Working with Michael has been easy. Any concerns and questions we had, he was able to follow up quickly and with the answers we needed
- Jay & Claire
Michael's knowledge of the local market and how to approach the sale of my home was top notch.
He's ability to read the market, to deal with buyers and sellers is the best I have come across in years. Ulverstone is lucky to have such a knowledgeable and helpful agent.
I would highly recommend Michael to anyone looking to buy or sell.
Totally recommend Michael. Excellent communication & makes the process as stress free as you can get when selling a property.
- Daniel & Andree
Zoom is an excellent agency.!
Jan and I received excellent service from Michael and the staff at Zoom. Michael was very approachable and couldn't do enough to help. We would like to thank Michael. We would highly recommend Michael and his staff.
- Joe & Janette
Good hard working Agent !
I found Michael professional friendly helpful and wish him every success for the future.
Micheal's communications with us during the time we had our land listed with Zoom were excellent,
We appreciated the amount of effort he exerted to sell our block.
Very efficient, easy to deal with, gets the job done. Will deal with again in near future
The Best Agent Ever !!!
We gave Michael the responsibility for the sale of our Heritage property in Ulverstone in June 2011, and he was again responsible for the further sale of the same property in November 2015.
Michael sold our current property in February of 2018 , again with the usual integrity, honesty, and consideration to the needs of both parties involved. A very commendable attitude and Realestate experience is in evidence. One can feel very confident in his engagement. Sincerely K&k Johnson
- Kenneth & Kerrie
We have been very pleased with the personal help given to us by Michael and his team.
Michael listened carefully to what we wanted and steered us through a speedy and successful purchase in Ulverstone . We are moving from NSW
- Michael & Christine
Head and shoulders above the rest!
It really was a no brainer for us! We wanted to sell our house and move forward so the clear choice for us was Michael Baxter. Every step of the way Michael exceeded our expectations and he certainly delivered on his word!
Michael is progressive, innovative, determined and customer focused. Michael was always punctual for meetings and clearly had a well-developed understanding of the local property market.
Michael stood head and shoulders above others when choosing our agent. Michael’s ability to capture the unique qualities of our house in his write up ensured our home appealed to the right potential purchasers and they were walking through the door immediately!
We can’t thank Michael enough for his professionalism and dedication. We wish the entire ZOOM Property team all the very best in the future and encourage those looking to sell or buy in N/W Tasmania to contact Michael and the team to discuss your needs – you won’t be disappointed you did!
- Douglas, Robyn & Loren
Winners all around!
Michael communicated all the aspects of the sale in a clear, professional and enthusiastic manner. Both the vendor and purchaser were interstate, so regular phone and email contact was greatly appreciated. Also was reassuring to the current tenant. Wins all round.
Best of the Best !!
Hands down, best of the best, Period !!
Professional, extremely motivated, attention to detail, and very driven, a great team of people..
Very happy Micheal, thank you and your team, We are SOLD!!
- Pearl & George
Exceptional agent. Thank you so much zoom, Michael was an absolute pleasure to deal with, his people skills were unsurpassed. He turned a stressful time of house hunting for us into a pleasurable experience. We couldn't thank you enough, you went above and beyond to help us negotiate a fair deal for our new home. We totally respect your professional approach to making our purchase as hassle free and as fair as possible. Thanks so much for accommodating us on your days off to view the property and keeping us fully informed throughout. Absolutely a 5 star service. Glen & Rebecca
(Sourced from google)
- Glen & Rebecca
Job well done!
We thought the original asking price for our house was a bit optimistic but that is preferable to the other way. Michael did a great job and kept in touch with us regularly. He negotiated a sale price that we are very happy with and the house was sold reasonably quickly.
- Allan & Colleen
Beyond a great agent!
Thank you so much zoom, Michael was an absolute pleasure to deal with, his people skills were unsurpassed. He turned a stressful time of house hunting for us into a pleasurable experience. We couldn't thank you enough, you went above and beyond to help us negotiate a fair deal for our new home. We totally respect your professional approach to making our purchase as hassle free and as fair as possible. Thanks so much for accomodating us on your days off to view the property and keeping us fully informed throughout. Absolutely a 5 star service.
The whole Zoom team have been a great help to us buying our first investment property, from the start when we were just looking to picking then negotiating then all the way through to managing the rental side of things. looking forward to a great relationship with them all.
- Gregory & Karen
A great result!
The Sale of my house with Zoom Property Agent Michael Baxter was a pleasant and stress free experience, with the house selling within a few weeks, and negotiations in a few hours. No hesitation in recommending this Agency.
In and out in two days!
Sold a small run down place after being on the market for only 2 day's. In and out, just the way l like it.. well done Micheal
works hard for his clients!
Thanks Michael for selling our block, you kept us up to date with what was happening appreciate your work.
- Robert & Pauline
Loved our experience!
Michael was a joy to work with. He had our best interests in heart and never once made us feel like we were an inconvenience. The communication was great and the whole process was stress free and seamless. Amazing experience for our first home purchase!
- Daniel & Tayla
We appreciated Michael's knowledge of the property market and it was a pleasure to work with him to sell our house. He is a dedicated and hard working agent and we would recommend him highly.
Everything was done with professionalism and in a timely manner, he communicated very well with us, nothing was a bother and a good result was achieved. Thanks Michael.
- Kingsley & Christine
Highly recommended Agent!
Michael was so helpful in selling our property. He was keen and enthusiastic. His local knowledge of property prices was spot on and he wasn't one who "beat around the bush" He said it as it was, accurate, polite & best of all he did what he said he'd do and on time
Without any doubt we'd use Zoom Property Agents & Michael again.
- Duncan & Diane
Astute and personable.
Michael made the selling experience much less stressful than it might have been.
Michael was very professional and enthusiastic right from the start and we had confidence that he would sell our property quickly as he promised. He communicated well and often and we always felt he was acting in our best interests.
- Allen & Andrea
Michael Baxter is pretty good!!
Very professional and accommodating to our many questions. Nothing was too much trouble and I greatly appreciated this approach!
Simply the best!
So pleased we chose Michael Baxter of Zoom Property Agents to sell 9 Amy St W. Ulverstone.
His knowledge of the market in our area was spot on. He listened to us, gave guidance when appropriate and kept us constantly informed . His professionalism was beyond reproach. I have nothing but praise for the respectful manner in which he conducted his business. Photographer used produced excellent photos, a great team, thank you and well done Michael! Margaret and family
- Margaret and Family
An agent who'll keep you well informed!
The process of selling our house with Michael was a very satisfactory one. Not only was it quick and painless, but Michael kept us well informed throughout the whole procedure, which I greatly appreciated,and was fair, honest and respectful in his dealings with us. We were also pleased with the sale price.
His agency were also good letting agents, as l feel they looked after, and cared about, our property.
- Anne & Juan
Im very impressed with Michaels work on selling my home in Ulverstone.
He is very good at keeping appointment times and does what he says on time.
Ive delt with other agents in my time but Michael is way above them .
I would highly recommend Michael on selling other propertys and if I purchase around Ulverstone again I will be asking Michael to help me.
- David & Heather
During our sale process with Zoom Property I have found Michael and his staff to be very helpful, nothing was a problem.
The thing that they did that other agents didn't was to keep us up to date with what was happening with our block sale.
His communication with us was first class and set them apart from the other agents that we have used in the past.
- Greg & Lynette
Approachable, respectful genuine agent!
Purchasing a property with Michael was a journey of smooth sailing, he couldn't do enough to satisfy our requests and was very collaborative towards all aspects of the sale.
- Phillip & Megan
It was a pleasure to have Michael Baxter handle the sale of our family property
At all times I felt comfortable with the process, the advice and actions by Michael helped us to achieve a great outcome
- Kerry & Geneen
Strongly recommend Michael and his team.
Michael achieved a great result for us in a short period of time.
He listened to our needs and opinions and this was reflected during the negotiation stage of our sale.
Michael is friendly and courtious but also very efficient and a proficient negotiator. He achieved a sale price above our asking price with a quick settlement.
We will use ZOOM again in the future and encourage others to support this independent family business too.
- Antony & Alison
Michael's communication was friendly, clear and professional from start to finish. He made every effort to accommodate requests and negotiations in a timely manner. There were no issues that could not be addressed.
We were recommended to contact Michael Baxter at Zoom realestate after having a terrible experience with another agent.
Throughout the process Michael has been extremely professional, informative and very knowledgeable.
We highly recommend Michael Baxter. Thanks for getting our property SOLD.
John & Jasmine
- John & Jasmine
A hard working reliable and trustworthy agent we have used Michaels at zoom property previously and wouldn't hesitate to use him again.
- Darren & Louise Rawlings
Thank you for making the selling process 'stress free'. Has been wonderful to have you as our agent.
- Darrell & Cheryl
Very satisfied with Property Management services provided from Zoom. Wishing you all the best for the future.
We are happy to recommend Vanessa, Michael & team.
- Taeke & Klazina
Michael recently sold our vacant land in Penguin, Tasmania. The sale was settled today 27/10/2017. Michael and his staff have been excellent to deal with since Michael, through his agency, took over the marketing of our property. My wife and I reside in Queensland and Michael kept in regular contact by phone and email and responded quickly and efficiently to any inquiries we initiated. Michael was evidently very keen to sell our property and provided regular updates. I enthusiastically recommend Michael and his agency to any potential clients. Sincerely, Richard
- Richard & Wendy
Michael was very professional throughout our transaction and his knowledge on the NW Coast property market was exceptional. I would highly recommend Michael and his Company for any Real Estate Dealings on the NW coast.
I can highly recommend Zoom Property Agents. Michael, Vanessa & their team are not only very pleasant to deal with but are also extremely efficient, thorough, knowledgeable & very professional.
Our experience of Zoom Property Agents, Ulverstone has been a positive one. Thank you to the agency, in particular Erin for her support, guidance and advice throughout the entire buying process.
- Kayla & Brad
SOLD IN 6 DAYS!
We cannot speak highly enough of Michael Baxter, he assisted us assess our property's potential, presentation for sale was top notch, hit the market at the right price and sold for full asking in just 6 days. His communication was impeccable and he stayed in touch with us at every stage of the short marketing campaign. Try Zoom Property Agents to get your house sold, they sold ours.
- Mark & Margaret
Big Thank you to Vanessa and the team for taking over our property portfolio. In the months that we have been with Zoom we have noticed a significant increase in the level of service and can rest alot easier now that our properties are in good hands.
So glad our Next Move was to Zoom.
- Rick Wallace
I would like to thank Michael and his team it had been a difficult time due to the climate in Tasmania at the time however Michael persisted and eventually sold our block. I wish Michael all the best in he future and trust that continues to grow his operations.
- Raymond & Dianne
As semi retirees, we were unfamiliar with the requirements of being a landlord, and tenanting our properties. We needed a real estate agent that was experienced and affordable. We hired Zoom Real Estate because they were willing to negotiate a competitive rate and offer an advertising package that suited us. Zoom Real Estate’s experience in looking after our interests, all the accounts, our tenant’s needs, such as repairs etc., and inspecting our properties, was always efficient and effectively carried out. We are pleased and satisfied with Zoom Real Estate’s management of our properties and their diligent and professional work ethic has enabled us to get on and enjoy our semi-retired lives.
Katie and Paul S.
- Katie & Paul
I would like to acknowledge Vanessa from Zoom who has been exceptional as a property manager. I was able to move away from Ulverstone and be totally comfortable that my property was being managed professionally. Vanessa has been incredibly helpful, friendly and excellent with communication. The unanticipated sale was managed again outstandingly by Michael, smooth sailing with this professional team. I would recommend Zoom with confidence to anyone seeking property management, renting, buying and selling. Thank you and full accolades for the Zoom Team!
- Jeanette Kelly
I used Michael because he was the only one that really wanted to sell my property and he did!
Nothing was to much trouble thank you for the purchase of our new home Michael and the team at Zoom best of wishes for the future.
- Stephen & Annette
My fiance and I live in another state, so buying our first property should be especially stressful, but Michael made this experience so simple and easy.....he was never too busy to talk to us and calm our nerves! I would highly recommend Michael if you are looking to purchase, or sell a property....he is in simple words...the very best!!
- Shayde & Jessica
We have used Michael & Vanessa at Zoom Property for many years to manage our investment property. Have always been impressed with their knowledge & professional service. Michael has now just sold our investment property for us, making the process streamline & easy. Great team to deal with.
- Jamie & Hollie
Vanessa has been managing our investment property for around 18 months. We have been very happy with the thoroughness of her property inspections. Vanessa has kept us in the loop when follow up with the tenant has been required and has been prompt with giving us feed back. We have been very happy with Zoom Property Agents. Denita Medhurst
- Denita Medhurst
My wife and I own 4 rental properties and we have always found Zoom properties to be very efficient and very particular with the properties they represent. We have worked with Vanessa Baxter for many years now and we could not be happier with the way she overseas our property. Inspections are regular and we are always very well communicated with. I have no hesitation in recommending Zoom to any one looking for a rental agent. Excellent service and communication, regards Troy Smith
- Troy Smith
To whom it may concern,
Zoom Property Agents, Ulverstone have been managing my property in Penguin since October 2016. The agents have done a most commendable job finding great tennants and looking after the property. Zoom Property Agents, Ulverstone are really good at their job and their integrity made it a stree-free arrangement for me. I would certainly recommend their services to one and all. Most sincerely, Craig C.
- Craig C.
Hi Michael and Erin, Thank you very much. You have been excellent to deal with in respect to the sale of our land.
We appreciate you efforts and excellent customer service. Best regards, Richard and Wendy
- Richard & Wendy
Always very professional, when they say they are going to do something they do. Very pleasant.
- Karen O.
In 2016 my husband and I found a property that we would like to live in when we retire. Living in regional Victoria we took a chance and purchased it. As our retirement is at least ten years away., we now lease the property using Zoom rentals are our managing agent. I have found Vanessa a pleasure to deal with. She is professional, knowledgeable and very efficient. Nothing is a problem for her. I have peace of mind knowing that although I live a long way from my property, Zoom are looking after it for me. I highly recommend using them.
- Michele Lyon
ZOOM Property Agents have managed my property since their inception.
As an Interstate property owner, I am extremely happy with their service, detailed property inspections always on time, tradespeople supplied when needed who always give an up front quotation to me before work carried out.
They have very good communication skills between tenants and owner, this is very important to me because of being so far from my property and go out of their way to organise matters for me. I would highly recommend Zoom Property Agents, when considering choosing a Property Agent
- Liz K.
I live on the mainland and don't know all the staff but would like to say that when I was looking to buy a house Michael Baxter was amazing and went above and beyond for us. I thought if ever I need to sell my house he's the man for the job. We rent our house out through Zoom and although I haven't met Vanessa in person I have dealt with her by phone and email and I believe she is very professional and thorough always happy to help with my many enquiries, we are very happy with Zoom Realestate.
- Sue M.
Dear Vanessa, I would like to thank you for your great service you provide. It is a pleasure dealing with your company.
I have absolutely no complaints. Thank you again for your excellent service.
Regards, Chris & Don
- Chris & Don C.
After self-managing my rental property for a number of years, I decided to make the change and handed my keys over to Vanessa to manage for me instead. This has remained an unregrettable decision.
Nothing is too much to ask of Vanessa and communicating with her is effortless. At all times her approach is professional, efficient and extremely thorough, always ensuring that I have the right tenant leasing my property. I highly recommend Zoom Property Agents for all of your real estate needs.
- Alicia Seymour
We have our house for sale and our property managed by Zoom Property Agents. We have found Zoom to be reliable and offer outstanding customer service. On top of this they are friendly, knowledgeable and very professional. We would highly recommend anyone to use Zoom Property Agents.
- Kim & Mel
Dear Michael and the Team,
Just wanted to take a moment to say a massive Thank you!
We are so grateful to you for talking to us on your days off, at night and even whilst you were away on holiday.
Jessica and David are building their first home and that is simply because of your help and support!
Thank you so much. We are officially Penguinites!
- Sara, Russ, Dorion & Sharon
I would like to take this opportunity to thank Michael and his team at Zoom Property, I have been a client of Michael's for at least 7 years.
I have been very impressed with the way my property has been handled. I enjoy very proficient and professional service from every member of the team.
They are amazing if I require anything sorted I know it's going to be done in a friendly and effective manner.
I have nothing but praise for the whole team and will continue to do business with them for many year to come.
- Louise R
The property team at Zoom, and in their previous realty business, have been managing my investment property in Penguin for 5 or so years now.
In that time they have provided to me a professional property service of the highest standard.
The personal service and client communication has been first rate, whether it be vetting new tenants, inspecting and following up on property issues, providing thorough and timely reports and accounts, or responding to and dealing with any tenant problems.
Living interstate, makes it so much more important that you can trust and rely on the agent to take care of your investment
I sleep easy at night, knowing that this is the case.
- Russell Webb
To whom it concerns we Terry & Geneen Burns have been dealing with Zoom and their previous name for many
Years. The service they provide is excellent. They have looked after our two units as if they were their own.
We would highly recommend them to anyone.
- Terry & Geneen Burns
We have been utilising the services of Zoom Property Services for the last 18 months and have been impressed by their professionalism and helpfulness. As we grow our portfolio of properties, we intend to build our relationship further with Vanessa and the team.
- Simon & Amy Irvine
We would like to thank the hardworking and professional team at Zoom Property Agents for the outstanding job they do managing our investment property. Having a property manager you can rely on and trust is essential, especially when you live interstate. Zoom keep us well informed and are prompt to respond to any requests. Their local knowledge, friendly professional service and care and attention to detail takes the stress out of managing a rental property.
- Adam & Kate Parker
I would like to take this opportunity to congratulate Zoom Real Estate on being an excellent small Real Estate business.
In all my dealings with Zoom Real Estate I have found them to be really helpful, courteous, and friendly. Full marks!
- S. Smith
Just to let you and Michael know that we are very satisfied with the service provided by Zoom Property Agents
We have a rental property and have a block of land for sale with your Agency .
At all times you have been openly approachable and patient to any concerns we have had and have attended to them immediately.
- Richard & Faye Jones
To whom it may concern,
This is to testify to my satisfaction with the service provided by Zoom Property Agents in the administration of my rental property in Penguin.
I would wholeheartedly recommend their services to anyone seeking a property agent. S.Hutchinson
- Simon Hutchinson
Just a quick note to Vanessa to say thank you for the great job you do managing my rental property. I have peace of mind knowing that despite me being thousands of kilometers away my property is in good hands. You are on the ball with notifying me if anything needs to be discussed or attended to and happy to arrange any maintenance repairs which need to be done. Thanks for your wonderful professional service.
- Rob Owens
Zoom thank for help out!
Thanks for selling my Michael Baxter good job!
- A. Smith
My experience with Zoom Real Estate (Michael Baxter) was one that I would recommend to anyone, Michael's communication each week was reassuring that he was working hard to sell our property and not just another listing. Once our property was sold the process was stress free as Michael communicated with us on a regular basic to ensure everything was ok.
- W. Wyllie
We were the purchasers of the property in this case and the level of service from Michael at Zoom was superb. He worked hard for the vendor to get the best price for them and provided us with multiple visits to the property, very good service in preparing it for settlement as well as great advise on services and people in the area. If we ever have to sell or buy again in this area Zoom and Michael will be our first contact. Thank you Michael, Brett Griffin
- Brett Griffin
Gets the job done fast friendly and efficient!
- Paul & Elaine Creeley
A pleasure to do business with Michael and his team. Always willing to answer any questions. Would recommend them to anyone looking to buy or sell.
- Kenneth & Cynthia Youd
Michael makes things happen - the results speak for themselves
We have recently had the pleasure of both buying a new home and selling our existing property through Michael Baxter and Zoom Property. If you are looking for a truly dedicated and highly experienced agent with extensive local knowledge then look no further. Michael's communication and the personalised service he provided throughout the process was well above our expectations. His advice on how to market and present our property was excellent and played an important role in achieving our desired price. Only two weeks after listing our property we had a contract. During this two week period we had many inspections all of which were validated buyers and feedback was promptly provided. The results speak for themselves. Michael makes things happen and we cant thank him enough!
- Sean & Janelle Gilbert
Michael Baxter made us feel like we were in very safe hands. He was thorough and fair with his communications dealings with us and I am sure the buyer felt the same. He worked hard to sell the property and he communicated with us after every prospective buyer contact. It always felt like things were moving forward - so no need to stress about it. Great job, thanks Michael!
- Jennifer Cox
Thanks to Michael I felt comfortable. That means a lot when you are elderly. Always cheerful, giving excellent and accurate information, nothing was too much trouble for Michael. If I have to sell I will call him first. Trust, once earned, sticks with me.
- Valarie Donald
We found Michael to be open, honest and so easy to deal with. We purchased a property in Shearwater through his agency and would not hesitate to either purchase or sell with Michael. Refreshing to find a salesman of this calibre in the industry.
- Dean & Karen
Jan and I have been using Michael and his staff for quite a while. They looked after our investment home for many years and eventually assisted us in selling that property. We have found Michael and staff to be very approachable and we would like to recommend them to anyone that needs a reliable estate agent. We will be using Michael and his team in the near future to assist us in selling our existing home. We wish Michael and his team a prosperous future.
- Jan & Jo Lewin
Michael was an enthusiastic agent who was always trying to find the best deal for his customer , his diligence and caring nature was a pleasure to deal with , I would recommend him at any time .
- Shirley Kelly
In all my dealings with Michael and his staff members, for both rental management, marketing and the sale of my property, I have received unfailingly polite, professional and efficient service. It gives me great pleasure to provide my unconditional endorsement and recommendation.
- William Hepburn
Good job thank you
I was so impressed with the service that we received from Michael he got us the price we wanted and was a good bloke to deal with it was a quick and effort free sale.Top marks to the photographer he did an amazing job. Thank you
- Vicki Whitfield
Thank you Michael, we were very pleased with the way you handled all aspects of our purchase. Your friendly, professional attitude made the whole process easy and trouble free. We wouldn't hesitate to recommend you to any of our friends and acquaintances who are thinking of buying or selling.
- Sandra & Albertus
I would like to thank Michael and the team at zoom property for all their help and hard work they put in to make this purchase as easy as possible. I would recommend Michael and the team to anyone looking at buying or selling a property for a pleasurable and easy going experience...........TOP JOB Thank you..... 👍
- Rob Green
Michael Baxter you are a Legend!
Thank you so much for selling our house today. We know you worked hard to do it and we really appreciated the way you communicated with us throughout the process, and kept us informed of the opportunities and what the potential buyers were thinking. I think you've found the right person who will love living there. Thanks mate!
- Jenny Cox
Michael was so helpful finding our new home. Recommend Zoom to anyone looking for their next home.
- Cindy Youd
We would like to extend a very big thankyou to Michael Baxter for his assistance, recently, in helping us to resolve an interstate real estate issue.
Although obviously very busy, he still took the time to seek out information ( from an interstate Real Estate Institute) and advise us on a course of action to help us achieve a resolution for our issue.
Michael ..... your knowledge, awareness and willingness to assist proved invaluable to us.
Thank you again
- P & R Donnellan
I would highly recommend Vanessa to anyone considering renting their property. Vanessa is highly professional and thorough, she managed my property for over 12 months and carried out regular visits, promptly addressing and problems the tenants had. This has a flow affect, because happy tenants meant greater care. The carefully selected tenants recommended by Vanessa, actually left my house in a better condition. Thanks Vanessa.
- Terry Duncan
Zoom Property have managed the cottage on our Burnie site for a number of years. As our tenants moved out recently, we have decided to use the cottage for business needs rather than re-let. As such we wanted to express our gratitude for the professional, prompt and friendly service received from the staff at Zoom Property. I would highly recommend Zoom Property services as they offer a high level of integrity, timely communication, sincerity and importance in meeting the needs of their customers. Thank you Zoom! We have been very impressed. Best wishes from the Dogs' Homes of Tasmania :-)
- Belinda Barnes
Thank you very much Vanessa for all your support, help and hard work on our behalf with the management of our rental properties . I'm sure if it wasn't for you and your professional approach to it we would not have fared as well as we did . Thanks for your honesty and that nothing seemed too much of a hassle. I recommend Vanessa as an excellent property manager.
- Michelle Rust
We found Michael Baxter to be open, honest and wonderful to deal with. He went above and beyond to show a property to us after hours and after dealing with several agents Michael was refreshingly truthful and easygoing. Highly recommended and look forward to future opportunities with ZOOM.
- Karen Smith
I have been dealing with the team at Zoom Property Agents for the duration of renting and selling my property at Deviation Road, Penguin. I have found Vanessa to be a diligent, friendly and professional property manager, whose opinion I can trust. Through the process of selling my property, Michael has been the best agent I have ever dealt with and comes highly recommended by me. His communication and followup has been second to none. I wish all at Zoom Property Agents every success, they are a team that deliver fantastic results
- Aileen Dukeson
✱ Disclaimer: property photos are for advertising purpose only and not of actual property.