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SUMMARY
We analyzed apartment rental yields in Budva, as of May 2026, for residential apartment buyers, using the raw dataset provided and converting it into a practical buyer guide for foreign individual investors.
This article is updated regularly, so the numbers should be read as a current Budva apartment yield snapshot rather than a permanent forecast.
The main finding is clear: Budva studios usually produce the strongest average percentage return because small apartments rent efficiently compared with their purchase price.
Rozino is the strongest yield market in the dataset. Studios are estimated at 7.3% gross yield and 5.5% net yield, while 1-bedroom and 2-bedroom apartments both reach about 5.1% net yield.
Dubovica, Mainski Put, Golubovina, Podkošljun, and Velji Vinogradi also stand out because they combine lower entry prices with real year-round rental demand.
Old Town Budva has the weakest income profile. It is attractive, scarce, and highly recognizable, but its modeled net yields sit around 3.8% to 4.1% because purchase prices are high relative to rent.
Bečići, Rafailovići, Pržno, Gospoština, and Vidikovac can all rent well, but the buyer must be careful. In these areas, views, resort branding, prestige, and beach access can push prices faster than rents.
For a beginner foreign buyer, the safest Budva apartment rental yield strategy is usually to compare net yield, tenant depth, access, parking, building quality, and resale liquidity together.
The practical takeaway is that Rozino, Dubovica, Mainski Put, Podkošljun, and Velji Vinogradi are the most rational income areas, while Old Town and Pržno work better for lifestyle-led buyers than pure yield buyers.
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Neighborhoods and apartment rental yields in Budva in 2026
This table compares apartment rental yields in Budva by neighborhood and apartment size.
For each area, the table shows estimated purchase price, estimated monthly rent, gross rental yield, and net rental yield for studios, 1-bedroom apartments, and 2-bedroom apartments.
Finally, please note you'll find much more detailed data in our real estate pack about Budva.
| Neighborhood | Studio average purchase price | Studio average monthly rent | Studio gross rental yield | Studio net rental yield | 1-bedroom average purchase price | 1-bedroom average monthly rent | 1-bedroom gross rental yield | 1-bedroom net rental yield | 2-bedroom average purchase price | 2-bedroom average monthly rent | 2-bedroom gross rental yield | 2-bedroom net rental yield |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| Babin Do | €90,000 | €520 | 6.9% | 5.0% | €144,000 | €760 | 6.3% | 4.6% | €210,000 | €1,100 | 6.3% | 4.5% |
| Bečići | €102,000 | €580 | 6.8% | 4.8% | €163,000 | €850 | 6.3% | 4.4% | €238,000 | €1,250 | 6.3% | 4.4% |
| Budva Center | €111,000 | €620 | 6.7% | 4.8% | €178,000 | €900 | 6.1% | 4.4% | €259,000 | €1,350 | 6.3% | 4.5% |
| Dubovica | €80,000 | €480 | 7.2% | 5.4% | €127,000 | €700 | 6.6% | 5.0% | €186,000 | €1,000 | 6.5% | 4.8% |
| Golubovina | €84,000 | €500 | 7.1% | 5.3% | €134,000 | €730 | 6.5% | 4.8% | €196,000 | €1,050 | 6.4% | 4.8% |
| Gospoština | €117,000 | €650 | 6.7% | 4.7% | €187,000 | €950 | 6.1% | 4.3% | €273,000 | €1,450 | 6.4% | 4.5% |
| Lazi | €75,000 | €440 | 7.0% | 5.2% | €120,000 | €650 | 6.5% | 4.8% | €175,000 | €920 | 6.3% | 4.7% |
| Mainski Put | €86,000 | €510 | 7.1% | 5.3% | €137,000 | €760 | 6.7% | 4.9% | €200,000 | €1,100 | 6.6% | 4.9% |
| Old Town | €141,000 | €700 | 6.0% | 4.1% | €226,000 | €1,050 | 5.6% | 3.8% | €329,000 | €1,550 | 5.7% | 3.8% |
| Petrovac | €82,000 | €430 | 6.3% | 4.5% | €132,000 | €650 | 5.9% | 4.3% | €192,000 | €950 | 5.9% | 4.3% |
| Podkošljun | €90,000 | €520 | 6.9% | 5.1% | €144,000 | €780 | 6.5% | 4.8% | €210,000 | €1,120 | 6.4% | 4.7% |
| Pržno | €123,000 | €650 | 6.3% | 4.3% | €197,000 | €980 | 6.0% | 4.1% | €287,000 | €1,500 | 6.3% | 4.3% |
| Rafailovići | €108,000 | €600 | 6.7% | 4.6% | €173,000 | €900 | 6.2% | 4.3% | €252,000 | €1,320 | 6.3% | 4.3% |
| Rozino | €82,000 | €500 | 7.3% | 5.5% | €132,000 | €750 | 6.8% | 5.1% | €192,000 | €1,080 | 6.8% | 5.1% |
| Slovenska Plaža | €105,000 | €600 | 6.9% | 4.8% | €168,000 | €880 | 6.3% | 4.4% | €245,000 | €1,300 | 6.4% | 4.5% |
| Velji Vinogradi | €93,000 | €540 | 7.0% | 5.1% | €149,000 | €800 | 6.4% | 4.7% | €217,000 | €1,150 | 6.4% | 4.6% |
| Vidikovac | €99,000 | €540 | 6.5% | 4.5% | €158,000 | €800 | 6.1% | 4.2% | €231,000 | €1,200 | 6.2% | 4.3% |
We have made this infographic to give you a quick and clear snapshot of the property market in Montenegro. It highlights key facts like rental prices, yields, and property costs both in city centers and outside, so you can easily compare opportunities. We’ve done some research and also included useful insights about the country’s economy, like GDP, population, and interest rates, to help you understand the bigger picture.
Which neighborhoods offer the best net yield among areas people actually want to live in Budva?
The best net-yield neighborhoods among areas people actually want to live in Budva are Rozino, Dubovica, Mainski Put, Podkošljun, and Velji Vinogradi.
These areas are not the most glamorous parts of the Budva apartment market, but they combine practical year-round demand with lower purchase prices than the most prestigious coastal pockets.
Rozino is the strongest signal in the dataset. A studio is estimated at €82,000, rents for about €500 per month, and produces 7.3% gross yield and 5.5% net yield.
Dubovica is very close behind, with studios at €80,000, €480 monthly rent, 7.2% gross yield, and 5.4% net yield. Mainski Put also performs well, with studios at 7.1% gross yield and 5.3% net yield.
The practical reason is simple. These areas serve people who actually live in Budva, including local workers, long-stay foreigners, service workers, families, and renters who need shops, schools, road access, and everyday convenience.
For a beginner buyer, the best Budva apartment rental yield is usually not found in the prettiest postcard location. It is more often found where tenants can live easily all year.
Where can I find apartments with above-average yields and below-average entry prices in Budva?
The clearest Budva neighborhoods with above-average yields and below-average entry prices are Rozino, Dubovica, Lazi, Golubovina, and Mainski Put.
These areas keep the total investment lower while still generating enough monthly rent to support strong net rental yield in Budva.
Lazi has the lowest studio entry price in the table at about €75,000, with estimated monthly rent of €440 and a modeled net yield of 5.2%. Dubovica studios are close, at €80,000 and 5.4% net yield.
Rozino is especially useful because the numbers stay strong across all three apartment types. Studios show 5.5% net yield, 1-bedroom apartments show 5.1%, and 2-bedroom apartments also show 5.1%.
Golubovina also offers an accessible price point. A studio is estimated at €84,000 and €500 monthly rent, which supports a 7.1% gross yield and 5.3% net yield.
The trade-off is that these neighborhoods are less emotionally powerful than Old Town, Pržno, or sea-view parts of Rafailovići. A foreign buyer gives up prestige, but often gets a cleaner rent-to-price relationship.
Where does the rent level justify the purchase price most clearly in Budva?
The rent level justifies the purchase price most clearly in Rozino, Dubovica, Mainski Put, Podkošljun, and Velji Vinogradi.
These neighborhoods show the best relationship between what a buyer pays and what a realistic tenant is likely to pay each month.
Rozino is the clearest example. A 1-bedroom apartment is estimated at €132,000 and €750 monthly rent, giving 6.8% gross yield and 5.1% net yield.
In Old Town, the same 1-bedroom format is estimated at €226,000 and €1,050 monthly rent, but the net yield falls to 3.8%. The rent is higher, but the purchase price is much higher.
That comparison is the real signal. Tenants pay more for Old Town, but buyers pay even more for scarcity, atmosphere, walking access, and prestige.
We have actually built the our real estate pack about Budva to make sure you won’t buy in the wrong area. Check it out.
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Where is the best place to buy if I want stable rental income rather than maximum yield in Budva?
The best Budva neighborhoods for stable rental income are Budva Center, Velji Vinogradi, Rozino, Podkošljun, and Bečići.
These areas may not always be the absolute highest-yield locations, but they have deeper tenant pools and stronger everyday livability than more seasonal locations.
Budva Center offers liquidity and convenience. A studio is estimated at €111,000 and €620 monthly rent, producing 6.7% gross yield and 4.8% net yield.
Velji Vinogradi is a practical middle-ground market. Studios are estimated at €93,000, rents are about €540 per month, and net yield is 5.1%.
Bečići has strong rents, especially for beach-oriented tenants. A 1-bedroom apartment rents for about €850 per month, but net yield is lower at 4.4% because purchase prices are higher.
The honest interpretation is that a slightly lower yield in a liquid, convenient location can be safer than a higher yield in a building with weak parking, poor access, or narrow tenant demand.
Which apartment type gives the best return for the lowest total investment in Budva?
The apartment type that gives the best return for the lowest total investment in Budva is usually the studio apartment.
Studios require less capital and often earn a higher rent per euro invested than larger apartments.
In the dataset, the strongest studio yields are in Rozino at 5.5% net, Dubovica at 5.4% net, Golubovina and Mainski Put at 5.3% net, and Lazi at 5.2% net.
The total investment is also lower. In Dubovica, the modeled studio purchase price is €80,000, compared with €127,000 for a 1-bedroom apartment and €186,000 for a 2-bedroom apartment.
1-bedroom apartments are still the best balance for many beginners. They are easier to rent to couples, remote workers, and longer-stay foreigners, and they often have better resale liquidity than very small studios.
We give you more details in the our real estate pack about Budva.
Which neighborhoods offer strong rental income with the lowest vacancy risk in Budva?
The Budva neighborhoods that combine strong rental income with lower vacancy risk are Budva Center, Velji Vinogradi, Rozino, Bečići, and Podkošljun.
These areas work because tenant demand is broad. They are not dependent on only one renter type or only the peak summer season.
Budva Center 1-bedroom apartments are estimated at €900 monthly rent. Bečići is close at €850, while Velji Vinogradi and Podkošljun sit around €800 and €780.
Rozino is slightly cheaper but very efficient. A 1-bedroom apartment rents for about €750 per month and still produces 5.1% net yield because the purchase price is about €132,000.
The lower vacancy risk comes from daily usability. Renters value supermarkets, services, schools, bus access, walkability, parking, and the ability to live in Budva outside July and August.
For a foreign individual buyer, the practical rule is to avoid relying only on summer pricing. A Budva apartment should still make sense during shoulder season and winter.
We did some research and made this infographic to help you quickly compare rental yields of the major cities in Montenegro versus those in neighboring countries. It provides a clear view of how this country positions itself as a real estate investment destination, which might interest you if you’re planning to invest there.
Which areas look overpriced relative to their rental income in Budva?
The Budva areas that look most overpriced relative to their rental income are Old Town, Pržno, Gospoština, and the most expensive sea-view pockets of Rafailovići and Vidikovac.
These areas can be attractive places to own, but they are weaker pure income investments because the purchase price absorbs much of the rent.
Old Town is the clearest case. A 2-bedroom apartment is estimated at €329,000 and €1,550 monthly rent, producing only 5.7% gross yield and 3.8% net yield.
Pržno also looks expensive for income buyers. A 1-bedroom apartment is estimated at €197,000, rents for about €980 per month, and produces 4.1% net yield.
Gospoština rents well, with a 2-bedroom apartment estimated at €1,450 monthly rent, but the purchase price of about €273,000 keeps the net yield at 4.5%.
The trade-off is not good neighborhood versus bad neighborhood. It is income return versus lifestyle, scarcity, sea access, and emotional value.
Which neighborhoods should I avoid even if the rental yield looks attractive in Budva?
Beginner Budva rental investors should be careful with Lazi, weak-access Vidikovac, remote parts of Babin Do, and weaker inland micro-locations in Dubovica or Golubovina.
The headline yield can be attractive, but the apartment may still be hard to rent or resell if access, parking, building condition, or furnishing quality is weak.
Lazi studios show 5.2% net yield, which looks strong. But the buyer needs to check slope, road access, parking, and whether the unit is convenient enough for year-round tenants.
Vidikovac can benefit from views, but views do not automatically solve practical rental problems. If tenants need a car for every movement, demand can be more seasonal.
Babin Do is mixed. Good central pockets can work well, while less convenient pockets may suffer from older stock, parking problems, or awkward access.
The practical takeaway is that a high yield in Budva is only useful when the unit is easy to live in. Bad access can erase the advantage of a cheap purchase price.
Which neighborhoods look risky even though the rental yield is high in Budva?
The Budva neighborhoods that can look risky despite high yield are Lazi, some Dubovica buildings, some Golubovina buildings, and less convenient Babin Do pockets.
The risk is not that these neighborhoods are bad. The risk is that the yield depends heavily on buying the right apartment in the right building.
Dubovica studios show 5.4% net yield, and Golubovina studios show 5.3% net yield. These are strong numbers, but they can be misleading if the building has weak maintenance, poor parking, or limited tenant appeal.
Lazi is the same kind of market. The studio entry price is low at €75,000, but low price alone is not enough if the apartment is hard to reach or unattractive outside peak season.
Less convenient Babin Do pockets can also look better on paper than in practice. A studio there is estimated at 5.0% net yield, but micro-location matters a lot.
For a beginner, Rozino, Velji Vinogradi, and Podkošljun usually offer cleaner risk-adjusted logic than the weakest versions of these higher-yield locations.
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What neighborhoods should I avoid when buying a rental apartment in Budva?
For beginner rental investors in Budva, the avoid list is Old Town for pure yield, Pržno for pure yield, weak-access Vidikovac, overpaid Rafailovići sea-view units, and poor-quality inland stock in Lazi or Dubovica.
This is not a full ban on those neighborhoods. It is a warning against buying the wrong kind of apartment for an income strategy.
Old Town should be avoided by buyers who need strong net rental yield. Its modeled net yields are 4.1% for studios, 3.8% for 1-bedroom apartments, and 3.8% for 2-bedroom apartments.
Pržno has similar logic. It is attractive and coastal, but modeled net yields sit around 4.1% to 4.3%, which is below the best income areas.
Rafailovići can work if the price is disciplined, but overpaying for a generic sea-view apartment can reduce income efficiency. The 1-bedroom net yield is modeled at 4.3%, despite a monthly rent of about €900.
Avoid any Budva apartment where the only appealing number is the purchase price. A cheap unit with weak access, no parking, poor furnishing, or tired common areas can be harder to rent than the yield table suggests.
Which neighborhoods are seeing rental demand weaken, and why, in Budva?
The Budva rental demand that looks most vulnerable is in overpriced seasonal units in Rafailovići, Bečići, Old Town, Pržno, and sea-view Vidikovac.
The issue is not that these places have no demand. The issue is that many apartments compete for similar seasonal tenants, and the wrong rent level can become fragile outside peak months.
Bečići has strong rents, with 1-bedroom apartments at about €850 per month and 2-bedroom apartments at about €1,250. But new and resort-style supply can limit net-yield upside.
Rafailovići shows a similar pattern. A 2-bedroom apartment rents for about €1,320 per month, but the modeled net yield is 4.3%, which suggests the price paid by the buyer matters a lot.
Old Town and Pržno can weaken when owners expect peak tourist rent all year. Their locations are desirable, but long-term tenants have budget limits.
The practical recommendation is to test the rent assumption outside July and August. A good Budva rental apartment should not depend only on the best eight summer weeks.
Which neighborhoods are seeing new developments that could create stronger rental demand in Budva?
The Budva neighborhoods most likely to benefit from development and infrastructure are Bečići, Rozino, Dubovica, Mainski Put, Budva Center, and Rafailovići.
The most important distinction is between demand-creating development and supply-heavy development. Better roads and access can improve tenant demand, while too many similar apartments can increase competition.
Rozino, Dubovica, and Mainski Put should benefit most from improvements that make everyday movement easier. These areas already have practical tenant demand, so better access can strengthen their rental case.
Bečići and Rafailovići can also benefit from public improvements, but they are more exposed to new apartment supply. A new road or pedestrian link helps, while another generic holiday building can pressure rent.
Budva Center remains liquid because it is central and easy to understand for renters. A 1-bedroom apartment there is estimated at €178,000 and €900 monthly rent, which supports 4.4% net yield.
The investor lesson is simple. Pay for improvements that make a neighborhood easier to live in, not only for marketing stories around new construction.
We created this infographic to give you a simple idea of how much it costs to buy property in different parts of Montenegro. As you can see, it breaks down price ranges and property types for popular cities in the country. We hope this makes it easier to explore your options and understand the market.
Which neighborhoods have become less attractive for apartment investors over the last 12 months in Budva?
The Budva neighborhoods that have become less attractive for rental-income investors over the last 12 months are Old Town, Pržno, Gospoština, and expensive parts of Bečići and Rafailovići.
They are still desirable locations, but the rent-to-price relationship is less forgiving for buyers who care mainly about net rental yield in Budva.
Old Town is the clearest example. A 1-bedroom apartment is estimated at €226,000 and €1,050 monthly rent, but the net yield is only 3.8%.
Pržno also looks less efficient. A 2-bedroom apartment is estimated at €287,000 and €1,500 monthly rent, giving 6.3% gross yield but only 4.3% net yield.
Gospoština has strong rents, especially for 2-bedroom apartments at about €1,450 per month, but the purchase price of €273,000 reduces the income return.
Bečići and Rafailovići are not weak markets. The danger is paying a lifestyle price for a generic apartment and then discovering that the rent does not fully justify the capital.
The practical conclusion is that foreign buyers should avoid premium pricing unless there is a clear reason: exceptional view, strong building, parking, genuine walkability, or a resale story that supports the lower yield.
Which apartment types are becoming harder to rent in Budva, and in which neighborhoods?
The apartment types becoming harder to rent in Budva are overpriced 2-bedroom apartments in seasonal beachfront areas, generic studios in tourist-heavy buildings, and older inland apartments without parking or good furnishing.
Two-bedroom apartments are not weak everywhere, but they require a narrower tenant pool. They work best when the area attracts families, sharers, long-stay foreigners, or higher-income tenants.
In Old Town, a 2-bedroom apartment costs about €329,000 and rents for €1,550 per month, producing only 3.8% net yield. That is a lifestyle-heavy profile, not a pure income profile.
In Pržno and Rafailovići, 2-bedroom rents are strong at about €1,500 and €1,320 per month, but net yields are still only about 4.3%. This shows that rent alone does not solve a high purchase price.
Studios remain the strongest apartment type in the right location. Rozino, Dubovica, Golubovina, Mainski Put, Lazi, Podkošljun, and Velji Vinogradi all show studio net yields above 5.0%.
But generic studios become harder to rent when they lack parking, balcony, access, proper furnishing, or a real year-round renter base. The practical rule is to buy tenant depth, not just apartment size.
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INSIGHTS
These insights are drawn from the Budva apartment rental yield dataset, with a focus on what a foreign individual buyer should understand before buying a residential apartment to rent out.
You’ll find even more insights in our our real estate pack about Budva.
- Budva studios show the strongest average income profile because the total purchase price stays low while monthly rent remains resilient. This is most visible in Rozino, Dubovica, Golubovina, Mainski Put, and Lazi.
- Rozino is the cleanest yield signal in the dataset. It is not only strong for studios, because 1-bedroom and 2-bedroom apartments both reach about 5.1% net yield.
- Dubovica beats many beach-facing areas because the entry price is lower. A studio at €80,000 and €480 monthly rent produces better income efficiency than many more expensive coastal units.
- Mainski Put offers strong Budva rental yield without being too remote. Its 1-bedroom apartments show 6.7% gross yield and 4.9% net yield, which is a solid middle-market profile.
- Velji Vinogradi is a practical middle-ground apartment market. It is less prestigious than Old Town or Pržno, but it offers better income logic and more everyday usability.
- Podkošljun is useful because it combines reasonable entry prices with real rental demand. The studio net yield of 5.1% is a strong signal for buyers who want income without chasing the cheapest unit.
- Old Town Budva is weak for pure yield despite strong rent. The issue is not demand, but the high purchase price required to enter the area.
- Pržno works better for lifestyle buyers than income-first investors. The cove setting and coastal prestige support prices, but the modeled net yields stay around 4.1% to 4.3%.
- Bečići rents are strong, but supply matters. Newer and resort-style buildings can attract tenants, yet they can also create competition if too many similar apartments target the same renters.
- Rafailovići depends more on seasonal demand than Rozino or Dubovica. A buyer should avoid assuming that summer rent levels apply across the full year.
- Gospoština can rent well, but purchase prices reduce income efficiency. It is a better fit for buyers who want a nicer lifestyle location and can accept a lower yield.
- Lazi looks cheap, but access and liquidity risks matter. A low purchase price is useful only when the apartment is easy to live in and easy to re-rent.
- Vidikovac is a view-led market, so the buyer must check year-round practicality. A sea view can help rent, but weak pedestrian access can hurt long-term demand.
- Budva Center is not the highest-yield area, but it has strong liquidity. For many beginners, a lower but more reliable return can be safer than a higher yield in a weaker micro-location.
- Two-bedroom apartments need careful tenant targeting. They can earn high rent, but the buyer needs a clear plan for families, sharers, long-stay foreigners, or premium seasonal tenants.
- Net yield matters more than gross yield in Budva. Seasonal downtime, management, maintenance, building fees, furniture wear, and vacancy can change the real return materially.
- The strongest Budva rental strategy is not simply to buy near the beach. It is to buy where the rent is supported by daily convenience, year-round tenant demand, and a purchase price that leaves room for costs.
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OUR METHODOLOGY TO BUILD THIS TRACKER
To estimate purchase price, monthly rent, and rental yield in different Budva neighborhoods, we built the analysis manually from the ground up by neighborhood and apartment type. For each area, we looked separately at studios, 1-bedroom apartments, and 2-bedroom apartments, using comparable residential apartment samples.
We did not reuse a third-party yield dataset. We manually researched current residential sale and rental listings across major real estate platforms relevant to Budva, including Estitor, Tranio, and Properstar.
For each neighborhood and apartment type, we collected comparable sale listings ourselves, then removed duplicates, incomplete listings, unrealistic asking prices, luxury outliers, distressed assets, serviced-style offers, and properties that were not comparable enough to support a clean estimate.
Sale prices were normalized where possible by location, apartment type, size, condition, building quality, furnishing level, and listing quality. We used the median price as the main reference where the sample was robust, or the average only when the sample was clean.
We then built the rental side of the dataset separately. For the same Budva neighborhood and apartment type, we manually collected rental listings, removed outliers and non-comparable offers, and estimated a realistic monthly rent using the median rent where possible.
Purchase prices and rents were researched separately, then matched by neighborhood and property type to estimate gross rental yield. The gross rental yield was calculated as: Gross rental yield = annual rent / estimated purchase price.
To estimate net yield, we avoided applying one flat deduction across every Budva apartment. The cost adjustment was adapted by neighborhood and apartment type, because a small central studio, a seasonal beach apartment, and a larger family apartment do not have the same vacancy risk, maintenance needs, management costs, agent friction, furniture wear, service charges, building costs, tax friction, or repair exposure.
Each estimate was assigned a confidence level based on the quality and size of the comparable listing sample. A sample of 30 to 40 comparable listings gives higher confidence, 20 to 30 comparable listings is usable but less robust, and fewer than 20 comparable listings is directional only unless the comparable area is widened carefully.
These estimates are updated regularly and should be read as structured market estimates, not guarantees of future rental income. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Budva.
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