106 Properties For Sale in Douglas, QLD 4814

DA Approved Site in Popular Precinct

- "Riverside Gardens"
- Area: 3,251sq m*
- Stages 1 & 2 Completed and Sold
- Stage 3 available (Proposed Blocks 3, 4 & 5)
- 38 apartments
- Ground level slab has been completed
- Zoning: low density residential

For more information contact marketing agent Mark Dann on 0408 778 756 or Michael Quinlan on 0408 716 006.

(*Approx.)
**Artists Impressions are Indicative Only

Massive Industrial Property With Retail Use

This standalone Aitkenvale Precinct Industrial and Retail space is available for purchase with 714sqm* leased until September 2019 and a 286sqm* vacancy.

The property would suit a wide range of low impact industrial or recreational retail usages.

Features include:

714sqm* of well-appointed space with existing infrastructure comprising a dedicated reception and waiting area, logical open plan space with ample storage and plenty of natural light

1,571sqm* standalone site with 12 on-site car parks

Prime commercial location opposite the Stockland Shopping Centre retail and commercial site

*...

Calling All Gym Owners

Known as the former Townsville Italian Club, this property is suitable to multiple uses including gym, club house, child care and education.

With 2 separate structures over 4 titles including cold rooms, commercial kitchen, 2 bars, male/female amenities and PWD ingress.

Property features include:
- 1,520sqm* of clubhouse and covered outdoor activity area
- 3,236sqm* of land over 4 titles, 809sqm* each
- Full commercial kitchen, bars and club house/function areas
- 640sqm* covered outdoor area
- BBQ area and outdoor entertainment area

For more information please contact:
Kyle Grigolon
0413...

Adaptable for Many Uses - Huge Showroom & Warehouse

Knight Frank Townsville are pleased to offer for sale or lease 10-14 Parkside Drive, Condon. The property is strategically located within Thuringowa Central in Townsville, a major population growth corridor. Located within close proximity to the recently opened Ring Road, the property offers excellent connectivity to the broader reaches of Townsville.

Following key attributes:
- Building area of 2,378sqm* (combination of showroom/warehouse)
- Site area of 4,783sqm*
- Suitable for a variety of users
- 64 on-site car parks
- Excellent level of amenities
- Solid tilt panel construction...

ALL DIFFERENT SIZES AND PRICES - HIGH OCCUPANCY RATES!

This complex comprises of 22 Self Storage Units with high occupancy rates - all different sizes in a central location!

* 24 Hour security cameras
* Restricted key gate entry - 4 gates
* Security fencing
* Ideal for furniture and household contents
- Trade tools and equipment
- Document and archive storage
* Concrete complex - all ground floor

Units pricing from $150 per unit, per month.

Contact Jim Campbell for more information 0417 717 778

Kirwan Main Road Exposure Awaits.....

For Sale or Lease

LEASE PRICE
$39,900
P.A. | Excl. GST
Lease Price Excl. Outgoings


This 190m2 tenancy fronts Riverway Drive and is located straight across the road from the popular Riverway Complex. It was previously used for a fitness space so it enjoys a small showroom and reception area, an open plan space and then rear storage that includes kitchenette and amenities. The current zoning is Major Centre which allows for a range of potential uses.

The tenancy is in great condition and enjoys great exposure plus some on-site parking that would be ideal for staff and some clients...

Freehold Childcare Centre with Vacant Possession

466 Ross River Road is in a perfect location for a childcare centre with fantastic exposure to passing traffic on one of Townsville's busiest roads.

Currently unoccupied, this offers a fantastic opportunity for an astute person to take advantage of this growing market. Small enough for a new start up or add to your existing portfolio.

Offered as a WIWO sale this property has a full fit out complete with toys and play equipment.

The building offers a large open plan play room with attached kitchen, laundry, amenities, offices and outdoor pergolas, whilst the large outdoor yard is ...

Quality Office Space For Sale or Lease on Thuringowa Drive

LEASE PRICE
$62,400 PA
Excl GST

SALE PRICE
$550,000
Excl GST


A 213m2 professional office space is offered both for sale or lease & is situated on busy Thuringowa Drive. This professional office space has been kept in immaculate condition by the owners and is situated in the well renowned area of Kirwan. The premises would be suitable to many different business operators that require a professional office space.
Property Features Include:
*1 x Reception Area
*1 x Large Open Plan Office Suitable For Multiple Workstations
*2 x Large Individual Offices, full
*2 x Storage Rooms
*...

Retail or Office Opportunity in Busy Neighbourhood Centre!

LEASE PRICE
$20,000
P.A. | Excl. GST

SALE PRICE
$249,000
Excl. GST



Lot 3 at the Rossvale Centre is a small 119m2 tenancy that would be ideal for a retail, office or even medical consulting business. Set in a busy neighbourhood centre with many different businesses close by and heaps of parking surrounding this tenancy it could suit many different uses.

The layout of the tenancy includes a reception and waiting area, open plan office space with rear storage and dedicated amenities. The tenancy is also very close to major retail centres like K-Mart Plaza & Stockland Shopping Ce...

Main Road Freehold Office

65 Thuringowa Drive is situated on one of Townsville's busiest roads and offers fantastic signage opportunity.

This office has a fantastic modern fit out and features:

- Reception/waiting area

- 2 large private offices

- On site car park

- Boardroom

- Large open plan work areas

- Breakout area

- Shower and toilet amenities

For further information or to arrange an inspection please contact Ray White Commercial.

Quality Standalone Office Space

This exposed, standalone office space is available for immediate lease or purchase with vacant possession.
Offering a well-appointed, existing fit out and on-site parking this is an opportunity not to be missed.

Features include:

213sqm* comprising a dedicated reception and waiting area, large board room, modern kitchen, substantial open plan work space with two enormous private offices, admin and storage areas

Existing infrastructure including NBN connectivity

Courtyard/break out area

786sqm* land site, fully fenced wth a 3m x 3m lawn locker in situ

On-site parking and excellent signag...

Price reduced - this is the cheapest commercial tenancy in Townsville

This tenancy is located within the Rossvale Centre which is just off Nathan and Charles Streets near Stockland K-Mart.
Open plan configuration with dedicated kitchen area and bathroom.
The property is available for immediate sale and is surrounded by several financial brokers, a gym, yoga studio and food outlets.

Develop or Occupy in Aitkenvale

SALE PRICE
$995,000
Excl. GST


This property is the former home of the Italian Club in Townsville. It was a function centre for many years with multiple bar areas, function space, cold room storage along with an external BBQ area and beach volleyball nets. It has a building area of 1,520m2 and sits on 3,236m2 of land so is a large site in the heart of Aitkenvale.

The property is ready to be purchased as an ideal development opportunity or it could also suit an owner occupier that needs a central location and plenty of parking with 28 parks on site.

It is located in a great part of...

Well Presented Kirwan Office

For Sale
$110,000 Excl. GST

For Lease
$1,200 P.A. Excl. GST

This 43m2 professional office space is available for immediate lease and is situated within the Kirwan Chambers building.

The subject tenancy is well presented and features:

* 2 x Partitioned Individual Offices

* Kitchenette

* Fully Air-Conditioned

* NBN Connectivity

* New Carpets

* Both Male & Female Toilets

* Disabled Access & Amenities

The subject tenancy is highly adaptable and the layout can be easily modified to suit an incoming tenants specific requirements.

To arrange an inspection or to ...

Large Offices Central Cranbrook

This unique property is brand new to the market and is a must see for anyone seeking professional offices in Towsville.

It is located centrally on Ross River Road and is zoned commercial office use, not many along this stretch of Ross River Road with this size and versatility .

Features are as follows :

Large 733m2 block with rear yard and shed

250m2 approx floor area

3 Rear private offices

2 Front offices with collating area

Entry Foyer

Formal Lounge/ Boardroom / Meeting room

Main managers office with amenities

Full Kitchen/staff area

Large open plan lounge a...

Entry-Level Owner-Occupier Opportunity!

This tidy, strata-titled commercial office unit is available for immediate lease or purchase with vacant possession, located within the tightly-held Kirwan Chambers arcade on Castlemaine Street.

Features include:

43sqm* of well-appointed, air conditioned space including 2 large private offices and a rear storage area with kitchenette facility

Disability compliant access and amenities on-site

Ample on-street parking with a large public car park opposite the arcade

Very competitively priced

*Approximately

For further information or to arrange an inspection please contact Steve Whaling o...

Rare Aitkenvale Medium Density Site

37-39 Pope Street offers a level 2,023 sqm site with an existing 3 bedroom dwelling.

The site sits within the Aitkenvale Medium Density precinct and allows for a multitude of self and code assess-able development options including:
- Multiple dwellings/units;
- Residential care facility;
- Retirement facility;
- Short term accommodation;
- Community care centre
- Sales office;
- Home based business;
- Animal keeping.

The height limit allows 5 storeys and the nominated site coverage is 65%.
The site has good access to trunk infrastructure and a 40 metre frontage to Pope Street ...

Versatile Facility Close To Willows Shopping Centre/Cannon Park

This enormous facility, offered to the market for lease or sale, has previously been utilised for storage and distribution and more recently sport and recreation, and offers affordable air-conditioned warehousing with attached offices and amenities.

Features include:

Up to 2,378sqm* of air conditioned warehousing and amenities including 190sqm* of dedicated reception with food and beverage kiosk and disability compliant amenities and access

Warehouse includes multiple roller shutters and high bay lighting and is fully insulated and air conditioned (warehouse can be split into smaller areas...

Landmark corner position on Aitkenvale's golden mile

247 Ross River Road boasts a unmissable corner position within the Aitkenvale Commercial precinct and features:

- 450 sqm of air conditioned showroom;
- 214 air-conditioned work shop;
- Gated outdoor storage area
- Large concreted car park or display area with shade sails;
- Male & female amenities including shower.

The property was previously occupied by a motorbike dealership and would be suited to a wide variety of retail, showroom or office users.

Contact Ray White Commercial to arrange an inspection today.

GOVERNMENT LEASED INVESTMENT - 8.8% NET RETURN

SALE PRICE
$3,200,000
Excl. GST


- Leased to Defence Housing Australia (DHA)

- Net income of $281,975 pa (plus GST)

- Lease until 22 July 2021

- This property has never been vacant with DHA in occupancy since its construction in 1994 (24 years)

- Substantial tenant upgrade completed in 2015 to the value of over $500,000

- Located in Townsville's most populated suburb of Kirwan

- Building area of 1,230sq.m (approx)

- Land area of 3,220sq.m (approx)

- Parking for 32 vehicles on site including 10 carport bays

- 5.0 Star Nabers Energy rating

For further details...

Government offices plus development site

Developer has moved on to a larger project outside Townsville.
This exciting opportunity comprises stylish new offices recently constructed for the State of Queensland in this high growth area close to Willows Shopping Centre and the Cannon Park entertainment precinct. Included is a 1637 square metre corner development site approved for professional offices with areas from 250 - 890 square metres with ample on site parking and natural light. Current passing net income $370,000 per annum (approximately)
Contact Ray White Commercial on 07 47267888 for further information.

Multi tenanted Industrial property with holding income

14 Aitken Street includes a freestanding 1,000 sqm warehouse configured as two tenancies of 286 and 714 sqm. Kickstart Fitness have occupied the larger tenancy for 13 years and are subject to a 3 year lease expiring in September 2019.

The 286 sqm vacancy is advertised for lease at $28,600 per year + GST.

The 1,571 sqm corner site offers 10 on site car spaces.

For more information, contact Ray White Commercial.

Entry level professional office with exposure

For Sale - Expression of Interest closing 30th August
203 Ross River Road, Aitkenvale, QLD 4814


Under Instructions from Offermans Partners we are pleased to offer for sale this property at 203 Ross River Road in Aitkenvale by Expressions of Interest closing Thursday August 30th at 4pm.

It is a stand alone property that features a 156m² professional office layout in good condition and sits on 607m² of land. It is well located on Ross River Road which offers exposure to 24,000 vehicles passing daily and would be an ideal office for an owner occupier.

There is ample parking on-site w...

Fully air conditioned showroom & warehouse in Thuringowa Central

10-14 Parkside Drive is a semi modern industrial complex featuring a fully air conditioned, high clearance warehouse with attached showroom/office space. The large site offers ample hardstand and 64 car parks.

This property would suit a variety of users including:
- Large format retail/showroom
- Medical & allied health
- Storage & distribution
- Sports & recreation

The building can be split to offer various tenancies from 600 sqm to 2,378 sqm.

For sale or lease at $2,385,000 or $214,020 per annum net + GST.

Contact Ray White Commercial on 07 4726 7888 to arrange an inspection...

Townsville's Most Affordable Office Space!

Situated within Kirwan Chambers this 43m2 tenancy is one of the most affordable office spaces available.

The tenancy has been meticulously maintained and features:
- New air conditioning
- New carpets
- 2 Large offices
- Kitchenette
- Built in storage
- Disabled access and amenities
- Signage

Don't miss out on this opportunity and contact exclusive agents Ray White Commercial today.

Exposed Office on Ross River Road

This exposed, 2 storey office building on busy Ross River Road will appeal to the investor or owner-occupier alike.
The property is currently subject to a lease to TARDISS Inc until December 2019.

Features include:

100sqm* ground floor space comprising dedicated reception, partitioned offices and meeting room with disability compliant access and amenities

154sqm* first level space with dedicated amenities and large break-out balcony

809sqm* site zoned Low-Density Residential and approved for Professional Office

Ample on-site parking to the front and rear of the property

Current net ren...

Quality and Affordable

For Sale
$470,000 Exc. GST

- Highly exposed freestanding commercial property
- Building area of 250sq.m (approx)
- Land area of 809sq.m
- Existing office fitout and air conditioned throughout
- Separate kitchens and toilets on each level
- On site car parking, front and rear
- Leased to Tardiss, a disability services organisation until December 2019
- Current rental of $45,000 pa (plus GST) gross
- Potential for owner occupation at lease end

For further details or to arrange an inspection please contact Todd Walsh at Colliers International

Rare opportunity in Kirwan Traders Precinct, Two street access, High Clearance Warehouse,

This quality property has come to market for the first time. Situated in the Heart of the Kirwan Traders Precinct this would suite a range of users.

The property is Leased till January 2020 to Fir Solutions. Current Rental Approx. $69,000 plus Gst. Rental January 2019 Approx. $76,500 plus Gst

The property consists of the following:
- 457m2 high clearance warehouse with roller entry off rear lane way.
- Office/Retail/Showroom of approx. 77m2 with entry fronting Castlemaine Street
- Mezzanine Floor of approximately 77m2 with sufficient height to build in.
- M/F amenities block of ...

Infill Development or Land Bank Opportunity

On behalf of the vendors, Knight Frank Townsville has the pleasure in offering 500 – 504 Ross River Road, Cranbrook for sale via Expressions of Interest.

The subject property is located in a large residential catchment area and offers the following key characteristics:

- Substantial 6,115sqm* total land area
- Zoned Low Density Residential, providing for a range of potential development outcomes (STCA)
- Existing dwellings offering potential holding income
- Great exposure with extensive 63m* frontage to Ross River Road
- Two street access (Ross River Road & Jannila Avenue)
- Close...

Aitkenvale Development Site

This rare 2024sqm* parcel is available for immediate purchase in the heart of the Aitkenvale business and residential precinct, within a medium density residential zone.

Features include:

2 x 1024sqm* parcels with 2 x lowset dwellings in situ providing holding income

Strategically located a stone's throw away from Stockland Myers Shopping Centre, 3.6km* from James Cook University (Douglas Campus) and 3.9km* from the Townsville General Hospital

*Approximately

For further information or to arrange an inspection please contact Steve Whaling on 0423 267 909 or e-mail steve@epcnq.com.au

High...

Strata Office/Retail Unit Facility

Ray White Commercial is pleased to present to the market Lot 7, 16-24 Brampton Avenue, Cranbrook 4814. The subject property comprises of a clear span commercial office retail suite currently configured as a gym with newly renovated toilet and shower facilities.

The well presented property comprises of a fully air conditioned 138m2* floor area. The property is set within the Rossvale Centre and offers ample on site car parking and close proximity to Ross River Rd, Myers and located within a large residential catchment area.

Ground Floor Area: 138m2*
Refurbished Shower & Toilet Faci...

Strata Sports / Warehouse Facility

The subject property comprises a high clearance, clear span commercial building currently configured as gym with newly renovated office, toilet and shower facilities.

The well presented property comprises a 488m2* ground floor area and a 139m2* mezzanine/office. The property is set within the Rossvale Centre and offers ample on site car parking and close proximity to Ross River Rd, Stockland Shopping Centre, Myers and set within a large residential catchment area.

Ground Floor Area: 488m2*
Mezzanine Office Area: 139m2*
Total Floor Area: 627m2*
Refurbished Shower & Toilet Facilit...

Affordable owner occupier opportunity - Brand new Commercial suites available from $550,000

Ray White Commercial are pleased to present to the market Six Nine Seven. This mixed use development includes professional office, retail and health suites with floor areas available from 168 sqm* to 1,515 sqm.

Prices for a 168 sqm* suite including mezzanine level start at $550,000.
A basic fit out will be included and upgrades/alterations are available as part of the package.

Property details:
Site area: 2,420 sqm
Building area: 1,515 sqm, configured as suites from 168 sqm*
Car parking: 42 secure on site spaces including 22 undercover
Access will be via Rofle Street

The projec...

Key site with two street frontage

500-504 Ross River Road, Cranbrook

- Comprises a single site of 6,115 sqm (Lot 2 on SP130958);
- Current zoning is Low Density Residential;
- Two street frontages being Ross River Road and Jannila Avenue.

Please contact marketing agents Ray White Commercial for further information

Aitkenvale Versatile Industrial Facility

Knight Frank is pleased to offer for sale this highly functional industrial property on a 1,518sqm* site located within close proximity to major arterial routes including Ross River Road and the Bruce Highway.

Features Include:
- 90sqm* high clearance warehouse with electric roller door access
- 80sqm* open awning
- Small 30sqm* office donga
- Wash down bay
- Fully secure with concrete hardstand
- Fully fenced electric access gate
- Ample storage available

For more information or to arrange an inspection please contact Mark Fitzgerald or Paul Dury at Knight Frank Townsville.

*...

Modern Tilt Slab Facility Ideal or Industrial or Showroom Use

SALE PRICE
$2,100,000
Excl. GST

LEASE PRICE
$202,130
P.A. | Excl. GST
Lease Price Excl. Outgoings

This modern til slab constructed property offers a high clearance warehouse facility with a component of professional office and showroom space. It is a 2,378m2 building that sits on a large 4,783m2 parcel of land that includes 64 on site car parks.

It would suit a range of large format users for industrial storage or distribution with the ability to have secure parking in a sought after location close to the Kirwan area. Recreational use could also be explored with the large showro...

Government standard investment property

This architect designed building is offered subject to a long lease with options to a state government tenant
and includes attractive finishes, covered breakout area, secure on site parking and substantial depreciation benefits. An additional 1637 square metre corner site allows for further development.
The property is located in close proximity to North Queensland's largest regional shopping centre
and a major food and entertainment precinct in Thuringowa Central.
Current net income approximately $360,000 per annum + GST.
Contact exclusive marketing agents Ray White Commercial on 07 47...

Tenanted Investment Property in Aitkenvale

SALE PRICE
$750,000
Excl. GST


This 1,000m2 high clearance warehouse is currently for Sale with short term lease in place to Kickstart Fitness along with a 286m2 vacancy that would be ideal for a sporting or community use. Kickstart Fitness have a 714m2 tenancy that is fully fitted out as a successful gym operation that has been in place for Years.

It would be an ideal space for an ownert occupier who can utilise the property for sport or recreation use. The property enjoys a corner location in Aitkenvale with ample parking at the front door along with high clearance warehouse space ...

Mixed Use Investment - Multi Tenanted

Knight Frank are pleased to offer for sale, 262-266 & 268-272 Ross River Road & 19 Patrick Street, Aitkenvale Townsville, comprising of retail & commercial tenants across 4 allotments.

This offering represents an ideal opportunity to invest in the Townsville commercial market by way of substantial buildings with a high level of amenity and prominent location on busy Ross River Road.

Major tenants include: Suncorp, TAFE QLD, Air Liquide, amongst others, with a 2 year rental guarantee across all vacancies. 86% occupied with retail & office tenants, the opportunity exists to secure a prime...

Retail Opportunity to Sink Your Teeth Into!

This convenient retail or professional tenancy is available for immediate lease or purchase, previously utilised as a denture clinic and situated within the popular, suburban Rossvale Centre in close proximity to Stockland Myers and K-Mart shopping centres.

Features include:

119sqm* of well appointed space including dedicated reception and waiting area, open plan office or retail space with rear storage and amenities

Ample on-site parking

Generous signage opportunities with excellent exposure to passing traffic

*Approximately

For further information or to arrange an inspection please c...

Secure Industrial Facility in Aitkenvale

For Sale
$500,000 Exc. GST
Offers to Purchase

For Lease
$25,000 P.A. Exc. GST
Plus Outgoings

This industrial facility is fully secure with concrete hardstand at 11 Casey Street in Aitkenvale. It has a 100m2 high clearance warehouse along with an 80m2 open awning and a small 20m2 office donga. There is ample room on-site for equipment and vehicle storage.

Available for immediate lease or for sale from $500,000 in the heart of Aitkenvale. Electric roller door access to the warehouse with an oil separator and wash down bay plus full electric access gate.

To arrange an inspection ...

Rare Freehold Site in Aitkenvale - Sale or Lease

This tidy freehold storage yard and workshop facility is conveniently situated in Aitkenvale's light industrial precinct and is available for immediate lease or purchase.

Features include:

120sqm* high bay warehouse equipped with three phase power and a gantry monorail

30sqm* air conditioned demountable office

Registered wash down bay with oil separator on a 70sqm concrete platform

1,518sqm secure site with automatic security gate

Development potential with low 10% site coverage

*Appoximately

For further information or to arrange an inspection please contact Steve Whaling on 0423 267...

High Profile Convenience Retail Centre in Townsville

For Sale
Offers over $5.3million

Colliers International have been appointed to sell one of the most dominate retail convenience centres in Townsville. Located at the corner of Thuringowa Drive and Charles Street, 109 Thuringowa Drive is a well designed traditional 8 tenancy strip retail centre including a detached stand alone Drive thru.

The centre is positioned in Townsville's largest residential catchments and within short walking distance to both the Kirwan State High School and Kirwan Primary along with being directly opposite the Queensland Government Health Campus delivering a st...

Commercial Investment Property

This well established retail centre enjoys an excellent catchment area in Townsville's largest suburb,and the property enjoys a 74 metre frontage to a main arterial road suitable for future redevelopment.
The 3527 square metre single level air conditioned tilt panel building is configured as two tenancies with ample on site parking.
Offered subject to long term leases producing a net income of approximately $243,000 per annum + GST.
Contact Ray White Commercial on 07 4726 7888 for more details.

Multi Tenanted Investment in Townsville's Major Residential Catchment of Kirwan

For Sale by Offers to Purchase!
For Sale or Lease.
Offers to purchase circa $1M


This multi tenanted property located in the densely populated suburb of in Kirwan enjoys a diverse income stream with three tenants currently occupying the premises and with one tenancy still available for Lease for $30,500 per annum.

Comprising of two stand alone buildings totaling some of 500m2 (approx) building area that is positioned on a total land area of 1,547m2. There is ample parking on site with approx. 15 car parks across both blocks of land.

The current tenants are a massage business, hai...

Ross River Road professional offices with parking

These two storey professional offices are located less than 1 kilometre from Willows Shopping Centre and Riverway. The property is configured as two separate, self containted tenancies being:
Ground floor 100 sqm;
First floor 154 sqm.

The ground floor is subject to a 3 year lease as of December 2016 to NDIS provider Tardiss.
The first floor 154 sqm is currently occupied by a real estate agency and will be available from 1 September 2017.

Contact Ray White Commercial to arrange an inspection.

Freestanding medical consulting rooms

This freestanding building of 225 square metres has long operated as a successful medical centre. The previous operator has outgrown the space and moved to Ross River Road. The opportunity now exists for another medico, allied health professional or office user to secure this highly exposed commercial property.

The current fit out includes 6 consulting rooms/offices, reception & waiting area, laundry, boardroom or training room, separate male & female bathrooms,staff amenities and secure on site parking.

Located opposite the largest shopping centre outside of Brisbane and a few hundred ...

Aitkenvale development opportunity

The former Italian club in the central Aitkenvale industrial precinct is now offered for sale,
comprising two separate structures on 4 titles with concrete hardstand parking for 28 vehicles.
The property is located in close proximity to the Stockland/ Myer shopping centre and transport hub.
The main building includes a commercial kitchen with cold rooms, bar, air conditioned open plan area and offices with ample male and female ablutions, covered breakout area with BBQ etc.
Suitable for conversion to a wide range of uses or simply redevelop the whole site.
Inspect with exclusive agents ...