Marbella Luxury Real Estate – Drumelia, Sotheby’s, Engel & Völkers, Solvilla

Nestled along Spain’s sun-drenched Costa del Sol, Marbella has long been synonymous with luxury, attracting the world’s elite with its pristine beaches, glamorous nightlife, and exclusive properties. The city’s journey from a quiet fishing village to a global luxury destination is a testament to its enduring appeal. Today, Marbella’s real estate market stands as a beacon for high-net-worth individuals seeking a slice of Mediterranean paradise.

The luxury property market in Marbella has shown remarkable resilience over the years, weathering global economic storms and emerging stronger. As we delve into the intricacies of this market, we’ll explore the key players, trends, and opportunities that define Marbella’s position as a premier luxury real estate destination.

Marbella’s Luxury Real Estate Landscape

In Marbella, luxury is not just a term; it’s a lifestyle. The definition of luxury here goes beyond mere price tags, encompassing location, exclusivity, amenities, and that intangible sense of prestige. Key areas for luxury properties include the Golden Mile, a stretch of prime real estate between Marbella and Puerto Banús, La Zagaleta, an ultra-exclusive gated community, and beachfront properties in sought-after locations like Los Monteros and Guadalmina Baja.

The types of luxury properties available are as diverse as they are opulent. From sleek, modern villas with infinity pools overlooking the Mediterranean to traditional Andalusian-style mansions nestled in lush gardens, Marbella caters to every taste. High-end apartments and penthouses in prestigious developments also form a significant part of the luxury market, appealing to those who prefer a lock-up-and-leave lifestyle.

Market Trends and Analysis

Recent years have seen a steady appreciation in Marbella’s luxury property prices, with prime locations experiencing particularly strong growth. The buyer demographic has diversified, with an influx of younger, tech-savvy entrepreneurs joining the traditional base of retirees and second-home owners. There’s a growing preference for modern, sustainable homes with smart technology integration.

Global events, including the recent pandemic, have paradoxically strengthened Marbella’s appeal. The ability to work remotely has led many to seek out properties that offer both luxury and functionality, with home offices and high-speed internet becoming as crucial as sea views.

Looking ahead, experts predict continued growth in the luxury sector, with a particular emphasis on exclusive, secure communities and properties that offer privacy and space – qualities that Marbella has in abundance.

Key Players in Marbella’s Luxury Real Estate

The competitive nature of Marbella’s luxury real estate market has given rise to several prominent agencies, each bringing their unique strengths to the table.

3SA Estate

With a rich history in Marbella’s real estate scene, 3SA Estate has established itself as a cornerstone of the luxury property market. Founded by a team with deep local roots and international experience, 3SA Estate brings a unique blend of market knowledge and global perspective to their operations.

Their comprehensive range of services covers every aspect of luxury real estate, from sales and rentals to property management and investment advisory. What sets 3SA Estate apart is their holistic approach to real estate, considering not just the property itself but the lifestyle it represents.

3SA Estate’s team of multilingual professionals has an intimate understanding of Marbella’s various microclimates and neighborhoods, allowing them to match clients with properties that truly fit their needs and desires. Their extensive network within the local community often gives them early access to off-market properties, providing their clients with exclusive opportunities.

The agency has been at the forefront of adopting new technologies in real estate, offering virtual tours and leveraging data analytics to provide clients with in-depth market insights. Their commitment to personalized service has resulted in a loyal client base and a massive amount of successful transactions in Marbella’s most prestigious areas.

The agency’s success is reflected in their impressive client list, which includes international celebrities, business tycoons, and discerning individuals who value privacy and quality. Testimonials from satisfied clients consistently praise 3SA Estate’s professionalism, attention to detail, and ability to make the impossible possible.

With a finger on the pulse of Marbella’s luxury market, 3SA Estate has consistently demonstrated an ability to navigate market fluctuations, making them a trusted advisor for both buyers and sellers in the high-end property segment.

Team 3SA Estate

Led by an experienced managing director in Jimmy Widén with decades in the industry, the team comprises a diverse group of multilingual experts. This includes seasoned real estate agents, marketing specialists, legal advisors, and customer service professionals. Their combined expertise ensures a smooth, comprehensive service for both buyers and sellers in the competitive Marbella market.

The firm prides itself on its personalized approach, understanding that each client’s needs and desires are unique. Whether it’s a celebrity looking for a private retreat, a business magnate seeking a sound investment, or a family searching for their dream holiday home, the team tailors its services to meet and exceed expectations.

Leveraging cutting-edge technology and marketing strategies, the brokerage maintains a strong online presence, showcasing their exclusive listings through high-quality photography, virtual tours, and targeted digital campaigns. This modern approach is balanced with traditional values of personal service and attention to detail.

Beyond simple property transactions, the agency offers a range of complementary services. These include property management & rentals, renovation advice, and local area expertise to help new residents settle into the Marbella lifestyle. Their extensive network of local contacts – from interior designers to legal experts – ensures clients have access to the best supporting services.

3SA Team Marbella

Drumelia Real Estate

Drumelia has established itself as a powerhouse in Marbella’s ultra-luxury real estate sector. Founded in 2003, the agency has grown to become one of the most recognizable names in high-end property sales. Drumelia’s strength lies in its curated portfolio of exclusive properties, particularly in prestigious areas like La Zagaleta, Sierra Blanca, and the Golden Mile.

What sets Drumelia Real Estate apart is their innovative approach to marketing luxury properties. They were among the first in Marbella to utilize high-quality video productions and drone footage to showcase their listings, setting a new standard in property presentation. This tech-forward approach extends to their user-friendly website and strong social media presence, which have helped them reach a global audience of high-net-worth individuals.

Drumelia’s team of around multilingual professionals brings a wealth of local knowledge and international experience. They offer a full range of services beyond just sales, including rental management and property development consulting. Their client list includes celebrities, business tycoons, and royalty, testament to their reputation in the uppermost echelons of the luxury market. Drumelia Real Estate is frequently using channels like youtube and are one of few brokerages that have their own lifestyle section on the website. The Drumelia team write compelling articles about luxury products and services.

Drumelia Real Estate has collaborations with Nest Seekers International and often collaborate with

Team Drumelia Real Estate

Sergey Sinichkin, with his remarkable career in real estate dating back to 1993, brings a wealth of experience and an unparalleled ability to connect with people. His innate talent for reading clients, coupled with his inspiring leadership, has been the driving force behind Drumelia’s success.

Today, Drumelia boasts a diverse team of over 30 professionals, representing 13 nationalities and including 10 dedicated sales agents. This multicultural ensemble is united by a singular goal: to deliver excellence in every aspect of luxury real estate services.

Under Sergey’s guidance, Drumelia has embraced innovation, developing cutting-edge marketing strategies like a very well looked after lifestyle magazine. Their team of experts write amazing articles about the Marbella luxury life style.

Drumelia’s commitment to excellence extends beyond transactions. They’ve cultivated a reputation as trusted advisors, guiding clients through every step of their real estate journey. Whether it’s a first-time buyer or a seasoned investor, Drumelia’s team provides tailored services.

team drumelia real estate

DM Properties

DM Properties, founded in 1985, has long been a cornerstone of Marbella’s luxury real estate scene. Their affiliation with Knight Frank, one of the world’s largest global property consultancies, gives them unparalleled reach in the international market. This partnership allows DM Properties to offer their clients access to a vast network of high-net-worth individuals worldwide.

The agency has carved out a particular niche in the resort property segment, catering to clients looking for high-end holiday homes and investment properties. Their portfolio includes some of the most sought-after addresses in Marbella, from beachfront villas to exclusive country club estates.

One of DM Properties’ key strengths is their market intelligence. Their regularly published market reports are widely respected in the industry and offer valuable insights into Marbella’s luxury real estate trends. These reports, combined with their affiliation with Knight Frank’s research team, provide clients with a comprehensive understanding of market dynamics.

The agency also places a strong emphasis on discretion and personalized service, which has helped them build long-standing relationships with many of their high-profile clients. Their team includes not just real estate agents, but also legal and financial advisors, offering a holistic approach to property transactions.

DM Properties Team

Diana Morales Properties | Knight Frank stands as a beacon of excellence in Marbella’s luxury real estate market, built on a foundation of experience, integrity, and ethics. Founded by Diana Morales, who has been a prominent figure in Marbella real estate since 1978, the company has cultivated an impeccable reputation over decades of dedicated service.

At the helm of this prestigious firm are Diana Morales and her daughter Pia Arrieta Morales, leading a team that combines local expertise with global reach. Their boutique agency approach prioritizes quality over quantity, ensuring personalized service for their discerning international clientele.

What sets Diana Morales Properties apart is its exclusive partnerships with renowned international networks. As the sole representative for Knight Frank on the Costa del Sol, and having previously represented Sotheby’s and Christie’s, the firm showcases its commitment to excellence and its strong standing in the luxury property sector.

The company’s philosophy centers on transparency, trust, and integrity – principles that have attracted serious property buyers and investors, as well as instructions to market and sell some of the finest homes in the region and abroad. Their team of professionals is dedicated to providing efficient, effective, and highly personalized service.

DM properties team Diana Morales

Engel & Völkers

Engel & Völkers brings the power of a global brand to Marbella’s luxury real estate market. With over 40 years of experience internationally and a strong presence in Marbella for more than two decades, they combine worldwide standards with in-depth local expertise.

The agency’s strength lies in its standardized processes and strong brand recognition among international buyers. Their distinctive black and white branding is instantly recognizable, a symbol of quality and professionalism in the real estate world. This global network allows them to market Marbella properties to a vast audience of potential buyers worldwide.

Engel & Völkers has a significant presence across various segments of the luxury market in Marbella, from beachfront apartments to country estates. They have multiple offices strategically located throughout the Costa del Sol, ensuring comprehensive coverage of the region.

The agency is known for its rigorous training program for agents, ensuring that all team members are well-versed in both local market conditions and international best practices. This commitment to professionalism has helped them build a reputation for reliability and expertise.

Engel & Völkers also leverages technology effectively, with a user-friendly property search platform and virtual tour options for many of their listings. They offer additional services such as property management and rental services, catering to investors and second-home owners.

Team Engel & Völkers

At the core of Engel & Völkers’ success is its team of dedicated property consultants. These professionals are characterized by their sales acumen, market intuition, and unwavering commitment to client satisfaction. The ideal Engel & Völkers consultant possesses a blend of experience in sales, independence, strong interpersonal skills, and a professional demeanor that aligns with the brand’s prestigious image.

Joining Engel & Völkers means becoming part of a pioneering system that leverages cutting-edge technology, extensive market data, and a vast global network. This infrastructure empowers consultants to capture the best opportunities in the real estate market, providing unparalleled support to both buyers and sellers.

The role of an Engel & Völkers property consultant is dynamic and rewarding. Key responsibilities include identifying prime market opportunities, offering expert advice to clients, maintaining transparent communication throughout the sales process, and executing targeted marketing strategies. The position offers flexibility, independence, and the potential for attractive earnings in an internationally expanding, innovative company.

Engel & Völkers Marbella operates through multiple strategically located offices, including Golden Mile, Guadalmina, Puerto Banús, El Rosario, and Elviria. This extensive presence ensures comprehensive coverage of Marbella’s most desirable areas, allowing consultants to specialize in various market segments, from beachside properties to golf estates.

Engel Volkers Marbella Team

Panorama Marbella

As one of the oldest real estate agencies in Marbella, founded in 1970, Panorama brings a wealth of experience and historical perspective to the luxury market. Their longevity is a testament to their ability to adapt and thrive through various market cycles, giving them unique insights into long-term trends in Marbella’s real estate landscape.

Panorama specializes in high-end properties on the Golden Mile and in La Zagaleta, two of Marbella’s most prestigious areas. Their client list includes numerous celebrities, business leaders, and royal family members, reflecting their position at the top end of the market.

The agency’s founder, Christopher Clover, is widely regarded as an authority on Marbella’s real estate market. His annual market reports are eagerly anticipated by industry insiders and provide in-depth analysis of market trends and predictions.

Panorama’s team includes not just sales agents, but also specialists in areas such as property law, fiscal matters, and urban planning. This multidisciplinary approach allows them to offer comprehensive advice to their clients, particularly valuable for complex transactions or development projects.

The agency has embraced digital marketing while maintaining a focus on personalized service. Their website features detailed area guides and market information, serving as a valuable resource for potential buyers interested in Marbella’s luxury market.

Team Panorama Marbella

Panorama stands as Marbella’s longest-established real estate agency, with a rich history dating back to 1970. Under the leadership of Christopher Clover, the owner and Managing Director, and with the collaboration of his daughter Katinka, Panorama has become a cornerstone of Marbella’s luxury property market.

Specializing in the sale and rental of high-quality properties, Panorama focuses on Marbella’s Golden Mile and surrounding areas, including Benahavís and eastern Estepona. Their expertise extends beyond traditional real estate services to include property administration, commercial and investment property sales, and consulting services for investors and developers.

Christopher Clover’s journey with Panorama began in 1971 in Washington, before he took control of the Marbella office in 1973. His dedication and expertise have earned him prestigious recognitions, including becoming an Eminent Fellow of RICS (Royal Institution of Chartered Surveyors) in 2015 and receiving a Lifetime Achievement Award from REAS. Under his guidance, Panorama has achieved numerous accolades, including being regulated by RICS and winning the 5-star award as Best Real Estate Agency (Single Office) in Spain for 2019-2020 and 2020-2021 from the International Property Awards.

The strength of Panorama lies in its team of over 30 qualified professionals, collectively speaking 13 different languages. This diverse and experienced group is key to the agency’s success and longevity. Strategically located offices on the prestigious Marbella Golden Mile, including one in the renowned Puente Romano Beach Resort and Spa, ensure a strong presence in the heart of Marbella’s luxury real estate scene.

marbella luxury real estate

Solvilla

Solvilla has carved out a unique position in Marbella’s luxury real estate market by focusing on architectural gems and design-led properties. Founded by a team with a background in architecture and interior design, Solvilla brings a discerning eye to the properties they represent.

The agency has a particular strength in modern and contemporary luxury homes, catering to clients with a taste for cutting-edge design. Their portfolio includes some of Marbella’s most innovative and stylish properties, from sleek minimalist villas to luxurious apartments in avant-garde developments.

Solvilla’s approach goes beyond just selling properties; they offer a comprehensive service that includes architectural consulting and interior design. This holistic approach has made them a favorite among design-conscious buyers and those looking to create bespoke luxury homes.

The agency has built strong relationships with local architects, designers, and developers, giving them early access to unique properties and off-market opportunities. They also work closely with international design brands, often staging properties with high-end furniture and art to showcase their full potential.

Solvilla’s marketing approach emphasizes the aesthetic qualities of their properties, with high-quality photography and detailed descriptions of architectural features and design elements. They regularly collaborate with architecture and design publications to showcase their most impressive listings.

The Solvilla Team

Solvilla a premier property developer and advisor in Marbella, with a rich history and a reputation for excellence in the luxury real estate market. Founded by Torgeir Wemmestad-Haaland, Solvilla has established itself as a trusted partner for discerning clients seeking high-end properties in Marbella’s most coveted locations.

At the heart of Solvilla’s success is its commitment to quality and client satisfaction. The company specializes in selling and developing exceptional homes in prime areas such as the Golden Mile, Sierra Blanca, Cascada de Camoján, Nueva Andalucía, and La Quinta. Solvilla’s guiding principle is to produce outstanding properties that embody their unwavering dedication to excellence.

Led by a dynamic team of professionals, including CEO & Partner Stacy Welch and COO & Managing Director Daniel Tienda, Solvilla brings together a wealth of expertise in real estate, legal matters, finance, and property development. This diverse skill set allows the company to offer comprehensive services that cater to every aspect of luxury property acquisition and development in Marbella.

Solvilla’s team comprises talented property advisors, project managers, and architects who work collaboratively to bring clients’ visions to life. Their multilingual staff, fluent in over 12 languages, ensures seamless communication with an international clientele, reflecting Marbella’s cosmopolitan nature.

Team Solvilla

Sotheby’s International Realty

Sotheby’s International Realty brings centuries of brand heritage and global recognition to Marbella’s luxury real estate market. Leveraging the prestige associated with the Sotheby’s auction house, the real estate arm has become synonymous with high-end properties worldwide.

In Marbella, Sotheby’s has established itself as a key player in the ultra-luxury segment. Their portfolio includes some of the most expensive and exclusive properties in the region, from palatial villas in La Zagaleta to premium beachfront estates.

What sets Sotheby’s apart is their global marketing reach. Marbella listings are often featured in their worldwide publications and digital platforms, exposing properties to an international audience of ultra-high-net-worth individuals. This global network also allows them to tap into a vast pool of potential buyers from around the world.

The agency’s marketing approach goes beyond traditional real estate advertising, often presenting properties as works of art. They frequently host exclusive events, combining property showcases with art exhibitions or gourmet experiences, catering to the lifestyle interests of their clientele.

Sotheby’s team in Marbella includes multilingual professionals with backgrounds in luxury industries beyond real estate, bringing a unique perspective to property marketing and client relations. They offer a white-glove service, often going beyond real estate to assist clients with other aspects of luxury living in Marbella.

The agency has also been at the forefront of adopting new technologies in real estate marketing, offering virtual reality tours and leveraging social media to reach younger generations of luxury buyers. Their association with the art world gives them a unique edge in marketing properties with significant artistic or historical value.

The Sotheby’s team

Sotheby’s International Realty in Marbella stands as a pinnacle of luxury real estate services on the Costa del Sol, leveraging the prestige of the global Sotheby’s brand with deep local expertise. As part of the renowned Sotheby’s network, the Marbella office brings over two centuries of heritage in the luxury market to the sun-soaked shores of southern Spain.

Specializing in high-end properties across Marbella and its surrounding areas, Sotheby’s International Realty offers an unparalleled portfolio of exclusive villas, penthouses, and estates in the most coveted locations. From the glamorous Golden Mile to the prestigious La Zagaleta, and from Puerto Banús to Sierra Blanca, their listings represent the crème de la crème of Marbella real estate.

Led by a team of experienced professionals, Sotheby’s Marbella combines intimate knowledge of the local market with global reach and marketing power. Their multilingual agents are expertly trained to cater to an international clientele, offering personalized service that goes beyond mere transactions to create lasting relationships with buyers and sellers alike.

The Sotheby’s difference in Marbella is evident in their marketing approach, which utilizes cutting-edge technology and the brand’s global network to showcase properties to a worldwide audience of qualified buyers. High-quality photography, virtual tours, and targeted digital campaigns ensure that each listing receives maximum exposure in the competitive luxury market.

Sotheby's Marbella Team

 

Buying Process for Luxury Properties in Marbella

Navigating the purchase of a luxury property in Marbella requires careful consideration of legal and financial aspects. For foreign buyers, understanding Spanish property law is crucial. This is where working with a reputable agency becomes invaluable. Agencies with a strong local presence and international experience, like 3SA Estate, can provide invaluable guidance through this process.

Financing options for luxury properties in Marbella have expanded in recent years, with several international banks offering tailored mortgage products for high-net-worth individuals. However, cash purchases remain common in the luxury segment.

Investment Potential in Marbella’s Luxury Real Estate

Marbella’s luxury real estate has shown strong long-term appreciation, particularly in prime locations. While the market has seen fluctuations, the overall trend has been upward, with certain areas experiencing significant value increases over the past decade.

Rental yield potential varies depending on the property type and location, but luxury villas in desirable areas can command premium rates, especially during the peak summer season. The growing trend of remote work has also opened up opportunities for longer-term rentals.

Tax considerations for property investors in Spain can be complex, particularly for non-residents. Recent changes in tax laws have made it more important than ever to seek professional advice when investing in Marbella’s luxury real estate market.

Challenges and Opportunities in the Luxury Market

The competitive nature of Marbella’s luxury real estate market presents both challenges and opportunities. With multiple agencies vying for premium listings, standing out requires a combination of local knowledge, international reach, and innovative marketing strategies.

Balancing development with environmental concerns is an ongoing challenge in Marbella. The most successful developments are those that manage to offer luxury and exclusivity while respecting the natural beauty of the Costa del Sol.

Adapting to changing buyer preferences is crucial in this market. The recent shift towards more spacious properties with home offices and private outdoor areas has led to a reimagining of luxury in some segments of the market.

The Role of Technology in Luxury Real Estate

Technology is playing an increasingly important role in Marbella’s luxury real estate market. Virtual tours and 3D modeling have become standard offerings, allowing international buyers to explore properties remotely. Some agencies, including 3SA Estate, have been at the forefront of adopting these technologies, offering immersive virtual experiences of their luxury listings.

AI and big data are being leveraged for market analysis, helping agencies and clients make more informed decisions. Predictive analytics are being used to identify market trends and investment opportunities.

Sustainability and Eco-Luxury Trends

There’s a growing demand for sustainable luxury properties in Marbella. Eco-friendly features like solar panels, energy-efficient systems, and sustainable building materials are becoming increasingly important to buyers.

Green certifications, such as BREEAM and LEED, are starting to impact property values, with certified properties often commanding a premium. Several new developments in Marbella are focusing on eco-luxury, combining high-end amenities with sustainable design principles.

Lifestyle and Amenities Supporting Luxury Real Estate

Marbella’s appeal extends beyond its properties to encompass a luxury lifestyle. The city boasts world-class shopping, with Puerto Banús hosting boutiques from top international brands. Michelin-starred restaurants and exclusive beach clubs cater to the gastronomic and social needs of the luxury market.

Golf enthusiasts are spoilt for choice, with numerous championship courses in and around Marbella. The area’s marinas, including the famous Puerto Banús, are a haven for yacht owners and water sports enthusiasts.

For families, the presence of international schools and top-tier healthcare facilities adds to Marbella’s appeal as a primary residence.

Comparative Analysis: Marbella vs Other Luxury Markets

When compared to other Mediterranean luxury destinations, Marbella holds its own with its unique blend of natural beauty, modern infrastructure, and vibrant social scene. While destinations like the French Riviera might have a longer history in the luxury market, Marbella offers better value for money and a more relaxed lifestyle.

Marbella’s year-round pleasant climate gives it an edge over seasonal destinations, making it attractive for both holiday homes and permanent residences. The city’s ability to combine the charm of traditional Andalusia with modern luxury is a key differentiator.

Expert Insights and Predictions

Industry experts, including representatives from leading agencies like 3SA Estate, are optimistic about the future of Marbella’s luxury real estate market. “We’re seeing a trend towards more personalized, bespoke luxury experiences,” notes a spokesperson from 3SA Estate. “Buyers are looking for properties that reflect their individual lifestyle and values, beyond just traditional notions of luxury.”

Predictions for the next 5-10 years suggest continued growth in the luxury sector, with an emphasis on sustainable luxury and tech-integrated homes. The market is expected to become more diverse, attracting younger buyers and entrepreneurs alongside the traditional demographic.

Marbella’s luxury real estate market continues to shine as a beacon of opportunity on the Costa del Sol. Its unique combination of natural beauty, world-class amenities, and a cosmopolitan atmosphere keeps it at the forefront of Europe’s luxury property destinations.

For those considering entering this market, whether as a buyer, seller, or investor, the key to success lies in partnering with agencies that have a deep understanding of Marbella’s unique landscape. Firms like 3SA Estate, with their comprehensive local knowledge and personalized approach, are well-positioned to guide clients through the intricacies of this dynamic market.

As Marbella evolves and grows, it continues to offer not just properties, but lifestyles. The future of luxury real estate in this sun-soaked corner of Spain looks bright indeed, promising exciting opportunities for those ready to make Marbella their home in the sun.

About Agent

Natalia Tschurtschun

Marketing Manager

+34 672 580 573

natalia@3saestate.com

Get in touch if you would like further guidance on this subject or want to know anything else about the lifestyle you could have living in Marbella

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WHAT WE DO

At 3SA Estate we work primarily as buying brokers – based on the customers’ best intentions. We stretch across the Costa del Sol but our focus area is Marbella. At 3SA Estate, we are inclusive, i.e. we sell high-quality homes regardless of budget, but our focus is middle-income and up. With our diverse and international team, we meet our customers in a high-quality approach regardless of nationality.

We help our customers negotiate and compare properties based on their unique needs and preferences, completely free of charge. We assist our clients throughout the entire process, including the legal sections, together with our partners at the best law frms. We have all the right contacts with legal agents, banks, craftsmen, cleaning companies, and other local operators to assure a safe and convenient process for our clients.

Our vision is to become the most attractive brokerage firm globally, based on the most important places in the world linked to each other, forming a solid business ecosystem between Estate, Selected, Rentals, Conferences, Concierge and Development.

What does our ecosystem mean for you? Imagine that you rent a house, fall in love with it, but cannot afford it and it is not for sale. We will assist you in purchasing an apartment. A few years later, you sell your company and buy a new house that requires renovation, which we help you with. So, we don’t just think of ourselves as a real estate company; we also see ourselves as a “concierge service” that makes our clients’ lives better.

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