Title: Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything Reviews, Deals & Photos 2026 - Expedia.co.uk [See all properties](http://www.expedia.co.uk/Hotel-Search?regionId=8866&destination=Middletown%2C+Rhode+Island%2C+United+States+of+America&selected=30087573&adults=2&children=&sort=RECOMMENDED&useRewards=false&semdtl=&userIntent=&vip=false) Entire home # Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything ## Photo gallery for Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything ![Exterior - Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything (Middletown)](https://images.trvl-media.com/lodging/31000000/30090000/30087600/30087573/w1911h1273x5y6-c4c00002.jpg?impolicy=resizecrop&rw=598&ra=fit) ![Outdoor dining - Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything (Middletown)](https://images.trvl-media.com/lodging/31000000/30090000/30087600/30087573/b8380089.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Smart TV, DVD player, toys, books - Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything (Middletown)](https://images.trvl-media.com/lodging/31000000/30090000/30087600/30087573/372ae3b0.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Interior - Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything (Middletown)](https://images.trvl-media.com/lodging/31000000/30090000/30087600/30087573/e9e8d465.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Interior - Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything (Middletown)](https://images.trvl-media.com/lodging/31000000/30090000/30087600/30087573/w1916h1276x0y4-9df12903.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Located in the upscale residential neighborhood of Easton Point, this immaculate beach house in Middletown RI offers a serene retreat with direct views of Easton Bay and Newport's famous mansions. Unwind on one of three balconies, enjoy morning coffee while taking in ocean views, and savor barbecues in the landscaped back yard. ## Reviews 9.8 Exceptional ### Entire home 4 bedrooms4 bathroomsSleeps 82018 sq ft ## Popular amenities - Ocean view - Hot tub - Kitchen - Washing machine - Dryer - Free Wi-Fi ## Add dates for prices Check-in Check-out Travellers ## About this property ### Entire place You'll have the entire home to yourself and will only share it with other guests in your party. ### Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything \*\* Professionally cleaned and sanitized between guests \*\* Immaculate beach house in desirable Easton Point in Middletown RI, within walking distance of First and Second Beaches, and Newport Cliff Walk. Close to downtown Newport, and the many fine restaurants, bars, shops, and attractions of Newport and Middletown. The house features direct views of Easton Bay and the famous Newport mansions and Cliff Walk across the bay. The well designed 3-story house features a balcony on each floor, with sliding glass doors to admit lots of natural light, and to let in the fresh salt air. Facing west across Easton Bay, the decks are perfect to watch spectacular sunsets over Newport's mansions and cliff walk. Another great touch - two of the four bedrooms are master bedroom suites with their own private baths and balconies. Wake up to ocean views and the smell of the salt air. Enjoy morning coffee on the deck, then take a short walk to the beach. Enjoy a barbecue in the nicely landscaped back yard. Full house with all amenities. Your private retreat, so close to Newport, but away from it all... 1st Floor: Luxurious master suite with private balcony and direct ocean views, queen bed, private full bath and large closet. Also located on this floor is a second bedroom with full size bed, and a third bedroom with two twin beds, and a full bath with shower. 2nd Floor: Spacious light-filled open-plan living area combining living room, dining room and eat-in kitchen, with sliding glass door opening to a deck looking out over the ocean. The living room features a conversation area with comfortable couches, and a TV viewing area with a large screen TV with deluxe cable package. The well-equipped gourmet kitchen includes modern appliances and large center island with eat-in counter and four stools. The dining room table adjacent to the kitchen seats 8\. This level includes a half bath and supply closet. 3rd Floor: Exceptional private master suite occupies the entire third level: Large bedroom with queen bed and spacious walk in closet. Private master bathroom/spa with soaker tub and separate glass-enclosed shower, and large ocean-view window. Light-filled sitting area with sliding glass doors to a large private deck, with unrivaled ocean views! This level includes a full sized washer/dryer for added convenience, and must be seen to be believed. In addition, the house boasts a finished basement including two futons - a perfect hangout for teens. An additional washer/dryer is in basement. Outside: Professionally landscaped fenced-in back yard, Weber propane grill, fire pit, outdoor shower space, and a garage with patio furniture, beach chairs and beach toys. Paved driveway with room for 3 vehicles, plus parking in garage for one car May - September. (Garage used for storage October - April and unavailable for parking.) Located in the upscale residential neighborhood of desirable Easton Point. House is conveniently located to the many attractions and amenities of Newport and Middletown, with many in walking distance or just a short drive away: \- Atlantic Beach Club: 0.6 miles. \- Easton Beach (1st Beach) in Newport: less than a mile. \- 2nd Beach: 1.3 miles. \- Newport cliff walk access: 1.3 miles \- Newport downtown: 2.5 miles. \- Norman Bird Sanctuary and Sachuest Point National Wildlife Refuge: 2.2 miles \- Purgatory Chasm (you have to see it to believe it!) 0.6 miles Dining and Shopping: Just a short drive to the restaurants and shops of Newport. Also nearby: \- Cumberland Farms: less than a mile - mini-market with ice cream treats, snacks, and staples. \- The Atlantic Grille - less than a mile - Casual hangout with notable breakfasts, surfboards on the wall & a menu with lots of chicken & seafood options. \- Flo's Clam Shack - less than a mile - A no-frills stop for New England seafood since the '30s, with counter service & an upstairs raw bar. Families with children welcome. Please, no smoking, no pets, no large parties. Video doorbell at front door. ## Property amenities ### Beach - Beach nearby - Beach loungers - Beach towels ### Pool/Spa - Hot tub ### Internet - Available in the house: Free WiFi ### Parking and transport - Limited on-site parking (max 4 spaces) - Onsite parking options include a garage ### Kitchen - Blender - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Electric kettle - Hob - Ice maker - Kitchen island - Lobster/crab pot - Microwave - Oven - Refrigerator - Spices - Toaster ### Dining - Dining table ### Bedrooms - 4 bedrooms - Bedsheets provided ### Bathroom - 3.5 private bathrooms - Bathtub or shower - Hair dryer - Shower - Toilet paper - Towels provided ### Living spaces - Dining table - Living room ### Entertainment - Books - DVD player - Smart TV with cable/satellite channels - Stereo ### Outdoor areas - Barbecue grill - Furnished patio - Garden - Outdoor furniture - Yard ### Laundry - Laundry facilities - Washer/dryer ### Comfort - Air conditioning - Heating ### Pets - No pets allowed ### Suitability/Accessibility - If you have requests for specific accessibility needs, please contact the property using the information on the reservation confirmation received after booking. - 3 steps to reach entrance - Upper floors accessible by stairs only - Smoke-free property ### Services and conveniences - Iron/ironing board - Phone ### Location highlights - In the city centre - Near a hospital - Near the marina - Near the sea ### Things to do - Boat - Golf - Tennis - Birdwatching nearby - Cycling nearby - Fishing nearby - Golfing nearby - Jet skiing nearby - Sailing nearby - Scuba diving nearby - Surfing/bodyboarding nearby - Swimming nearby - Water skiing nearby - Windsurfing nearby - Winery tours nearby ### Safety features - Carbon monoxide detector (host has indicated there is a carbon monoxide detector on the property) - Smoke detector (host has indicated there is a smoke detector on the property) - Deadbolt lock ### General - Garden - Unit size: 2,018 square feet ## Similar properties ![Lobby](https://images.trvl-media.com/lodging/1000000/20000/11100/11015/b02cb468.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Howard Johnson by Wyndham Middletown Newport Area Middletown - 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21 ### Check-out Check-out before 10:00 AM ### Special check-in instructions You will receive an email from the host with check-in and check-out instructions Information provided by the property may be translated using automated translation tools ### Rules We require: 1\. picture of government-issued photo ID showing name, home address, and photo (all other info can be hidden). 2\. signed rental agreement Parking: 1\. Up to 3 cars in driveway 2\. May-Sept optional 4th car in garage 3\. No parking on street or grass by order of Middletown ($1,000 fine) Leave house and grounds neat, return moved furniture to original location, close any opened futons, take out trash and run dishwasher before leaving. ### Pets Pets not allowed ### Children and extra beds Children are welcome ### Events No events allowed ### Smoking Smoking is not permitted ## Important information ### You need to know This property is managed by a private host (a party not acting within their trade, business or profession). EU consumer law, including the right of withdrawal, will not apply to your booking. The cancellation policy set by the private host will cover your booking. Extra-person charges may apply and vary depending on property policy Government-issued photo identification and a credit card, debit card or cash deposit may be required at check-in for incidental charges Special requests are subject to availability upon check-in and may incur additional charges; special requests cannot be guaranteed On-site parties or group events are strictly prohibited Host has indicated that there is a carbon monoxide detector on the property Host has indicated that there is a smoke detector on the property Safety features at this property include a deadlock This property is managed through our partner, Vrbo. You will receive an email from Vrbo with a link to a Vrbo account, where you can change or cancel your reservation Property Registration Number 11/22/2025, RE.01300-STR ### We should mention This property does not have any lifts ## About the area Located near the beach, this holiday home is in Easton's Point, a neighbourhood in Middletown. Newport Mansions and International Tennis Hall of Fame and Museum are cultural highlights, and travellers looking to shop may want to visit Thames Street and Bowen's Wharf. Blithewold Mansion Gardens and Arboretum and Warzone Paintball & Airsoft Park are also worth visiting. Discover the area's water adventures with jet skiing, scuba diving and waterskiing nearby, or enjoy the great outdoors with cycling. [Visit our Middletown travel guide](https://www.expedia.co.uk/Middletown.dx8866) [View more Holiday homes in Middletown](https://www.expedia.co.uk/Middletown-Private-Holiday-Homes.d8866-aaPrivateHolidayHomes.Travel-Guide-Accommodation) ![Map](https://maps.googleapis.com/maps/api/staticmap?&size=660x330&map_id=3b266eb50d2997c6&zoom=13&markers=icon:https%3A%2F%2Fa.travel-assets.com%2Ftravel-assets-manager%2Feg-maps%2Fproperty.png%7C41.48732%2C-71.27733&channel=expedia-HotelInformation&maptype=roadmap&scale=1&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=ZWVd_kKZfEkn4vr15wqLpgmNnW8=) Middletown, RI ### What's nearby - ![Watchtower on the empty beach in Middletown,Rhode Island, USA](https://images.trvl-media.com/place/553248635983988688/f2c8a2da-2555-4120-bffb-bf7dbf623c33.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Atlantic Beach 10 min walk \- 0.5 miles - ![Newport_SecondBeach_6246342_01](https://images.trvl-media.com/place/6246342/98f43fc0-1073-4320-9e06-e04bdd90587b.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Second Beach 13 min walk \- 0.7 miles - ![Easton's Beach](https://images.trvl-media.com/place/180037/a6eec0d8-f825-4818-a8d6-c2f3f85d15c4.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Easton's Beach 14 min walk \- 0.8 miles - ![The Breakers and Cliff Walk aerial view at Newport, Rhode Island RI, USA. The Breakers is a Vanderbilt mansion with Italian Renaissance built in 1895 in Bellevue Avenue Historic District in Newport.](https://images.trvl-media.com/place/553248635922699349/865973ae-b8bf-4c31-894a-201d6fb10cf6.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Cliff Walk 3 min drive \- 1.4 miles - Easton Pond 11 min walk \- 0.6 miles ### Getting around - Newport Ferry Station 11 min drive - Newport, RI (NPT-Newport State) 8 min drive ### Restaurants - 7-Eleven 3 min drive - Cumberland Farms 13 min walk - Custom House Coffee 3 min drive - CRU Cafe Newport - Johnny's Restaurant & Lounge 20 min walk ## Frequently asked questions ### Is Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything pet-friendly? ### How much is parking at Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything? ### What time is check-in at Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything? ### What time is check-out at Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything? ### Where is Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## Luxury Beach House, Easton Point. Ocean Views, 2 Master BRs, Walk to Everything Reviews ## Reviews ### Exceptional All reviews shown are from real guest experiences. Only travellers who have booked a stay with us can submit a review. We verify reviews according to our guidelines and publish all reviews, positive or negative. [More information](https://www.expedia.co.uk/lp/b/content-guidelines) 10 - Excellent 97 8 - Good 10 6 - Okay 1 4 - Poor 0 2 - Terrible 0 ### 9.8 Cleanliness ### 10 Location ## Reviews Verified ### 10/10 Excellent #### Alana M. 1 Aug 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great stay near Newport! We enjoyed our stay. Location especially was fantastic - walkable to the beach and very easy to get in and out of downtown Newport. ##### Alana M. Stayed 3 nights in Jul 2024 Verified ### 10/10 Excellent #### peter s. 17 Jul 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great family vacation spot House was great - afforded us easy access to beach and sites! ##### peter s. Stayed 4 nights in Jul 2023 Verified ### 10/10 Excellent #### Marisa L. 16 Nov 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### A perfect spot The home was well maintained and fully stocked with the things needed for a comfortable stay. ##### Marisa L. Stayed 3 nights in Nov 2024 Verified ### 10/10 Excellent #### Michelle G. 14 Oct 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Lovely weekend Had a lovely stay over the long weekend. Beautiful views. Great house and great locations. We have a fantastic time. ##### Michelle G. Stayed 3 nights in Oct 2024 Verified ### 10/10 Excellent #### Sandra D. 23 Sept 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great Location We had a lovely college reunion staying in this lovely home. Stunning views and great location. Located in a quiet neighborhood but super close to Newport downtown. If we ever come back we would definitely stay here again. ##### Sandra D. Stayed 3 nights in Sep 2024 Verified ### 10/10 Excellent #### Trevor R. 6 Oct 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great House great vacation Used the house as base for a week of sailboat racing. Great for 7 adults plenty of showers and hot water to get going in the morning. Views are spectacular. ##### Trevor R. Stayed 8 nights in Sep 2024 Verified ### 10/10 Excellent #### Liz R. 27 May 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Amazing stay! This property is perfect for a weekend (or longer) in Newport! A little removed from town but easy to drive or Uber over if needed. Every bed was comfortable, it was clean and had absolutely everything we needed, and the yard was so cute to boot. I would highly recommend this place!! ##### Liz R. Stayed 3 nights in May 2024 Verified ### 10/10 Excellent #### Kristina B. 14 Jun 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Home Away from Home We stayed here while in town for our son's Navy OCS graduation. It was perfect for visiting with him! We loved the views and close distance to everything. The home had anything we could possibly need. ##### Kristina B. Stayed 4 nights in May 2024 Verified ### 10/10 Excellent #### Valerie G. 15 Aug 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect Location, great place! We couldn't believe how close this was to a great beach, the cliff walk and places to eat. Quick drive to Newport center. Plenty of space for privacy, lots of windows. The yard is cuter than it looks in the pics. Hosts were great. ##### Valerie G. Stayed 5 nights in Aug 2024 Verified ### 10/10 Excellent #### Reino E. 2 Aug 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great Multi-Family Gathering Spot The house was a perfect set-up for 2 couples with their kids to feel together and have privacy at the same time. Clean house, well-stocked, easy to communicate with owner. Beautiful views, yard and fantastic walkable location to the beach and short drive over to downtown Newport. Would stay again! ##### Reino E. Stayed 3 nights in Jul 2023 Verified ### 10/10 Excellent #### Jane D. 13 Oct 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Getaway with friends We like this house because of its location just moments from downtown Newport, and from the beaches. It has lots of light, and great views from the decks. Two master suites make for a very comfortable stay. ##### Jane D. Stayed 3 nights in Oct 2023 Verified ### 10/10 Excellent #### Verified traveller 3 Sept 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Labor Day Weekend First time in Newport was fantastic thanks for Cathy and Damien's beautiful home. Quick walk to the beach and the house had everything we needed/wanted. Highly reccommend staying with this host. -RL ##### Verified traveller Stayed 4 nights in Aug 2024 Verified ### 10/10 Excellent #### Marcey N. 21 May 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Perfect! Great space for a family long weekend for URI graduation weekend! There is space to have some privacy and great gathering spaces. If weather were better we would have utilized outdoor space more, but that is RI in spring! Hosts were great at communicating and everything was as promised. ##### Marcey N. Stayed 4 nights in May 2024 Verified ### 10/10 Excellent #### Verified traveller 7 May 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Middletown fun House was perfect for a visit to Newport. Roomy, clean, and well stocked with everything we needed. Incredible views from all 3 floors. Great walking neighborhood, close to beach, Cliff Walk access and Flo’s Clam Shack. Very short drive to downtown Newport and Thames Street restaurants and shops. Hosts were readily available and responsive, checkin/out easy. Only downside is that we couldn’t stay longer! ##### Verified traveller Stayed 4 nights in May 2024 Verified ### 10/10 Excellent #### Paul Diego H. 24 Aug 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Newport family reunion perfect house Amazing house fitting 8 people comfortably with everyone having their own space! My kids asked why they couldn’t stay there to live! Loved being five minutes removed from the business of Newport tourists everywhere and loved being a four minute walk to the beach! Cannot wait to go back to see more of Newport and enjoy this beautiful home with fantastic hosts! ##### Paul Diego H. Stayed 3 nights in Aug 2023 Verified ### 10/10 Excellent #### Dave P. 17 Jun 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Wow, what a property! From the reservation process to the day of arrival this was a first-class experience. The property was actually better than advertised, the views from the balconies/porches were great! Huge yard with outdoor seating, beach gear and towels, well-appointed inside with comfortable furniture, large kitchen with all of the dishes and cookware you’ll need, 3 1/2 baths, A/C, and so much more! I can’t wait to rent it again! ##### Dave P. Stayed 4 nights in Jun 2024 Verified ### 8/10 Good #### Rachel W. 2 Oct 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Lovely spot, great hosts Overall, we had a great stay. Damien and Cathy, the hosts, are very responsive and kind. The house is even bigger than it looks in the pictures. Plenty of space and lots of extra futons to sit and sleep everyone. Nice location in a quiet neighborhood and very close to beaches and Newport. A few things missing or needing updates however… Mattresses were quite old and not particularly comfortable. Soap and shampoo/conditioner was not provided, which seemed a bit cheap given the nightly price. There are also no extra blankets and the weather was a bit chilly while we were there. ##### Rachel W. Stayed 4 nights in Sep 2024 Verified ### 10/10 Excellent #### Mary E. 23 Oct 2023 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Family Wedding @ Newport Vineyard We recently rented Damian and Catherine's lovely home in Middletown RI while attending a family wedding @ Newport Vineyard. We absolutely loved it. The house is spacious with outstanding views of Easton Beach. You look out at the Cliff Walk and the beginning of the Newport Mansions. The area is great for walking. Easy access to the beach and causeway. The third floor deck takes the cake as it offers a dramatic 270 degree view of water. The house is more tall than wide to take advantage of the hill/views so prepare for stairs however totally worth it. They supplied everything we could imagine onsite and were extremely quick to respond when we forgot our code. Easy parking for 4 vehicles off street (very important in Middletown). About a 10 minute drive to the Vineyard.(handy as we had several members of the family in the wedding so getting to rehearsal and ceremony quick and easy. Very easy to get to downtown Newport. Plenty of room with bedrooms and bathrooms and a large second floor main area for everyone to enjoy each other's company. I highly recommend to any family looking for a home for everyone to gather at if attending a wedding in Newport. Three golf courses in Middletown also. Thank you for opening your home to us. Ed & Mary ##### Mary E. Stayed 3 nights in Oct 2023 Verified ### 8/10 Good #### kim s. 18 Oct 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Great place in a great area ##### kim s. Stayed 3 nights in Oct 2025 Verified ### 10/10 Excellent #### Molly L. 2 Jan 2026 Liked: Cleanliness, check-in, communication, location, listing accuracy The hosts were fantastic. Very responsive and helpful. Beautiful home and perfect location. Gorgeous views and the house has everything you need.We loved staying in this house! Highly recommend. ##### Molly L. Stayed 2 nights in Dec 2025 Verified ### 10/10 Excellent #### Robert C. 10 Oct 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Excellent condition, nice views, good areas to gather. ##### Robert C. Stayed 3 nights in Sep 2025 Verified ### 10/10 Excellent #### Karen P. 30 Nov 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy We really enjoyed our visit. The host was very responsive and helpful. The house was perfect, clean and well equipped. The location is great for nice walks or short trips to shop. ##### Karen P. Stayed 4 nights in Nov 2025 Verified ### 8/10 Good #### Sheryl H. 28 Oct 2025 Liked: Check-in, communication, location, listing accuracy Great home. Good beds. Lovely property..Close where we needed to be for a wedding at one of the mansions.Easy comfortable setting for being with family ##### Sheryl H. Stayed 3 nights in Oct 2025 Verified ### 8/10 Good #### Elizabeth S. 18 Aug 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Lovely house! Great views, quiet neighborhood. We enjoyed our stay! ##### Elizabeth S. Stayed 4 nights in Aug 2025 Verified ### 8/10 Good #### Nancy Z. 24 Oct 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy We had plenty of parking. Location was excellent. Rooms were adiquit. My brother & his wife & my adult kids loved the place easy to roam around & get to our wedding in Newport. We coud not have been happier. ##### Nancy Z. Stayed 2 nights in Oct 2025 ---