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Introduction to Nottingham Student Accommodation: Is The City Changing?
Nottingham student accommodation has become a visible part of the way the city is changing. New purpose-built developments have appeared across the centre, while the traditional student housing market in areas such as Lenton, Radford and Dunkirk is facing a different future.
This is about much more than where students sleep. Nottingham student accommodation affects housing supply, neighbourhoods, landlords, developers, universities and businesses. It can influence which properties return to the wider rental market, where investment goes and how different parts of Nottingham develop.
The numbers show how significant the change has become. Nottingham City Council recorded 36,334 purpose-built student accommodation bedspaces in 2025, compared with 27,510 in 2021. Over the same period, the number of on-street student households fell from 6,900 to 6,172. That is a 32.1% increase in purpose-built bedspaces alongside a 10.6% reduction in on-street student households.
But more accommodation does not automatically mean Nottingham needs more of the same. Vacancy rates have risen sharply, student preferences are changing and the council is placing greater emphasis on the type, location and need for future developments.
So, is Nottingham student accommodation changing the city? Yes, but the interesting question is what happens next.
Why Has Nottingham Student Accommodation Expanded So Quickly?
Nottingham is unusual because higher education has such a large presence in the city. Nottingham Trent University and the University of Nottingham attract students from the UK and overseas, creating sustained demand for places to live.
For years, much of that demand was absorbed by ordinary houses converted or operated as student HMOs. Lenton became particularly associated with student living, while substantial student populations developed in Radford, Dunkirk, Arboretum and other areas close to campuses and transport routes.
Purpose-built student accommodation, usually shortened to PBSA, offered another way to meet that demand. Instead of adding more students to traditional residential streets, large numbers of bedspaces could be provided within managed developments.
Nottingham City Council reports that PBSA bedspaces increased from 27,510 in 2021 to 36,334 in 2025, while on-street student households declined over the same period.
This shift has been supported by planning policy. Nottingham encourages appropriate Nottingham student accommodation within locations including the city centre, university campuses and certain commercial areas where development can support regeneration.
That matters to local businesses too. Population patterns change demand for everything from cafés and retail to professional services. Businesses that need their teams to adapt their conversations as local markets evolve may use Sales Training Nottingham to help staff understand changing customer needs rather than relying on an old picture of the city. As markets change, measures such as sales quota attainment can also help employers understand whether commercial teams are converting available opportunities into actual revenue.
What Is Purpose-Built Student Accommodation?
Purpose-built student accommodation is housing specifically designed for students rather than an ordinary residential property subsequently rented to them.
A development may contain self-contained studios or cluster flats where several students have private bedrooms but share kitchens and living spaces. Larger developments can also include communal study rooms, gyms, lounges, laundry facilities, cycle storage and on-site management.
This creates a different housing model from the traditional Nottingham student house. Instead of four, five or six students sharing a converted terraced property, hundreds may live within one professionally managed development.
The location can be different too. Nottingham student accommodation can be concentrated within or around the city centre rather than spread across established residential streets. This makes developments around major transport routes, the city centre and areas within reach of both universities particularly significant.
PBSA is therefore not simply a newer version of a student HMO. It changes the geography of student living. Students can be placed closer to shops, nightlife, public transport and university facilities while potentially reducing pressure on some traditional housing areas.
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How Much Nottingham Student Accommodation Is There?
The scale of Nottingham student accommodation becomes clearer when the figures are viewed over time.
Nottingham City Council recorded 20,281 PBSA bedspaces in 2015. By 2020, the figure had reached 25,904. It rose to 30,904 in 2023 and 36,334 in 2025.
That means the recorded number of PBSA bedspaces increased by more than 16,000 in ten years.
The movement in traditional student households has been different. The council recorded 6,084 on-street student households in 2015. The figure reached 6,900 in 2021 before falling to 6,172 in 2025.
Those numbers do not prove that every student moving into PBSA previously occupied an HMO. Housing markets are more complicated than that. Student numbers, affordability, international recruitment, university accommodation and individual preferences all influence demand.
But the direction is important. Nottingham student accommodation is increasingly being supplied through purpose-built developments, while the number of student households occupying conventional housing has declined from its recent peak.
For Nottingham, this raises a practical question. If more students can be accommodated in managed developments, what happens to the houses that were previously heavily dependent on student demand?
Could Purpose-Built Accommodation Reduce Pressure On Nottingham Housing?
This is one of the strongest arguments behind the expansion of Nottingham student accommodation.
When student numbers grow but dedicated accommodation does not, demand can spill into conventional housing. Family homes and ordinary private rentals may be converted into shared student properties because landlords can achieve attractive returns from multiple tenants.
That can create concentrations of HMOs in particular neighbourhoods. Nottingham has experienced this for years, particularly in areas close to the universities.
The council’s planning approach is partly intended to address that imbalance. Its monitoring data shows a reduction in on-street student households since 2021 alongside substantial growth in PBSA.
There is no guarantee that a former student HMO automatically becomes an affordable family home. A landlord may sell, continue operating it as shared accommodation, target young professionals or use the property in another permitted way. Price and mortgage conditions also determine who can eventually occupy it.
However, reducing dependence on conventional houses for Nottingham student accommodation can create opportunities for housing to return to other parts of the market.
This is why the issue cannot be judged purely by counting cranes or new apartment blocks. The wider question is whether purpose-built development helps Nottingham maintain a healthier mix of students, families, professionals and long-term residents.
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What Does The Change Mean For Lenton And Other Student Areas?
Lenton is probably the clearest example of how Nottingham student accommodation can shape an entire neighbourhood.
Its position between the University of Nottingham and the city centre made it attractive to students for decades. Large numbers of terraced houses became shared accommodation, supporting a local economy of letting agents, takeaways, convenience shops and other businesses serving a highly mobile population.
Radford, Dunkirk and parts of the Arboretum have experienced similar pressures to different degrees.
If a greater proportion of students choose PBSA, some demand could gradually move away from these streets. That does not mean established student areas will suddenly stop attracting students. Shared houses remain attractive to people who want to live with friends, have more communal space or pay less than they might for some purpose-built options.
But even a gradual shift matters.
More former student properties becoming available to other tenants or purchasers could change the balance of individual streets. Longer-term residents may support different shops and services. Schools, parking patterns, waste collection and community organisations can all be affected by changes in the local population.
The key word is balance. Nottingham benefits enormously from its students, but successful neighbourhoods normally need a mixture of people and housing types rather than overwhelming dependence on one group.
Is Nottingham Building Too Much Student Accommodation?
This is where the picture becomes more complicated.
For many years the challenge was providing enough Nottingham student accommodation. More recent evidence suggests the city also needs to consider whether the supply coming forward matches actual demand.
Nottingham City Council’s 2025/26 PBSA occupancy survey reported an overall vacancy rate of 12.7%. That was up from 11.2% in 2024/25 and only 3.5% in 2023/24.
The difference becomes even more interesting when accommodation types are separated. The 2025/26 survey recorded a 16.1% vacancy rate for studios compared with 11.6% for cluster beds.
This does not mean Nottingham student accommodation is universally oversupplied. Vacancy can vary between buildings, locations, room types and price points. New developments may also take time to establish themselves.
But a market with materially higher vacancy is different from one where almost every bed is occupied.
Developers can no longer assume that adding studios will automatically satisfy demand. Students compare price, location, room size, facilities and the social experience offered by different properties.
Businesses face a similar danger when markets change. More choice gives buyers greater power. Corporate Sales Training Nottingham can help teams communicate genuine value clearly rather than assuming that customers will choose them simply because demand once exceeded supply. Using sales performance benchmarking can also help businesses compare current results with previous performance and identify whether changes in the market are affecting conversion and revenue.
Why Are Cluster Flats Becoming More Important?
The future of Nottingham student accommodation may depend less on simply adding bedspaces and more on providing the right bedspaces.
Studios give students privacy. For some people that is exactly what they want. But they can also be more expensive and provide a very different social experience from living in a shared house.
Cluster flats attempt to bridge that gap. Students normally have their own bedroom and sometimes an en-suite bathroom, while sharing a kitchen and communal living area with other residents.
This matters because students who would otherwise choose an HMO often value shared living. If Nottingham wants purpose-built developments to attract more of those students, PBSA needs to compete with the experience of sharing a house rather than simply offering more individual studios.
The council’s current position reflects this. It says future schemes should place greater emphasis on cluster accommodation, with studios forming a more limited proportion unless there is clear justification.
That is a significant change in emphasis. Nottingham student accommodation is moving from a debate about quantity towards a debate about product-market fit.
The cheapest option will not suit everyone. Neither will the most luxurious. Successful developments need to understand what different students are trying to achieve and design accommodation accordingly.
Is Nottingham Student Accommodation Affordable?
Affordability may become one of the biggest factors shaping the next phase of Nottingham student accommodation.
Purpose-built developments can offer convenience. Bills may be bundled into the rent. Buildings can have security, maintenance teams and communal facilities. Locations may reduce transport costs and make university or city-centre facilities easier to reach.
But students ultimately have budgets.
Nottingham City Council says there is a wide range of PBSA rents, with its latest published summary indicating approximately £110 to £310 per week depending on location, facilities and room type. It also reports cheaper city-centre en-suite rooms beginning at around £125 per week and studios at around £160.
Those figures show why it is misleading to describe all Nottingham student accommodation as either cheap or expensive. The market contains very different products.
Students may compare a modern studio with a room in a shared house and decide the privacy is worth paying for. Another student may prioritise lower rent and a communal lifestyle. Others may make decisions based on walking distance, bills, security or the length of the tenancy.
Rising vacancy rates could increase competition between providers. That may lead to incentives, different room mixes or stronger pressure to demonstrate value.
For any competitive local market, value has to be understood from the customer’s perspective. B2B Sales Training Nottingham can help commercial teams make that distinction when they sell services into sectors affected by rapid local change.
What Does Purpose-Built Student Accommodation Mean For Landlords?
Traditional student landlords cannot ignore the expansion of Nottingham student accommodation.
An HMO is no longer competing only with the house next door. It may be competing with professionally managed buildings offering en-suite rooms, communal areas, internet packages, maintenance support and central locations.
That does not make the traditional student house obsolete.
A group of friends may still prefer sharing an entire property. Houses can provide gardens, larger communal rooms and a sense of independence that managed accommodation cannot always reproduce. Price can also make HMOs attractive.
However, landlords may need to work harder to maintain standards and demonstrate value. Poor-quality accommodation becomes more difficult to justify when students have greater choice.
Planning controls are another factor. Nottingham’s city-wide Article 4 Direction means planning permission is required to change a conventional family dwelling into a small HMO falling within the relevant use classes. Larger HMOs are also subject to planning requirements.
That limits uncontrolled expansion of student HMOs and supports the broader objective of maintaining mixed communities.
The likely result is a more competitive market. Good landlords with well-maintained properties in strong locations may continue to attract students. Weaker properties could face more pressure as Nottingham student accommodation becomes more diverse. Landlords and property businesses employing additional staff also need to consider the full cost of employing someone in the UK, rather than judging expansion only by the headline salary.
Could More Student Housing Help Nottingham City Centre?
There is another side to Nottingham student accommodation that is sometimes missed in the housing debate: city-centre regeneration.
Students living centrally create footfall. They use cafés, supermarkets, gyms, restaurants, entertainment venues and public transport. They can bring activity to streets outside conventional office and retail hours.
That matters as city centres across Britain adapt to structural changes in retail and office use.
Purpose-built accommodation can also bring vacant or underused sites back into productive use. Nottingham planning policy recognises this potential by allowing suitable PBSA in locations where development can support regeneration.
But development quality matters.
A large accommodation block that turns its back on surrounding streets can create beds without creating much wider value. Good development should contribute at street level, connect with existing neighbourhoods and consider how residents move between the building, campuses and the rest of Nottingham.
There is also a question of balance. A city centre dominated by one residential group would create its own vulnerabilities. Nottingham needs students, permanent residents, businesses, visitors, workers and cultural activity.
Well-located Nottingham student accommodation can be part of that mix. It should not become the entire mix.
What Does Student Accommodation Mean For Nottingham Businesses?
The growth of Nottingham student accommodation has commercial consequences beyond property.
Thousands of students represent significant local spending. Their choices affect food businesses, entertainment, transport, retail, fitness, telecommunications, property services and many other sectors.
Where students live influences where that spending happens.
If more students live in the city centre, businesses there may gain additional footfall. If fewer students live in traditional HMO areas, some businesses built around that population may have to adapt. A convenience shop in Lenton faces different opportunities from a restaurant near a major city-centre accommodation development.
There are business-to-business effects too. Developers require professional services. Accommodation operators buy technology, maintenance, security and facilities services. Landlords use letting agents, tradespeople, insurers and mortgage providers.
Changing Nottingham student accommodation therefore creates a chain of commercial changes. Businesses responding to those changes need to consider not only how much revenue they generate but how efficiently their people and resources generate it. Understanding revenue productivity can help organisations examine whether growth in headcount and operating costs is producing proportionate commercial returns.
The companies that respond best will understand that the market is not static. They will ask what customers need now rather than what they needed five years ago. Sales Coaching Nottingham can support teams that need to improve these conversations and communicate their value without relying on pressure.
What Could Happen To Former Student Houses?
This may become one of the most important consequences of changing Nottingham student accommodation.
If on-street student demand continues to decline, some landlords could eventually decide that a property no longer works as a student investment.
Several outcomes are possible.
Properties could be sold to owner-occupiers. Some could be rented to families or professionals. Others might remain in the wider shared-rental sector where planning and licensing rules allow. Some student houses will simply continue operating successfully because they are in strong locations and offer what students want.
The condition and layout of individual properties will matter. A heavily adapted HMO may require investment before it appeals to a family. Purchase prices and mortgage affordability will also determine whether local buyers can realistically acquire properties coming onto the market.
So it would be wrong to assume that every additional PBSA bed releases one conventional home.
Even so, the reduction in recorded on-street student households is significant. If that trend continues over several years, it could gradually alter the tenure mix in parts of Lenton, Radford and other areas with historically high student concentrations.
That is one reason Nottingham student accommodation should be considered as part of the city’s wider housing strategy rather than as an isolated university issue.
What Happens Next For Nottingham Student Accommodation?
The next phase is unlikely to be simply a continuation of the last decade.
Nottingham student accommodation has expanded rapidly, but the market is showing signs of maturity. Vacancy rates are higher. Studios appear to be experiencing more vacancies than cluster accommodation. Affordability matters. And planning policy increasingly expects developers to demonstrate that new schemes meet an identifiable need.
This should encourage a more selective market.
Location will remain important, but developers may need stronger evidence that the proposed mix of rooms matches demand. Accommodation designed for returning students, postgraduates or students who prefer shared living could receive more attention.
Quality will matter too. Students with more options can compare buildings rather than accepting whatever is available. Operators will have to consider price, communal facilities, management, security, room design and the overall living experience.
The impact on surrounding communities will remain part of the planning debate. Nottingham wants to support its universities while maintaining sustainable and mixed neighbourhoods.
Businesses will need to adapt alongside the city. Organisations selling into property, education and professional services can use Sales Training for Teams Nottingham to help employees understand changing buyer priorities and explain value clearly. Technology is changing these businesses too, and AI agents for business are becoming part of the wider discussion about how organisations automate routine work, support customers and improve operational efficiency.
Nottingham student accommodation is therefore entering a different stage. The question is no longer simply how many beds can be built. It is where they should be, who they are for and what they contribute to Nottingham.
Frequently Asked Questions About Nottingham Student Accommodation
Why is Nottingham student accommodation increasing?
Nottingham student accommodation has expanded because the city has a large higher education population and sustained demand for places to live from students attending the University of Nottingham and Nottingham Trent University. Purpose-built student accommodation allows hundreds of students to live within managed developments without relying entirely on conventional houses in areas such as Lenton, Radford and Dunkirk. Nottingham City Council has supported PBSA in appropriate locations as part of its approach to meeting student housing demand while reducing pressure on neighbourhoods with high concentrations of HMOs. However, the Nottingham student accommodation market is changing. Recent vacancy figures indicate greater competition between developments, particularly among studio accommodation. Future schemes are therefore likely to face closer scrutiny over demonstrated need, location, affordability, room type and the balance between studios and cluster flats. The issue is increasingly about providing the right Nottingham student accommodation rather than simply increasing the total number of bedspaces.
How many purpose-built student bedspaces are there in Nottingham?
Nottingham City Council recorded 36,334 purpose-built student accommodation bedspaces in 2025. This compares with 27,510 PBSA bedspaces in 2021 and 20,281 in 2015, demonstrating the scale of growth in Nottingham student accommodation over the past decade. The recorded supply therefore increased by more than 16,000 bedspaces between 2015 and 2025. At the same time, the number of on-street student households moved in a different direction after reaching 6,900 in 2021, falling to 6,172 by 2025. These figures suggest that a larger proportion of Nottingham’s student population can now be accommodated within purpose-built developments rather than conventional residential properties. The council’s figures can change as Nottingham student accommodation developments are completed, opened or revised, so individual totals should always be considered alongside the latest official data. The long-term trend, however, clearly shows substantial growth in purpose-built capacity.
Is Nottingham student accommodation oversupplied?
It would be too simplistic to say that all Nottingham student accommodation is oversupplied, but recent vacancy figures show that the market has become significantly more competitive. Nottingham City Council reported an overall PBSA vacancy rate of 12.7% for 2025/26, compared with 11.2% in 2024/25 and 3.5% in 2023/24. The type of Nottingham student accommodation also matters. The 2025/26 figures recorded a 16.1% vacancy rate for studios compared with 11.6% for cluster beds. That difference suggests demand is not distributed evenly across every room type. Location, rent, building quality, facilities, room size and the social experience offered can all influence occupancy. New developments may also require time to establish themselves. The figures therefore do not prove that every proposed scheme is unnecessary. They do indicate that developers can no longer assume that simply adding more Nottingham student accommodation will automatically result in full occupancy.
What is the difference between PBSA and an HMO?
Purpose-built student accommodation, or PBSA, is housing designed or specifically converted and managed for students. Nottingham student accommodation of this type can include individual studios or cluster flats where students have private bedrooms but share kitchens and communal living areas. Larger PBSA developments may also provide study rooms, gyms, lounges, laundry facilities, cycle storage, security and professional on-site management. An HMO is generally a conventional residential property occupied by several unrelated people who share facilities. In Nottingham, traditional student HMOs are particularly associated with areas such as Lenton, Radford and Dunkirk. The biggest difference is scale and management. One HMO may accommodate a relatively small group of students, whereas a purpose-built Nottingham student accommodation development can provide hundreds of bedspaces on one site. Both forms remain important because some students prefer the independence and shared lifestyle of a house while others prefer the facilities and convenience offered by managed PBSA.
Will PBSA free up family homes in Nottingham?
Purpose-built Nottingham student accommodation can help reduce pressure on conventional housing, but there is no automatic one-for-one relationship between a new PBSA bedspace and a family home returning to the market. Nottingham City Council recorded 6,900 on-street student households in 2021 and 6,172 in 2025, a reduction of 10.6%, while purpose-built capacity increased substantially over the same period. This suggests that changing Nottingham student accommodation patterns can reduce some dependence on traditional student houses. However, what happens to an individual former HMO depends on the landlord, property condition, planning rules, market demand and affordability. A property might be sold to an owner-occupier, rented to a family or professionals, or remain within the shared-rental sector. Some established student houses will also continue operating successfully. PBSA can therefore create opportunities for conventional homes to return to other parts of Nottingham’s housing market, but it should not be assumed that every new student bed directly releases one family property.
Where do students usually live in Nottingham?
Students live across Nottingham, but Lenton, Radford, Dunkirk and areas around the University of Nottingham, Nottingham Trent University and the city centre have traditionally attracted substantial student populations. Lenton is particularly well known for shared student houses because of its location between the University of Nottingham and the city centre. The rapid expansion of purpose-built Nottingham student accommodation has increased the number of students who can instead live centrally or within larger managed developments. Location choices depend on several factors, including which university or campus a student attends, rent, transport, walking distance, nightlife, facilities and whether they prefer a studio, cluster flat or traditional shared house. This means the geography of Nottingham student accommodation is not fixed. As new developments open and students have more options, demand can gradually shift between traditional student neighbourhoods and purpose-built developments in and around Nottingham city centre.
Is student accommodation in Nottingham expensive?
The cost of Nottingham student accommodation varies considerably because the market includes traditional shared houses, en-suite rooms, cluster flats and private studios at different price points. Nottingham City Council’s published information describes PBSA rents ranging from approximately £110 to £310 per week depending on room type, location and facilities. It also reports cheaper city-centre en-suite rooms beginning at around £125 per week and studios from around £160. These are indicative figures rather than prices that apply to every Nottingham student accommodation development. Students also need to compare what is included. Some PBSA rents include utilities, internet, security, maintenance and communal facilities that might be paid separately in a conventional rented house. A cheaper weekly rent does not therefore always mean a lower total cost. Affordability is likely to become increasingly important as vacancy rates rise and Nottingham student accommodation providers compete more strongly for students who have a wider range of housing choices.
Why does Nottingham City Council encourage cluster flats?
Cluster flats can provide a middle ground between a traditional shared student house and an individual studio. Students normally have their own bedroom, sometimes with an en-suite bathroom, while sharing a kitchen and communal living area with other residents. This is important for Nottingham student accommodation because many students value the social experience of living with other people. Nottingham’s recent occupancy evidence also shows a difference between room types, with studios recording a higher vacancy rate than cluster beds in the 2025/26 survey. The council has therefore indicated that future Nottingham student accommodation schemes should place greater emphasis on cluster-based accommodation, with studios representing a more limited proportion unless there is clear justification. Cluster flats may be particularly attractive to returning students or groups who might otherwise choose an HMO in Lenton, Radford or Dunkirk. The shift reflects a wider move from simply increasing bedspace numbers towards providing accommodation that more closely matches student preferences.
Will students stop living in Lenton?
Students are unlikely to stop living in Lenton because it remains one of Nottingham’s most established student areas and is well positioned for the University of Nottingham and the city centre. Lenton also has an existing supply of shared houses, letting agents, shops, takeaways and services built around a substantial student population. Traditional shared housing provides a different experience from purpose-built Nottingham student accommodation. Groups of friends may prefer having an entire house, larger communal spaces, a garden or greater independence. However, expanding PBSA gives students more alternatives than they had previously. Nottingham City Council data also shows that the total number of on-street student households across the city has fallen from its 2021 level. If that trend continues, some streets in Lenton and other traditional student areas could gradually become less dependent on student households. That would represent a change in balance rather than the disappearance of students from Lenton.
Is Nottingham still approving new student accommodation?
New Nottingham student accommodation can still be proposed and approved where developments meet planning requirements, but the changing market means the need, location and type of accommodation are becoming increasingly important. Suitable locations can include parts of Nottingham city centre, university campuses, certain commercial areas and allocated development sites. Planning decisions can consider existing PBSA supply, schemes already in the development pipeline, student demand, local character and concentrations of HMOs and student households. Rising vacancy rates have added another factor to the discussion. Nottingham City Council’s recent occupancy evidence shows higher vacancy overall and a particularly notable difference between studios and cluster accommodation. Future developers may therefore need stronger evidence that their proposed Nottingham student accommodation meets an identifiable need and offers the room types students actually want. The debate is increasingly moving away from simply asking how many additional beds can be built towards whether a particular development is appropriate for Nottingham’s changing student housing market.
How could student accommodation change Nottingham in the future?
The long-term impact of Nottingham student accommodation could extend well beyond university life. More students living within purpose-built developments in or near Nottingham city centre could support cafés, shops, gyms, restaurants, entertainment venues and public transport by creating additional footfall throughout the week. At the same time, reduced dependence on traditional HMOs could gradually change areas such as Lenton, Radford and Dunkirk. Some former student houses may move into other parts of the housing market, although affordability, property condition, planning rules and landlord decisions will determine what happens in practice. The type of Nottingham student accommodation being built may also change. Rising vacancy rates and stronger demand for cluster accommodation could encourage developers to provide a broader mix of rooms rather than concentrating heavily on studios. The likely future is therefore not the disappearance of established student neighbourhoods, but a wider range of accommodation choices and a gradual redistribution of where Nottingham’s students live.
We provide sales training in Nottingham for teams who want clearer, more effective conversations. That includes sales coaching, corporate sales training, and practical workshop sessions built around real situations your team faces. We also deliver consultative selling training that helps Nottingham businesses simplify their message and close more of the right deals. Alongside our local work, we support teams across the UK who want to communicate value better, avoid confusion, and win the right work without feeling pushy.
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