Diane Richardson

Office Location

703 64 Ave SE #130
Calgary, AB T2H 2C3

Cell: 403.397.3706

Find Your Alberta Rural Retreat

Explore acreages, hobby farms, equestrian properties and country homes near Calgary on AlbertaTownandCountry.com.

Browse Alberta Acreages

Prefer to Search Real Estate by Map?

Use the interactive real estate map search to explore MLS® listings by location, community, neighbourhood, town, acreage area or surrounding region. Map search is a convenient way to compare homes visually and narrow your search by the areas that matter most to you.

Open Interactive Map Search

The map search will open on DianeRichardson.ca, where you can browse available listings by map location and refine your search.

JUST LISTED CHARLESWOOD HOMES FOR SALE
JUST LISTED CHARLESWOOD MLS LISTINGS, CHARLESWOOD NEW LISTINGS, JUST LISTED CHARLESWOOD HOUSES,  TOWNHOMES FOR SALE

Welcome to Diane-Richardson.com, your source for the most recent Charleswood homes just listed for sale in Calgary. We pride ourselves on providing the latest updates on homes for sale in Charleswood, Calgary, with a focus on newly listed properties.
Explore all the Charleswood real estate listings to discover a wide range of houses and condos available for sale on the Calgary real estate market. Our website features numerous NW Calgary real estate listings, ensuring you have plenty of options to choose from.
Each just listed Charleswood home for sale comes with detailed photos, neighborhood information, and amenities, giving you all the necessary information to make an informed decision.
If you find a property that catches your interest and you're ready for a closer look, don't hesitate to contact me via email, text, or call. I'm here to arrange a private viewing at your convenience, allowing you to explore the property in person and envision your future in this beautiful community.
As your dedicated Calgary realtor, I am committed to assisting you throughout the home buying process. Whether you're a first-time buyer or an experienced investor, I'm here to provide exceptional service and support to help you find the perfect home that aligns with your needs and preferences.
For any inquiries or to schedule a private viewing of the just listed Charleswood homes for sale, please feel free to contact Diane Richardson at 403.397.3706

JUST LISTED CHARLESWOOD LISTINGS

Forgot password Extend Verify Contact

3423 23 Street NW
Charleswood Calgary T3L 0T8

$2,499,000
Residential beds: 4 baths: 4.0 2,352 sq. ft. built: 2025

Main Photo: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 1: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 2: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 3: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 4: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 5: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 6: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 7: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 8: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 9: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 10: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 11: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 12: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 13: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 14: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 15: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 16: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 17: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 18: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 19: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 20: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 21: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 22: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 23: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 24: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 25: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 26: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 27: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 28: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 29: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 30: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 31: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 32: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 33: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 34: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 35: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 36: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 37: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 38: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 39: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 40: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 41: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 42: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 43: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 44: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 45: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 46: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 47: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 48: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Photo 49: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
Status:
Active
Prop. Type:
Residential
MLS® Num:
A2313815
Bedrooms:
4
Bathrooms:
4
Year Built:
2025
Welcome to 3423 23 Street NW, a mid century modern luxury residence, located in the highly desirable community of Charleswood. This newly built home offers over 3,400 sq. ft. of thoughtfully designed living space, showcasing an impressive blend of architectural sophistication, premium natural materials and state-of-the-art smart home features. The exterior makes an immediate statement with real brick, NewTech wood composite cladding, timber soffits and smooth stucco, creating a refined and low-maintenance façade that complements the mature, tree-lined street. Step inside to a foyer featuring white oak wall paneling and Limestone Bluestone pavers, setting the tone for the elegance carried throughout the home. The main level centers around a stunning chef-inspired kitchen equipped with a 48” Fulgor range, hoodfan & dishwasher, 36" Thermador fridge, all top of the line appliances. The perimeter counters are Temptation Quartzite w/leather finish, the island countertop - absolute Black granite w/brushed finish create a dramatic focal point, while custom white oak and painted cabinetry offer generous storage. The adjacent living and dining areas provide a seamless open-concept layout, highlighted by a gas fireplace with a Concrete Quartz surround, custom steel detailing, white oak millwork and expansive row of patio doors & windows that bathe the space in natural light. The upper level is anchored by an exceptional primary suite designed as a true retreat. The ensuite features striking “Fusion Wow” Quartzite, micro cement walls and ceilings in the shower, Riobel fixtures, a rain shower, freestanding tub and heated porcelain floors. A home office is adjacent to the primary bedroom. Two additional spacious bedrooms share a stylish Jack and Jill bathroom with Concrete Quartz finishes and glazed porcelain tile. A beautifully designed laundry room with LG large-capacity appliances, stone counters and built-in drainage adds convenience and functionality. The fully developed lower level offers a versatile media & recreation area with custom oak paneling, a fourth bathroom with heated floors and ample storage. This space is ideal for family living or entertaining guests. Comfort and convenience are elevated with integrated smart home technology, including Lutron lighting control, SONOS built-in speakers across five zones, HIK vision exterior security cameras, Wi-Fi controlled heated floors, multi-zoned furnace and central air conditioning system for year-round climate control. A heated double garage with hydronic in-floor heating and EV charging r-in provides both practicality and modern convenience. Every element of this home reflects careful craftsmanship, timeless design and luxurious functionality. Located on a quiet street just moments from parks, schools, the University of Calgary and urban amenities, this extraordinary residence is elegance personified. The concrete foundation, subfloor + part of south wall intact from 1961 house.
Property Type:
Residential
Property Sub Type:
Detached
Condo Type:
Not a Condo
Transaction Type:
For Sale
Suite:
No
Num Legal Suites:
0
Num Illegal Suites:
0
Home Style:
5 Level Split
Total Living Area:
2,352 sq. ft.
Main Level Finished Area:
1,699 sq. ft.
Below Grade Finished Area:
1,075 sq. ft.
Acreage:
No
Lot Area:
5,500 sq. ft.
Lot Frontage:
55'1½"
Front Exposure:
Northeast
Unit Exposure:
Southwest
Levels:
4 Level Split
Total Rooms Above Grade:
8
Year built:
2025 (Age: 1)
Bedrooms:
4 (Above Grd: 3)
Bedrooms Above Grade:
3
Bedrooms On Main:
2
Bedrooms Below Grade:
1
Bathrooms:
4.0 (Full:3, Half:1)
Num Ensuite Baths:
1
Plan:
6108HV
Heating:
High Efficiency, Forced Air, Natural Gas, See Remarks
Basement:
Full, Finished, Separate/Exterior Entry
Foundation:
Poured Concrete
Builder:
Jamie Roberts Design
New Constr.:
No
Construction Material:
Composite Siding, Stone, Stucco, Wood Frame
Structure Type:
House
Roof:
Asphalt Shingle
Ensuite:
Yes
Flooring:
Carpet, Hardwood, Tile
Cooling:
Full
Fireplaces:
1
Fireplace Details:
Gas, Living Room, Metal
Garage:
Yes
Garage Spaces:
2
Parking:
Double Garage Attached
Parking Places:
4
Parking Total/Covered:
4 / -
Laundry Features:
Laundry Room
Northwest
Charleswood
Bar Fridge, Built-In Oven, Dishwasher, Dryer, Gas Cooktop, Microwave, Range Hood, Refrigerator, Washer
N/A
Encroachment, None Known
Floor
Type
Size
Other
Main Floor
Bedroom
13'7" × 10'
Main Floor
Bedroom
11'10" × 10'8"
Main Floor
Laundry
9' × 7'1"
Main Floor
Foyer
12'7" × 6'2"
2nd Floor
Kitchen
17'9" × 17'7"
2nd Floor
Dining Room
17'9" × 10'6"
2nd Floor
Living Room
20' × 17'9"
3rd Floor
Bedroom - Primary
14'2" × 14'
3rd Floor
Office
9' × 6'
Lower Level
Family Room
18'5" × 16'6"
Lower Level
Mud Room
10'2" × 6'6"
Basement
Bedroom
12'6" × 10'8"
Floor
Ensuite
Pieces
Other
Main Floor
No
5
8'2" x 7'11"
Main Floor
No
2
3rd Floor
Yes
5
10'3" x 13'7"
Basement
No
3
0' x 0'
Title to Land:
Fee Simple
Community Features:
Park, Playground, Schools Nearby, Shopping Nearby
Interior Features:
Built-in Features, Double Vanity, Kitchen Island, Open Floorplan, Quartz Counters, See Remarks, Vaulted Ceiling(s), Walk-In Closet(s)
Exterior Features:
Private Yard
Patio And Porch Features:
Deck
Lot Features:
Back Lane
Accessibility Features:
Adaptable For Elevator
Num. of Parcels:
0
Fencing:
Fenced
Region:
Calgary
Zone:
CAL Zone NW
Zoning:
R-CG
Listed Date:
May 22, 2026
  • Photo 1: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 1 of 49
  • Photo 2: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 2 of 49
  • Photo 3: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 3 of 49
  • Photo 4: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 4 of 49
  • Photo 5: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 5 of 49
  • Photo 6: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 6 of 49
  • Photo 7: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 7 of 49
  • Photo 8: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 8 of 49
  • Photo 9: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 9 of 49
  • Photo 10: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 10 of 49
  • Photo 11: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 11 of 49
  • Photo 12: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 12 of 49
  • Photo 13: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 13 of 49
  • Photo 14: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 14 of 49
  • Photo 15: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 15 of 49
  • Photo 16: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 16 of 49
  • Photo 17: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 17 of 49
  • Photo 18: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 18 of 49
  • Photo 19: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 19 of 49
  • Photo 20: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Primary Bedroom Walk-in Closet
  • Photo 21: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Walk-in Closet
  • Photo 22: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Office adjacent to Primary Bedroom
  • Photo 23: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 23 of 49
  • Photo 24: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Laundry room, back entrance door and lots of storage/closet space. Notice the washer and dryer sitting on quartz base with drainage behind for additional peace of mind.
  • Photo 25: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    second bedroom on first level
  • Photo 26: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Jack and Jill bathroom first level
  • Photo 27: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    third bedroom on first level
  • Photo 28: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    family / recreation room on lower level
  • Photo 29: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    family / recreation room on lower level
  • Photo 30: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Mudroom / Entrance from the garage
  • Photo 31: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    bathroom in basement
  • Photo 32: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    bedroom in basement
  • Photo 33: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    walk-in closet, bedroom basement
  • Photo 34: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 34 of 49
  • Photo 35: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Powder room off the entrance foyer
  • Photo 36: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 36 of 49
  • Photo 37: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 37 of 49
  • Photo 38: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 38 of 49
  • Photo 39: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 39 of 49
  • Photo 40: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 40 of 49
  • Photo 41: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 41 of 49
  • Photo 42: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 42 of 49
  • Photo 43: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 43 of 49
  • Photo 44: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 44 of 49
  • Photo 45: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 45 of 49
  • Photo 46: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 46 of 49
  • Photo 47: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 47 of 49
  • Photo 48: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 48 of 49
  • Photo 49: 3423 23 Street NW in Calgary: Charleswood Detached for sale : MLS®# A2313815
    Photo 49 of 49
Listed by CIR Realty
Data was last updated July 6, 2026 at 08:05 PM (UTC)
Area Statistics
Listings on market:
12
Avg list price:
$899,450
Min list price:
$589,900
Max list price:
$2,499,900
Avg days on market:
45
Min days on market:
2
Max days on market:
56
Avg price per sq.ft.:
$761.84
These statistics are generated based on the current listing's property type and located in Charleswood. Average values are derived using median calculations. This data is not produced by the MLS® system.
DIANE RICHARDSON

Get in Touch with Diane Richardson for Expert Real Estate Guidance


Finding your ideal home is made easier with the help of Diane Richardson, a trusted and experienced real estate agent. Whether you have questions, need more information, or want to schedule viewings, Diane is here to assist you every step of the way. Contacting Diane is quick and convenient, with multiple options available:

  1. Contact Form: Use the contact form on this website to send Diane a message directly from this page. Simply fill in your name, email address, and your message, and Diane will respond to you promptly.

  2. Phone: Dial 403-397-3706 to reach Diane directly. Call her to discuss your real estate needs, ask questions, or schedule viewings. Diane is available to provide personalized assistance and guidance over the phone.

  3. Email: You can also reach out to Diane via email at Diane@Mypadcalgary.com. Send her an email with any inquiries or requests for more information, and she will respond to you in a timely manner.

  4. Live Chat: Take advantage of the live chat feature on this website for real-time communication with Diane. Simply click on the live chat option, and you can chat with her instantly, getting immediate answers to your questions.

Diane Richardson understands the importance of personalized service and is committed to providing you with the best real estate guidance. Contact her today and let her expertise help you navigate the Calgary real estate market with confidence.

Discover Your Dream Home in Charleswood, Calgary - Contact Diane Richardson


Are you looking for a picturesque and welcoming neighborhood in Calgary? Look no further than Charleswood, a charming community nestled in the northwest quadrant of the city. Diane Richardson, a trusted and experienced real estate professional, is here to guide you through exploring Charleswood homes for sale or selling your property for the best possible value.

Explore Charleswood Homes for Sale

Charleswood is a highly sought-after neighborhood known for its tree-lined streets, beautiful parks, and proximity to nature. As one of the most established communities in Calgary, Charleswood offers a mix of classic character homes and modern residences, making it a perfect location for families, professionals, and retirees alike.

With Diane Richardson, you gain access to a comprehensive database of Charleswood real estate listings. Our website provides detailed information and high-quality images of available properties, enabling you to customize your search and find the perfect home that meets your criteria. Whether you're looking for a spacious family home with a backyard oasis or a cozy condo with stunning views, Charleswood has a variety of options to suit your lifestyle and preferences.

Why Choose Charleswood?

Living in Charleswood offers numerous benefits and amenities for residents to enjoy. The neighborhood is situated close to several parks, including Canmore Park, Nose Hill Park, and Confederation Park, providing ample opportunities for outdoor recreation and leisure activities. Charleswood is also home to excellent schools, making it an ideal choice for families seeking quality education for their children.

Moreover, the neighborhood's convenient location allows for easy access to downtown Calgary and other parts of the city, with a well-developed transportation network, including major roadways and public transit options.

Why Choose Diane Richardson?

Diane Richardson is a highly respected and dedicated real estate professional with years of experience serving clients in the Calgary area. Diane is committed to providing top-notch service and personalized attention to each client she works with.

When you choose Diane Richardson as your real estate partner, you can rest assured that you are in capable hands. Diane's in-depth knowledge of the Calgary real estate market, coupled with her exceptional negotiation skills, ensures that you achieve the best possible outcome, whether you're buying or selling a property.

Contact Diane Richardson Today

If you're ready to embark on your journey to find your dream home in Charleswood, Calgary, or looking to sell your property for maximum value, contact Diane Richardson Real Estate today. Let us guide you through the process and help you make informed decisions. With Diane Richardson by your side, you can navigate the competitive real estate market with confidence and ease. Contact us now to start your exciting journey in Charleswood, Calgary

Listings

Search thousands of listings.

Save and Compare Listings: As a member, you can save your favorite listings and easily compare them side by side

Evaluation

Thinking of selling?
What is your home worth?

Data is supplied by Pillar 9™ MLS® System. Pillar 9™ is the owner of the copyright in its MLS®System. Data is deemed reliable but is not guaranteed accurate by Pillar 9™.
The trademarks MLS®, Multiple Listing Service® and the associated logos are owned by The Canadian Real Estate Association (CREA) and identify the quality of services provided by real estate professionals who are members of CREA. Used under license.