150 properties for sale in Hackbridge

SUMMARYSituated within the sought-after New Mill Quarter development, this beautifully presented one-bedroom apartment offers a bright double-aspect living space, private balcony and a quiet corner position, all approximately a five-minute walk from Hackbridge Station.DESCRIPTIONSituated within the sought-after New Mill Quarter development, this beautifully presented one-bedroom apartment offers bright, spacious and contemporary accommodation in excellent condition throughout.At the heart of the property is an impressive double-aspect open-plan kitchen, dining and living area, offering excellent natural light and a comfortable sense of space. The living area opens directly onto a private balcony, providing an attractive outdoor space for relaxing or entertaining. The apartment occupies a quiet corner position within the development, giving it a more peaceful and secluded feel while remaining close to local amenities and transport links. The generously sized double bedroom is well propo

NO ONWARD CHAIN and 990 YEAR LEASE! Hunters are delighted to offer this stunning, nearly new apartment built in 2022. This beautiful second-floor property boasts a bright south-westerly aspect, ensuring an abundance of natural light throughout the day. One of the highlights of this apartment is the private balcony, where you can enjoy your morning coffee or unwind in the evening. Additionally, residents have access to a shared first-floor sun terrace, ideal for socialising or enjoying the fresh air.New Mill Quarter is a hugely popular development, conveniently located near Hackbridge mainline station, making commuting a breeze. You will also find a supermarket, pharmacy, fitness centre and much more within easy reach, catering to all your daily needs. Residents are allocated a certain number of free parking hours per month to park in the development, and additional hours can be purchased. There is a possibility of renting an allocated bay from another owner but this is in no way guaran

NEW BUILD - ESTIMATED COMPLETION OCTOBER Every now and again a home comes to market that is truly unique, with this stunning 3 bedroom newly built home being one such example. It really is light and airy yet also energy efficient house that is being built to a high specification, such as the installation of a solar PV panels. Inside, it offers all the space you could wish for if you love to entertain or need more space for your family. Location-wise it couldn't get any better. Positioned and the end of a private cul-de-sac overlooking the River Wandle, you conveniently near incredible schooling, transport links and amenities on your doorstep. You'll be spoilt for choice for dining out and going for walks in green open spaces, enhancing your well-being. Inside the house, the lounge is a fabulous space for you to relax and entertain in, being perfect for you to snuggle down on a comfy chair with a good book in your hand or entertain in. The real heart of the home is the kitchen, with abu

Beautifully presented and deceptively spacious, this attractive mid-terrace family home is arranged over three floors and offers versatile accommodation throughout. Ideally located within the catchment area for a number of highly regarded schools, the property is also conveniently situated within easy reach of Hackbridge Station (Zone 4), providing excellent transport links, as well as a range of local shops and amenities. The accommodation comprises a welcoming living room, a generous kitchen/dining room perfect for family living and entertaining, and a well-appointed family bathroom. The property further benefits from a tastefully converted loft extension, creating an impressive principal bedroom with excellent ceiling height and a modern en-suite shower room. Outside, there is a rear garden offering space to relax and entertain, together with the added advantage of off-street parking accessed via the rear of the property.Room sizes: Entrance Hall Living Room: 13'1 x 11'8 (3.99m x 3.

SUMMARYLocated within the sought-after Pointelle House development on London Road, this beautifully presented one-bedroom apartment offers modern, low-maintenance living in the heart of Wallington. CALL US TO BOOK A VIEWING!DESCRIPTIONLocated within the sought-after Pointelle House development on London Road, this beautifully presented one-bedroom apartment offers modern, low-maintenance living in the heart of Wallington. Set on the third floor with lift access, the apartment is ideal for first-time buyers, downsizers, or investors seeking a high-quality property in a convenient location. The apartment is finished to a high standard throughout and benefits from a bright and spacious open-plan living area, combining a stylish fitted kitchen, dining space, and lounge area that opens directly onto a private balcony. This outdoor space provides a peaceful spot to enjoy morning coffee or evening relaxation, with views over the local area. The contemporary kitchen features sleek cabinetry, i

Enjoy contemporary bungalow living in this beautifully designed detached new build home, where style, comfort and energy efficiency come together.At the heart of the property is a bright and spacious open plan kitchen, lounge and dining area, creating the perfect setting for modern family life and entertaining. Large windows either end of the space alongside the additional skylight fill the room with natural light, while a glass door opens directly onto the rear patio, seamlessly connecting indoor and outdoor living. Whether you're hosting summer barbecues, enjoying alfresco dining with friends, or spending quality time with family, this versatile space is designed to be enjoyed year-round.The sleek, contemporary kitchen combines practicality with sophisticated design, featuring stylish handleless cabinetry in a neutral finish, coordinated worktops and splashbacks, and a range of integrated appliances including an oven, hob, extractor hood, fridge freezer and dishwasher.The principal b

Situated in prestigious gated development surrounded by picturesque parkland, this wonderful ground floor apartment is set over approx. 882 sq. ft of accommodation, features direct access to a private patio area and an allocated parking space. The property comprises a spacious entrance hall with fitted storage cupboards leading to a huge open-plan kitchen/living room/dining room offering double doors to the patio area and modern fitted units, two vast double bedrooms, a family bathroom and a shower room. Other benefits include noticeably high ceilings throughout and fitted wardrobes to both bedrooms. Externally, the property features well-kept shared gardens with fantastic views, a secure entry phone system and an allocated parking space. The vendor has also advised they are in the process of installing EV chargers metered to each flat this year, subject to grant approval. Located in the heart of Poulter Park, Bishopsford House is a modern gated development and is within easy reach of

Two Double Bedrooms | 60% Shared Ownership | Private Balcony | Excellent Condition Throughout | Allocated ParkingAn exceptional opportunity to purchase a 60% share of this beautifully presented two-bedroom top-floor apartment, offering an affordable route onto the property ladder without compromising on space or style.Situated within the modern and well-maintained Montbretia House development, this spacious apartment features a bright and airy open-plan living, dining and kitchen area, ideal for both everyday living and entertaining. There are two generously sized double bedrooms, a contemporary three-piece bathroom suite, a welcoming entrance hallway, and excellent storage throughout. The property also benefits from a private balcony and an allocated parking space.Nestled within a peaceful residential cul-de-sac overlooking the picturesque River Wandle, the property enjoys a tranquil setting while remaining exceptionally well connected. Both Mitcham Junction and Hackbridge stations ar

Situated on the popular New Mill Quarter Development is this chain-free first floor apartment. This modern home has a balcony that faces the rear of the development where you can relax with a tranquil coffee or two. There is an allocated parking space right outside and the property is ready to move into. The fantastic location is just a short walk away from Hackbridge station which offers direct links into Central London. The award-winning Beddington Park is also within easy reach.Room sizes: Entrance Hall Living Room/Kitchen: 24'9 x 10'7 (7.55m x 3.23m) Balcony Bedroom 1: 14'8 x 9'1 (4.47m x 2.77m) Bedroom 2: 14'1 x 7'0 (4.30m x 2.14m) Bathroom Allocated Parking The information provided about this property does not constitute or form part of an offer or contract, nor may it be regarded as representations. All interested parties must verify accuracy and your solicitor must verify tenure/lease information, fixtures & fittings and, where the property has been extended/converted, planning

Silverman Black is pleased to present this spacious and well-maintained two-bedroom top-floor apartment situated in the popular Flowers Estate, just a five-minute walk from Hackbridge village centre and the BR station. The property is comprised of a good sized living room opening on to well presented kitchen with plenty of cupboards and work surface space The main bedroom is a substantial double room that benefits from an en-suite walk in wardrobe cupboard and the second bedroom is another generously proportioned double bedroom, while the family bathroom has been recently refurbished to a modern and stylish standard. Other benefits include a large and private loft space with boarding and lighting, plenty of storage cupboard space, double glazing throughout and over 110 years remaining on the current lease. Externally, the property includes one allocated off-street parking space, additional visitor spaces, and a well-kept communal garden at the rear. In regards to local amenities, Hackb

This attractive property would make an ideal first-time purchase or investment opportunity and benefits from a convenient location close to Hackbridge Station, providing regular services into London. A range of shops, cafés and everyday amenities are also nearby, while a selection of local schools makes this a great choice for families.Internally, the accommodation comprises a modern kitchen/diner with access to the rear garden, and a good size living area with access to the rear garden.Upstairs are two generously proportioned double bedrooms and a family bathroom.To the rear, the property enjoys a low maintenance garden. The property also benefits from allocated parking.A great choice for families and commuters, with Hackbridge station and a selection of good schools closeby. Beddington Park is also only a short walk away along with a selection of shops including Lidl and Sainsbury's Local.Buyer InformationTo conform with government Money Laundering Regulations 2019, we are required t

SECURING THIS PROPERTY WITH A LIFETIME LEASEOVER 60s can secure this property with a HOME FOR LIFE from HOMEWISEThrough the Home for Life Plan from Homewise, those AGED 60 or over can purchase a Lifetime Lease and a share of the property value to safeguard for the future. The cost to purchase the Lifetime Lease is always less than the full market value. OVER 60s customers typically save between from 20% to 50%*.Home for Life Plan guide price for OVERS 60s: The Lifetime Lease price for this property is £139,000 based on an average saving of 33%.Market Value Price: £210,000The price you pay will vary according to your age, personal circumstances and requirements and will be adjusted to include any percentage of the property you wish to safeguard. The plan allows customers to purchase a share of the property value (UP TO 50%) to safeguard for the future.For an indication of what you could save, please use our CALCULATOR on the HOMEWISE website.Please CALL for more information or a PERSONA

Situated on the second floor of the highly regarded New Mill Quarter development by Barratt Homes, this well-presented two-bedroom apartment offers contemporary living with excellent transport links and a convenient range of amenities nearby.The property features a bright and spacious open-plan kitchen, living and dining area, enhanced by floor-to-ceiling windows that flood the space with natural light. The living area opens onto a private balcony, providing an ideal space to relax or enjoy outdoor dining.The principal bedroom benefits from a modern en-suite shower room, while the second bedroom is well proportioned and served by a stylish family bathroom. This property also provides allocated parking. New Mill Quarter offers residents the convenience of an on-site Lidl supermarket and medical centre, making everyday essentials easily accessible. The development is also located close to the beautiful 143-acre Beddington Park, offering extensive green spaces, walking routes and recreati

This beautifully finished detached new build bungalow offers high-specification, energy-efficient single-storey living in a stylish and practical layout.Sure to be the heart of the home is the bright open-plan kitchen, lounge and dining area, enhanced by large windows and a beautiful skylight window, alongside direct access onto the spacious garden with a rear patio. This well-planned living space is ideal for everyday comfort, entertaining guests or enjoying relaxed time with family.The modern fitted kitchen combines clean contemporary styling with everyday convenience, featuring handleless neutral cabinetry, coordinated worktops and splash backs, and integrated appliances including oven, hob, extractor, fridge freezer and dishwasher.The main bedroom provides a comfortable private retreat, complete with an en-suite shower room and direct garden access, while bedrooms two and three are served by a contemporary family bathroom.Outside, the rear patio and garden offer useful space for ou

A beautifully presented three bedroom, three bathroom end of terrace townhouse, enviably positioned at the end of a quiet cul-de-sac within the highly sought after Millfields Development. Enjoying attractive views across the River Wandle, this exceptional home offers spacious and versatile accommodation ideally suited to modern family living.The ground floor features a generously proportioned open plan kitchen/dining room, comprehensively fitted and providing direct access to the rear garden, creating an ideal space for both everyday living and entertaining. There is also a convenient downstairs cloakroom/WC and a good-sized garage, offering valuable storage and potential for alternative use, subject to the necessary consents. The property further benefits from two off-street parking spaces.To the first floor, there is a modern family bathroom, a generous double bedroom and an impressive reception room with access to a private balcony overlooking the River Wandle. This versatile room c

Contemporary Retirement Living for the Over 55s. Luxury Apartments in the Heart of Hackbridge. Designed exclusively for the over 55s, this exceptional retirement living development offers a unique opportunity to enjoy independent living within a vibrant, welcoming community. Comprising 80 beautifully appointed one and two-bedroom apartments, the development combines stylish modern homes with an outstanding range of resident facilities and services. Finished to a high specification throughout, each apartment has been thoughtfully designed to provide comfort, practicality and contemporary living, making them ideal for those looking to downsize without compromising on quality. Residents benefit from an impressive array of on-site amenities, including a 24-hour concierge service, an elegant café, restaurant and bar, a hobby room, and a fully equipped fitness studio, all designed to promote an active, sociable and fulfilling lifestyle. For those who would like visitors to stay and enjoy the

Connor Prince are pleased to offer this beautifully presented one double bedroom lift assisted fifth floor apartment with an open plan lounge/dining room with balcony with views over Beddington Farmland, fitted kitchen with built in appliances, white bathroom suite and underground secure parking. Situated in a sought after development close to local shops, restaurants, cafes, Lidl supermarket and Hackbridge Railway Station giving access to central London. Secure entry phone system and door into communal hallways with stairs and lifts to fifth floor and front door to:- ENTRANCE HALLWAYBuilt in utility cupboard housing washing machine and tumble dryer, wood laminate flooring, double radiator, entry phone, additional built in cloaks cupboard. OPEN PLAN LIVING/ROOM/DINING ROOM/FITTED KITCHENLIVING ROOM AREA 22’6 X 10’2 Two double radiators, wood laminate flooring, TV point, double glazed door on to balcony with views across Beddington Farmland and Park. FITTED KITCHEN AREA 10’1 X 8’6 Fitte

We are delighted to offer to the market this well-presented two-bedroom mid-terraced house, ideally suited to first-time buyers and young families.The property offers two well-proportioned reception rooms and a fitted kitchen to the ground floor, while the first floor provides two bedrooms and a family bathroom.Further benefits include double glazing and gas central heating throughout, together with a private rear garden providing an ideal outdoor space for families and entertaining.The property is particularly well positioned for young families, being situated directly opposite Watercress Park, offering a convenient green space for recreation, walks and leisure. Excellent local shopping facilities and transport links are also readily accessible at either Mitcham Junction and Hackbridge, making this a well-connected and practical family home.The property is offered for sale with the added benefit of no onward chain, allowing for a potentially smoother and more straightforward purchase.

Standout Features NO ONWARD CHAIN DOUBLE GLAZING GAS CENTRAL HEATING DRIVE TO FRONT EXTERNAL BATHROOM ADDITIONAL WC LARGE KITCHEN/DINER GOOD SIZE GARDEN Property Description Hunters are pleased to market this spacious mid-terrace house, which offers a generous area of 875 square feet. This well-presented home is ideal for families or those seeking a peaceful retreat.The property boasts two inviting reception rooms, one being a large, extended, open plan kitchen/diner. The home comprises three well-proportioned bedrooms, ensuring plenty of room for family or guests. Additionally, the property includes an external downstairs bathroom, we suggest buyers check with their mortgage lender that this meets their lending requirements. There is also an additional WC, enhancing practicality for everyday living.The exterior of the house is equally appealing, with a driveway at the front that accommodates parking for one vehicle, a valuable asset in this sought-after location. The property is prese

Standout Features 3 DOUBLE BEDROOMS EACH WITH A JULIET BALCONY EXCLUSIVE TO HUNTERS REAR GARDEN AND PRIVATE TERRACE BEAUTIFULLY PRESENTED TURN-KEY HOME REMAINING NHBC WARRANTY POPULAR MILLFIELDS DEVELOMENT DOUBLE GARAGE WITH POTENTIAL TO CONVERT (STPP) SET IN GROUNDS ADJACENT TO THE RIVER WANDLE Property Description GUIDE PRICE 625,000 - 650,000 - This impressive three double bedroom townhouse, constructed as part of the Millfield Development by Redrow Homes in 2020, offers stylish and versatile accommodation across three well-designed floors. Finished to a high standard throughout, the property is perfectly suited to modern family life and provides an excellent opportunity for buyers looking for a turnkey home.The ground floor features a contemporary fitted kitchen/dining room with a range of integrated appliances, together with a downstairs WC. Occupying the first floor is a bright and spacious living room, where double doors open onto a generous private terrace. Also on this level i

Standout Features NO ONWARD CHAIN EXCLUSIVE TO HUNTERS DOUBLE GARAGE WITH POTENTIAL TO CONVERT (STPP) PRIVATE GARDEN AND TERRACE 3 DOUBLE BEDROOMS ALL EQUIPPED WITH A JULIET BALCONY IMMACULATELY PRESENTED REMAINING NHBC WARRANTY SOUGHT-AFTER DEVELOPMENT Property Description GUIDE PRICE 625,000 - 650,000Nestled within the highly sought-after Millfields development, this exceptional three double bedroom townhouse, built by Redrow in 2020, offers contemporary family living arranged over three spacious floors. Beautifully presented throughout, the property combines modern design, generous proportions and a superb location, making it an ideal home for growing families and first-time buyers alike.The ground floor comprises a stylish, fully fitted kitchen/dining room with integrated appliances, alongside a convenient downstairs WC. On the first floor, the impressive living room is flooded with natural light and features double doors opening onto a generous private terrace, creating the perfec

Standout Features NO ONWARD CHAIN EXCLUSIVE TO HUNTERS EXCELLENT TRANSPORT LINKS WITHIN EASY REACH OF LOCAL PARKS AND GREEN SPACES EXCITING OPPORTUNITY FOR IMPROVEMENT GAS CENTRAL HEATING DOUBLE GLAZING REAR ACCESS VIA SERVICE ROAD Property Description NO ONWARD CHAIN - This spacious end of terrace house spans an impressive 1,042 square feet. The property boasts a very large, 'L' shaped, open plan reception room, ideal for both relaxation and entertaining. One of the standout features of this property is the generous front and rear gardens, which offer a wonderful outdoor space for gardening, play, or simply enjoying the fresh air. The front offers potential for a driveway, subject to planning permission, which could enhance the convenience of off-street parking.Situated in an excellent location, this home benefits from superb transport links, making commuting a breeze. Families will appreciate the proximity to reputable schools, ensuring that educational needs are well catered for.Ant

Standout Features FIRST FLOOR WITH LIFT SERVICE BALCONY FANTASTIC KITCHEN AMPLE STORAGE BEAUTIFUL BATHROOM SPACIOUS BEDROOM LONG LEASE NO ONWARD CHAIN Property Description LONG LEASE WITH RIGHT TO MANAGE - Hunters are delighted to offer this modern, first-floor, one bedroom apartment which presents an excellent opportunity for buyers wishing to live in a vibrant and welcoming community. Spanning an impressive 542 square feet, the property boasts a well-designed layout that maximises space and comfort.The kitchen comes complete with integrated appliances, including a dishwasher, making daily chores a breeze. This particular apartment also benefits from a window in the kitchen area which many similar properties don't have.Situated in a sought-after development, this apartment is conveniently located just a short walk from the mainline station, providing excellent transport links for commuters. Additionally, residents will appreciate the proximity to supermarkets, ensuring that everyday e

Standout Features NO ONWARD CHAIN EXCLUSIVE TO HUNTERS GARAGE & DRIVEWAY POTENTIAL TO EXTEND (STPP) TWO RECEPTION ROOMS DOWNSTAIRS CLOAKROOM EXCELLENT LOCATION 1139 SQUARE FEET Property Description Situated on the ever-popular London Road in Wallington, this three-bedroom semi-detached family home offers an exciting opportunity for buyers looking to modernise and create their ideal home. Requiring renovation throughout, the property boasts huge potential for improvement and extension (STPP).The accommodation currently extends to approximately 1,139 sq ft and comprises two spacious reception rooms, kitchen, downstairs WC, and three well-proportioned bedrooms. Further benefits include double glazing and gas central heating as well as a garage and driveway. Externally, the property offers scope to enhance and extend, subject to the usual planning consents, with excellent potential to significantly increase both living space and value.Conveniently located for local shops, schools, transpor

Standout Features 146 YEARS REMAINING ON LEASE EXCLUSIVE TO HUNTERS GAS HEATING (via SDEN system) BALCONY SECURE UNDERGROUND PARKING SECURE BIKE STORE VERY CLOSE TO MAINLINE STATION FOURTH FLOOR WITH LIFT SERVICE Property Description Welcome to New Mill Quarter, a highly sought-after modern development located opposite Hackbridge mainline station. This delightful fourth floor apartment offers a perfect blend of comfort and convenience, making it an ideal choice for couples and young families alike.Spanning an impressive 642 square feet, this well-appointed residence features two spacious bedrooms, each designed to provide a tranquil retreat. The well designed bathroom ensures that morning routines are seamless and stress-free. The inviting reception room serves as a perfect space for relaxation and entertaining, creating a warm atmosphere for family gatherings or quiet evenings in.Residents of Pointelle House benefit from secure underground parking, providing peace of mind and easy acc

Standout Features Exclusive to Hunters South-West facing orientation ? flooded with natural light all day Quietly positioned away from the busy main road Generous open-plan kitchen and spacious living room area All windows face outward for complete privacy and open views Excellent built-in storage with custom shelving Unbeatable transport links ? directly across the street from the station Catchment area for highly regarded local schools Spacious underground parking & Bicycle storage No onward chain Property DescriptionGUIDE PRICE 367,500 - 382,500. Hunters are delighted to offer this stylish, contemporary apartment. Positioned in a quiet corner away from the main thoroughfare, this stunning 2-bedroom, 1-bathroom flat offers an exceptional balance of space, natural warmth, and everyday convenience. Benefiting from a prime South-West corner aspect, every room enjoys an abundance of sunlight throughout the day, while outward-facing windows provide a bright and private living environment.

Standout Features BEAUTIFUL SECOND FLOOR APARTMENT EXCLUSIVE TO HUNTERS SOUTHWEST FACING PRIVATE BALCONY RESIDENTS' SUN TERRACE GAS CENTRAL HEATING VIA COMMUNAL SYSTEM FANTASTIC CUPBOARD SPACE LIFT ACCESS & SECURE ENTRY SYSTEM CLOSE TO MAINLINE STATION NO ONWARD CHAIN Property Description NO ONWARD CHAIN and 990 YEAR LEASE! Hunters are delighted to offer this stunning, nearly new apartment built in 2022. This beautiful second-floor property boasts a bright south-westerly aspect, ensuring an abundance of natural light throughout the day. One of the highlights of this apartment is the private balcony, where you can enjoy your morning coffee or unwind in the evening. Additionally, residents have access to a shared first-floor sun terrace, ideal for socialising or enjoying the fresh air.New Mill Quarter is a hugely popular development, conveniently located near Hackbridge mainline station, making commuting a breeze. You will also find a supermarket, pharmacy, fitness centre and much more w

Standout Features 974 YEARS REMAIN ON LEASE EXCLUSIVE TO HUNTERS SPACIOUS LOUNGE + SUNLOUNGE BALCONY OFF BEDROOM 1 PARKING AVAILABLE ON A FIRST COME, FIRST SERVED BASIS DOUBLE GLAZING EXTENSIVE COMMUNAL GROUNDS NO ONWARD CHAIN Property DescriptionAVAILABLE APRIL 2019, UNFURNISHED - A well presented two double bedroom, second floor purpose built flat with balcony, sunlounge and parking available, situated on the popular eco-friendly Bedzed development. SUNLOUNGE (6.10 x 1.52) Additional Information Tenure: Leasehold Lease Years Remaining: 974 Ground Rent: 150 per year Service Charge: 2,508 per year Council Tax Band: B Rooms SUNLOUNGE 6.10m x 1.52m

We are delighted to present to the market this charming and well-proportioned two-bedroom terraced home, offering spacious accommodation and an excellent opportunity for first-time buyers, downsizers, or investors. The property comprises a bright and spacious through lounge, a fitted kitchen, a ground floor shower room with a separate WC, while the first floor offers two generously sized bedrooms and a well-appointed family bathroom. Further benefits include UPVC double glazing throughout, gas central heating, a private rear garden, and the added advantage of being offered to the market with no onward chain. Ideally situated between Mitcham Junction and Hackbridge, the property enjoys excellent access to a wide range of local shopping amenities, schools, and superb transport links, providing convenient connections into Central London and the surrounding areas. Watercress Park is also within easy walking distance, offering attractive green open space, perfect for leisurely evening walks

Situated close to the picturesque River Wandle, renowned for its scenic riverside walks, this two double bedroom, second floor apartment forms part of the modern and sought after Mullards Close development.The accommodation comprises two generous double bedrooms, a bright and spacious lounge/dining room, a fitted kitchen accessed from the lounge, and a recently fully sealed wet room, finished to a high standard. Designed for both style and practicality, the contemporary wet room offers a sleek, low maintenance space with complete waterproofing for added durability and peace of mind.Ideally suited to first time buyers, investors and downsizers alike, the property also benefits from a highly convenient location, with Hackbridge Station just 0.5 miles away, providing excellent transport links for commuters. Combining modern living with easy access to green open spaces and local amenities, this apartment represents an excellent opportunity for a wide range of buyers.Further benefits includ