843 Properties For Lease in West End, QLD 4101

BREEZE A LUXURY NEW WEST END COMPLEX

Breeze Retail:
Premium ground floor retail
Areas available from 45sqm - 129sqm
Uses include professional services and retail
Competitively priced offering
NBN internet, 4000lt Grease arrestor and Ventilation ready

Breeze Apartments:
110 unit Breeze building on Duncan Street with completion scheduled for June 2019
Ground floor premium retail opportunity comprising one or two tenancies
The precinct currently contains approximately 2,400 apartments and is forecast to double in size in the next 10-15 years
Breeze forms part of the Riverside South precinct of West End, it ...

BOUTIQUE CORNER OFFICE WITH ROOFTOP TERRACE

Located on Montague Road in West End, this unique office building offers small to medium sized tenants the opportunity to occupy quality space in a desirable precinct.

The asset is within close proximity to all major arterial roads, bus services, river walk ways and ample retail amenity. In addition to internal office space, the building has a rooftop terrace for the exclusive use of building tenants.

The tenancy on offer is a fully turn key fitout featuring a reception, storage, server room, 4 offices, board room and open plan area.

Available Area: Level 3 - 124m²
• Recepti...

Exciting Retail Opportunity – Heart of West End

Nestled in behind the thriving Montague Road, this retail style tenancy lends itself to a number of uses including a bar, restaurant or cafe. The landlord is set to make some major refurbishments giving the incoming tenant an opportunity to create a space to suit their needs.

Key features of the property include:

- 124sqm* NLA
- Commercial grade kitchen
- Full height glass bi-fold doors
- Abundance of parking
- Situated directly behind Montague Road

*Approx.

For more information please contact your exclusive Cushman & Wakefield agents below.

TURN KEY OFFICE WITH RIVER VIEWS

The A Grade office complex offers large floor plates with plenty of natural light and views overlooking the Brisbane River. The building is surrounded by landscaped gardens that sprawl onto the river front providing a pleasant working environment for staff. The brand new fit out, constructed only 2 years ago, consists of 112 cabled workstations, Large dividable boardroom, ample meeting rooms and offices with breakout areas provided inside and outside the office.

The building is located only 2.5km from the heart of the CBD which is easily accessible via the high frequency City Glider bus se...

West End's Prime Corner - Negotiable Terms

Any Food & Beverage user that wants huge exposure right on Boundary Street and positioned right in between the newly renovated Boundary Hotel & West Village Development the time is now. With over 870m2 now leased at the rear of the building this 184m2 prime corner with footpath dining is available for lease with a full commercial hotel license that allows detached bottle shops.

Would suit just about any user that requires the best location and exposure. Existing services such as grease trap, exhaust canopy and cold rooms in place makes this an ideal opportunity.

Contact Marketing agent An...

GROUND FLOOR SHOWROOM / WAREHOUSE

* Modern 185m2 showroom / warehouse
* Prime city fringe location
* Two exclusive car bays
* Be quick to act!

Located in a prime city fringe location within sought after West End is this modern 185m2 ground floor showroom / warehouse. The property offers good amenities including shower, is close to cafes, restaurants and comes with two car bays.

Strategically located less than three radial kilometres from the CBD, the West End boasts an excellent central location with plenty of local amenities and an abundance of public transport. The area is well serviced by multiple bridges such as...

Warehouse-Style With High Ceilings & Big Exposure

Situated in the heart of West End, 222 Montague Road would provide prospective tenants with massive exposure and signage potential within a convenient location.

Property Highlights:

- 2000sqm* high bay warehouse (can be split)

- Air conditioned office/ showroom

- Roller door access

*Approx.

For more information, or to arrange an inspection, contact the Agents at Cushman & Wakefield.

WAREHOUSE & OFFICE OPPORTUNITY IN WEST END!

A huge space situated on Montague Rd in West End is now available For Lease. High ceilings and great exposure, it has the potential for a range of uses with a mezzanine office in place. It features:

- 1100m2 NLA Warehouse / office space (can be subdivided)
- Large mezzanine office in place
- Concrete flooring and high ceilings
- Roller door access at front of property
- Great exposure and frontage on main road

West End is superbly located approx. 2km* from the Brisbane CBD and enjoys easy access to major arterials. Close to local amenities including cafes, bars and retail outlets/wa...

WAREHOUSE OPPORTUNITY IN WEST END!

A huge space situated on Montague Rd in West End is now available For Lease. High ceilings and great exposure, it has the potential for a range of uses with a demountable office in place. It features:

- 2000m2 NLA Warehouse / office space (can be subdivided)
- Large demountable office in place
- Concrete flooring and high ceilings
- Roller door access at front and rear of property
- Great exposure and frontage on main road

West End is superbly located approx. 2km* from the Brisbane CBD and enjoys easy access to major arterials. Close to local amenities including cafes, bars and reta...

Professional Office with 3 Car Parks

Chase Commercial is pleased to present to the market place this quality first floor office space.

Key features include:

+ 113m² professional office
+ 3 Exclusive car spaces on title
+ Fully air-conditioned and data cabled
+ Current Tenant to vacate in November

Montague corporate park is a professional business park located only 2kms from the CBD in an emerging residential precinct developed by the Anthony John Group. For further information or to arrange an inspection please contact your listing agent, Oliver Gardiner.

Highlights:
* Open-plan configuration
* Fully Data Cab...

Rare West End Retail. Freestanding Site With Parking

*Two tenancies side by side, take one or both
* Option 1: 125sqm free-standing restaurant/café. Fit out can be removed
* Partial restaurant fit out in place, cold room, exhaust, grease trap, toilets. 20sqm basement storage.
* 8 tandem car spaces
* Option 2: 46sqm vacant commercial kitchen. 2 car spaces. Fit out in place. Cold-room. Access to shared toilets
* Options 3: 50sqm Basement office space
* Excellent corner position. Substantial trade potential from local market. Neighboring bottle shop.
* Deal to be done
* Contact Manoli Nicolas on 0400082170 for inspection today

AVAILABL...

Montague Creative Warehouse Space

6 metre electric roller door access
Shower and self contained facilities


349 Montague Road is currently being refurbished and will have a new external appearance to attract quality tenants

Popular with the creative industry and performing arts this position is a short walk to ALDI, Montague Hotel with a coffee shop and Medical centre/pharmacy next door

3 year leases available with demolition clause in any option period

Take advantage of the immediate population of 3000 plus residents forecast to double in the next 5 years.

Generous Incentives for the right ...

Ready to go Pro Soccer Center

- 1,036sqm Office/Warehouse
- High finish Futsal facility
- Onsite and street parking
- Two 5v5 artificial grass futsal courts
- Warehouse can be leased as is or a blank canvas
- All serious offers are considered

This facility is of a high standard and comprises 1,036sqm of warehouse and office. The site is currently fitted out for a Pro Indoor Soccer Facility and is of a high finish with two 5v5 artificial grass futsal courts. Offering top of the range futsal facilities, male and female amenities, office and two highly finished futsal courts. The property can be leased as is inclu...

PREMIUM GROUND FLOOR TENANCIES AVAILABLE!

Located on the ground floor of the soon to be completed Breeze Apartments West End are brand new leasing opportunities with developer incentives on offer.

- Tenancy 1 - 45m2*
- Tenancy 2 - 84m2*
- Can be combined to make 129m2*
- Ground floor of luxurious 110 unit apartment building
- Open plan space
- Grease Trap and Exhaust option
*approx.

The precinct is home to over 2,400 apartments with more approved developments to take place in the near future. It offers great exposure and signage opportunities for your business.

West End is surrounded by established retail, dining, c...

BOUNDARY STREET RETAIL OPPORTUNITY - HEART OF WEST END!

This boutique retail shop is located in the trendy inner-city suburb of West End. Boundary street is well known for its boutique stores, cafes and restaurants which attracts great foot traffic and exposure.

- 60m2 NLA plus storage
- Open plan space with glass frontage
- Superb exposure to passing cars and foot traffic
- Close proximity to Boundary Street Markets, Australia Post, Major Banks and public transport

West End boasts an excellent central location less than 3km from the CBD, with plenty of local amenities and an abundance of public transport. The area is well serviced by mul...

WEST END WAREHOUSE

* Quality 272m2 office / warehouse
* Convenient West End location
* Incorporates 100m2 office and 172m2 warehouse
* Rare to find

Located in the heart of West End is this quality office / warehouse. The tenancy is 272m2 incorporating 100m2 mezzanine office and 122m2 clear span warehouse providing easy access via its container high roller door.

The West Ends industrial backbone lies in the strip along Montague Road down to Riverside Drive. Given the value of riverside property now that flooding is better managed, much of its stock is now being sold to make way for upscale waterfront a...

Versatile West End Industrial Unit

Features:
- Quality office and warehouse unit
- Column free warehouse
- Access via roller door
- Three phase power
- Excellent internal height
- Corporate office spanning over two levels
- Kitchen and amenities

Location:
5 Wolfe Street, West End is superbly located 2.3km* from the Brisbane CBD and enjoys easy access to Montague Road. Nearby amenity comprises of multiple cafes, bars and retail outlets. The property also allows for easy public transport access via the West End Ferry Terminal and nearby bus stops.

For further information, or to book an inspection, please contact ...

West End Coffee/Cafe

- Handy Location with Exposure
- Walk Southbank / BSHS

Positioned right on a busy corner is this unique little 30m2 internal + outdoor area tenancy ideal for a coffee/cafe operator looking for a different location. Get amongst this little pocket just behind Boundary Street that is being transformed into commercial offerings. Contact Anthony Conias for further information.

Air Conditioned Office in Great Location (190 m2)

First floor open plan office with ducted air conditioning, private office, separate boardroom, waiting area , kitchenette and private amenities. Frontage onto Anthony Street, this office comes with signage opportunities and is surrounded by a mix of residential towers and commercial spaces.

Office with Ducted Air Conditioning- 190 m2
- First Floor Office
- Separate boardroom
- Waiting Area
- Kitchenette
- Private Amenities
- High Speed Fibre Internet Available
- 2 Exclusive Car Parks
- Public Transport Options

Please call Merchants Commercial for immediate inspection.

Cute Cottage On Browning

This property offers the opportunity to take the whole building or one level.
Suitable to a range of uses.

The features of this property include:

- Ground/street level
- 120sqm open plan with reception area
- Kitchenette & amenities with shower
- Excellent signage

- Lower level
- 120 sqm approx with 3 offices/treatment rooms
- Storage space
- Separate entrances
- 6 Onsite car spaces
- Freshly painted

Located on Browning Street this property offers a classic cottage West End feel. It is a stones throw from busy Boundary Street and the many cafes, restaurants and ...

HIGH END TENANCY IN "THE STORES" COMPLEX

Situated in "The Stores" complex on Montague road, this high end tenancy is available For Lease. Surrounded by popular tenants in a fully leased block, this opportunity will not last. It features:

- 378m2 NLA including basement
- Open plan seating layout with bar
- Fully fitted out kitchen
- Modern fixtures and fittings
- Light and bright with high ceilings
- Down stairs available for use as bar subject to Certification by Fire Brigade

Located just 3km to the CBD, West End boasts an excellent central location with plenty of local amenities and an abundance of public transport. Th...

MULTIPLE RETAIL OPPORTUNITIES IN THE HEART OF WEST END

The Markets at West End is the only major shopping centre in the West End/Southbank area. Join a strong and wide variety of tenants including Coles, BWS, Flight Centre and more.

FULLY FITTED OUT IN WEST END RETAIL HUB.

Excellent location in West Ends retail hub, fantastic signage potential and exposure are just a couple of outstanding features on offer. A brilliant opportunity to step in to a fully fitted food retail tenancy. Features include:

- 150sqm commercial kitchen
- Superb fitout
- Grease trap & exhaust hood
- 2 x spacious cold rooms
- Display cabinets
- Security system

This building is priced for a quick change of hands. Opportunities like this are rare in the area so get in now or miss out on this fantastic offering.

For further information or to arrange an inspection contact...

Multi-Use Two Level Space in West End!

This adaptable 2 level office/ showroom space provides prospective tenants with great signage opportunities with excellent frontage to Montague Road. Located in thriving West End, the property offers outstanding access, proximity to public transport and staff amenities.

Property Highlights:
- 125sqm* multi-use office/ showroom space
- Concrete flooring throughout
- Decent natural light
- Kitchenette and lavatory included
- 2 exclusive car parks included in gross rental

*Approx.

For more information or to arrange inspection, please contact your Cushman & Wakefield Agents toda...

Vulture Street Exposure

- Transport at Door
- Good Exposure

Vuture Street exposure with exhaust canopy, grease trap and 2 x cold rooms with refrigerated cabinets. Previously a butcher shop with a small dine in/take away adjoined, this 130m2 combined space is now available for your offering.

Contact Anthony Conias for more details.

NEWLY REFURBISHED TENANCY IN POPULAR HUB.

The tenancy is located in the heart of West End, just off Montague Road, with great access to public transport and major arterial roads. This newly renovated tenancy is set over 2 levels is close to completion and provides another high end office in this evolving area, further features include.

* High end fittings.
* Ample car parking.
* Onsite shower.
* Great natural light.
* Close to cafes and eateries.
* In a known creative hub.

This is a brand new tenancy in the heart of west End, call Ben or Robert for more information or to arrange an inspection.

Heart of Boundary Street Office

- Busy Walk-by Traffic.
- Affordable Rental Rate.
- Parking Available.
- Transport at Door.

Situated right in the heart of Boundary Street West End is this upstairs tenancy of 62m2 approx. Right on top of popular block with cafes / restaurants etc and offices. Not available often so will not last long. Unique opportunity to position yourself right in the middle of west End. Car park also available.

Freshly Presented Open Plan Office - $950.00 Per Week Inc GST Gross + Car Parks For $20.00 Per Week Inc GST Each. Inspect Today

Why not consider 150m2 space conveniently located close to the busy intersection of Vulture and Boundary Streets, West End.

Will suit:-
Solicitor / Barrister / Accountant / Insurance Broker
Architect / Taxation Consultant / Engineering firm /
Data processing / Internet Marketing Services /
Medical Practice / Employment Service /
Interior Decorator / Project Management /
Government Services / Town Planning Consultant / Showroom

Key features include:
- Abundant natural light
- Good signage opportunity
- 6 Car parks available
- Ample public transport
- Air conditioned
- Bathro...

EXPOSURE PLUS!

* Great exposure to Montague Road, West End
* 434m2 office / warehouse
* Lends itself to retail warehouse
* Prime West End location

Capturing excellent exposure onto busy Montague Road in the heart of West End is this brick and block veneer office / warehouse. On offer is part of the whole site incorporating approximately 96m2 mezzanine office and 338m2 clear span warehouse accessed via a roller door.

Strategically located less than three radial kilometres from the CBD, the West End boasts an excellent central location with plenty of local amenities and an abundance of public transp...

“1 O’Connell” – Expressions of Interest

- Great Location
- Parking Onsite
- Negotiable Terms
- Entire Site

Expressions of Interest for this unique property that is about to undergo a transformation ready for your offering. From office, medical to Food & Beverage the options are endless for all end users and depending on your space and size required, this property is available for discussion now.

Situated right off the corner of Russell Street and O’Connell Street, this property would suit just about any user……. Ready for your business now to operate or talk terms with future development downstairs.

Call Exclusive Agent Anthon...

Newly Renovated Mezzanine Office

- Approx 185 m2 freestanding mezzanine office / showroom / retail space
- Refurbishment underway incl toilets, shower, kitchenette, painting, carpet, Air-Conditioning
- Prime Montague Road frontage
- Soon to have high-end retail, residential and Woolworths nearby
- High speed internet to the area (Telstra Velocity)
- Within minutes of key Brisbane landmarks
- Established high-end residential communities nearby and developments underway
- MU3 Mixed Use (Corridor) zoning which allows for a multitude of uses
- Dedicated onsite parking - 4 bays (2 at front to Montague Rd and 2 at rear to Tonda...

CREATIVE TENANCY IN WELL KNOWN CREATIVE HUB.

A fantastic opportunity to secure prime refurbished office space in the West End hub. Situate yourself in this refurbished character commercial office building with an outstanding car parking ratio. The property has undergone an extensive refurbishment and presents as brand new office accommodation. Attributes of the property include:

* 133 & 266sqm office opportunities available
* Superb character office accommodation
*ample on-site car parks available.
* Male & female amenities + shower provided
* Character feel, exposed bricks, timber beams, polished concrete and 4-6 metre...

West End Office Space

- Transport at door
- Quiet location with easy access
- Fully air-conditioned

First level office space/studio now available for lease in quiet location just off Montague Road. 2 car parks with tenancy and fully air-conditioned. Ready to move straight into.

SUIT ALLIED HEALTH / MASSAGE / TATTOO - CAN BE SUB-DIVIDED

Set in a tucked away shaded street off the well-known Boundary Street, this stand alone tenancy is suited to a range of businesses and can be sub-divided. Featuring 2 levels with 6 exclusive car parks it is perfect for masssage / allied health / tattoo and more.

1st Floor
- 120m2 Approx. NLA
- Open plan with reception counter in place
- 1 partioned room with sink
- Kitchenette
- Bathroom with shower

Lower Level
- 120m2 Approx. NLA
- Front open room
- 3 partioned rooms (one with air conditioning)
- Bathroom with shower
- Kitchenette

West End is only 1.5km from Brisbane CBD...

Modern, fully furnished, serviced office space for rent

Located in Brisbane's West End, this modern space sits within an iconic and easily accessible office building on the corner of Jane Street and Riverside Drive. Commuting to and from the office is quick and convenient - bus, train and ferry connections are all within a 5-minute drive from the centre.

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Included in the per person / per month rent for this fully equipped serviced office space are furniture, shared meeting rooms and business support services.
Ideal for small and large requirements, this office spac...

Versatile First Level Office

This well laid out fitted office is ready for your entry.

The features of this property include:
- 100sqm of open plan + fitted space
- Separate boardroom
- Shared amenities & kitchenette
- Access via Bailey Street
- Two (2) included car parks with more spaces available

*Areas are approximate

Located just off Montague Road, this property is within close proximity to local coffee shops and retailers.

Please feel free to contact me as I'd be delighted to assist you with your property search - Thor Harrison

WEST END CRACKER!

West End is currently undertaking huge developments and is one of Brisbane's most popular retail precincts. Located next to a Doctors practice and other retail tenants it would be suited to a range of services.

- 45m2 plus 15m2 extra room if required
- Glass frontage
- Open Space with reception counter
- Back storage room
- Great signage exposure

Set on the corner of Hardgrave Road and Victoria Street, this is an opportunity to secure a tenancy in West End at a competitive rate.

Please call Geoff or Chris Esdale for further information and to schedule your inspection.

STANDOUT COMMERCIAL CHARACTER OFFERING!

Located in the Busy West End business Hub. On offer is this standout commercial character house, the standalone tenancy is split over 2 levels of approx. 110m2 each level and there is the option of splitting the levels, further features include:

- Huge exposure and signage potential.
- 4 car parks included with the tenancy.
- Predominately open plan lay-out.
- Located between Boundary and Melbourne Street.

Commercially zoned character houses do not come up for rent in this area very often, call Ben or Robert from ELDERS Commercial for more information or to arrange an inspect...

Best Value Creative Space in West End

Situated in a well presented complex off Montague Road is this 130 m2 creative office space. It would suit a variety of users.

Features:
* 130 m2 1st level high end office space
* 2 exclusive use car parking bays
* Polished wooden and concrete floors
* Fully ducted air conditioning and security system
* High ceilings

For more information or to book an inspection contact Tom Chan on 0478 586 131 of Blocksidge Real Estate.

Best Value Office Space in West End

This 400m2 office space is located on the first floor of a well presented complex, just off Montague Road. The tenancy consists of a combination of open plan and partitioned offices, reception area and board rooms.

Features:
* 400 m2 first floor office
* 4 exclusive use car parking bays included
* High ceilings
* Combination of polished concrete floors and carpet
* Fully ducted air conditioning throughout
* Security system
* Separate male and female amenities
* Very good rental rates on offer

For more information or to book an inspection contact Tom Chan on 0478 586 131 of Block...

Prime Location – Experienced Operator Required

- Prime Boundary Street location
- Part fitout in place
- Indoor and Outdoor dinning
- 113 m2 plus covered external area
- High Exposure

Situated right on popular Boundary Street and right in the heart of West End’s hub, only metres walk from the 'about to open' and freshly renovated Boundary Hotel and West Village development. Screaming for the right concept, the opportunity now exists to benefit from previous tenant's improvements and capitalise on the street's busiest location - directly outside bus stop. For all details and inspections contact Exclusive Agents George Koukides and Anthony...

Column Free Warehouse in West End

238 Montague Road is located smack bang in the middle of West End's business hub. This tenancy is perfect for a business looking for a large warehouse/ showroom with great exposure and signage opportunities.

Property Highlights:

- 434sqm* Warehouse & Office

- Roller door access

- Exceptional container ceiling height

- Huge exposure on Montague Road

- Considerable natural light

- Suitable for an array of uses

*Approx.

For more information, or to book an inspection, please contact the Cushman & Wakefield Agents.

Highly Exposed Montague Road Warehouse

Features:
- Quality office and warehouse space
- Column free warehouse with exceptional internal height
- Access via electric roller door
- Air-conditioned office space
- Open plan and partitioned office areas
- Kitchenette and amenities
- Ample natural light
- Would suit many different users

Location:
238 Montague Road, West End is situated 2.5km* from the Brisbane CBD. Multiple restaurants, retail outlets and cafes are all within walking distance.

For further information, or to book an inspection, please contact the marketing agents at Ray White Commercial (QLD).

*approxi...

GREAT UNIT!

* Modern 370m2 office / showroom / warehouse
* Excellent West End location
* Can be split
* Four exclusive car bays

Located in the heart of sought after West End is this modern 370m2 office / showroom/ warehouse. Coming with four exclusive car bays there are amenities on both levels including showers, allowing the property to be split or taken as one.

Strategically located less than three radial kilometres from the CBD, the West End boasts an excellent central location with plenty of local amenities and an abundance of public transport. The area is well serviced by multiple bridges ...

Versatile Unit In The Heart Of West End

Features:
- Modern office/warehouse/showroom space
- Ample natural lighting
- Electric roller door access
- Kitchenette and amenities
- Three exclusive car parking bays
- Can be split into two tenancies
- Partitioned and open plan office areas
- Downstairs can be used as office, showroom or warehouse space
Location:
4/19 Musgrave Street, West End is superbly located off Montague Road and is in close proximity to multiple retail outlets, restaurants bars and cafes.
For further information, or to book an inspection, please contact the marketing agents at Ray White Commercial (QLD).

$320/SQM OPEN PLAN OFFICE SPACE

Area Available: Level 1 - 175sqm

Building Features:
• 175sqm open plan office space
• Own amenities including shower
• Kitchenette
• Natural light throughout
• 2 x onsite car spaces
• Excellent exposure

For more information, please contact CBRE.

PROMOTING YOUR OFFICE HAS NEVER BEEN THIS EASY

Located on West ends main road, this Montague Road gem offers great signage potential and puts you in the perfect position to jump start your business.

Main features include:
- Open Plan office space
- Abundance of natural light
- Kitchenette
- Amenities including shower
- Great exposure
- 2 car parks

Contact your Colliers International agents for more information.

GROUND FLOOR OFFICE OPENING UP TO THE BRISBANE RIVER!

Located just off Montague Road, the tenancy is close to public transport, just minutes to the CBD, and the Go Between Bridge. On offer is a high end office overlooking the Brisbane River with flexible leasing terms:

- 275sqm office on the ground floor
- Excellent car park ratio at market prices.
- Direct access to the Riverside Drive & outdoor break out area.
- Boardrooms, reception, kitchen and open plan areas
- Workstations throughout
- Multiple amenities and onsite shower and Gym.
- Excellent pricing at only $250 per/m2 gross.

For more information or to arrange an ins...

QUALITY OPEN PLAN OFFICE ON A BUDGET!!!

Located in a well presented complex just off Montague Road. This tenancy is extremely well presented, it would suit a variety of users after a flexible and fully functional office space.

- 130m2 of high end 1st level office
- 2 Exclusive car parks included
- Polished Wooden & Concrete Floors
- Air conditioning and Security System
- High Ceilings!
- Extremely well priced for the budget conscious.

For more information contact your Exclusive commercial agent today.

PREMIUM OFFICE READY OCCUPY!

Located just off Montague Road, the tenancy is close to public transport, just minutes to the CBD, and the Go Between Bridge. On offer is a high end office overlooking the Brisbane River with flexible leasing terms:

- 496 sqm office on the first floor
- Excellent car park ratio at market prices
- Direct access to Riverside Drive &exclusive use balconies
- Boardroom, private offices, kitchen and open plan areas
- Multiple amenities and onsite shower and Gym.
- Excellent pricing at only $250 per/m2 gross.

For more information or to arrange an inspection, contact the EXCLUSIVE agents...