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Architect Carla Middleton’s Light-Filled Beach House for Sale in Tamarama

Ideally placed between Bondi and Bronte beaches, with Tamarama’s pint-sized strip of sand just a short walk away, architect Carla Middleton’s personal project was a labour of love and location. 

The one-time sombre semi on Tamarama St had been a classic 1910s Federation home in need of some TLC, but thanks to the modern transformation, the revived residence is a light-filled family retreat made for coastal living. 

As a result, Tama House has been showcased in design publications such as Habitus Living, House & Garden as well as The Local Project. 

Listed with Charlie Beaumont and Alexa Duffy of PPD, the designer beach house will go to auction on April 9 with a price guide of $6.9m. 

When Carla and her husband Chris bought the narrow and dark dwelling in 2012, their first priority was to accommodate their growing family while also injecting their own personal touch. 

Bringing in loads of natural light was top of the brief while the long 309sq m block allowed for an innovative approach to the improved floor plan that is now flexible enough to move with a family through various stages of life. 

Every detail has been carefully considered, which is to be expected for the planned forever home of an award-winning architect. Fine finishes include European oak floors, custom joinery, and acoustic QuietWave insulation in the first-floor addition. It also features Brodware tapware throughout, custom linen curtains by Pip Casey Interiors and lighting by Cult, Tovo and Coco Flip. 

Now the five-bedroom, three-bathroom home, complete with a home office, has retained some of its period charm while also adopting some 21st century functionality. 

North-facing skylights, picture windows, and large sliding doors illuminate the home, while a dramatic 7m void crowning the living zone adds to the sense of volume and grandeur.  

The new design embraces the home’s gable roofline, extending it in an asymmetrical form and the savvy use of glass means the trees, clouds, stars, and sun are on show throughout the day. 

Honouring its Federation roots, the home still has its wide arched hallway and ornate 3.4m ceilings in the front bedrooms, while the rear extension – wrapped in James Hardie fibre-cement cladding – has a contemporary stamp. 

In the sophisticated kitchen there are Caesarstone Cloudburst surfaces, a Miele induction cooktop, Neff slide and hide oven, and a coffee station. On each floor there are full bathrooms and the ground level houses a large laundry with convenient side yard access. 

A cocktail bar has been cleverly tucked under the dining room stairs and the voluminous lounge flows out to a private barbecue deck made of spotted gum and a garden designed by Pepo Botanic. To the rear of the block, a separate studio office with air conditioning is a tranquil break away space. 

On the upper level there are three big bedrooms including a main with a walk-in wardrobe and a shower ensuite with twin vanities.  

Sitting on one of Tamarama’s most sought after streets behind an original Federation facade, the home has parking for two cars, is in Bondi Public School’s catchment area, and is close to beautiful beaches, ocean pools and South Bondi’s vibrant dining. 

Tama House is on the market with Charlie Beaumont and Alexa Duffy of PPD. The home is set to go to auction on April 9 with a price guide of $6.2m. 

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Ringling Circus Brother Built This Newly Listed Florida House in 1918 Complete With a Speakeasy

A Sarasota, Florida, home built for one of the founders of the Ringling Brothers Circus is now up for sale, asking nearly $2.5 million.

The Gulf Coast home was built in 1918 for Alfred Ringling and his family as their “entertaining house,” according to listing agent Ryan Ackerman of Coldwell Banker Realty. A grander home where the family actually resided was built next door. Alfred Ringling, however, died in 1919 before he got to enjoy the property.

Because the home was built solely for entertaining and hosting guests, its main living space, designed as a ballroom, has 20-foot ceilings, and large bedrooms were built on the ground floor of the home. There’s also one very period-specific detail.

“The home was built during the Prohibition era, so there’s an area that was a speakeasy,” said Ackerman, who brought the home to the market in mid-March.

The speakeasy room is upstairs, with a slanted ceiling and a sink. It’s currently used as an art studio, though it could serve any function that’s needed by the next owners, whether that’s a home office or an additional bedroom.

There are many other original details, including the pine floors, baseboards and windows with hand-poured antique glass that open by a pulley system. There’s also original picture rails throughout, and the home’s paneled walls were made with the siding from the Ringling family’s train cars.

“All of the owners who have owned this home since Alfred Ringling have really kept true to the home in terms of its bones,” Ackerman said.

The home last traded hands in 2022, when Michele Vandendooren, founder of eye care company Low Vision Works, bought it for $1.6 million, according to records on PropertyShark.

Vandendooren said she felt a responsibility to preserve the historic home. “I see myself as a caretaker. It’s a home that deserves to be protected and loved,” she said in an email.

She “gently” modernized the home where needed, redoing the pool area and decking as well as the entire kitchen area, which includes the laundry room and a coffee bar, Ackerman said.

Located steps from the Sarasota Bay, the 4,782-square-foot home has five bedrooms, four full bathrooms and one partial bathroom . There’s a detached two-car garage, and the pool area also has a hot tub and a fire pit.

Alfred Ringling was the middle of seven brothers, though only five were involved with the circus, founded as the Ringling Bros. World’s Greatest Shows in 1884.

In 1919, the Ringling brothers acquired P.T. Barnum and James Anthony Bailey’s circus to become the Ringling Bros. and Barnum & Bailey Circus, which closed in 2017. The circus relaunched in 2023 without animal acts.

While the first iteration of the Ringling Brothers Circus was founded in Wisconsin, brothers John and Charles moved it to Sarasota. In the 1920s, John Ringling had an extravagant mansion built as his family’s winter retreat, known as Cà d’Zan.

It’s now a historical site that’s open to the public and is part of the Ringling Cultural Center, which also includes an art museum and a circus museum and is located just 2 miles south of Alfred Ringling’s home.

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‘Full House’ Creator’s L.A. Mansion, Complete With a 35-Foot Waterslide, Relists for $50 Million

A Beverly Hills megamansion, complete with a backyard grotto and a lazy river, that was built by “Full House” creator Jeff Franklin is returning to the market with a multimillion-dollar price cut.

The Southern California home will list on Wednesday for just shy of $50 million, a more than 40% price cut from its initial asking price of $85 million from 2022.

The home has also been occasionally available for rent, asking as much as nearly $250,000 a month.

It sits on the site where Sharon Tate and four others were murdered by the Manson Family in 1969.

That since-demolished home, which Tate and her husband, director Roman Polanski, were renting from music producer Terry Melcher, was torn down in the mid-1990s by a developer, from whom Franklin bought the property before it was completed, according to The Wall Street Journal.

Franklin took the developer’s partially built house and tore it down to the studs to build his own custom home, working with “King of the Megamansion” Richard Landry to do so. The mansion, which has been Franklin’s primary residence for nearly two decades, was completed in 2006.

Dubbed Villa Andalusia, the 21,000-square-foot megamansion combines Andalusian style with South-Asian influences, which was a “fun design challenge,” Landry said in a statement. Listing agent Adam Brawer of Compass likened the home’s design and scale to a palace.

“The interiors combine my love of European architecture and Asian culture, but curated to maximize the California lifestyle,” Franklin wrote in an email.

Amenities throughout the home range from a wood-paneled billiards and poker room to a large aquarium dividing the sitting room and dining room—fish included in the sale.

“It feels like a James Bond villain’s lair,” Brawer said. “Architecturally, it feels like a throwback to a much older time, except it has all the creature comforts of 2025—it’s fully smart.”

With 3.6 acres, the mansion sits on an unusually large lot for Beverly Hills Post Office. It also has wide-ranging views, overlooking the entirety of the city to the Pacific Ocean, and as far as Pasadena on a clear day, Brawer said. Both the property size and its views are what attracted Franklin to it.

“I loved the spectacular views, and the size of the lot allowed me to be creative in designing the unique backyard oasis,” Franklin said.

That backyard oasis is made up of two pools —a wading pool and an infinity pool—which are connected by a lazy river.

Each pool has its own hot tub, with the wading pool’s tucked into a grotto behind three waterfalls. A 35-foot waterslide flows into another waterfall—there are six in total, and there’s also a koi pond, a fire pit and a swim-up bar.

“This is one of the most exciting pools we have ever designed,” Landry said.

Franklin built the home—which has nine bedrooms and 18 bathrooms—with hosting large gatherings in mind, Brawer said.

In addition to the lavish backyard, there are also multiple bars, a game room and a home theater inside, and many of its living spaces lead directly out to the backyard. There’s also two garages, including one underground, and a large motor court, allowing the property to fit at least 20 cars.

Franklin, 70, created the sitcom “Full House” in 1987 and served as showrunner until 1992. He also created its sequel series, “Fuller House,” for Netflix in 2016. Franklin previously owned the San Francisco house that was used for the exterior of the Tanner family home in “Full House.” He remodeled it, also with Landry, and sold it in 2020.

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NAB Foundation Launches $50 Million Impact Fund with Focus on Housing and Climate

The NAB Foundation has unveiled a new $50 million Impact Investment Fund (IIF), which targets social and environmental outcomes alongside financial performance. Affordable housing is among its top priorities.

Launched at the Asia Pacific Impact Investment Summit in Sydney on Wednesday, the fund has already allocated $25 million of its capital, with $10 million deployed and a further $25 million expected by October 2026.

Speaking at the launch, NAB Group Executive and JBWere Chair Cathryn Carver said the fund reflected NAB’s broader ambition to create long-term value for both communities and investors.

“Directing capital to aligned impact investments opens up new ways for the Foundation to create positive and lasting change,” said Carver. “The NAB Foundation is already supporting crucial community initiatives through up to $6 million in grants annually, and this fund adds another layer of strategic impact.”

The fund will be managed by JBWere, NAB’s wealth management arm, and will focus on investments aligned with three key pillars: Indigenous economic advancement, social and affordable housing, and climate transition. The initiative is part of the Foundation’s broader $170 million corpus and marks a deliberate shift into outcomes-driven capital deployment.

JBWere CEO Michael Saadie said the firm is seeing a significant uptick in clients seeking performance with purpose.

“Impact investing is a growing area of focus for those looking to invest effectively for performance and purpose,” said Saadie. “We’re proud to partner with the NAB Foundation, alongside hundreds of other purpose-driven clients.”

To oversee the fund’s governance, a specialist Investment Committee has been formed, chaired by Ben Smith, Head of Impact Investing at the Paul Ramsay Foundation. Smith said the committee is especially encouraged by NAB’s appetite to invest across the risk-return spectrum to unlock high-impact opportunities.

“The Committee is excited by the potential of the Fund, especially with NAB Foundation’s willingness to invest across the risk/return spectrum to generate high impact return,” he said.

The committee will work closely with JBWere to identify and vet investment opportunities, provide due diligence, and ensure accountability in impact measurement — a crucial step as Australia’s impact investing market matures.

The move comes as investors increasingly look to align portfolios with environmental and social outcomes, especially in sectors like housing, where demand far exceeds supply. NAB’s entry into this space via the Foundation is being seen as both a strategic capital allocation and a signal of institutional leadership.

With this fund, NAB joins a growing list of financial institutions leveraging balance sheets and philanthropic capital to accelerate solutions to some of the country’s most urgent challenges — from housing affordability to climate resilience.

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From the Snowy Mountains to the Swiss Alps: The Global Ski Pass That Opens New Door

Australians planning their next alpine adventure may soon find themselves gazing across the peaks of the Swiss Alps. Verbier 4 Vallées — Switzerland’s premier ski region with sweeping views of the Matterhorn and Mont Blanc — has just become more accessible than ever for local snow lovers.

From high-altitude bowls to off-piste playgrounds, Verbier is famed for its European glamour and world-class terrain.

nd now, for the first time, select Australian travellers will have five consecutive days of access included in their ski season pass — a significant new addition that’s quietly redefining what it means to plan a winter holiday from the Southern Hemisphere.

The inclusion of Verbier joins an already expansive list of global destinations that Australians can tap into with one pass: Whistler Blackcomb in Canada, Hakuba Valley and Rusutsu Resort in Japan, Vail and Park City in the U.S., and the Australian favourites of Perisher, Falls Creek and Hotham.

For those who ski regularly — either locally or abroad — it’s a compelling offering. Not only does the pass cover a vast network of mountains, it comes with perks tailored to travellers: discounts on accommodation, lessons, rentals, dining and more, both in Australia and overseas.

And for more occasional skiers and snowboarders, a new four-day pass has been introduced for use at Perisher, Falls Creek and Hotham. It’s a flexible, lower-commitment option that still brings notable savings compared to single-day lift tickets.

Behind the scenes, this expansion signals a broader shift in the way Australians are approaching winter travel — seeking out global access, exclusive experiences, and curated benefits in place of one-size-fits-all ski trips. As European and North American resorts prepare for a strong northern season, and Australian slopes look to an early winter, timing and access are once again everything.

The current prices are available until April, 23, after which they are expected to increase. But for those already planning ski holidays across multiple continents — or even just dreaming of a long weekend in the Snowy Mountains — it’s a move that puts the world’s most iconic slopes a little closer to home.

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GameStop Confirms Plans to Invest in Bitcoin. The Stock Is Climbing.

Bitcoin Hits New Highs

Videogame seller and meme stock GameStop said its board approved adding Bitcoin as an investment.

The company announced its board unanimously approved an update to its investment policy to add Bitcoin as a treasury reserve asset. In a filing, it said “a portion of our cash or future debt and equity issuances may be invested in Bitcoin” and that it had not set a maximum on the amount of Bitcoin it could accumulate or sell. The move had been the subject of recent speculation as GameStop seeks new sources of growth.

For the fourth quarter ended Feb. 1, GameStop reported net sales of $1.28 billion, below the $1.48 billion analysts surveyed by FactSet had expected.

Adjusted earnings of 29 cents a share beat the 8 cents a share analysts expected. Net income of $131.3 million was also above the $33 million expected.

Shares were up 6% in late trading, after closing down 0.8% on Tuesday, at $25.80. Shares traded as low as $24.99 intraday, down 2.4%, the largest intraday percentage decline since March 12, according to Dow Jones Market Data.

Analysts and investors have been more interested in updates on the company’s strategic direction than its earnings results, as GameStop faces questions about the profitability of its core business. It has been closing physical stores and expanding beyond videogames amid the continuing shift to digital gaming.

The company said it completed its divestiture in Italy and the wind-down of store operations in Germany.

For the full fiscal year ended Feb. 1, GameStop reported net sales of $3.82 billion, below the $4.02 billion expected.

Net income of $131.3 million and earnings of 33 cents a share both beat analysts’ expectations.

GameStop stock has risen 64% over the past 12 months, in part because of the return of investor Keith Gill, also known as “Roaring Kitty,” who said in a YouTube livestream in June 2024 that he is still a “ believer ” in GameStop. The shares are down 19% this year through Tuesday’s close.

“Roaring Kitty’s” social media posts helped fuel the meme stock frenzy in early 2021, pushing GameStop’s stock to its record high of $86.88 on Jan. 27, 2021.

Michael Pachter, a managing director at Wedbush Securities and former CEO of Take-Two Interactive Software who specializes in the videogame sector, said the company’s recent moves into trading cards was unlikely to be the catalyst that would turn around the core business.

“It is unfathomable that they will ever turn their core business (selling games) around by offering trading cards in their stores,” he told Barron’s in an email. When GameStop announced it was getting into the collectible trading cards business last October, he noted the company’s “utter lack of competitive advantage” in the “wildly fragmented” business.

“The company has once again accelerated store closures in an attempt to save its way to prosperity, and its plans to enter the trading card business and to invest in cryptocurrency are striking in their lack of specificity,” Wedbush analysts led by Pachter wrote in a research note Monday.

They said that GameStop’s entry into trading cards and crypto followed its last two attempts at a turnaround, and that its shares “trade at a level that ignores the company’s many challenges ahead.” They called its entry into cryptocurrency “an unsubtle attempt to emulate the success of MicroStrategy , which trades at less than 2x the value of its Bitcoin holdings.” They reiterated their Underperform rating and their 12-month price target of $10.

“Far more likely, they will continue to slowly liquidate by selling off assets” and by closing stores when their leases expire, Pachter said Monday. “That leaves them with ‘profits’ on investment income from their $4.6 billion cash hoard, which they raised by virtue of their meme stock status.”

GameStop management doesn’t hold conference calls to discuss results, and because few analysts follow the company, the consensus forecast as tracked by FactSet includes just two estimates.

Based in Grapevine, Texas, the company offers games and entertainment products online and in stores in the U.S., Canada, Australia, and Europe.

Pachter noted that GameStop’s stock price, trading around 2.5 times cash, suggests investors have faith in CEO Ryan Cohen’s ability to pick investments for them.

In February, Cohen posted a photo of himself on social media with Michael Saylor, co-founder and executive chairman of MicroStrategy, the largest institutional holder of Bitcoin , apparently helping to fuel the rumors about GameStop’s own crypto ambitions.

“MicroStrategy trades as around twice the value of its Bitcoin holdings, so it remains to be seen if Ryan Cohen can find a better cryptocurrency to invest in and drive GME share to 2.6 times the value of its assets,” Pachter said.

On March 3, GameStop announced a deal with digital financial services company Zip Co. to let U.S. customers pay in installments for their online and in-store gaming purchases.

Zip U.S. CEO Joe Heck said at the time that nearly 84% of Zip’s U.S. customers shop for gaming and accessories at GameStop. “Gaming is one of Zip’s most popular categories overall, making Zip an ideal partner for helping these shoppers responsibly purchase goods and services from one of the industry’s fan-favorites and top businesses.”

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Picture This: More Wealthy Americans Are Tapping the U.K.’s Royal Painters for Personal Portrait

An avatar, Instagram selfie or AI clone is enough for some people.

But a growing number of Americans are going old school and having their portraits painted—and many are turning to Britain’s Royal Society of Portrait Painters to create those very analog images.

Founded in 1891, the society―whose members paint all portraits of the royal family―reported a 40% increase in portrait commissions from the U.S. in 2024. Americans now make up 20% of its clients.

“They love the connection to the royal family, and they’re excited about the idea of a trip to the U.K. for sittings,” said Martina Merelli, fine art commissions manager at London’s Mall Galleries.

Mall Galleries is the home of visual arts charity the Federation of British Artists, whose nine art societies include the Royal Society of Portrait Painters.

Merelli heads a portrait commission service that matches clients with artists, and guides them from sittings to completion. Private-commission clients range across age groups and location, though many are Americans based in London.

“Clients tell us, ‘When you have everything, what is it you’re missing?’,” she said. “It’s not vanity, which some people think it is. It’s a love thing. Some clients have multimillion-dollar homes full of art, but none of it means as much as a portrait commission of themselves, a spouse or their children.”

The Royal Society of Portrait Painters includes 46 painters chosen through “a tough selection process,” Merelli said. “We want to preserve the quality the society stands for.” Most members are British.

For Will Cappelletti, a 41-year-old Washington, D.C., entrepreneur, commissioning a portrait was “a bucket-list thing”―though he was skeptical of the idea at first.

“An ex had talked about having it done a few years ago, and I thought it was ridiculous and vain,” he said. “Why would you want to do that?”

But over time, Cappelletti “began to see something else. It’s not about being absorbed with yourself. It’s more about the fact that we live in a world with hundreds of thousands of images of ourselves getting created. They’re impermanent,” he said. “The nice thing about a portrait is that it’s meant to capture you.”

Partly inspired by “classic portraits in public spaces like the Ralph Lauren store on the Upper East Side” of New York, Cappelletti reached out to the portrait society about a commission.

“There is definitely a cultural component to why I chose to get the portrait done in the U.K.,” said Cappelletti, whose personal art collection spans American Impressionism, Greek and Roman antiquities, prints and books.

“The word ‘Royal’ in the title has a punch. I didn’t see a parallel organization in the United States. And most importantly, this commission service exists, with a portrait consultant who gets to know you and your preferences, and has an encyclopedic knowledge of the artists. That sealed it,” he said.

While the society usually recommends an artist based on a client’s input, Cappelletti had one in mind. He had seen a news report on Northumberland artist Frances Bell, who had once painted actor Derek Jacobi.

“I tacked on some personal days to a business trip in Europe, took the train to Northumberland, and was a guest of Frances, her husband and her two kids. She made a shepherd’s pie for dinner the first night and the sittings started the next day.”

Close collaboration with subjects “is extremely important,” said Bell, the artist, from her Northumberland home studio. “The view of themselves, or how people close to them see them, is really important. And when I consult them, they don’t say, ‘Can I be thinner? Can you give me better skin?’ It’s, ‘Please use more of that expression.’”

American clients “love the experience, love the sittings and love the interaction,” she said. “A lot of them are Anglophiles. They like hearing about our slightly different worlds. And I wouldn’t be surprised if Downton Abbey was an influence.

“We are the Royal Society of Portrait Painters, with the king as our patron, and the queen before him. I’m also based in Northumberland, which people love to visit. There’s a whole sense of adventure and oddness about it.”

While Cappelletti estimates he spent about $10,000 dollars on his wood-framed portrait―which now resides in his parents’ home in Ohio―commissions can average from £3,000 to £60,000 (US$3,810 to US$76,200), said Merelli of the Royal Society of Portrait Painters.

“The variables include the size, background, head-and-shoulders versus full length. But for an oil portrait, a good starting point is about £5,000 (US$6,350),” she said. About 80cm x 70 cm (31 inches x 28 inches) is a popular size, though some clients go much larger, Merelli said.

“As a charity, we’re here to preserve portraiture. And I’m here to help clients find the right artists. We send the client a very tailored portfolio of three to five artists, coordinate conversations between them, and finally connect them. It’s a bespoke experience.”

While the society charges no fee for the consultation, “we take a cut of 30%, which is much smaller than a commercial gallery. That supports our annual exhibition,” Merelli said.

Some clients also choose to share photos of themselves instead of taking time for in-person sittings, Merelli said. “Photos also work as people tend to be very busy. Of course at least one sitting makes the experience more interesting, but if needed, they can. We also work with posthumous portraits so photos are required,” she said.

Most clients hang their portraits in living rooms, “so people get to admire them,” Merelli said. “If there’s a long hallway, many will put them there, or over a fireplace, if they have one.”

In 40 years of private commissions, she said, the society “has never had a complaint about a portrait. It takes some adjusting to see yourself as someone else sees you,” Merelli said.

“And today, the artist sometimes has to remind them it’s not Photoshop. Some clients even come back over the years, to see the effects of time on themselves or capture changes in time.”

Cappelletti has no plans to sit for another portrait, “but never say never. If I ever have kids, I’d want them to have this experience,” he said. “From start to finish, this is one of those things you’ve got to do in life.”

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‘The Devil Wears Prada’ Loft in Downtown Manhattan Listed for $8.5 Million

A New York City loft that was featured in “The Devil Wears Prada” hit the market last week for $8.95 million.

Fans of the 2006 movie, set in the fashion world, will recognize the apartment as the SoHo home of James Holt, played by Daniel Sunjata. There, during a party, Anne Hathaway’s character, Andy, meets love interest Christian Thompson, played by Simon Baker.

Located on Crosby Street in Downtown Manhattan, the real-life loft is located on the third floor of a nine-unit building. Built in 1900, the building was originally part of a department store before serving as a storage warehouse for several decades. In 1999, it was converted into a condo building, according to the listing with Jacques Foussard, Filipacchi and Jason Schuchman of Brown Harris Stevens. They weren’t available for comment.

The sellers are Sara and Marc Schiller, founders of the Apartment, a design concept store that’s also located on Crosby Street, according to the listing. They bought the loft in 2000, property records show, though Mansion Global couldn’t determine how much they paid.

The Schillers couldn’t immediately be reached for comment.

A 120-foot-long brick wall with arches stretches from the entryway to the home’s great room, where there are 13-foot ceilings, Corinthian columns and 10-foot-tall west-facing windows. The space has a fireplace and can accommodate multiple sitting areas as well as a dining table.

Off the great room is a custom-designed kitchen with high-end appliances and butcher block countertops.

The 3,600-square-foot home has two bedrooms and two-and-a-half bathrooms. The primary bedroom features a “one-of-a-kind” walk-in closet with “organic curves [that] were built to climb in order to reach the highest compartments,” according to the listing.

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Clearlake Capital Group to Acquire Dun & Bradstreet in $7.7 Billion Deal

Dun & Bradstreet Holdings agreed to be acquired by private equity firm Clearlake Capital Group in a transaction valued at $7.7 billion, including outstanding debt.

The agreement, unanimously approved by Dun & Bradstreet’s board, will award shareholders $9.15 in cash for each share of common stock they own.

The purchase price will be funded by Clearlake with a combination of equity and debt financing.

The agreement includes a “go-shop” period, during which Dun & Bradstreet will actively solicit and potentially agree to alternative agreements.

The deal is expected to close in the third quarter.

Dun & Bradstreet, a provider of business-decisioning data and analytics, will become a privately held company once the transaction is completed.

Shares of Dun & Bradstreet ticked up 3% to $8.99 in premarket trading. The stock is down 30% on the year compared with the 3.6% decline in the S&P 500.

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The Malibu Mansion Abandoned by Kanye West Is Hitting the Market Again

In September 2024, crowdfunding entrepreneur Steven “Bo” Belmont paid $21 million for a Tadao Ando-designed house in Malibu, Calif., that rapper Kanye West had purchased, gutted and abandoned, promising to restore it back to its original state.

Now, with the renovation in full swing, Belmont is putting the beachfront property back on the market for $39 million. If he doesn’t find an appealing offer, he’ll list the property for between $55 million and $65 million closer to completion, he said.

Belmont is continuing with construction, and expects the project to be done in early 2026. But he would make as much money for his investors selling now versus when the project is finished, since the carrying costs on the property are about $1 million a month.

And he is eager to sell quickly. “The minute I start going over a year of hold time, it lowers my average return on investment,” he said. “And my number one goal with my business is to take care of my investors.”

Belmont has received several unsolicited offers for the four-bedroom home over the last few months, including a $30 million overture from a Montana developer and a $28 million offer from a local builder. “I’m obviously not going to take that,” he said, “but there’s been a lot of activity.”

The roughly 4,000-square-foot house was designed more than decade ago by Ando, a Pritzker Prize-winning Japanese architect with a celebrity following, for financier Richard Sachs. West, who now goes by Ye, paid $57.3 million to buy it from Sachs in 2021, then gutted the house with plans to turn it into a beachfront bunker, according to a lawsuit from one of his contractors.

As he proceeded with the project, West made headlines for erratic behavior and antisemitic comments, and brands such as Gap and Adidas cut ties with him. He listed the property for $53 million in December 2023.

When Belmont bought it, the house had no windows, bathrooms or electricity, and was completely exposed to wind and sea spray from the Pacific Ocean. To fund the restoration, Belmont’s crowdfunding company, Belwood Investments, raised millions from investors who chipped in as little as $1,000 to north of $1 million.

Since then, he has done all the framing, installed new plumbing and electrical systems and redone the roof, he said. The glass for the windows hasn’t yet arrived from Germany; it is expected to be installed by the end of the summer, according to Belmont. He estimated the total cost of the project, which is being overseen by architecture firm Marmol Radziner, at around $8.5 million.

Buying early would allow the new owner to make some aesthetic decisions about the home, said Jason Oppenheim of the Oppenheim Group, one of the listing agents. “This house is like a Picasso,” he said. “This is almost like allowing the buyer to pick the frame.”

Malibu Road, where the property is located, wasn’t impacted by the L.A. wildfires earlier this year, but parts of the larger Malibu area were wiped out. Buyers right now are nervous about insurance and the pace of rebuilding, Belmont said, but he still expects long-term demand for Malibu homes. He noted that the hulking concrete structure would be impossible to burn.

The fires were “a horrible thing,” Belmont said, “but to be quite frank, there’s no inventory to buy on the Pacific Coast Highway, so it really bolstered our value.”

Belmont is eager to distance the Ando home from its association with West. “What I don’t want is that type of reckless publicity to be correlated with this piece of art,” he said. “It doesn’t need that type of stigma. It needs to be really showcased for what it truly is—an Ando.”

Ando has famously designed only a few residences for select clients. Beyoncé and Jay-Z paid $190 million in 2023 for a Malibu mansion he designed. Their home is known as the “Big Ando,” compared with Belmont’s “Little Ando.”

Oppenheim stars on the Netflix reality TV show “Selling Sunset,” and episodes for a coming season have been filmed at the house, Belmont said.

Belmont said he has already submitted an offer on another high-profile celebrity home, the property of embattled rapper P. Diddy . He said he submitted an offer of around $30 million for the home, which had been listed for $61.5 million, but it was declined. He has since lowered his offer to $27.5 million.

Belmont started Belwood in 2018. Previously, he served three years in prison after a 2014 conviction for assault with a deadly weapon in connection with allegedly hitting a man with a pitchfork during an altercation.

Oppenheim is co-listing the property with Mauricio Umansky from The Agency.

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Luxury in every shade:  How colour creates a high-end interior 

When people think of luxury in interior design, their minds often jump to expensive furniture or opulent finishes, but in truth, one of the most powerful tools in creating a refined, elegant home lies in the palette you choose. 

Colour has an extraordinary ability to shift a space’s mood, scale and energy. The right hue, applied with thought and care, can make a modest room feel expansive, elevate everyday pieces and instantly signal sophistication. As a designer, I believe that luxury is not about excess; it’s about intention. And colour, when chosen well, can speak volumes. 

Timeless neutrals: The essence of understated elegance 

There’s something inherently luxurious about a well-balanced neutral palette. Soft whites, warm beiges, and the perfect blend of greige, which is a gentle meeting point between grey and beige, offer a timeless foundation for any space. I often gravitate toward warm whites like ivory, bone, or champagne, tones that feel luminous yet grounded. 

In more modern interiors, cooler greys bring a crisp sophistication, especially when layered with clean architectural lines. The beauty of neutrals is their versatility, they allow your materials, textures and lighting to take centre stage, creating a quiet kind of opulence that never goes out of style. 

Rich jewel tones:  For depth, drama and decadence  

If you’re drawn to interiors with a sense of grandeur, jewel tones are your secret weapon. Emerald green, in particular, has an enduring allure especially when paired with brushed gold or antique brass. It evokes nature but with a regal twist. Deep sapphire blues bring a sense of calm authority to a space, while ruby red delivers unapologetic confidence. 

These colours work best when expressed in rich textures: velvet armchairs, high-gloss cabinetry or dramatic accent walls. In the right application, jewel tones don’t shout they whisper luxury. 

Dark and moody: The modern masterstroke 

I’ve always admired the elegance of moody interiors. Charcoal greys and deep navies create a sense of intimacy, wrapping a room in warmth and quiet confidence. A matte charcoal wall in a living or dining room feels architectural and considered, while a navy velvet headboard or cabinetry in a study can anchor the room with presence and depth. 

To keep these spaces from feeling too heavy, I like to introduce metallic highlights, a polished chrome lamp, a brushed gold sconce, or even a soft glint of silk in a throw or curtain. It’s these small contrasts that give dark interiors their designer edge. 

The soft side of luxury: Muted pastels 

Pastels can be incredibly luxurious when done right. Think blush pink offset by crisp linen, soft gold and creamy stone. It’s not saccharine; it’s sensual. I find muted lavender and powder blue especially beautiful in bedrooms and dressing spaces, where they exude serenity and quiet indulgence. 

These colours pair well with tactile textures, cashmere throws, velvet cushions, and silk sheers for a softness that’s both comforting and couture. 

Earthy tones: Effortless sophistication from nature 

Earth-inspired shades like terracotta, olive green and warm taupe have surged in popularity for good reason. These tones bring a worldly richness to interiors, referencing Mediterranean villas, lush vineyards and sun-drenched landscapes. 

Terracotta, whether in a statement wall or an artisan vase, offers warmth and groundedness. Olive green is wonderfully versatile both calming and bold and works beautifully with natural timbers and leathers. Taupe, the quiet achiever of the colour world, blends seamlessly into almost any palette while adding depth and warmth. 

Elevating colour through detail  

Colour is only part of the story. The way you apply it and what you pair it with makes all the difference. 

How to enhance the luxury effect in your home 

Beyond colour, the way you use and complement these colours and shades can enhance the luxurious look and feel of your home: 

  • Pair with metallics: Gold, brass, or chrome accents instantly elevate a colour scheme.
  • Choose high-quality finishes: Matte, satin, or high-gloss paint finishes can impact how colours reflect light and create a sense of depth.
  • Layer with textures: Velvet, silk and high-thread-count linens add richness to any colour palette.
  • Use statement lighting: Elegant chandeliers or modern sconces enhance the mood and sophistication of a space.

Final thoughts 

Creating a luxurious home doesn’t require extravagance. It requires consideration. The right colour palette whether classic neutrals, dramatic jewel tones or earthy naturals can transform your home into a sanctuary of style and substance. 

As I often tell my clients: luxury is not a price point it’s a feeling. And colour is one of the most powerful ways to create that feeling, every day, in every room. 

Kellie Richardson is a celebrated Australian interior designer and founder of Kurved by Design, known for her bold, elegant approach to residential and commercial interiors. 
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‘What’s Going On in That Room?’ A Dublin Townhouse Gets a Mystical, Leap-of-Faith Reimagining

Sometimes sad things happen to good houses. Take the proud former home of the family that founded Jameson Irish Whiskey, perched on a historic square in the Irish capital. More recently a law office, the circa 18th-century townhouse had been mired in drudgery.

“Businesses take on these prestigious old buildings and chuck in a lot of furniture,” said designer Suzie McAdam of the throng of mahogany desks, wall-to-wall carpet and fluorescent lights she found in the property. “Everything was grim and a bit tired.”

The new owner, an Irish businesswoman who would live there solo, hired Mc Adam, a local pro, to restore and decorate the four-story Georgian home. Put off by the dark, masculine energy of the panelling in the entrance and reception room, the client at first wanted to paint all of it white. “I think her sense was to make it feel fresher, more lightened,” said Mc Adam.

To convince the owner to rehab the wood instead, the designer proposed a brash, whimsical plan.

Where the client saw oppressive beams and coffers, Mc Adam saw…a forest. She would enlist Irish muralist Michael Dillon to hand paint the white plaster gaps between the woodwork with local flora and fauna, like mythical creatures from Irish folklore growing out from between the timbers.

“It almost has a sense of decay, something that had been creeping through an old wall,” said McAdam of the final mural. “It’s very fantastical,” she said.

The designer won the client’s buy-in, and the mahogany was refurbished. The woodwork-as-woods concept intrigued the owner, Mc Adam believes, in part because she spends her days in the black-and-grey world of business and finance. She also craved uniqueness.

“Having seen a lot of other buildings in Dublin, none of which energized or excited her, I think she wanted to be taken on a journey with the design,” said McAdam.

That might explain why the owner welcomed the curious light fixture—the Halti pendant by Cameron Design House —that loops from the reception room’s ceiling like pearls sized for the Statue of Liberty. During Paris Design Week, McAdam was captivated by a lavender version she saw draped inside an installation of ornate boiserie panelling.

She says she has a tendency to embrace this kind of forward-leaning design: “A guiding principle I return to is this: Would I see this piece at an auction in 20 years? If the answer is yes, then I know I am on to something.”

She texted a photo to her client, who asked if it came in other colours. “The lavender was quite strong, maybe a little too far for her,” said Mc Adam. They eventually landed on an opaque white version, a nervy update of the drippy crystal chandeliers common to homes of this vintage.

The room’s expansive windows make the necklace-like fixture visible from the street below. “Even taxi drivers are, like, ‘What’s going on in that room?’ ” said Mc Adam. One, while driving her past the property, remarked, “Sure you wouldn’t know what they’ll hang off a ceiling these days!”

She didn’t let on, and says today, “If something causes debate and conflict, I think that’s where it gets interesting.”

The chandelier in the library upstairs initially raised even her client’s eyebrows. McAdam recalls that, as an electrician was installing the Italian glass chandelier from Giopato & Coombes, the client commented that it “looked like bowling pins that had been smashed over.”

McAdam dug in her heels. “Hold firm is my approach sometimes. When people see something in isolation, it’s hard to get a full sense of how the room is going to turn out.” Today, the space is adorned with pastoral Schumacher wallpaper, its barrel-vaulted ceiling painted a sky blue. “She wasn’t enamoured initially with that fixture, but the room came together.”

McAdam’s aesthetic bravery respects and suits the historic home. Centuries ago, the Jameson family had their motto carved into the reception-room mantel alongside the three-masted sailing ship that serves as a logo on each whiskey label. It reads Sine Metu , Latin for “Without Fear.”

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A Piece of Glass Thinner Than a Credit Card Could Solve America’s $25 Billion Energy Problem

Here’s one more thing we owe to the restless mind of Steve Jobs : hyper-efficient, ultra-tough windows for homes.

This new kind of window could save American households billions of dollars in wasted energy each year, while allowing expansive views of the outdoors and making our homes quieter, more comfortable and able to survive even the most violent weather. The key enabling technology is thin panes of glass—sandwiched between thicker standard glass—which exist because of the same manufacturing and chemistry breakthroughs that made possible the light, strong, scratch-resistant screens on our smartphones, tablets and watches.

Typical double-pane windows have hardly changed since their invention a century ago. Filling them with inert gases or adding coatings to reflect or let in heat has made them more effective. But it’s still generally accepted that, all other things being equal, your home’s energy bills will go up or down based on how many windows you have, and how big they are.

“Windows are always viewed as the problem, because windows typically lose 10 to 20 times more energy per square foot than a well-insulated wall,” says Stephen Selkowitz, an affiliate at the Lawrence Berkeley National Laboratory and a dean in the field of building energy efficiency. The Energy Department estimates that U.S. households each waste $200 to $400 a year on energy bills due to drafts, leaks and inefficiencies, for a total of at least $25 billion a year.

These new three- and four-pane windows can be even better insulators than the walls around them, but cost only about 20% more than standard energy-efficient windows. Installing them could bring big energy savings for those ready to retrofit, and could enable the construction of new homes that are so well-insulated that even when the power goes out in a winter storm, they stay warm for days. Another variant of these windows can meet the most stringent hurricane-related building codes in the country, while being significantly lighter than conventional stormproof windows.

The bad news is that Joe and Jane Consumer won’t be able to buy these kinds of windows at the local home-supply store—at least not yet. While the primary manufacturer of this type of window is offering its tech to other window makers, it’s only opened up U.S. production in the past few months, and it’s still scaling up manufacturing.

Bringing the panes

Scientists have long known the key to more efficient windows is similar to the relationship between razorblades and a closer shave: More is better. But it was hard to translate that into a product that could be mass manufactured, at a price that people would be willing to pay, says Selkowitz.

Enter Corning , maker of the thin, tough Gorilla Glass that has helped make possible today’s mobile devices. In order to win over Steve Jobs and land Apple as a client when it first started making iPhones, Corning offered Apple a fresh twist on its existing process for making glass for LCD displays and other applications, which yielded a new kind of chemically strengthened glass.

Traditional glass, called soda-lime glass, is made by floating molten glass on top of molten tin, which is a cheap and effective process but leaves microscopic flaws. With Gorilla Glass, molten glass with different additives than soda-lime glass cascades in a waterfall as thin as half a millimeter, which rapidly cools and is cut to size, yielding glass that is nearly flawless. The glass is also chemically strengthened, making it resistant to scratches and chipping.

As the smartphone industry ramped up, Corning built more factories to meet demand for Gorilla Glass. Some of these factories now use the same process, with a slightly modified chemistry, to create far larger sheets of similarly tough glass, for windows instead of hand-held devices. These sheets of glass are thinner than a credit card, yet they can be bigger than a queen-size mattress, says Ron Verkleeren , senior vice president of Corning’s emerging-innovations group.

This architectural glass doesn’t yet have a compelling name like Gorilla Glass, but they’re working on it, he adds. (“Orangutan Glass” has my vote.)

When three or even four layers of glass are put together, with inert gas in between, only the interior panes are the super-thin Corning panes, and they add little weight to the finished product.

When you go from a single air gap to the two or three that are possible with triple- and quad-pane windows, the insulating ability of a window can skyrocket, says Selkowitz, who has collaborated at the federally funded Lawrence Berkeley lab with Alpen, a Colorado-based maker of specialty windows, to research their capabilities.

Efficiency and more

Alpen’s windows have long been favored by architects who want to build super energy-efficient homes. Corning began collaborating with Alpen about five years ago, and now the company is ready to mass-manufacture reinforced windows at two facilities, one in Colorado and one in Pennsylvania. The first wave will be windows in standard sizes, says Andrew Zech, Alpen’s CEO. Key to keeping costs down are the company’s new automated, high-throughput assembly lines for making the windows, he adds.

David Schleicher, managing director of Kala, a high-performance builder in Kansas City, Mo., has been living with a wall of triple-pane windows comparable to Alpen’s on the south side of his home since 2015. Typically, such a vast expanse of glass—a total of 16 feet by 7—would create an unpleasantly cold patch during the winter. But this glass is so well insulated, it actually creates warmth in his living room: It admits the radiant heat of the low winter sun but prevents conductive heat loss through the window, says Schleicher.

“With the right glass in my house, my heat won’t even be running on a winter day, as long as the sun is shining and it’s coming in the window,” he says. “It is crazy—I will be in shorts and a T-shirt and it’s 20 degrees outside. Meanwhile, my neighbors are paying out the nose in heating and cooling bills.”

Whether or not these innovative new windows take off depends largely on the demand from builders, homeowners and landlords.

Historically, the biggest reason that energy-efficient technologies get adopted is that building codes require them, says Schleicher. Without explicit regulations that enforce minimum standards, builders often seek deals on materials so that they can maximize profits, and businesses and individuals who rent out properties often have little incentive to reduce tenants’ month-to-month energy bills.

Slashing home energy bills is just the next chapter for the tech that brought us smartphone glass.

Miter Brands is producing windows in North Venice, Fla. in which it layers Corning’s tough glass onto windows designed to withstand hurricane-force winds. Previously, the company’s impact-resistant glass doors weighed up to 600 pounds; using Corning thin glass inside has cut the weight by up to 40%, says Dean Ruark, vice president of engineering and innovation at Miter subsidiary PGT Innovations.

Despite being lighter, these new doors can pass the most stringent hurricane testing in the country: Miami Dade’s building codes for hurricane resistance. This involves withstanding ​​air pressure equivalent to a major hurricane, and a two-by-four fired from a cannon at 34 miles an hour…twice.

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LUXURY PENTHOUSES REDEFINE HIGH-END LIVING IN NORWEST

A new benchmark for luxury living has arrived in Sydney’s Hills District, with the release of a collection of four-bedroom penthouses at Norwest Quarter, designed by acclaimed architect Richard Archer.

These residences, part of the Banksia building, promise a rare combination of spacious, house-like proportions and single-level convenience. They cater to high-net-worth buyers looking to downsize without compromise.

The Banksia penthouses are located in the Norwest Quarter in Norwest, a leafy suburb in Sydney’s Hills district, about 35 km from the city.

Mulpha, a leading property developer and investment group, developed the precinct to create a sustainable, mixed-use community. It integrates the penthouses with retail, green spaces, and lifestyle amenities within a beautiful natural setting.

“With expansive outdoor terraces, panoramic views, and open-plan interiors, these homes offer a rare sense of space in apartment living,” said Tim Spencer, Head of Development at Mulpha.

“They are designed to maximise light, airflow, and indoor-outdoor living. Each penthouse also incorporates custom finishes, high-end appliances, and adaptable spaces to suit many lifestyles.”

The penthouses boast concealed butler’s pantries, integrated smart home technology, and master retreats.

According to Richard Archer, director of Archer Design, the design challenge was to create a home that feels as open as a house but with the ease of apartment living.

“We wanted to craft a space that brings the outdoors in, with terraces that extend the living areas and maximise views of the Blue Mountains and surrounding landscape,” he said.

Australia is seeing a growing trend of luxury downsizing. Affluent buyers seek spacious, well-appointed apartments that provide high-end amenities without the maintenance of a traditional house.

Long associated with family homes, the Hills District in NSW is seeing an increasing demand for premium apartment living that doesn’t sacrifice space or prestige.

Norwest Quarter’s masterplan incorporates green spaces, sustainable design, and premium lifestyle amenities, including a resident-only mineral pool, fitness facilities, and a private garden sanctuary.

It is also near the Norwest Metro Station and local retail hubs. The Norwest Metro Station provides easy and quick access to the city with direct links to Barangaroo and Chatswood.

Norwest Quarter is Australia’s most ambitious zero-carbon mixed-use precinct, placing sustainability at the forefront of its design.

The spokesperson said, “With 70% of the development dedicated to green spaces, the master plan integrates tree-lined plazas, walking trails, and energy-efficient building design, offering a balance of urban convenience and environmental consciousness.”

For more information, visit norwestquarter.com.au/penthouses

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7 Ways Biophilic Design Transforms Luxury Living

Sydney-based biophilic design expert Ozge Fettahlioglu, a.k.a. “Madame Cocoplum,” shares her top seven tips for transforming your home into a serene, sustainable sanctuary. Renowned for her local and international design projects, Ozge reveals how nature-inspired luxury can elevate your lifestyle and property value.

1. Create a Calming Sanctuary

Stress Reduction: Thoughtfully integrated natural elements—abundant daylight, elegant water features and organic textures—reduce stress and encourage relaxation.
Restorative Ambience: Imagine a home where the soft murmur of water and the dynamic play of sunlight instantly restore your sense of peace.

2. Enhances Property Value

Market Differentiator: Properties that merge nature with high-end design stand out in competitive markets and often command premium prices.
Tangible Benefits: Buyers are increasingly drawn to spaces offering refined aesthetics and measurable health benefits—making these homes a wise long-term investment.

3. Delivers a Multisensory Experience

Sensory Richness: From the warm touch of natural stone to the gentle echo of a water feature, every detail is curated to stimulate the senses.
Elevated Aesthetics: Reflective surfaces and organic forms create a dynamic interplay of light and shadow, turning each room into an immersive, ever-changing environment.

4. Integrates Sustainable Luxury

Premium Materials: Think of all-marble finishes, natural stone accents, and glass elements that echo organic shapes. These materials are as eco-conscious as they are elegant.
Responsible Design: Sustainable choices elevate your living space while demonstrating a commitment to environmental stewardship—an essential value in today’s luxury market.

5. Unites Science and Art

Evidence-Based Approach: Biophilic design is supported by neuroscience. Studies show that nature-rich environments improve mental clarity, elevate mood, and even enhance sleep.
Masterful Integration: This is more than just adding greenery—it’s a refined blend of architectural planning, smart climate control and artistic intent.

6. Respects and Reflects Any Style

Versatility in Design: Whether your aesthetic leans towards sleek minimalism, mid-century modern or the quiet elegance of Wabi-Sabi, biophilic principles can seamlessly align with your vision.
Tailored Sophistication: Every element is bespoke, curated to respect your personal style and complement your existing décor. It is never imposed as a one-size-fits-all solution.

7. Speaks a Universal Language

Global Resonance: Nature is a language we all understand, regardless of background or location.
Borderless Appeal: Whether your property is an urban penthouse or a coastal retreat, nature-integrated design has international allure and timeless charm.

 

An Inspiring Transformation: A Penthouse Lounge Case Study

Consider a recent project where a client sought to reimagine an underused penthouse lounge.

“We installed floor-to-ceiling glass panels to flood the space with natural light and frame breathtaking views—making the panorama the focal point of the design,” Ozge said.

“Strategically placed mirrors amplified the light, bringing movement into the room with the reflection of birds in flight and the shimmer of water below.

A sleek, self-contained water feature added a tranquil acoustic layer, while a carefully selected human-scale statue—an elegant nod to the organic form—served as a striking centrepiece.

“Materials were key: we used all-marble and natural stone, complemented by glass and other reflective surfaces that echoed nature’s fluidity.

“A subtle reconfiguration of the seating enhanced spatial flow, transforming a once-forgotten conversation pit into a coveted setting for intimate gatherings, quiet reflection and uninterrupted views.

This project exemplifies how true biophilic sophistication lies not in scattering houseplants but in the seamless integration of natural materials, spatial awareness, and sensory design.

 

What is Biophilic Design?

Biophilic design is the sophisticated integration of natural elements into the built environment to enhance well-being, sustainability, and aesthetic appeal. It goes beyond decorative touches to create immersive, harmonious spaces that speak to our innate connection with nature—transforming everyday interiors into serene, rejuvenating sanctuaries.
 

What are the 5 senses of Biophilic Design?

Biophilic design goes beyond aesthetics—it engages all five senses to create spaces that genuinely restore and inspire, such as natural light and greenery, the soothing sound of water or rustling leaves, and textures like timber or stone that invite touch. Subtle scents from plants or natural materials ground the space, while edible elements like herb walls can even evoke taste. It’s a full sensory experience that brings nature indoors.

The psychology behind biophilic design:

Biophilic design is rooted in the idea that humans have an innate connection to nature—a concept known as the biophilia hypothesis. Psychologically, exposure to natural elements has been shown to lower stress levels, boost mood, improve cognitive function and even support faster healing. Spaces designed with nature in mind can evoke calm, clarity and comfort—helping us feel more grounded, energised and emotionally balanced. It’s a design that doesn’t just look good, but feels good too.


What are the three principles of biophilic design?

Biophilic design is built on three key principles: bringing nature directly into the space through elements like light, plants or water; using natural analogues such as organic shapes, textures and patterns that mimic nature; and designing spaces that feel like nature—evoking a sense of calm, openness, or refuge, much like a forest clearing or ocean view. Together, these principles create environments that nurture both body and mind.
Ozge Fettahlioglu is the founder of Cocoplum | Biophilic Design Studio and Boxareno | Custom Modular Constructions. A wellness and biophilic design leader, she creates bespoke spaces that inspire, heal, and elevate daily living. Ozge is also a board member of Biophilic Cities Australia.