Diane Richardson

 

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


Diane Richardson 

Cell: 403.397.3706

 

403-397-3706 E-Mail Me Now

Alberta Town and Country

🌾 Discover AlbertaTownandCountry.com — your trusted hub for rural homes, acreages, and small-town living in Southern Alberta. Brought to you by Calgary Realtor Diane Richardson.

If you prefer to search by map! Click this link and a new window will open and you'll be taken to dianerichardson.ca

SILVERADO HOMES FOR SALE IN SW CALGARY 3 BEDROOM
Homes for sale in Silverado SW Calgary, Silverado Real Estate, Silverado Homes for sale with 3 Bedrooms or more, 3 Bedroom Homes for sale in Silverado SW Calgary

Explore the most recent Silverado 3 bedroom or more homes for sale in SW Calgary on Diane-Richardson.com. Discover a wide range of houses available in the beautiful community of Silverado. Whether you're interested in bungalows for sale in Silverado or other types of properties, you'll find them all listed on the Calgary real estate market.
Take your time to view all Silverado houses and townhouses for sale in SW Calgary. There are numerous Silverado real estate listings to choose from, offering various options to suit your preferences. Each listing includes photos, detailed neighborhood information, and amenities, providing you with valuable insights.
When you find something that catches your eye, and you're ready for a closer look, please don't hesitate to contact me via email, text, or call. I'll be more than happy to arrange a private viewing at your convenience.
For further assistance, please reach out to Diane Richardson at 403.397.3706

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.

Explore the Finest Silverado Homes for Sale in Calgary - Your Trusted Real Estate Partner


Welcome to our extensive webpage showcasing the finest Silverado homes for sale in Calgary. If you're seeking a vibrant community with a perfect blend of modern amenities and natural beauty, Silverado is the ideal place to call home. Our comprehensive listings feature a diverse range of exquisite properties, from luxurious single-family houses to charming townhomes, catering to a wide range of homebuyers' preferences.

Why should you consider Silverado for your next home? Nestled in the southwest quadrant of Calgary, Silverado offers a delightful mix of scenic landscapes, recreational opportunities, and easy access to major transportation routes. With quick connections to Stoney Trail and Macleod Trail, commuting to downtown or any part of the city is a breeze.

Living in Silverado means embracing an active lifestyle with an abundance of recreational options. The community is surrounded by numerous parks and green spaces, including Silverado Park and Spruce Meadows, offering residents opportunities for outdoor activities, picnics, and leisurely strolls.

For families, Silverado offers top-rated schools, making it an ideal choice to raise children in a safe and welcoming environment. The neighborhood's sense of community spirit and warm ambiance make it a popular destination for families, professionals, and retirees alike.

Navigating the Silverado real estate market can be a daunting task, but with Diane Richardson as your trusted real estate advisor, the process becomes smooth and stress-free. Diane Richardson has an in-depth understanding of the Silverado real estate landscape and will work diligently to find your dream home that perfectly aligns with your lifestyle and preferences.

Choosing Diane Richardson as your real estate partner means choosing unparalleled professionalism, expertise, and personalized service. Diane Richardson will take the time to listen to your unique needs and requirements, ensuring you find the perfect Silverado home that meets your budget and lifestyle.

If you are considering selling your Silverado property, Diane Richardson will develop a comprehensive marketing strategy to showcase your home's best features and attract potential buyers. Diane Richardson's strong negotiation skills and market knowledge will ensure you get the best value for your property.

Throughout your real estate journey, Diane Richardson will provide top-notch customer service, keeping you informed and engaged at every step of the process. Whether you are a first-time homebuyer or a seasoned investor, Diane Richardson's dedication to excellence will make your real estate experience a rewarding one.

Explore our extensive Silverado real estate listings to discover the array of stunning properties available. Contact Diane Richardson today to schedule a viewing of these captivating Silverado homes for sale or discuss the sale of your property. With Diane Richardson as your real estate advisor, you can make one of life's most significant decisions with confidence, knowing you have a trusted ally by your side.

Experience the joy of finding your dream home in Silverado with Diane Richardson's expert guidance and support. Your perfect home awaits in this charming Calgary community

Forgot password Extend Verify Contact

10987 Valley Springs Road NW
Valley Ridge Calgary T3B 5S5

$1,250,000
Residential beds: 3 baths: 3.0 1,788 sq. ft. built: 1997

Main Photo: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 1: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 2: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 3: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 4: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 5: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 6: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 7: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 8: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 9: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 10: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 11: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 12: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 13: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 14: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 15: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 16: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 17: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 18: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 19: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 20: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 21: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 22: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 23: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 24: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 25: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 26: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 27: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 28: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 29: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 30: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 31: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 32: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 33: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 34: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 35: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 36: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 37: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 38: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 39: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 40: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 41: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 42: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 43: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 44: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 45: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 46: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 47: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Photo 48: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
Status:
Active
Prop. Type:
Residential
MLS® Num:
A2237451
Bedrooms:
3
Bathrooms:
3
Year Built:
1997
** Open House Saturday June 12th 2p-4p** Have you ever wanted to live in a prime Calgary location with golf course views? Well, now is your opportunity. This well maintained walk out bungalow backing onto the Valley Ridge golf course is beautifully appointed and shows pride of ownership throughout. Stepping through the front door, you are struck by the fantastic views from the large windows flooding the family room with natural light. The entire main level has been upgraded with grey laminate flooring that complements the white cabinetry in the kitchen and gives a feeling of continuity throughout the home. It also boasts an open floor plan with large picture windows with plantation shutters, built-in speakers and high ceilings. The bright and white kitchen is flooded with light from the skylight and features granite counters, walk-in pantry and Bosch gas cooktop and wall mounted oven. Stepping into the primary bedroom, the owner is ensconced in luxury, with light streaming in from the large bay window, large walk-in closet, ensuite bathroom with skylight, double vanities and separate shower. The main floor laundry room is opposite the den, which could be used as an office or reading nook. Separating the kitchen and the living room is a three sided gas fireplace that provides warmth and ambiance on those cold winter nights. Featuring air conditioning for these hot summers and a hydronic heating system in the walk out level, comfort is always at a premium, no matter what level you find yourself on. This estate home also features a newer high-end rubber roof and insulated, heated garage with epoxy floor for easy maintenance. The walkout level features two large bedrooms, along with great storage space, games room, and a terrific rec room with gas fireplace. The deck, accessed off of the kitchen, comes complete with a retractable awning and gas line for summer bbqs. Take a walk through the backyard and notice the incredible lot size (over 10,000 square feet!), providing plenty of space for the hot tub, garden, and many trees and shrubs. An underground sprinkler system keeps the yard looking fresh and green. Located close to neighbourhood shopping, Canada Olympic Park and only an hour from the town of Banff. Don't miss out on this truly amazing home!
Property Type:
Residential
Property Sub Type:
Detached
Condo Type:
Not a Condo
Transaction Type:
For Sale
Suite:
No
Home Style:
Bungalow
Total Living Area:
1,788 sq. ft.
Below Grade Finished Area:
1,713 sq. ft.
Lot Area:
10,494 sq. ft.
Lot Frontage:
71'2¾"
Front Exposure:
Northeast
Levels:
One
Total Rooms Above Grade:
6
Year built:
1997 (Age: 28)
Bedrooms:
3 (Above Grd: 1)
Bedrooms Above Grade:
1
Bedrooms Below Grade:
2
Bathrooms:
3.0 (Full:2, Half:1)
Plan:
9611577
Heating:
Fireplace(s), Forced Air
Basement:
Finished, Full
Foundation:
Poured Concrete
New Constr.:
No
Construction Material:
Stone, Stucco, Wood Frame
Structure Type:
House
Roof:
Rubber
Ensuite:
Yes
Flooring:
Carpet, Ceramic Tile, Laminate
Cooling:
Central Air
Fireplaces:
2
Fireplace Details:
Gas
Garage:
1
Garage Spaces:
2
Parking:
Double Garage Attached
Parking Places:
4
Parking Total/Covered:
4 / -
Laundry Features:
In Basement, Main Level
Valley Ridge (Calgary)
Central Air Conditioner, Dishwasher, Garage Control(s), Garburator, Gas Cooktop, Microwave, Range Hood, Refrigerator, Washer/Dryer, Water Softener, Window Coverings
Fountain (as is), hot tub
Restrictive Covenant
Floor
Type
Size
Other
Main Floor
Breakfast Nook
13'5" × 12'7"
Main Floor
Den
14'9" × 11'8"
Main Floor
Dining Room
13'11" × 13'8"
Main Floor
Foyer
18'5" × 14'3"
Main Floor
Kitchen
13' × 10'10"
Main Floor
Laundry
9' × 9'
Main Floor
Living Room
17'5" × 14'1"
Main Floor
Bedroom - Primary
16'7" × 13'9"
Main Floor
Walk-In Closet
9' × 6'9"
Lower Level
Bedroom
13'1" × 11'11"
Lower Level
Bedroom
19'10" × 12'11"
Lower Level
Game Room
34'11" × 23'11"
Lower Level
Storage
10'4" × 9'5"
Lower Level
Furnace/Utility Room
18'3" × 17'8"
Floor
Ensuite
Pieces
Other
Main Floor
No
2
5' x 6'6"
Main Floor
Yes
5
12' x 14'2"
Lower Level
No
4
5' x 11'2"
Title to Land:
Fee Simple
Community Features:
Golf, Park, Playground, Schools Nearby, Shopping Nearby, Sidewalks, Street Lights, Walking/Bike Paths
Interior Features:
High Ceilings, Jetted Tub, Skylight(s)
Exterior Features:
Rain Gutters
Patio And Porch Features:
Deck
Lot Features:
No Neighbours Behind, On Golf Course, Pie Shaped Lot, Private, Treed, Underground Sprinklers
Num. of Parcels:
0
Fencing:
Fenced
Region:
Calgary
Zone:
CAL Zone W
Zoning:
R-CG
Listed Date:
Jul 10, 2025
  • Photo 1: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 1 of 48
  • Photo 2: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 2 of 48
  • Photo 3: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 3 of 48
  • Photo 4: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 4 of 48
  • Photo 5: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 5 of 48
  • Photo 6: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 6 of 48
  • Photo 7: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 7 of 48
  • Photo 8: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 8 of 48
  • Photo 9: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 9 of 48
  • Photo 10: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 10 of 48
  • Photo 11: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 11 of 48
  • Photo 12: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 12 of 48
  • Photo 13: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 13 of 48
  • Photo 14: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 14 of 48
  • Photo 15: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 15 of 48
  • Photo 16: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 16 of 48
  • Photo 17: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 17 of 48
  • Photo 18: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Primary bedroom
  • Photo 19: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Primary bedroom, golf view
  • Photo 20: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Ensuite 1
  • Photo 21: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Ensuite 2
  • Photo 22: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 22 of 48
  • Photo 23: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Den/office main level
  • Photo 24: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Laundry room main level
  • Photo 25: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Main floor half bath
  • Photo 26: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 26 of 48
  • Photo 27: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 27 of 48
  • Photo 28: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 28 of 48
  • Photo 29: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 29 of 48
  • Photo 30: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Lower 4 pc bathroom
  • Photo 31: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Lower bedroom with view
  • Photo 32: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Lower bedroom 2
  • Photo 33: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 33 of 48
  • Photo 34: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 34 of 48
  • Photo 35: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 35 of 48
  • Photo 36: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 36 of 48
  • Photo 37: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 37 of 48
  • Photo 38: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 38 of 48
  • Photo 39: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 39 of 48
  • Photo 40: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 40 of 48
  • Photo 41: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 41 of 48
  • Photo 42: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 42 of 48
  • Photo 43: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 43 of 48
  • Photo 44: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 44 of 48
  • Photo 45: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 45 of 48
  • Photo 46: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 46 of 48
  • Photo 47: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 47 of 48
  • Photo 48: 10987 Valley Springs Road NW in Calgary: Valley Ridge Detached for sale : MLS®# A2237451
    Photo 48 of 48

Virtual Tour

Listed by Royal LePage Mission Real Estate
Data was last updated July 18, 2025 at 12:05 AM (UTC)
Area Statistics
Listings on market:
12
Avg list price:
$937,350
Min list price:
$485,000
Max list price:
$1,250,000
Avg days on market:
26
Min days on market:
2
Max days on market:
83
Avg price per sq.ft.:
$398.11
These statistics are generated based on the current listing's property type and located in Valley Ridge. Average values are derived using median calculations. This data is not produced by the MLS® system.
DIANE RICHARDSON
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.