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SUMMARY
Setiabudi–Medan Selayang is the best place to buy property in Medan for most buyers, with Medan Johor the stronger value play and Medan Barat the better choice for apartment rental income.
The striking thing about Medan is how little a citywide average tells you. Recent asking-price medians range from roughly Rp780 million in Medan Johor to around Rp4.15 billion in Medan Baru and close to Rp10 billion in Polonia.
Selayang stands out because it combines a still-manageable entry price with demand that already exists around USU, hospitals, retail and the Ring Road. Buyers do not need a future megaproject to rescue the location.
Johor is cheaper without obviously being a worse family-housing bet. For buyers around Rp800 million to Rp1 billion, the lower entry price can mean more land or a better house rather than just a less fashionable address.
Medan Barat is a different market. Its appeal comes from the concentration of newer high-rise stock around Podomoro City Deli Medan, DeliPark and the central business area, which gives apartment investors a deeper tenant pool than most other parts of the city.
Prime central districts are not automatically the best investments. Medan Baru and Polonia offer scarcer land and stronger prestige, but their much higher prices make them easier to justify for capital preservation or owner-occupation than for rental yield.
The west side still deserves attention. Sunggal and Helvetia benefit from Ring Road access, the Medan–Binjai corridor and established family demand, but current house rents do not make them obvious yield plays.
Transport is helping established locations more than it is creating a brand-new hotspot. Rising Srilelawangsa and airport-rail usage strengthens central and western Medan, but we would not pay a large premium for a future connectivity story on its own.
Flood risk is one of the most important filters in the entire market. Several of the neighborhoods we like most also appear in recent flood-risk research, so the exact street, elevation, drainage and inundation history can matter more than the district label.
For most local buyers, a landed house remains the better default purchase because Medan still offers relatively affordable access to land. Apartments become more compelling when the buyer has a specific rental strategy and is buying into one of the few central projects with proven tenant demand.
Foreign buyers face a narrower opportunity set because Indonesian ownership rules can make ordinary SHM houses unavailable to them. That pushes compliant apartments, especially in central areas such as Medan Barat, higher in the ranking for foreign purchasers.
Where should you buy property in Medan right now?
For most buyers, Setiabudi and Medan Selayang are the best places to start looking in Medan today, while Medan Johor makes more sense for a cheaper landed house and Medan Barat is stronger for apartment rentals.
The reason there is no single winner is the huge gap between Medan's submarkets. Recent 99.co asking-price data put the citywide median house at around Rp1.06 billion, compared with roughly Rp780 million in Medan Johor, Rp898 million in Medan Selayang, Rp1.4 billion in Sunggal, Rp4.15 billion in Medan Baru and close to Rp10 billion in Polonia.
Those differences tell us more than a citywide average ever could. Someone buying a Rp800 million family house in Johor is making a completely different bet from someone buying a Rp1.3 billion apartment near DeliPark or a Rp10 billion landed property in Polonia.
For the broadest combination of price, established demand and resale potential, we would currently put the Setiabudi–Selayang corridor first. Johor wins on value. Medan Barat wins when rental income from apartments is the main goal.
| Area | Recent house-market indication | Best suited to | Main weakness | Our view |
|---|---|---|---|---|
| Medan Johor | ~Rp780m | Value and family buyers | Less central | Best affordable landed option |
| Medan Selayang | ~Rp898m | Families and long-term investors | Street-level flood risk | Best overall balance |
| Medan Sunggal | ~Rp1.4bn | West-side families | Some flood-prone pockets | Strong alternative |
| Medan Barat | ~Rp2.0bn for houses | Apartment investors | Very project-dependent | Best high-rise rental area |
| Medan Baru | ~Rp4.15bn | Prime-land buyers | Expensive entry point | Good for capital preservation |
| Medan Polonia | ~Rp10bn | Luxury owner-occupiers | Weak value for ordinary investors | Prestige market |
Why is it so hard to say which Medan neighborhood is "best"?
The best Medan neighborhood changes completely depending on whether the buyer wants rental income, cheap land, family housing or a prime central address.
That is why district rankings can become misleading very quickly. Medan Selayang and Medan Johor are largely landed-home markets, Medan Barat has a much stronger high-rise component, while Polonia and Medan Baru contain far more expensive central land.
Even short-term price changes need to be treated carefully. Recent portal data showed Selayang's asking-price median falling sharply from the previous quarter while Polonia and Medan Baru moved higher. We would not read those movements as clean appreciation rates because the mix of properties listed can change from one period to another.
A better way to choose an area is to look at who actually wants to live there, how easy the property will be to resell, what buyers get for the money and whether the neighborhood already works today without relying on a future development story.
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Is Medan's property market actually healthy right now?
Medan's economy is growing fast enough to support property demand, but the current numbers do not justify buying indiscriminately across the city.
BPS reported that Medan's economy grew 5.10% in 2025, reaching Rp353.29 trillion at current prices. Transportation and warehousing grew 11.24%, business services 11.17%, and health and social services 8.70%.
Those sectors matter for housing because they create jobs tied to the urban economy rather than only to property construction. At the same time, gross fixed capital formation contracted. We therefore see much stronger evidence for buying around established employment, hospitals, universities, retail and transport than for betting on distant land just because Medan itself is growing.
Recent rail usage points in the same direction. KA Srilelawangsa carried around 4.1 million passengers in 2025, up roughly 33%, while the Medan–Kualanamu airport route more than doubled to about 1.5 million passengers. Early-2026 traffic continued to edge higher rather than reversing.
The combination is pretty clear: the economy is still expanding, transport use is increasing and demand is concentrating around functioning parts of the city. Mature corridors look better than speculative ones.
Is Setiabudi and Medan Selayang the best place to buy a house in Medan?
Yes, Setiabudi and Medan Selayang are currently our first choice for buyers who want a well-located house without paying Medan Baru prices.
Recent listing data put the Medan Selayang median house near Rp898 million, below Medan's overall median. Entry-level houses around the broader Setiabudi area can still appear around Rp500–600 million, while larger homes in established developments such as Taman Setiabudi and Tanjung Sari commonly move well above Rp1 billion.
The appeal is easy to understand on the ground. The Setiabudi–Ring Road–Padang Bulan area sits near Universitas Sumatera Utara, hospitals, shopping centers such as Focal Point and major roads. That brings several groups of potential buyers and tenants into the same market: families, professionals, university-linked households and people upgrading from cheaper districts.
We also like that Selayang is already established. A buyer does not need a new toll road, mall or business district to appear before the location becomes useful.
The main problem is flooding. A 2025 academic flood-risk mapping study placed Medan Selayang among the city's exposed districts. We would therefore be much more interested in the elevation and drainage of one particular street than in a developer's description of the wider neighborhood.
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Is Medan Johor the best cheap area to buy property?
Medan Johor is probably the strongest value play in Medan right now if the goal is to buy a landed house rather than an apartment.
Recent asking-price data put the median house at roughly Rp780 million, around one quarter below the Medan-wide median and also cheaper than Selayang. For a buyer with Rp800 million to Rp1 billion, that difference can translate into a noticeably larger plot or better house rather than simply a cheaper postcode.
The comparison with prime Medan is even more striking. Medan Baru's median asking price is several times higher, while Polonia sits in an entirely different price bracket. Normal family utility does not improve by anything close to the same multiple.
Johor is especially interesting for buyers with a long holding period because a meaningful portion of the purchase price can still be tied to land. That gives the buyer another source of value beyond the building itself.
The same caution applies as in Selayang: flood exposure varies a lot. The 2025 mapping research also identified Medan Johor as a flood-risk district. Before buying, we would check past inundation on the exact street, nearby waterways and whether the house floor has been raised.
For budget buyers, we would generally search Johor before moving on to Medan Amplas or Medan Tembung. Recent asking medians in those areas were around Rp825 million and Rp850 million respectively, so Johor can actually offer a stronger location without costing more.
| Area | Recent median house asking price | Main attraction | Main concern |
|---|---|---|---|
| Medan Johor | ~Rp780m | Strong value for landed houses | Flood risk varies by street |
| Medan Amplas | ~Rp825m | Affordable southeast | Weaker overall location |
| Medan Tembung | ~Rp850m | Low-cost eastern options | More property-specific |
| Medan Area | ~Rp1.2bn | Denser inner-city location | Less obvious value |
Is Medan Barat the best place to buy an apartment?
Medan Barat is currently the clearest place to buy an apartment in Medan if rental income is the priority.
The biggest reason is the concentration of newer high-rise stock around Podomoro City Deli Medan, DeliPark Mall and the central business area. Medan has relatively few locations where large-scale apartment living, retail, offices and city-center access overlap this clearly.
Recent rental listings give us a useful sense of the market. Furnished Podomoro studios have commonly been advertised around Rp6–8 million per month, while two-bedroom units often sit around Rp12.5–18 million per month depending on size, furnishing and lease length.
Sale prices vary widely. Recent two-bedroom listings of around 56 square meters have appeared near Rp1.25–1.4 billion, while larger units around 63 square meters have been closer to Rp1.9 billion.
The tempting mistake is to multiply a monthly asking rent by twelve and call the result the yield. A Rp1.25 billion apartment advertised at Rp12.5 million per month produces 12% on paper, but annual contracts are usually cheaper and owners still face vacancies, service charges, management and furnishing costs.
A separate 2026 Medan neighborhood dataset estimated Medan Barat two-bedroom apartment returns around 8.6% gross and about 6% net. That feels much closer to a usable underwriting range.
| Example | Approx. sale price | Advertised monthly rent | Simple annualized gross | How we would read it |
|---|---|---|---|---|
| Podomoro 56 m² 2BR | ~Rp1.25bn | ~Rp12.5m | ~12.0% | Too optimistic as a sustainable yield |
| Podomoro 56 m² 2BR | ~Rp1.35bn | ~Rp12.5–14m | ~11–12% | Vacancy and charges will cut this |
| Podomoro 63 m² 2BR | ~Rp1.9bn | ~Rp14m | ~8.8% | More believable gross return |
| Medan Barat dataset | — | — | ~8.6% gross | ~6% estimated net |
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Is Medan Baru worth paying so much more for?
Medan Baru is worth the premium for buyers who want scarce central land, but we would not choose it first for rental yield.
Recent asking data put the median house at around Rp4.15 billion, several times higher than Selayang or Johor. Medan Baru is expensive partly because the district is small, established and surrounded by infrastructure that already exists.
BPS data show Medan Baru covering only about 5.4 square kilometers, with more than 100 restaurants, dozens of schools and several hospitals. Its proximity to USU, major commercial areas and central Medan gives the district a depth of demand that is hard to reproduce on the outskirts.
There are cheaper entry points. Compact newer houses around Darussalam have recently appeared near Rp1.5–1.6 billion, but the trade-off is obvious: buyers get much less land for the money.
We would choose Medan Baru when location durability, redevelopment potential or personal use are more important than immediate cash return. Paying the premium purely to chase rent is much harder to justify.
Are Medan Sunggal and Helvetia still worth considering?
Yes, Sunggal and Helvetia are still good alternatives for buyers who want western Medan, although neither is currently as compelling on price as Johor or Selayang.
Recent asking medians have been around Rp1.4 billion in Sunggal and Rp1.3 billion in Helvetia. That keeps both districts well below Medan Baru while placing them clearly above the cheapest southern and eastern markets.
The west side has a real infrastructure advantage. The completed Medan–Binjai toll corridor runs through this part of the metropolitan area, and passenger numbers on the Medan–Binjai–Kualabingai rail corridor reached roughly 2.5 million in 2025.
For family buyers, that connectivity combines with established commercial areas, Ring Road access and relatively mature housing stock.
Rental returns look less exciting. A recent Helvetia house-rent median of around Rp55 million per year against a purchase price near Rp1.3 billion works out to only a little above 4% gross before costs. We would therefore buy here mainly for family demand and long-term land value.
Flood exposure remains the main filter. Sunggal and Helvetia both appear in recent flood-risk research, so we would reject weak streets even inside an otherwise good district.
| Area | Recent house median | Best reason to buy | Main weakness |
|---|---|---|---|
| Medan Sunggal | ~Rp1.4bn | Ring Road and west-side family demand | Flood exposure in some pockets |
| Medan Helvetia | ~Rp1.3bn | Medan–Binjai connectivity | Unremarkable rental yield |
| Medan Selayang | ~Rp898m | Better price-to-location balance | Micro-location matters |
| Medan Baru | ~Rp4.15bn | Prime central scarcity | Much higher entry cost |
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Is Medan Polonia actually a good property investment?
Medan Polonia is a prestigious place to own property, but it is hard to call it one of Medan's best investments for a normal buyer.
Recent asking-price data put the median house close to Rp10 billion. That is more than nine times Medan's overall median and more than twelve times the current Johor figure.
Polonia does offer something tangible for that money. Listings tend to have much larger plots, with median land areas above 300 square meters compared with under 100 square meters in many cheaper districts. The market is therefore partly pricing land size as well as location and prestige.
Even after allowing for larger plots, the entry price remains very high. A buyer primarily interested in rental income can deploy far less capital in Medan Barat, while someone seeking affordable land has much better options in Johor, Selayang or Sunggal.
Polonia makes the most sense for wealthy owner-occupiers and long-horizon buyers who specifically want prime central land.
There is one more reason not to pay blindly for the postcode: Polonia also appears in Medan flood-risk research. An expensive address still needs a street-level drainage check.
Does Medan's new transport infrastructure change where you should buy?
Medan's improving transport network makes established western and central corridors more attractive, but it has not created an obvious new property hotspot yet.
Rail usage is the clearest evidence. Srilelawangsa services carried about 4.1 million passengers in 2025, up roughly one third. Airport-rail traffic between Medan and Kualanamu rose from around 700,000 passengers to about 1.5 million, and passenger numbers continued growing modestly in early 2026.
That supports three areas of the market in different ways. Central Medan keeps its advantage because the airport railway terminates there. Sunggal and Helvetia benefit from stronger connections toward Binjai. Locations with easy Ring Road access also become more practical as traffic spreads across the metropolitan area.
We would still refuse to pay a big premium purely for a future transport promise. The strongest Medan locations today already have residents, shops, schools, hospitals and roads. Infrastructure works best as an extra advantage on top of existing demand.
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Where can you get the best rental yield in Medan?
Medan Barat currently offers the clearest apartment-rental opportunity, while Selayang and Sunggal are better suited to longer-term family demand than aggressive yield chasing.
Central apartment projects can attract professionals, corporate tenants and people who want a furnished unit close to offices, malls and transport. That gives Medan Barat a tenant pool that is difficult to reproduce in most low-rise neighborhoods.
Selayang has a different rental market. Setiabudi, USU, hospitals and nearby commercial areas create demand from families, professionals and university-linked households. Those tenants are often looking for houses rather than premium apartments.
Medan's tourism numbers also give us a reason to stay conservative with short-term rental assumptions. BPS recorded hotel occupancy around the mid-40% range in one 2025 monthly reading, with average stays barely above one night. Apartments are obviously not hotels, but the data do not support treating Medan like a tourism-driven short-stay market.
For now, we would underwrite Medan apartments using normal monthly or yearly rents and consider short stays an upside rather than the core business case.
| Investment goal | First choice | Second choice | Why |
|---|---|---|---|
| Apartment rental income | Medan Barat | Selected central projects elsewhere | Deepest modern apartment market |
| Family rental | Setiabudi / Selayang | Sunggal | Schools, hospitals and established demand |
| Land appreciation | Johor / Selayang | Sunggal | Lower land entry prices |
| Prime capital preservation | Medan Baru | Polonia | Scarcer central land |
| Luxury owner-occupation | Polonia | Medan Baru | Prestige and large plots |
How serious is flood risk when buying property in Medan?
Flood risk is one of the biggest reasons a good Medan neighborhood can still contain bad properties.
A 2025 academic mapping study identified ten exposed districts, including Medan Sunggal, Johor, Petisah, Helvetia, Maimun, Polonia, Selayang, Medan Baru, Amplas and Tuntungan.
The city government is still spending heavily on drainage and river normalization. Local authorities have repeatedly pointed to undersized drains, structures blocking waterways and heavier rainfall as recurring problems.
That makes street-level due diligence unusually important in Medan. Before buying, we would ask neighbors how high the water reached during recent severe storms, inspect the road after heavy rain, look at whether nearby houses have raised floors and check the distance to drains, canals and rivers.
As seen above, several of our favorite areas appear on flood-risk maps. We do not think that eliminates Selayang, Johor or Sunggal. It simply means two houses in the same district can have very different risk profiles.
| Area | Documented flood exposure | Our reaction |
|---|---|---|
| Medan Selayang | Yes | Buy only after checking the exact street |
| Medan Johor | Yes | Drainage and river proximity matter |
| Medan Sunggal | Yes | Avoid known low-lying pockets |
| Medan Helvetia | Yes | Check previous inundation carefully |
| Medan Baru | Yes | Prime location does not remove physical risk |
| Medan Polonia | Yes | Do not assume expensive means flood-safe |
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Should property buyers avoid North Medan?
For ordinary residential investment, we would generally avoid making Belawan, Labuhan or the coastal parts of Marelan our first choice.
The reason is persistent coastal flooding rather than a lack of economic activity. BMKG has repeatedly issued tidal-flood warnings for Belawan, Labuhan and Marelan, with predicted tides above roughly 2.3–2.4 meters during several warning periods.
BPBD inspections have also recorded road flooding in Belawan reaching around 15–30 centimeters in affected locations.
Longer-term research is more worrying. One study gave Belawan a high flood-risk index of 0.78, while more recent economic modelling estimated more than 2,000 hectares of inundation exposure and highlighted both sea-level rise and land subsidence.
There can still be good industrial or logistics investments in North Medan. Residential buyers, however, have enough alternatives elsewhere that taking chronic coastal-risk exposure rarely feels necessary.
Should you buy a house or an apartment in Medan?
A landed house is still the better default property purchase in Medan, while apartments make sense mainly when the buyer has a clear rental strategy in a strong central project.
Medan still offers relatively affordable access to land. Recent house asking prices have sat around Rp780–900 million in Johor and Selayang, which can put a buyer into a usable landed property for less than many premium two-bedroom apartments.
Central apartments can easily cost Rp1.2 billion or more, particularly in developments such as Podomoro. We would pay that premium only when the project offers something a house cannot: strong tenant demand, professional management, furnished rental potential and a genuinely central location.
Land also gives long-term buyers another layer of value. Buildings age. Well-located land in a growing city can become scarcer.
That is why our preference changes with the goal. For long-term wealth preservation, we prefer a well-chosen house in Selayang, Johor or Sunggal. For rental income, a carefully priced Medan Barat apartment can be the better tool.
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Does the best place to buy in Medan change for foreigners?
Yes, foreign buyers face a much narrower Medan property market because Indonesian ownership rules can remove many of the cheapest landed-house opportunities from consideration.
Government Regulation No. 18 of 2021 allows qualifying foreigners to own residential property through specific Hak Pakai and strata-title structures, subject to rules on property type, value and ownership conditions.
That means a foreign buyer cannot simply approach an SHM house in Johor or Selayang in the same way as an Indonesian citizen.
For foreigners, established apartments become much more relevant. Medan Barat therefore moves higher in our ranking because compliant high-rise ownership can be easier to structure than buying the kind of low-cost landed property that makes Johor attractive to local buyers.
An Indonesian buyer who can directly own SHM land has a different opportunity set. At similar prices, we would often prefer a strong landed property in Selayang or Johor over an older secondary apartment.
The ownership structure should be checked before negotiating seriously. A cheap property does not help if the buyer cannot legally hold the title being offered.
So where should you actually buy property in Medan?
Setiabudi–Medan Selayang is our first choice in Medan today, Medan Johor is the best value option, and Medan Barat is where we would look first for an apartment bought to rent out.
Selayang works because buyers can still enter below Medan's prime-district prices while staying close to universities, hospitals, shopping and Ring Road. Johor gives buyers even more house and land for the money. Medan Barat has a completely different appeal, with central high-rise projects and a stronger professional rental market.
Medan Baru comes next for buyers who care more about scarce central land and capital preservation than yield. Sunggal and Helvetia remain solid west-side alternatives. We would reserve Polonia mainly for buyers who deliberately want luxury and are comfortable tying up much more capital.
The ranking changes slightly by objective, but the street-level rule never changes: check flood history before getting attached to the property. In Medan, drainage can matter more than the district name.
| Buyer profile | Where we would buy | What we would target | Why |
|---|---|---|---|
| Best overall | Setiabudi / Medan Selayang | Landed 2–4BR house | Good price, amenities and resale depth |
| Best value | Medan Johor | Landed family house | Low entry price for established south Medan |
| Rental investor | Medan Barat | 1–2BR established apartment | Strongest high-rise tenant market |
| Prime long-term buyer | Medan Baru | Scarce landed property | Central land and durable demand |
| West-side family | Sunggal / Helvetia | Established housing estate | Ring Road and Binjai connectivity |
| Luxury buyer | Polonia | Large prime plot | Prestige and scarce large lots |
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OUR METHODOLOGY
There is no official ranking that tells buyers where the “best” place to buy property in Medan is, and the answer changes depending on what the buyer is actually trying to achieve. Rather than relying on reputation, intuition or a general sense that one neighborhood feels stronger than another, we broke the question into the factors that materially change a property decision.
For each dimension, we looked for the freshest and most relevant evidence available: current asking-market data, official economic statistics, observed transport usage, existing infrastructure, rental evidence, ownership rules and documented physical risks. We prioritized direct data and first-hand or authoritative sources wherever possible, and used each source only for what it could reasonably support.
We then looked for convergence across different types of evidence rather than ranking a neighborhood from one attractive number. An area could be cheap but physically riskier, another could offer stronger rental economics at a much higher entry price, and another could be better for capital preservation than for income.
The final ranking is therefore an aggregation of recent evidence rather than a mechanical score. We gave more weight to conditions already visible today and less weight to isolated listings, promotional claims or future development narratives that have not yet translated into demonstrated demand.
Property-portal data from 99.co were used mainly to compare asking-price levels and current listing examples across Medan, including the citywide market, Medan Selayang, Medan Johor, Medan Baru, Polonia, Helvetia, Amplas, Tembung and Podomoro-area apartment sales and rents. These figures are asking-market indicators rather than official transaction-price indices, so we use them comparatively rather than as precise measures of appreciation.
Key economic and local-demand evidence came from BPS Kota Medan, including the city's 2025 economic growth, sector performance, Medan Baru district characteristics and hotel occupancy and average-stay data. Transport evidence came from PT Railink/KAI Bandara passenger releases and the Ministry of Public Works record for the Medan–Binjai toll corridor.
Physical-risk analysis relies on recent Medan flood-prone-area research, Medan city government flood-control information and BMKG coastal-flood warnings for Belawan, Labuhan and Marelan. For North Medan, we also considered newer research on inundation exposure, sea-level rise and land subsidence.
Foreign-buyer treatment is based on Government Regulation No. 18 of 2021, which governs residential ownership structures available to qualifying foreigners, including Hak Pakai and strata-title arrangements.
Key sources include: 99.co on the Medan house market, 99.co on Medan Selayang, 99.co on Medan Johor, 99.co on Medan Baru, 99.co on Medan Polonia, 99.co on Medan Helvetia, 99.co on Medan Amplas, 99.co on Medan Tembung, 99.co on a Podomoro 56 m² apartment sale example, 99.co on Medan Barat two-bedroom apartment rents, 99.co on a Podomoro studio rental example, Agung Podomoro on Podomoro City Deli Medan, BPS on Medan's 2025 economic growth, BPS on Medan Baru district characteristics, BPS on Medan hotel occupancy and average stay, PT Railink/KAI Bandara on 2025 Srilelawangsa traffic, PT Railink/KAI Bandara on early-2026 traffic, the Ministry of Public Works on the Medan–Binjai toll corridor, Medan city government on Selayang flood-control work, BMKG on coastal-flood warnings, the 2025 Medan flood-prone-area study, IPB University's Medan Belawan coastal-flood study, and Government Regulation No. 18 of 2021.
Get to know the market before buying a property in Medan
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