Nigeria Property Centre

Property for Sale in Estates, Lagos

There are 35,665 flats, houses, land and commercial properties for sale in Lagos. Every listing is posted by an estate agent or developer you can contact directly — filter by price, type, furnishing and recency to find the right home.

Property type
Flats Houses Commercial Property Land
Neighbourhoods
Airport Road Amity Estate Baruwa Estate Beachwood Estate Beckley Estate Choice Estate Citiview Estate Cooperative Estate Cornerstone Estate Destiny Homes Estate Divine Estate Eko Akete Estate Eleko Beach Estates FAAN Estate Fidiso Estate Genesis Estate Gracias Emerald Estate Greenfield Estate Heritage Estate Ikorodu Road Iroko Estate Jonathan Estate Jubilee Estate Lekki Epe International Airport Maplewood Estate Maruwa Estate Novare Mall Opic Estate Otedola Estate Rufus Laniyan Estate Santos Valley Estate Shagari Estate Sparklight Estate Yaba College of Technology
Features
Furnished Unfurnished

2,181–2,201 of 35,665 properties for sale

Premium Plus Top promoted listing
Fully Furnished Affordable 4 Bedroom Terrace Duplex Conner Piece
12 photos Video
₦140,000,000

Terraced duplex for sale

Fully Furnished Affordable 4 Bedroom Terrace Duplex Conner Piece

Corner piece only 1 unit available VGC partly furnished 4-bedroom terrace duplex -- ₦140M Most buyers focus on the price. Smart buyers focus on the replacement cost. At ₦140M, this corner-piece partly furnished 4-bedroom terraced duplex in VGC offers premium finishing, enhanced privacy, modern conveniences, and a secure residential environment---without the stress, delays, and rising costs of building from scratch. Property Highlights Corner Piece -- Extra Privacy & Better Ventilation Only 1 Unit Available 4 Spacious En-Suite Bedrooms Partly Furnished Interior Fully Fitted Kitchen Spacious Living Room Family Lounge Wardrobe Closets Ceiling Bluetooth Speakers Spanish Porcelain Tiles pop Finishing Water Heaters Installed Water Treatment System Clean Borehole Water Supply Stamped Concrete Flooring Premium Security Environment 2 Dedicated Car Parking Spaces Located in a Serene and Well-Planned Neighborhood Why This Property Stands Out VGC remains one of Lagos' most established residential communities, renowned for its excellent security, quality infrastructure, accessibility, and strong rental demand. This home is ideal for: - Families seeking a secure and comfortable lifestyle. - Professionals looking for a move-in-ready residence. - Investors targeting long-term capital appreciation and rental income. Location: VGC, Lagos Price: ₦140,000,000 For inspection and acquisition: +234 813 837 1196 #VGCProperty #LagosRealEstate #TerraceDuplexForSale #PropertyInvestment #LuxuryLiving #LekkiProperty #VGCHomes #RealEstateNigeria #HouseForSale #PaulFohStyle #CoachHenryEzimuoProperties

Harris Drive, VGC, Lekki, Lagos
4 Beds 4 Baths 4 Toilets 2 Parking

Siyonique Integrated Services

Contact Agent
Featured
₦175,000,000

Block of flats for sale

4 Units of 3 Bedroom Flat in a Good Location

Ayobo Lagos *standard 4-units of 3-bedroom flats for sale* *description:* * a Standard 4-Units of * 3-Bedroom Flats & * a Room gate house. * + *Empty land to build* *location:* * In a mini Estate @ Funsho owoyemi off Olaniyi, New oko-oba, Abule-egba, Lagos. *land size:* * About 709 Sqmt of land * More than a full plot. *documents:* * Receipt, Survey, * Deed of Assignment. *price:* * _₦175million Asking_ * *features:* * a solid standered building * spacious Apartments * Enough parking space * In mini estate with security * *Empty land to build* * Good electricity supply *note:* _Empty plot of Land of 600sqmt is sold for ₦130m in same estete_

Oko Oba, Abule Egba, Agege, Lagos
Crown Property Global Consultant
Newly Build 2-Bedroom Apartment
Featured
8
₦130,000,000

Flat / apartment for sale

Newly Build 2-Bedroom Apartment

Modern living meets secure, structured investment at The Crest. Designed with comfort and quality in mind, these apartments offer a premium lifestyle in a well-positioned estate. Location: Oregun, Ikeja Ownership: Lifetime Property: - 2 Bed Ground Floor ₦130M - 2 Bed First Floor ₦150M

Oregun, Ikeja, Lagos
2
Senior Homes and Property
Land with 20% Discount
Featured
2
₦3,200,000

Land for sale

Land with 20% Discount

Peaceville Estate and Resort, Imota is a beautifully developed buy-and-build estate designed for comfort, serenity, and smart investment. Location: Imota, Ikorodu Title: Registered Survey, CofO in progress Size: 500sqm bumper offer- 20% discount Promo Price: N4M Bumper offer: N3.2M Neighbourhood: - Lagos State Rice Company Limited (Imota Rice Mill) - Lagos State University of Science and Technology (LASUSTECH) - Caleb University - Lagos State Housing Scheme - Lagos State Food Security System and Logistics Hub: - New Okobaba International Sawmill Estate Facilities: Eco-friendly Infrastructure Gate House and Perimeter Fencing Paved Road Networks Covered Drainages Solar Powered Street Light 24/7 Security and CCTV Surveillance Top notch Sports facilities Swimming Pool and Spa

Peaceville Estate and Resort, Imota, Ikorodu, Lagos
500 sqm
Lavish Residential Limited
379SQM of an Estate Land in a Gated Estate
Featured
1
₦185,000,000

Land for sale

379SQM of an Estate Land in a Gated Estate

Vala

Megamound Estate, Ikota, Lekki, Lagos
Crown Property Global Consultant
Distress Land in a Good Location
Featured
6
₦30,000,000

Land for sale

Distress Land in a Good Location

Land in a gated estate located before the prestigious lakowe golf estate along Lekki epe expressway Price :30m Net Title:allocation letter and govt Consent Size:600sqm Agency fee:10%

Lakowe, Ibeju Lekki, Lagos
Urbanathconcepts
Exquisitely Built Mini Flat Apartment
Featured
13
₦35,000,000

Mini flat (room and parlour) for sale

Exquisitely Built Mini Flat Apartment

For sale *tenanted 1 bedroom apartment* (2toilets) *tenant vacate by end of the month* Features: Brand new Gated estate Spacious living area All ensuite Beautiful woodworks Gorgeous lightings Great ambiance Fully fitted kitchen Beautiful chandeliers Clean water Luxury astonishing sanitary wears Ample car parking space Water heaters Fantastic neighborhood location : sangotedo, ajah Price:35m Title : c of o Ken!

Sangotedo, Ajah, Lagos
1 1 2
The Meek Mohwald Company
1 Bedroom Apartment Middle Unit with Elevator in a Serene Environment
Featured
7
₦130,000,000

Flat / apartment for sale

1 Bedroom Apartment Middle Unit with Elevator in a Serene Environment

Finely finished 1 bedroom apartment middle unit with elevator in a serene environment features: - Contemporary Architecture - ⁠Spacious Parking Space - Modern Luxury Appurtenances - Ample Parking Space - Spacious Living Areas - Dining Area - Balcony - Integrated Audio System - Mind Blowing Lightings - Beautiful Carved Walk-in Closet - Stamped Concrete Floor - ⁠Sound proof windows - Well Equipped And Fitted Kitchen - Access Controlled Gated Estate - Great Neighborhood price guide : 1 bedroom: ₦130m location: 2ND tollgate, lekki, lagos title: Governor's consent & building approval

2nd Tollgate, Lekki, Lagos
1 3 3
Lavish Residential Limited
2 Bedroom Apartment Cornerpiece in a Serene Environment
Featured
7
₦140,000,000

House for sale

2 Bedroom Apartment Cornerpiece in a Serene Environment

2 Bedroom apartment conner piece in a serene environment features: - Contemporary Architecture - ⁠Spacious Parking Space - Modern Luxury Appurtenances - Ample Parking Space - Spacious Living Areas - Dining Area - Balcony - Integrated Audio System - Mind Blowing Lightings - Beautiful Carved Walk-in Closet - Stamped Concrete Floor - ⁠Sound proof windows - Well Equipped And Fitted Kitchen - Access Controlled Gated Estate - Great Neighborhood price : ₦140m location: 2ND tollgate, lekki, lagos title: Governor's consent & building approval

2nd Tollgate, Lekki, Lagos
2 3 3
Lavish Residential Limited
5 Bedroom Fully Detached Triplex + BQ
Featured
13
₦680,000,000

Detached duplex for sale

5 Bedroom Fully Detached Triplex + BQ

5 Bedroom fully detached triplex + BQ, GYM house, cinema, office space, swimming pool and gazebo in a serene environment for sale features: - Contemporary Architecture - ⁠Spacious Parking Space - Modern Luxury Appurtenances - Ample Parking Space - Spacious Living Areas - Dining Area - Balcony - Integrated Audio System - Mind Blowing Lightings - Beautiful Carved Walk-in Closet - Stamped Concrete Floor - Double Ceiling - ⁠Sound proof windows - Well Equipped And Fitted Kitchen - Access Controlled Gated Estate - Great Neighborhood - Bq - Swimming Pool - Cinema - Gym House - Office Space - Gazebo price : ₦680m location: Chevron, lekki, lagos title: Governor's consent & building approval

Chevron, Lekki, Lagos
5 5 5
Lavish Residential Limited
5 Bedroom Fully Detached Triplex
Featured
11
₦600,000,000

House for sale

5 Bedroom Fully Detached Triplex

Luxuriously built 5 bedroom fully detached triplex + BQ & swimming pool in a serene environment for sale features: - Contemporary Architecture - ⁠Spacious Parking Space - Modern Luxury Appurtenances - Ample Parking Space - Spacious Living Areas - Dining Area - Balcony - Integrated Audio System - Mind Blowing Lightings - Beautiful Carved Walk-in Closet - Stamped Concrete Floor - Double Ceiling - ⁠Sound proof windows - Well Equipped And Fitted Kitchen - Access Controlled Gated Estate - Great Neighborhood - Bq - Swimming Pool price : ₦600m location: 2ND tollgate, lekki, lagos title: Governor's consent & building approval

2nd Tollgate, Lekki, Lagos
5 5 5
Lavish Residential Limited
5 Bedroom Fully Detached Duplex
Featured
9
₦450,000,000

Detached duplex for sale

5 Bedroom Fully Detached Duplex

Top rated 5 bedroom fully detached duplex + BQ & swimming pool in a serene environment for sale features: - Contemporary Architecture - ⁠Spacious Parking Space - Modern Luxury Appurtenances - Ample Parking Space - Spacious Living Areas - Dining Area - Balcony - Integrated Audio System - Mind Blowing Lightings - Beautiful Carved Walk-in Closet - Stamped Concrete Floor - Double Ceiling - ⁠Sound proof windows - Well Equipped And Fitted Kitchen - Access Controlled Gated Estate - Great Neighborhood - Bq - Swimming Pool price : ₦450m location: 2ND tollgate, lekki, lagos title: Governor's consent & building approval

2nd Tollgate, Lekki, Lagos
5 5 5
Lavish Residential Limited
4 Bedroom Fully Detached Duplex
Featured
12
₦320,000,000

Detached duplex for sale

4 Bedroom Fully Detached Duplex

4 Bedroom fully detached duplex + BQ & swimming pool in a serene environment for sale features: - Contemporary Architecture - ⁠Spacious Parking Space - Modern Luxury Appurtenances - Ample Parking Space - Spacious Living Areas - Dining Area - Balcony - Integrated Audio System - Mind Blowing Lightings - Beautiful Carved Walk-in Closet - Stamped Concrete Floor - Double Ceiling - ⁠Sound proof windows - Well Equipped And Fitted Kitchen - Access Controlled Gated Estate - Great Neighborhood - Bq - Swimming Pool price : middle unit: ₦320m corner unit: ₦330m location: 2ND tollgate, lekki, lagos title: Governor's consent & building approval

2nd Tollgate, Lekki, Lagos
4 5 5
Lavish Residential Limited
Tastefully Finished 3 Bedroom Apartment
Featured
18
₦150,000,000

Flat / apartment for sale

Tastefully Finished 3 Bedroom Apartment

Exquisitely Finished And Semi-Serviced 3Bedroom Apartments In A Very Secured Estate Iponri Surulere. Features: - Luxury Finishing - Open Plan Fully Fitted Kitchen - Dinning Area - Guest Toilet - Balcony - All Room En-suite - Fitted Wardrobes - Ample Parking Space Enquires/Inspection: 08170730095 (WhatsApp/Call) 08080225423 (WhatsApp) 08065958008 (Call) (iMessage)

Iponri, Surulere, Lagos
3 3 4 3
Homesearch and Properties
Well-Designed 3 Bedroom Apartment with a Boys' Quarters
Featured
3
₦340,000,000

Flat / apartment for sale

Well-Designed 3 Bedroom Apartment with a Boys' Quarters

For Sale ‎ ‎Well-designed 3 Bedroom Apartment with a Boys' Quarters, located in a prime and secure neighborhood in Lekki Phase 1. ‎ ‎ *Location:* Lekki Phase 1, Lagos ‎ *Price:* ₦340,000,000 ‎*Title:* Governor's Consent ‎ ‎Comes With: ‎Serviced . Ensuite bedrooms - Boys' Quarters - Spacious living areas - Secure environment - Gated estate - Good access roads . Swimming Pool HouseDinq

Lekki Phase 1, Lekki, Lagos
3
Flowtouch Properties
Featured
₦130,000,000

Mixed-use land for sale

Half Plot of Land in a Good Location

For Sale More than 300 sq mts strategically located inside Dankaro estate Ojodu for 130m. Title is probate

Ojodu Berger, Ojodu, Lagos
Urbanathconcepts
Prime Location 4 Bedroom Terrace Duplex with Cinema, Gym & BQ
Featured
10
₦800,000,000

Terraced duplex for sale

Prime Location 4 Bedroom Terrace Duplex with Cinema, Gym & BQ

EC00237 Prime Location 4 Bedroom Terrace Duplex with Cinema, Gym & BQ - Victoria Island - ₦800M a beautifully finished 4-bedroom terrace duplex located within a secure and highly sought-after residential enclave in Victoria Island. Offering premium lifestyle amenities, elegant interiors, and strong investment potential, this residence is ideal for homeowners and investors seeking a prestigious address in Lagos' commercial and luxury hub. Location: Victoria Island, Lagos Price: ₦800,000,000 Title: Governor's Consent Features, Facilities & Functionalities: - 4 En-Suite Bedrooms - Boys' Quarters (BQ) - Private Cinema Room - Gym - Study Room - Spacious Living & Dining Areas - Aesthetic pop Ceilings - Premium Spot Lighting - Chandelier - Integrated Sound System - CCTV Surveillance System - Clean Treated Water - Premium Floor Tiles - Pantry - Island Kitchen Countertop - Master Suite - Walk-In Closet - Walk-In Shower - Jacuzzi - Custom Vanity - 3 Dedicated Parking Spaces - Secure Estate Environment - Excellent Access Roads - Flood-Free Location Investment Highlights: - Prime Victoria Island Location - Investment Opportunity - Strong Rental Demand - High Rental Yield Potential - Capital Appreciation Prospects - Expatriate-Friendly Community - High Resale Value - Secure Estate Living - Luxury Lifestyle Amenities - Move-In Ready Residence Neighbouring Landmarks: - Eko Hotel & Suites - Akin Adesola - Oniru - Ozumba Mbadiwe Avenue - Victoria Island Business District - Lekki-Ikoyi Link Bridge For Enquiries & Private Inspection: Edmund Castle International Realty +234 802 268 9293 WhatsApp: +44 7917 905490 [email protected] Instagram: @edmundcastle.lagos @edmundcastle.london @edmundcastle.uae #VictoriaIslandLuxury #LuxuryHomesLagos #PrimePropertyInvestment #VictoriaIslandRealEstate #EdmundCastleRealty

Victoria Island (VI), Lagos
4 4 4
Edmund Castle Properties
Newly Built 5 Bedroom Fully Detached Duplex with a Room BQ
Featured
10
₦700,000,000

Detached duplex for sale

Newly Built 5 Bedroom Fully Detached Duplex with a Room BQ

Newly built 5 bedroom fully detached duplex with a room BQ 9 Location: Omole phase 2, Lagos & Price: 700M WTitle: Certificate of Occupancy features - Fitted Kitchen with accessories - Brand New - Modern Day pop Ceiling - Detailed finishing - Wardrobes - Water heater - Heat extractor - Ample parking space - Secured Estate

Omole Phase 2, Ikeja, Lagos
5 5 6 4
Eric's Brokerage
Fully Furnished 6 Bedroom Detached Residence with Swimming Pool
Featured
23
₦1,500,000,000

Detached duplex for sale

Fully Furnished 6 Bedroom Detached Residence with Swimming Pool

EC00235 Fully Furnished 6 Bedroom Detached Residence with Swimming Pool on 700sqm - Pinnock Beach Estate, Osapa London - ₦1.5BN An exceptional owner-occupied luxury residence situated within the highly sought-after Pinnock Beach Estate. Built with premium materials and designed for comfort, privacy, and long-term value, this fully furnished home offers expansive living spaces, premium infrastructure, and a secure family-friendly environment. Location: Pinnock Beach Estate, Osapa London, Lagos Price: ₦1,500,000,000 (Asking) Land Size: Approximately 700 SQM Property Highlights: - Fully Furnished - Owner-Built Home (Not a Developer House) - Constructed with Original Premium Materials - Open to Negotiation - Flexible Payment Structure Available Features, Facilities & Functionalities: - 6 En-Suite Bedrooms - 2 Boys' Quarters (BQ) - Swimming Pool - Master Suite - Walk-In Closet - Walk-In Shower - Spacious Living & Dining Areas - Family Lounge - Pantry - Premium Floor Tiles - Aesthetic pop Ceilings - Designer Spot Lighting - Chandeliers - Integrated Sound System - CCTV Surveillance System - Clean Treated Water - 30 kva Generator - Inverter System - Dedicated Car Lot - 7 Parking Spaces - Gate House - Fully Serviced Environment - Secure Estate - Excellent Access Roads - Flood-Free Location Investment Highlights: - Prime Pinnock Beach Estate Address - Investment Opportunity - Strong Rental Demand - Capital Appreciation Potential - Family-Friendly Neighborhood - High Resale Value - Move-In Ready Residence - Secure Estate Living - Large 700sqm Land Holding - Ideal End-User Property Neighbouring Landmarks: - Chevron Drive - Lekki Conservation Centre - Orchid Road - VGC - Lekki-Epe Expressway - Victoria Island Business District For Enquiries & Private Inspection: Edmund Castle International Realty +234 802 268 9293 WhatsApp: +44 7917 905490 [email protected] Instagram: @edmundcastle.lagos @edmundcastle.london @edmundcastle.uae #PinnockBeachEstate #LuxuryHomesLagos #LekkiPropertyInvestment #PrimeLocationLiving #EdmundCastleRealty

Osapa, Lekki, Lagos
6 6 6
Edmund Castle Properties
Ultra-Luxury 5 Bedroom Fully Detached Smart Home with Elevator, Pool
Featured
20
₦5,000,000,000

Detached duplex for sale

Ultra-Luxury 5 Bedroom Fully Detached Smart Home with Elevator, Pool

EC00233 Ultra-Luxury 5 Bedroom Fully Detached Smart Home with Elevator, Swimming Pool & 2 BQs - Banana Island - ₦5BN An exceptional smart residence crafted for luxury living in the heart of Banana Island. Combining cutting-edge technology, premium finishes, and world-class amenities, this beautifully designed home offers an unparalleled lifestyle within Lagos' most prestigious and exclusive neighborhood. Location: Banana Island, Ikoyi, Lagos Price: ₦5,000,000,000 Size: 400 SQM Features, Facilities & Functionalities: - 5 En-Suite Bedrooms - 2 Boys' Quarters (BQ) - Smart Home Automation System - Private Elevator - Swimming Pool - 2 Fully Fitted Kitchens - Laundry Area - 6-Car Parking Space - Expansive Living & Dining Areas - Family Lounge - Premium Interior Finishes - Contemporary Architectural Design - Luxury Bathroom Fixtures - Secure Residential Environment - Excellent Road Network - Prestigious Address Investment Highlights: - Prime Banana Island Location - Prestigious Address - Ultra-Luxury Investment Opportunity - Strong Capital Appreciation Potential - High Rental Yield Prospects - Expatriate-Friendly Community - High Resale Value - Smart Home Technology - Exclusive Residential Environment - Trophy Asset for Long-Term Wealth Preservation Neighbouring Landmarks: - Banana Island Waterfront - Bourdillon Road - Osborne Foreshore Estate - Ikoyi Club 1938 - Lagos Motor Boat Club - Victoria Island Business District For Enquiries & Private Inspection: Edmund Castle International Realty +234 802 268 9293 WhatsApp: +44 7917 905490 [email protected] Instagram: @edmundcastle.lagos @edmundcastle.london @edmundcastle.uae #BananaIslandLuxury #SmartHomeLiving #UltraLuxuryHomes #PrimePropertyInvestment #EdmundCastleRealty

Banana Island, Ikoyi, Lagos
5 5 5
Edmund Castle Properties
Waterfront 5 Bedroom Luxury Residence on 2, 245SQM with Lagos Lagoon
Featured
8
$8,000,000

House for sale

Waterfront 5 Bedroom Luxury Residence on 2, 245SQM with Lagos Lagoon

EC00232 Waterfront 5 Bedroom Luxury Residence on 2,245sqm with Lagos Lagoon Views - Banana Island Foreshore Estate - $8M An extraordinary waterfront estate positioned within the prestigious Banana Island Foreshore Estate. Set on an expansive 2,245sqm parcel, this remarkable three-floor residence offers breathtaking Lagos Lagoon views, exceptional privacy, and an unmatched luxury lifestyle in one of Africa's most exclusive residential enclaves. Location: Banana Island Foreshore Estate, Ikoyi, Lagos Price: $8,000,000 (Asking) Title: Global Certificate of Occupancy (Global C of O), Deed of Supplementary Grant & Registered Deed of Assignment Features, Facilities & Functionalities: - 5 En-Suite Bedrooms - Three-Floor Luxury Residence - Prime Waterfront Position - Panoramic Lagos Lagoon Views - Detached 2-Room Servants' Quarters - Expansive Living & Dining Areas - Family Lounge - Premium Architectural Design - Large Land Size of 2,245sqm - Private Estate Setting - Exceptional Privacy - Ample Parking Space - Prestigious Neighborhood - Secure Residential Environment - Excellent Road Network Investment Highlights: - Prime Waterfront Location - Banana Island Foreshore Address - Ultra-Luxury Investment Opportunity - Rare Large-Land Holding - Strong Capital Appreciation Potential - High Rental Yield Prospects - Expatriate-Friendly Community - High Resale Value - Trophy Asset for Ultra-High-Net-Worth Individuals - Long-Term Wealth Preservation Opportunity Neighbouring Landmarks: - Banana Island Waterfront - Bourdillon Road - Osborne Foreshore Estate - Ikoyi Club 1938 - Lagos Motor Boat Club - Victoria Island Business District For Enquiries & Private Inspection: Edmund Castle International Realty +234 802 268 9293 WhatsApp: +44 7917 905490 [email protected] Instagram: @edmundcastle.lagos @edmundcastle.london @edmundcastle.uae #BananaIslandLuxury #WaterfrontEstate #UltraLuxuryHomes #GlobalPropertyInvestment #EdmundCastleRealty

Foreshore Estate, Banana Island, Ikoyi, Lagos
5 5 5
Edmund Castle Properties

Showing 2,181–2,201 of 35,665 properties

Area Guide

About Lagos, Nigeria

Lagos is a port and the most populous city in Nigeria. It is the second fastest-growing city in Africa and the seventh in the world. The population of Lagos according to the Lagos State Government, was 17.5 million. These figures are however disputed by the Nigerian Government and judged unreliable by the National Population Commission of Nigeria. The latest reports estimate the population at 21 million, making Lagos the largest city in Africa.

Lagos is a metropolitan area which originated on islands separated by creeks, such as Lagos Island, fringing the southwest mouth of Lagos Lagoon while protected from the Atlantic Ocean by long sand spits such as Bar Beach, which stretch up to 100 kilometres (62 miles) east and west of the mouth. From the beginning, Lagos has expanded on the mainland west of the lagoon and the conurbation, including Ikeja (which is the capital of Lagos) and Agege, now reaches more than 40 kilometres (25 miles) north-west of Lagos Island. Some suburbs include Ikorodu, Epe and Badagry, and more local councils have recently been created, bringing the total number of local governments in Lagos to 57.

FAQ

Frequently asked questions

There are 35,665 available flats, houses, land and commercial property for sale in Estates, Lagos. You can view and filter the list of property by price, furnishing and recency.