Title: Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town Reviews, Deals & Photos 2026 - Expedia.co.uk [See all properties](http://www.expedia.co.uk/Hotel-Search?regionId=&adults=2&children=&sort=RECOMMENDED&useRewards=false&semdtl=&userIntent=&vip=false) Entire home # Livin\` on Lake Time | Waterfront home | Spectacular views and convenient to town ## Photo gallery for Livin\` on Lake Time | Waterfront home | Spectacular views and convenient to town ![Outdoor dining - Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town (Queenstown)](https://images.trvl-media.com/lodging/98000000/97050000/97050000/97049918/fab3a7ff.jpg?impolicy=resizecrop&rw=598&ra=fit) ![Interior - Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town (Queenstown)](https://images.trvl-media.com/lodging/98000000/97050000/97050000/97049918/b47f7512.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Smart TV, fireplace, books - Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town (Queenstown)](https://images.trvl-media.com/lodging/98000000/97050000/97050000/97049918/25fed5b6.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Smart TV, fireplace, books - Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town (Queenstown)](https://images.trvl-media.com/lodging/98000000/97050000/97050000/97049918/9454a73c.jpg?impolicy=resizecrop&rw=297&ra=fit) ![Interior - Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town (Queenstown)](https://images.trvl-media.com/lodging/98000000/97050000/97050000/97049918/1c628277.jpg?impolicy=resizecrop&rw=297&ra=fit) - Overview - Location - Amenities - Policies Livin’ on Lake Time, a luxurious waterfront townhouse in Queenstown, offers an unforgettable retreat. With five bedrooms and three levels of living space, enjoy stunning views of the Remarkables mountain range and Lake Wakatipu from the comfort of your private balcony or while relaxing by the fireplace. ## Reviews 10 Exceptional ### Entire home 5 bedrooms4 bathroomsSleeps 102368 sq ft ## Popular amenities - Kitchen - Washing machine - Dryer - Free Wi-Fi - Air-conditioning - Parking available ## 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. ### Livin\` on Lake Time | Waterfront home | Spectacular views and convenient to town Welcome to Livin’ on Lake Time, a gorgeous five-bedroom waterfront townhouse, boasting breathtaking views of the iconic Remarkables mountain range. This chic retreat offers a peaceful front row seat of stunning Lake Wakatipu, and a convenient location from central Queenstown. VIEWS: Elevated slightly above the water\`s edge, soak in the uninterrupted views of Lake Wakatipu, and Queenstown’s iconic alpine vistas including the Kelvin Heights Peninsula, Cecil Peak, Walter Peak, the Crown Range and the Remarkables. The location offers a stunningly peaceful outlook from the large windows in the living space or the front bedrooms below, just as if the lake is lapping your toes. LOCATION: Livin’ on Lake Time is situated at the Queenstown end of Frankton Road. The vibrant town centre is only a short 4-minute drive by car, 10-minute bike ride, or a 25-minute walk. A 6-minute drive in the other direction, be sure to visit the Frankton Marina with the highly regarded Boatshed café and bakery, a craft brewery, restaurant, pizzeria and more. Guests are also just an 8-minute drive from the International Airport and for winter guests, Coronet Peak ski field is an easy 26-minute drive away. STYLE: This home has been recently and thoughtfully refurbished, providing guests a fantastic homebase while in Queenstown. Spread across three levels and accessed via the open plan living area, this apartment has a chic yet cosy style with a mountain lake vibe, and has all you need for a comfortable and amazing stay. BEDROOMS & BATHROOMS: With five bedrooms spread across two levels this is a great home for groups or families travelling together. The master bedroom on the middle level has wonderful lake views, a private balcony, Smart TV and ensuite with separate shower and jetted spa bathtub. Bedroom 2 also has beautiful lake views and a Smart TV. Bedroom 3 and a shared bathroom are also on this middle level. Bedrooms 4 & 5 are on the ground level, along with a smaller shower room and separate toilet. Bedroom 4 has lake views and a Smart TV. Bedroom 5 has a Queen bed, but is the smallest bedroom. All three bathrooms have luxury toiletries and hair dryers provided. Upgraded in July 2025: The property now features two generously sized hot water cylinders, providing abundant hot water to ensure every guest’s comfort. CONFIGURATION: Sleeps 10. ● Master Bedroom (Middle level) – Super King bed ● Bedroom 2 (Middle level) – Split King bed\* ● Bedroom 3 (Middle level) – Queen bed ● Bedroom 4 (Ground level) – Super King bed ● Bedroom 5 (Ground level) – Queen bed \* Split Super King bed can be made up as 2 x singles, providing excellent flexibility for groups. Please advise your preference when booking. LIVING AREA: The open plan living room is bright and welcoming, with beautiful natural light and plenty of seating options, a large Smart TV, and a lake facing balcony. Simply enjoy the outstanding views from this space; it’s hard to take your eyes away from the serene water and majestic mountains! For winter guests there is a heat pump on this level and an open fireplace, perfect for cosy nights at home after a day on the slopes. KITCHEN & DINING: The kitchen is well-appointed with a spacious pantry, espresso machine and pretty much anything you need. The adjacent dining area has seating for eight and offers a comfortable setting to enjoy delightful meals while taking in the picturesque views of the surrounding landscape. There is outdoor seating for four on the balcony along with bench seating, a peaceful spot to enjoy your morning coffee. OUTDOORS: The complex has a private tennis court, which is conveniently located right next door to the townhouse and racquets are provided for guest use. This home is the perfect place to give you a private and relaxing retreat away from the hustle and bustle of central Queenstown, but all the attractions are still easily accessible by car, on foot or by bike. Known as the adventure capital of the world, Queenstown is an outdoor enthusiast\`s dream come true. From world-renowned hiking and biking trails to thrill-seeking adrenaline activities, you’ll be perfectly positioned to explore everything this vibrant landscape has to offer. OTHER PRACTICALITIES: In the garage, there is a 2-person infrared sauna that guests are welcome to use. There is open parking in marked spaces throughout the complex, including a few spots right in front. Please note the garage is not available for guest parking, and campervans, boats, jet skis and trailers are not permitted to be brought into the complex. There are full laundry facilities on the second floor with laundry powder provided for guest convenience. There are two heat pump / air conditioning units - one in the open plan living, and one on the ground floor in the hallway between bedrooms. There are also wall-installed electric heaters in each of the bedrooms. PLEASE NOTE: The Frankton Track is undergoing council infrastructure upgrades and will be closed for most of 2026\. Guests can still easily walk or cycle into town via Frankton Road, and there are many other wonderful trails Queenstown has to offer just a short drive away. Credit card fees are non-refundable. This is important to be aware of if you choose to pay your balance ahead of the due date. RATES, INCLUSIONS & MINIMUM STAYS: Rates are inclusive of 15% GST and for a maximum of 10 guests. A departure clean fee of NZ$450 applies. Bookings of 8 nights or more receive a service clean. Minimum 3-night stay year-round, and 4-6 nights during peak periods. The friendly team from Relax It\`s Done will be on call during your stay for special requests and assistance if needed. We can provide full concierge services - perfect for local knowledge, insights on the hidden gems and to make your holiday hassle free. \- Guest(s) making a booking must be over 25 years of age. Any guests under 25 years old must be accompanied by a parent or guardian for the duration of their stay. \- Livin on Lake Time is a residential dwelling and no parties or events are to be held. \- Please be mindful that the property is located in a residential area and be courteous to your neighbours. As per Resource Consent with council, quiet hours are to be observed between 10pm and 7am. \- Do not park in front of any neighbor’s garage. Parking is first come first serve within the marked parking spots. \- The Property is a smoke, drug and animal free area. \- We are required to take a security bond pre-authorisation hold in addition to the total booking price. (n/a to Airbnb bookings). \- A standard exit clean is included with your booking; however, you are expected to leave the property in a satisfactory state (clear and tidy). Charges may apply for loss of keys, excessive rubbish, sorting contaminated rubbish/recycling, excessive cleaning or damage to the property for example. \- Charges may also apply for travel costs and management/staff time if for example, having to make a dump run, coordination of tradesman/repairs, additional property visits, shop for replacements, and so forth. \- Full details in the Terms & Conditions on our Relax it\`s Done website. ## Property amenities ### Ski - Close to skiing - Snowboarding nearby ### Pool/Spa - Massage - Sauna ### Internet - Available in the house: Free WiFi ### Parking and transport - Car recommended - Parking on site ### Kitchen - Coffee/tea maker - Cookware, dishware, and utensils - Dishwasher - Hob - Microwave - Oven - Refrigerator - Toaster ### Dining - Chef service - Dining table ### Bedrooms - 5 bedrooms - Bedsheets provided ### Bathroom - 3.5 bathrooms - Hair dryer - Towels provided ### Living spaces - Dining table - Fireplace - Living room ### Entertainment - Books - Smart TV ### Outdoor areas - Balcony ### Laundry - Laundry facilities - Washing machine ### Comfort - Air conditioning - Heating ### Pets - No pets allowed ### Suitability/Accessibility - Smoke-free property ### Services and conveniences - Housekeeping on request - Iron/ironing board ### Location highlights - In the mountains - Near a health/beauty spa - Near a hospital - Near the bay - On a lake - On the waterfront ### Things to do - Golf - Tennis - Casino nearby - Ecotours nearby - Fishing nearby - Golfing nearby - Hiking/biking trails nearby - Horseback riding nearby - Ice skating nearby - Jet skiing nearby - Kayaking nearby - Motor boating nearby - Mountain biking nearby - Mountain climbing nearby - Parasailing nearby - Rafting nearby - Rock climbing nearby - Sailing nearby - Snowmobiling nearby - Swimming nearby - Water skiing nearby - Winery tours nearby ### Safety features - Carbon monoxide detector not reported (host has not indicated whether there is a carbon monoxide detector on the property; consider bringing a portable detector) - Smoke detector (host has indicated there is a smoke detector on the property) - First aid kit ### General - Housekeeping (on request) - Unit size: 2,368 square feet ## Similar properties ![In-room safe, desk, blackout curtains, iron/ironing board](https://images.trvl-media.com/lodging/1000000/70000/69600/69589/d0069663.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Rendezvous Heritage Hotel Queenstown Queenstown - Pool - Hot tub - Free Wi-Fi - Restaurant 8.8 Excellent 1,004 reviews £171 includes taxes & fees 27 Mar - 28 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-27&endDate=2026-03-28&selected=69589&PinnedHotelID=69589&HadPinnedHotel=true®ionId=-1&adults=2) ![Building design](https://images.trvl-media.com/lodging/1000000/990000/983600/983589/7ba2222c.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Kamana Lakehouse Fernhill - Hot tub - Spa - Parking included - Free Wi-Fi 9.2 Wonderful 583 reviews £234 includes taxes & fees 21 Mar - 22 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-21&endDate=2026-03-22&selected=983589&PinnedHotelID=983589&HadPinnedHotel=true®ionId=-1&adults=2) ![Exterior](https://images.trvl-media.com/lodging/1000000/120000/110500/110468/6376c0fc.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### The Rees Hotel and Luxury Apartments Queenstown - Spa - Parking included - Free Wi-Fi - Restaurant 9.4 Exceptional 1,000 reviews £292 includes taxes & fees 27 Mar - 28 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-27&endDate=2026-03-28&selected=110468&PinnedHotelID=110468&HadPinnedHotel=true®ionId=-1&adults=2) ![Exterior](https://images.trvl-media.com/lodging/43000000/42010000/42004700/42004669/9fdcc597.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Holiday Inn Express & Suites Queenstown by IHG Queenstown City Centre - Breakfast included - Free Wi-Fi - Restaurant - Air-conditioning 9.2 Wonderful 1,010 reviews £174 includes taxes & fees 23 Mar - 24 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-23&endDate=2026-03-24&selected=42004669&PinnedHotelID=42004669&HadPinnedHotel=true®ionId=-1&adults=2) ![Lake view](https://images.trvl-media.com/lodging/2000000/1380000/1374300/1374297/8fb0be6a.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Peppers Beacon Queenstown Queenstown City Centre - Free Wi-Fi - Laundry room - Outdoor space - Parking available 8.4 Very good 1,282 reviews £229 includes taxes & fees 23 Mar - 24 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-23&endDate=2026-03-24&selected=1374297&PinnedHotelID=1374297&HadPinnedHotel=true®ionId=-1&adults=2) ![Apartment, 2 Bedrooms | View from room](https://images.trvl-media.com/lodging/1000000/10000/7200/7169/38830b55.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Copthorne Hotel & Apartments Queenstown Lakeview Queenstown City Centre - Hot tub - Parking included - Free Wi-Fi - Restaurant 8.2 Very good 1,005 reviews £160 includes taxes & fees 8 Mar - 9 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-08&endDate=2026-03-09&selected=7169&PinnedHotelID=7169&HadPinnedHotel=true®ionId=-1&adults=2) ![Exterior](https://images.trvl-media.com/lodging/60000000/59200000/59194900/59194834/069a4291.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### La Quinta by Wyndham Remarkables Park Queenstown Frankton - Free Wi-Fi - Air-conditioning - Laundry room - Gym 8.8 Excellent 1,457 reviews £147 includes taxes & fees 28 Mar - 29 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-28&endDate=2026-03-29&selected=59194834&PinnedHotelID=59194834&HadPinnedHotel=true®ionId=-1&adults=2) ![Superior Mountain View 1 Bedroom Unit | Mountain view](https://images.trvl-media.com/lodging/5000000/4620000/4617300/4617266/760d33c3.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Hampshire Holiday Parks - Queenstown Lakeview Queenstown City Centre - Parking included - Free Wi-Fi - Laundry room - Extra beds/cots 8.6 Excellent 542 reviews £136 includes taxes & fees 27 Mar - 28 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-27&endDate=2026-03-28&selected=4617266&PinnedHotelID=4617266&HadPinnedHotel=true®ionId=-1&adults=2) ![Golf](https://images.trvl-media.com/lodging/38000000/37410000/37408100/37408030/0c31484a.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Ramada by Wyndham Queenstown Central Queenstown City Centre - Free Wi-Fi - Restaurant - Air-conditioning - Gym 8.8 Excellent 1,020 reviews £222 includes taxes & fees 2 Mar - 3 Mar [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-02&endDate=2026-03-03&selected=37408030&PinnedHotelID=37408030&HadPinnedHotel=true®ionId=-1&adults=2) ![Large Two Bedroom Family Apartment | Down duvets, iron/ironing board, travel cot, free WiFi](https://images.trvl-media.com/lodging/10000000/9630000/9628800/9628769/bccb065d.jpg?impolicy=fcrop&w=469&h=201&p=1&q=medium) ### Abba Court Motel & Apartments Queenstown City Centre - Kitchen - Parking included - Free Wi-Fi - Air-conditioning 8.8 Excellent 274 reviews [](https://www.expedia.co.uk/Hotel-Search?startDate=2026-03-11&endDate=2026-03-12&selected=9628769&PinnedHotelID=9628769&HadPinnedHotel=true®ionId=-1&adults=2) [Compare similar properties](/Hotel-Search?startDate=2026-03-11&endDate=2026-03-12&selected=97049918&PinnedHotelID=97049918&HadPinnedHotel=true®ionId=-1&adults=2&comparePropertyIds=97049918,69589,983589,110468,42004669) ## Policies ### Check-in Check-in time starts at 3:00 PM Contactless check-in and check-out are available Minimum check-in age - 25 ### 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 \- Guest(s) making a booking must be over 25 years of age. ### 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 professional host. The provision of housing is linked to their trade, business or profession. 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 not indicated whether there is a carbon monoxide detector on the property; consider bringing a portable detector with you on the trip Host has indicated that there is a smoke detector on the property Safety features at this property include a first aid kit This property has outdoor spaces, such as balconies, patios and terraces, which may not be suitable for children; if you have any concerns, we recommend contacting the property prior to your arrival to confirm that they can accommodate you in a suitable room 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 If you cancel your booking, you'll be subject to the host's cancellation policy. In accordance with UK consumer law, property booking services are not subject to the right of withdrawal. ### We should mention A car is recommended for transport to and from this property ### Property is also known as 192292 ## About the area Located in Queenstown, this holiday home is in the mountains and on the waterfront. Lake Wakatipu and Mt Crichton Loop Track reflect the area's natural beauty and area attractions include Queenstown Gardens and Queenstown Arts Centre. Queenstown Ice Arena and Cookie Time are also worth visiting. Take in the nearby slopes with snowboarding and skiing, or try out other outdoor activities such as ice skating and snowmobiling. [Visit our Queenstown travel guide](https://www.expedia.co.uk/Queenstown.dx180018) [View more Villas in Queenstown](https://www.expedia.co.uk/Queenstown-Villas.d180018-aaVillas.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%7C-45.03408%2C168.68173&channel=expedia-HotelInformation&maptype=roadmap&scale=1&key=AIzaSyCYjQus5kCufOpSj932jFoR_AJiL9yiwOw&signature=RV7hEffk-uwuJA44AZUwi8zG_8Y=) Queenstown, Otago ### What's nearby - ![Queenstown Gardens which includes a bridge and a pond](https://images.trvl-media.com/place/508184/f21bd720-7c56-4576-95d8-d46a634790e9.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Queenstown Gardens 18 min walk \- 1.0 mile - ![Queenstown Beach featuring a lake or waterhole, kayaking or canoeing and a pebble beach](https://images.trvl-media.com/place/6226404/4de209b5-8eee-452b-9b06-5c3c925b4b17.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Queenstown Beach 20 min walk \- 1.1 miles - ![Landscape of Queenstown, New Zealand](https://images.trvl-media.com/place/553248621532608300/febababa-a228-4cc5-b1c7-c2b9b2c8b9af.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Queenstown Mall 2 min drive \- 1.2 miles - ![TSS Earnslaw Steamship featuring picnicking, a bay or harbour and a beach](https://images.trvl-media.com/place/502449/a0ff21e5-075f-489f-9414-d9d4db465831.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) TSS Earnslaw Steamship 2 min drive \- 1.2 miles - ![Skyline Gondola which includes a bay or harbour and a coastal town](https://images.trvl-media.com/place/502443/82b666ed-65dd-4e7f-9f62-ae9c46c2c37a.jpg?impolicy=resizecrop&rw=115.61&rh=65.03&ra=fit&q=high) Skyline Queenstown 2 min drive \- 1.4 miles ### Getting around - Queenstown (ZQN-Queenstown Intl.) 30 min drive ### Restaurants - Novotel Queenstown Lakeside 3 min drive - Cookie Time 3 min drive - Speight's Ale House 3 min drive - Odd Saint 3 min drive - “Life’s a Grind” Coffee 3 min drive ## Frequently asked questions ### Is Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town pet-friendly? ### How much is parking at Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town? ### What time is check-in at Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town? ### What time is check-out at Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town? ### Where is Livin` on Lake Time | Waterfront home | Spectacular views and convenient to town located? ## Have a question? Beta Get instant answers with AI powered search of property information and reviews. Ask a question ## Livin\` on Lake Time | Waterfront home | Spectacular views and convenient to town 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 8 8 - Good 0 6 - Okay 0 4 - Poor 0 2 - Terrible 0 ### 10 Cleanliness ### 10 Location ## Reviews ### 10/10 Excellent #### Andy H. 16 Jan 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Great Lovley spot most enjoyed ##### Andy H. Stayed 3 nights in Jan 2025 ### 10/10 Excellent #### James W. 12 Jun 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Holiday in Queenstown Excellent property with fantastic views on the outskirts of Queenstown. Will be booking again on our next trip to NZ ##### James W. Stayed 2 nights in Jun 2024 ### 10/10 Excellent #### Lynn E. 24 Nov 2024 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Queenstown marathon Wonderful property for the 9 of us visiting for the marathon (and other sightseeing). Great location for all of our activities. Number of bedrooms and bathrooms was perfect for our needs and it was nice having the living space on the entry floor, so we could have beautiful views. Amenities were as detailed, and the kitchen was well appointed for us to make group meals. Definitely recommend. ##### Lynn E. Stayed 6 nights in Nov 2024 ### 10/10 Excellent #### Nick A. 13 Oct 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Lovely place, short walk to town, all good. ##### Nick A. Stayed 7 nights in Oct 2025 ### 10/10 Excellent #### Helen C. 8 Jul 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy #### Fabulous family holiday What a perfect place to have a family holiday. We enjoyed every minute and the house just made about our stay just that extra special. ##### Helen C. Stayed 7 nights in Jul 2025 ### 10/10 Excellent #### Janine A. 17 Jul 2025 Liked: Cleanliness, check-in, communication, location, listing accuracy Excellent position and views and property manager exceptionally helpful ##### Janine A. Stayed 5 nights in Jul 2025 ---