the apartment empty for months. When a project contains several cheaper competing units, the VND 13 million landlord is competing against the VND 8 million landlord in the same building.
So newer Can Tho apartments are more dependent on capital appreciation. There is nothing wrong with that, but it is a different investment. A buyer accepting a 4% gross yield today is effectively counting on future price growth to make up for weak current income.
| Cara River Park example | Purchase price | Monthly rent | Gross yield |
|---|---|---|---|
| Lower-rent case | VND 2.3bn | VND 7m | 3.7% |
| Current average-type case | VND 2.3bn | VND 8m | 4.2% |
| Strong rental case | VND 2.3bn | VND 10m | 5.2% |
| High-rent case | VND 2.5bn | VND 13m | 6.2% |
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Are Can Tho apartment prices rising faster than rents?
In some newer projects, yes, and that is one of the clearest reasons Can Tho buy-to-let feels less generous than it used to.
Recent Cara River Park data from Nhà Tốt shows average asking sale prices around VND 2.3 billion, roughly 4.5% higher than a year earlier. Average asking rent is around VND 8 million, about 5% higher year on year. On the surface those two rates look fairly balanced.
The problem appears when we look at the absolute yield. A VND 2.3 billion apartment earning VND 8 million a month starts at only about 4.2% gross. Even when rent and prices rise at roughly the same speed, the investor remains locked into a fairly low-income asset.
Older apartments give us a different starting point. A VND 900 million property earning VND 4.5-5 million starts around 6-6.7%. That leaves far more room for vacancy or weaker rent growth.
The market looks increasingly split. Affordable projects can still be priced around local rental economics. Premium projects rely much more on buyers being willing to pay for newness, river views, amenities and future appreciation.
Is there really enough rental demand in Can Tho?
Yes, Can Tho has plenty of renters, but the deepest demand is still concentrated at relatively modest monthly budgets.
Current apartment listings show plenty of activity around VND 4-8 million a month, particularly in Cái Răng. Nam Long Hồng Phát one-bedroom units are repeatedly advertised around VND 4-5 million, Nam Long II Central Lake has recent furnished one-bedroom listings around VND 5-7 million, and higher-end developments move into the VND 8 million-plus range.
Those price bands tell us more than a generic claim that "Can Tho is growing." Tenants clearly exist across several segments, but each jump in rent reduces the number of people who can realistically take the apartment.
A VND 4.5 million one-bedroom can appeal to couples, young professionals, university employees and smaller households. A VND 12 million apartment needs a much wealthier tenant and competes with larger houses as well as other condominiums.
Affordable units are simply easier to underwrite. We can see the tenant pool today. At the top end, investors are partly betting that Can Tho will produce many more well-paid professional tenants over the next few years.
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Do Can Tho's students really support apartment rents?
Can Tho's huge university population gives the rental market a real floor, but students mainly support cheaper housing rather than expensive condominiums.
Can Tho University alone has 36,087 full-time undergraduate students according to its latest published figures, plus nearly 10,000 people studying through part-time and distance programmes. The university also runs 128 undergraduate programmes. That is a large, recurring population for a regional city.
Every year, part of that student population graduates and another cohort arrives. Rental demand around the education sector is therefore much more durable than demand created by one construction project or one new factory.
But the relevant question for a landlord is what those students can actually pay. Most will not rent a VND 10-13 million premium apartment alone. They are much more likely to choose a room, inexpensive studio, shared house or cheaper apartment.
University demand helps Can Tho rental property, especially around affordable stock and properties that can be shared. It should not be used to justify luxury-apartment pricing.
Will Can Tho's industrial growth create better-paying tenants?
Probably, and this is one of the more credible reasons to expect Can Tho's rental market to deepen over time.
The city is now trying to turn itself into a much larger industrial, logistics and service hub for the Mekong Delta. That matters more for apartments than headline population growth because industrial expansion can bring engineers, managers, suppliers and other salaried professionals who are natural condominium tenants.
There is still a timing issue. New industrial parks and investment commitments do not instantly become occupied factories. A project can spend several years going through infrastructure construction, tenant recruitment and ramp-up before it produces a meaningful number of renters.
We give Can Tho some credit today for that future tenant base, but not enough to justify weak present-day yields. If a VND 2.5 billion apartment only earns VND 7 million now, future industrial growth is a bonus, not an excuse for the current return.
The better setup is straightforward: buy a property that already works at today's rent, then let industrial development improve demand later.
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Did the bigger Can Tho created by the merger suddenly make property more valuable?
No. The enlarged Can Tho gives the city more economic weight, but investors should be careful with the much bigger population figures now attached to the name.
After the administrative reorganisation, Can Tho combined with the former Hau Giang and Soc Trang territories. The resulting municipality covers roughly 6,361 km². Official sources have published different population figures depending on the statistical basis used, from more than 3.2 million in local planning material to about 4.2 million in the National Assembly resolution.
Either way, today's "Can Tho population" is not comparable with the population of the old urban city.
That distinction is crucial for rental property. Millions of people living across the new municipality did not suddenly start looking for apartments in Cái Răng or around Ninh Kiều. A landlord still depends on the employment centres, universities, hospitals and transport links within practical distance of the apartment.
The merger could make central Can Tho stronger over time by concentrating administration, services, investment and infrastructure. For now, it is a long-term tailwind, not proof that apartment demand has suddenly multiplied.
Is Cái Răng still the best part of Can Tho for rental apartments?
Cái Răng is currently the easiest Can Tho apartment market to analyse and probably the most practical one for a buy-to-let investor, although the best deals are concentrated in the cheaper and middle segments.
The reason is simple: there is enough stock. Nam Long Hồng Phát, Nam Long II Central Lake, Hồng Loan, Hưng Phú developments and Cara River Park give investors several price levels within the same broader area.
That creates much better visibility than in districts where only a handful of apartments trade. We can compare one-bedroom rents around VND 4-7 million, higher-end rents above VND 8 million and purchase prices from below VND 1 billion into the multi-billion-đồng range.
Cái Răng also benefits from the southern expansion of the city, major road connections, the Can Tho Bridge corridor and a large amount of newer housing.
The mistake would be to assume that "Cái Răng" itself guarantees a good investment. A VND 900 million unit earning VND 4.5 million and a VND 2.5 billion unit earning VND 8 million can sit in the same broader area while producing very different returns.
These days, we would start with the rent and work backwards to a maximum purchase price rather than picking a project first.
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Does furnishing a Can Tho apartment actually improve the return?
Furnishing helps Can Tho apartments rent faster and sometimes adds VND 1-2 million a month, but expensive interiors rarely pay for themselves.
The recent Nam Long Hồng Phát listings show the range clearly. Plain or simpler one-bedroom apartments appear around VND 4 million, while furnished 38-41 m² units are frequently marketed around VND 5 million and occasionally higher.
Nam Long II Central Lake gives another reference point. Recent furnished units around 39 m² have been asking roughly VND 7 million, while other one-bedroom stock in the wider Can Tho market sits closer to VND 5 million.
That premium is useful because a move-in-ready apartment suits young professionals and short-to-medium-term tenants. Still, the arithmetic matters. Spending VND 120 million on furniture to gain only VND 1 million extra rent takes ten years to recover before replacements.
We would furnish Can Tho rental property for durability and convenience rather than luxury. Air conditioning, a functional kitchen, bed, wardrobe, refrigerator and washing machine can help. Expensive decorative work is harder to justify in a market where tenants remain price-sensitive.
Does borrowing money still work for Can Tho buy-to-let?
For most investors, no. Mortgage rates in Vietnam are currently far too high relative to normal Can Tho rental yields.
A recent VARS-IRE survey covering ten commercial banks found promotional home-loan rates generally around 8.5-11% for the first six to twelve months. After those introductory periods, borrowers are commonly facing effective rates around 13-15%.
Compare that with a good Can Tho apartment yielding 6% gross. If an investor buys for VND 1 billion and borrows VND 500 million at 10%, annual interest alone is VND 50 million. A property rented at VND 5 million a month earns only VND 60 million before vacancy, maintenance or principal repayment.
Once the loan resets anywhere near 13-15%, the rental income no longer comes close to covering the financing cost.
This part is unusually clear. Can Tho buy-to-let currently makes much more sense for cash buyers or investors using very little debt. Anyone borrowing heavily is mainly betting on capital appreciation.
| Can Tho investment case | Gross property yield | Illustrative loan rate | Yield-rate gap |
|---|---|---|---|
| Strong affordable unit | 6.5% | 8.5% | -2.0 pts |
| Typical affordable unit | 5.5% | 10% | -4.5 pts |
| Premium apartment | 4.0% | 10% | -6.0 pts |
| Premium apartment after loan reset | 4.0% | 13% | -9.0 pts |
| Premium apartment at 15% financing | 4.0% | 15% | -11.0 pts |
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Can short-term rentals rescue a weak Can Tho apartment yield?
Usually not. Short-term rentals can lift revenue in the right Can Tho location, but they should not be used to make an overpriced apartment look profitable.
The basic attraction is obvious. A long-term apartment rented at VND 8 million earns VND 96 million over twelve months. Renting the same unit by the night can generate more if occupancy is high enough.
But that extra revenue comes with cleaning, utilities, platform commissions, linen, guest messages, check-ins and much less predictable occupancy. The owner is effectively running a small accommodation business.
Can Tho also has fewer international and high-spending leisure visitors than Vietnam's biggest tourist markets. Short stays are more convincing close to Ninh Kiều, hospitals, universities, business districts or other places where guests have a clear reason to stay.
We would treat short-term rental income as optional upside. If the property only makes sense when occupancy assumptions are aggressive, the purchase price is probably too high.
Will Can Tho's infrastructure growth push rents much higher?
Can Tho's improving infrastructure should support property demand, but we would not expect rents to jump fast enough to rescue today's low-yield apartments.
The longer-term story is strong. The expanded city now combines a much larger industrial and logistics base with port infrastructure, major road corridors and Can Tho International Airport. Local authorities continue to push for stronger regional and international connections.
Those projects can gradually make Can Tho more attractive to businesses, managers, tourists and professional workers.
The rental effect will almost certainly arrive more slowly than the infrastructure headlines. New roads improve accessibility, but tenants still pay according to local salaries and housing alternatives. New industrial zones help once companies are operating at scale, not when land is merely being prepared.
So the safer Can Tho investment is still one that works without heroic rent growth. If infrastructure later pushes rent from VND 5 million to VND 6 million, great. Buying at a 3% yield because we expect rent to double is much harder to defend.
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Can a foreign investor still buy and rent out an apartment in Can Tho?
Yes, qualifying foreign buyers can own and rent out apartments in Can Tho, but the project and foreign-ownership quota need to be checked before signing anything.
Vietnam's current Housing Law allows eligible foreign individuals to own qualifying commercial housing projects outside restricted defence and security areas. Foreign ownership is capped at 30% of the residential apartments in an individual condominium building or block.
For most foreign individuals, ownership can run for up to 50 years from issuance of the ownership certificate, with one possible extension of up to another 50 years under the applicable rules.
The rental-tax rules have also changed. Under the current rules for individual landlords, annual property-rental revenue of VND 500 million or less is outside both personal income tax and VAT. Above VND 500 million, VAT is generally calculated at 5% of revenue, while personal income tax is calculated at 5% of the portion above the VND 500 million threshold.
A normal Can Tho apartment renting for VND 5-12 million a month generates only VND 60-144 million annually, far below that threshold.
For a foreign investor, the practical questions today are therefore less about rental tax and more about whether the development is legally open to foreign ownership, whether quota remains and what the title certificate actually says.
| Issue for foreign buyer | Current position |
|---|---|
| Can foreigners own qualifying apartments? | Yes |
| Maximum foreign ownership in a condo building/block | 30% |
| Typical individual ownership term | Up to 50 years |
| Possible extension | Up to another 50 years |
| Can the apartment be rented out? | Yes, subject to local requirements |
| Rental revenue with no PIT/VAT under current individual-landlord rules | VND 500m/year or less |
What price would make a Can Tho rental apartment genuinely worth buying?
For most Can Tho apartments, we would want the price to produce at least around 5.5-6% gross using a rent already achievable today.
That gives us a practical buying rule. If a unit can reliably rent for VND 5 million, a 6% yield supports a price of about VND 1 billion. At VND 7 million rent, the equivalent price is VND 1.4 billion. At VND 10 million, it is VND 2 billion.
Once the asking price climbs much higher, the investor needs another reason to own it. Maybe the project is scarce, the location is exceptional or there is a strong long-term appreciation thesis. But the rental numbers themselves are no longer doing the work.
We would also avoid calculating the maximum price from the best rent ever advertised. If ten similar apartments are listed around VND 8 million and one asks VND 13 million, the underwriting rent should probably be closer to VND 8 million.
That discipline is especially valuable in Can Tho because the market is smaller and less liquid than Ho Chi Minh City or Hanoi. Buying cheaply gives the investor more room to survive vacancy, weak rent growth or a slower resale.
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Is buying property to rent out in Can Tho still worth it?
Yes, selectively. Can Tho buy-to-let still works today, but we would concentrate on completed affordable or mid-market apartments capable of producing roughly 5.5-7% gross rather than chasing expensive new developments with yields closer to 3-4%.
The strongest part of the market is still the boring part. Recent Nam Long Hồng Phát rents around VND 4-5 million can support decent cash flow when the purchase price stays around or below VND 1 billion. Those rents are also much closer to what Can Tho's broad tenant base can afford.
Premium apartments are harder to defend purely on income. Cara River Park currently shows typical two-bedroom asking prices around VND 2.1-2.5 billion and rents around VND 7-10 million. The resulting yield can fall below 4% at the weaker end and usually sits well below what we would want from a smaller regional rental market.
Financing makes that gap even harder to ignore. Mortgage rates that can move into the 13-15% range after promotional periods are completely out of line with Can Tho apartment yields. Heavy leverage turns a reasonable cash purchase into a negative-carry investment.
There are good reasons to be constructive on the city itself. Can Tho has a huge university population, a growing industrial and logistics role, better regional infrastructure and greater administrative weight after the merger. Those factors should gradually create more renters and more higher-income households.
We would still refuse to pay for that future twice. If a developer has already priced all of Can Tho's growth into a VND 2.5 billion apartment that only rents for VND 7 million today, the investor is taking the risk while receiving very little current income.
So yes, Can Tho remains worth considering for buy-to-let. The opportunity now is mainly in buying the right resale property cheaply enough. A completed apartment earning VND 4.5-5 million on a roughly VND 900 million purchase looks far more convincing to us than a glamorous new unit where the investment only works if rents and resale prices both rise sharply later.
OUR METHODOLOGY
This analysis tests whether buying property to rent out in Can Tho still works by separating the question into current rental economics, tenant demand, financing, longer-term demand drivers, and the legal and tax framework. Current cash flow carries more weight than future growth that has not yet reached the rental market.
For apartment economics, we relied mainly on recurring asking-sale and asking-rent patterns rather than one unusually cheap sale listing or one unusually high rent. Nam Long Hồng Phát is used as the main affordable-market reference, while Cara River Park provides a useful comparison for newer, more expensive stock.
Demand is assessed using several different anchors: current apartment inventory, Can Tho University's official student population, the city's industrial and logistics programme, major investment projects, airport and road infrastructure, and the post-merger administrative structure. We treat these growth drivers as gradual support for future demand, not as a substitute for rent that can already be achieved today.
Financing and legal points are based on current bank pricing, the VARS-IRE mortgage survey reported by VnExpress, Vietnam's Housing Law and implementing rules on foreign ownership, and the government's current tax treatment for individual property-rental income.
Key sources used include Batdongsan.com.vn's Nam Long Hồng Phát rental inventory, Nhà Tốt's Cara River Park sale and rental data, Can Tho University's official student figures, Can Tho's logistics-development programme, Housing Law No. 27/2023/QH15, the government's 2026 rental-tax guidance, BIDV's current home-loan pricing, and VnExpress on the VARS-IRE mortgage-rate survey.
Buying real estate in Can Tho can be risky
An increasing number of foreign investors are showing interest. However, 90% of them will make mistakes. Avoid the pitfalls with our comprehensive guide.
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