Xevera Mabalacat Townhomes

Xevera Mabalacat Is another Multi-billion Modern Community Housing Project Of Globe Asiatique Offering Low-cost Homes And High-end Lots On A 60+ Hectare Property. Spanish-inspired But Other Amenities Are Italian Inspired.

Xevera Mabalacat is Provided of Church, Municipal Hall, Supermarket, Wet and Dry Market, School, Commercial Complex And Other Top Of The Line Amenities Like ”Amusement Park”.

Located In Brgy. Tabun Mabalacat Pampanga, Along Mc-arthur Highway, Near Dolores SCTEX Interchange, Also Accessible Going Clark Economic Zone.

Sample Computation:

Townhouse A:

Total Price: 830,000

80,000 Downpayment (20,000 For Reservation And P60,000 Can Be Paid Cash or 3 To 6 Months)
5 Years P15,549.25
10 Years P9,406.49
15 Years P7,439.56
20 Years P6,513.09
25 Years P5,999.19
30 Years P5,688.12

Townhouse B:

Total Price: 750,000
50,000 Downpayment (10,000 For Reservation And P40,000 Can Be Paid Cash or 3 To 5 Months)
5 Years P14,469.99
10 Years P8,736.75
15 Years P6,900.95
20 Years P6,036.24
25 Years P5,556.60
30 Years P5,266.26

LOT ONLY

Lot Area = 110sqm

Price per sqm = 6,500

Total Price = 715,000

Reservation: 20,000

Downpayment @ 10% = 71,500 – 20,000(rf) = 51,500

monthly for 2years = 30,927.06

monthly for 5years = 15,174.34

monthly for 10years = 10,290.70

Pagibig and Non-Pagibig member are welcome to apply!

EXECUTIVE VILLAS

Hausland strategically positions its finest of the MetroClark series at Barangay Camatchiles, Mabalacat, Pampanga. A perfect residential area for those who loves the countryside living yet be minutes away from the busyness of the city. MetroClark Executive Villas is near the leading commercial establishments and institutions like MAKRO, San Rafael Church, St Rafael Medical Center, Mary Help of Christian School, St. Mutien Marie College, Dau Bus Terminal, North Luzon Expressway (NLEX) and the upcoming Subic-Clark-Tarlac-Expressway (SCTEX). Its transportation is accessible 24 hours anywhere from Angeles City to Capas, Tarlac.

Mainly catering to young professionals, entrepreneurs, private and government employees and OFW’s, Hausland introduces yet another quality project for aspiring future homeowners – the MetroClark Executive Villas.

ANDREA MODEL IMPROVED

Single-Attached Complete Dwelling Unit

Lot Area: 72 sq.m. / Floor Area: 56 sq.m.

Bedrooms: 3 / T & B: 1 / No. of Storey: 1 1/2

FEATURES & SPECIFICATIONS

• Foundations : Class “A” footing tie beam
• Exterior walls : 4”CHB load bearing
• Interior walls : Metal studs with double wall Fiber cement board
• Windows : Sliding glass windows
• Doors : Panel door at main and service entry, flush door at bedrooms
• Carport : 12”x12” floor tiles with #15 Yellow Mindanao Washout Pebbles boarder floor finished with 2’’x8’’ concrete Trellis
• Exterior ceiling : Metal ceiling joists C-Furring with Fiber cement board
• Interior ceiling : Metal ceiling joists C-Furring with gypsum board
• Roofing : C-Pac Monier Roof tiles
• Ground Floor finishes : 24”x24” tiles floor finished on 4’’ concrete slab
• Stair : Steel stair case covered with solid wooden steps
• Second Floor finishes : 4’’thk. concrete slab on steel decking sheathing material with laminated flooring
• Kitchen : 12”x12” tiles with solid hanging and lower cabinet cover
• Wall finishes : Plastered finished coated with premium paint
• Closet : ¾’’ thk. Plyboard panelling with solid cover
• Toilet & Bath : Complete set of flush type water closet, shower and lavatory, and 12”x12” unglazed floor tiles with 8”x12” glazed wall tiles
• Electrical System : ½” flexible conduit terminating on a circuit breakers
• Plumbing System : Individual conventional septic tank

NOTE: SPECIFICATION OF MATERIALS IS SUBJECT TO CHANGE WITHOUT PRIOR NOTICE DUE TO AVAILABILITY OF SUPPLY IN THE MARKET.

ANDREA BASIC

Single-Attached Complete Dwelling Unit

Lot Area: 72 sq.m. / Floor Area: 56 sq.m.

Bedrooms: 3 / T & B: 1 / No. of Storey: 1 1/2

FEATURES & SPECIFICATIONS

• Foundations : Class “A” Footing Tie Beam
• Exterior walls : 4”CHB load bearing
• Interior walls : metal studs with double wall Fiber cement board
• Windows : Sliding glass windows
• Doors : Panel door at main and service entry
• Exterior ceiling : metal ceiling joists C-Furring with Fiber cement board
• Interior ceiling : metal ceiling joists C-Furring with gypsum board
• Roofing : C-Pac Monier Roof tiles
• Ground Floor finishes : Plain cement finished, 4’’ thk. concrete slab
• Stair : Steel stair case with solid wooden steps
• Second Floor finishes : 4’’thk. concrete slab, plain cement finished on steel decking sheathing material
• Kitchen : 12”x12” tiles counter top
• Wall finishes : Plastered finished coated with premium paint
• Toilet & Bath : Complete set of flush type water closet, shower and lavatory and 8”x8” unglazed floor tiles with 8”x12” glazed wall tiles
• Electrical System : ½” flexible conduit terminating on a circuit breakers
• Plumbing System : Individual conventional septic tank

ALTHEA BASIC

Single-Attached Complete Dwelling Unit

Lot Area: 72 sq.m. / Floor Area: 89.60 sq.m.

Bedrooms: 3 / T & B: 2 / No. of Storey: 2

FEATURES & SPECIFICATIONS

• Foundations : Class “A” Reinforced Concrete Footing Tie Beams
• Exterior walls : 4”CHB Load bearing
• Interior walls : Metal studs with double wall partition gypsum board
• Windows : Sliding glass windows
• Doors : Panel door at main and service entry, moulded door at bedrooms
• Carport : Plain cement finished
• Exterior ceiling : Metal ceiling joists C-Furring with hardiflex board
• Interior ceiling : Metal ceiling joists C-Furring with gypsum board
• Roofing : C-Pac Monier Roof tiles
• Ground Floor finishes : Plain cement finished
• Stair : Steel stair case with solid wooden steps
• Second Floor finishes : Plain cement finished
• Kitchen : 12’’x12’’ tiles counter top
• Wall finishes : Plastered finished coated with premium paint
• Toilet & Bath : Complete set of water closet, shower and lavatory and 12”x12” unglazed floor tiles with 8”x12” glazed wall tiles
• Electrical System : Strategically installed lighting and power system insulated with flexible conduit
• Plumbing System : Individual conventional septic tank

ALTHEA IMPROVED

Single-Attached Complete Dwelling Unit

Lot Area: 72 sq.m. / Floor Area: 107.50 sq.m.

Bedrooms: 3 / T & B: 2 / No. of Storey: 2

FEATURES & SPECIFICATIONS

• Foundations : Class “A” Reinforced Concrete Footing Tie Beams
• Exterior walls : 4”CHB load bearing
• Interior walls : Metal studs with double wall partition gypsum board
• Windows : Sliding glass windows with security grilles and screen
• Doors : Panel door at main and service entry, moulded door at bedrooms
• Carport : 12”x12” floor tiles with Pebbles boarder floor finished
• Exterior ceiling : Metal ceiling joists C-Furring with hardiflex board
• Interior ceiling : Metal ceiling joists C-Furring with gypsum board
• Roofing : C-Pac Monier Roof tiles
• Ground Floor finishes : 24’’x24” floor tiles finished
• Stair : Steel Stair case with solid wooden steps
• Second Floor finishes : Laminated flooring
• Terrace : 12”x12” floor tiles with Pebbles boarder floor finished
• Kitchen : 12’’X12’’ tiles counter top with solid hanging and lower cabinet cover
• Closet : Plyboard panelling sliding mirror glass cover
• Wall finishes : Plastered finished coated with premium paint
• Toilet & Bath : Complete set of water closet, shower and lavatory and 12”x12” unglazed floor tiles with 8”x12” glazed wall tiles
• Electrical System : Strategically installed lighting and power system insulated with flexible conduit
• Plumbing System : Individual conventional septic tank

PREMIER MODEL IMPROVED

SUBDIVISION FEATURES & AMENITIES
• Elegant Entrance Gate with 24-hrs. Security Check
• Function Hall and Landscaped Garden for Relaxation
• Parks and Children’s Playground
• Parking Area
• Basketball Court
• Concrete Roads, Curbs and Gutters
• Concrete Sidewalk
• Underground Concrete Drainage System
• Underground Waterline Piping System
• Pre-cast Electrical Post
• Provision for Cable Wire System
• Provision for Telephone Wire System
• Commercial Stalls
• Concrete Perimeter Fence within the Subdivision Premises

GRANDVIEW TOWER

GRANDVIEW TOWER IN ANGELES CITY, PHILIPPINES. A fully furnished residential Condotel hi-rise offering residents a variety of exceptional design choices from Studio, One Bedroom to 2 Bedroom Units.

The construction of Grandview Tower in the middle of March 2008 and an opening of the Grandview Sales Center last April 30, 2008 showcasing its unit designs, set an idyllic place for home with its interior motif and state-of-the-art amenities in a highly urbanized city. It has easy access to Subic Bay via the Subic-Clark-Tarlac Expressway and a few minutes away from the Diosdado Macapagal International Airport in Clarkfield, Pampanga, Philippines.

The first of its kind in Central Luzon, it is a 7-storey building molded into a modern paradise for luxurios living that proveides hotel amenities with 24-hour security. With truly impressive, sophisticated and beautifully designed lobby that will welcome every resident or guest with a feeling of grand comfort and hostpitabilty. The roof deck with a swimming pool and putting green overlooking hte scenic Clark Freeport Zone and the infamous Mt. Pinatubo combines artistry and elegance. Grandview Twoer is 1.5 to 4 hours away from major Asian destinations through the Diosdado Macapagal Airport at Clark and minutes away from commerical centers and other tourist spots in the region.

Grandview Tower Features & Amenities

• Coffee Shop
• Boutiques
• Swimming Pool
• Fitness Center
• Massage
• Wireless Internet
• Convinience Store
• Business Center
• Indoor Outdoor Fine Dining
• Sauna
• Putting Green

RESALE PROPERTIES

FARM LOT for sale

SENORA, PORAC PAMPANGA Land Area: 5,295sqm Asking Price: 1.7M See to appreciate!

MARLIM MANSION LOT for sale

BACK TO BACK
AREA: 600SQM
PRICE: 50,000/SQM

DISCOVERY HOTEL (for sale)

“OPERATIONAL”
50 ROOMS; 5000,000 INCOME
AREA: 3,264 SQM

FIL-AM FRIENDSHIP HI-WAY LOT FOR SALE

Lot Area: 2,740sqm
Asking Price: 50,000,000
>>Ideal for hotel and commercial building

ANGELES MAGALANG ROAD LAND (near soon to open Ayala mall)

LAND AREA: 62 hectares
Asking Price: 2,500/sqm, 30hectare( joint venture)
Earnest: 10% of the selling price
Contact us to appreciate!

JOSEFAVILLE house and lot (resale)

LOT AREA: 425sqm
5BEDROOM/ 2 TOILET AND BATH
ASKING PRICE: 3,500,000 (neg)
>>Just walking distance from the entrance gate. contact us to appreciate!

PRIME LOT resale (RICHTOWN, San Fernando City)

LOT FOR SALE IN RICH TOWN SAN FERNANDO CITY, ALONG MC.ARTHUR HI WAY, FACING MORNING SUN, WALKING DISTANCE FROM GATE. VERY AFFORDABLE, INCLUSIVE OF TRANSFER TAX. PLS CONTACT US TO APPRECIATE.
TERM:
800,000 DOWN PAYMENT
600,000 BANK FINANCING
302,800 PAYABLE WITHIN 1 YEAR

STA. RITA, PAMPANGA RESALE LOTS

1. Farm Lot – Dila Dila, Sta. Rita (9,543 m2) – Php 250 per M2
2. Residential Lot – Dila Dila, Sta. Rita (1000 m2) – along Amio Road – Php 1000 per M2
3. Residential Lots – Queeensborough North, Mexico (303 m2) – Php 4300 per M2

METROGATE ANGELES RESALE LOT

LOT AREA: 165 SQM PHASE2 (VERY NEAR BRGY. MINING GATE)

“CLEAN TITLE”

BLOCK 329 / LOT 28

PRICE: 4,200/SQM

LAND FOR SALE IN TARLAC AT THE BACK OF LUISITA MALL

LAND AREA: 2.5 HECTARE

PRICE: 1,000/SQM OR 20M

“NEGOTIABLE”

LEXUS CONDOTEL

The Luxury of a Hotel that feels like Home

The Lexus Building is the first 12-storey construction ever undertaken in the heart of Angeles City and the very first condo / hotel that gives a free hold title. Thus, we are setting the standard for high-rise buildings in this city and we are creating history in Pampanga, Philippines.

The Lexus Hotel / Condos will consist of 44 international luxury standard hotel rooms, each room including the finest furnishings and decor, a high speed internet connection, premium bedding, and luxury bath products.

A major selling point with regards to The Lexus condominium units is that the purchaser will receive the individual Condominium Certificate of Title for their property. Twenty-seven(27) units will be built ranging from 46 and 82 square metres – eight ( 8 ) of which will be Studio apartments and nineteen (19) that will be one-bedroom units.

The roof deck of The Lexus Hotel will redefine luxury living in Angeles! The lower roof deck will include a state of the art gymnasium that is available to all condo owners. The restaurant and bar on the upper roof deck will provide breathtaking 360° views of Angeles City, with Mt Pinatubo to the West and Mt Arayat clearly visible to the East.

Imagine lounging next to a swimming pool 12 storeys up, looking over much of Angeles. At the Lexus Hotel / Condos, this dream can become a reality. Our upper roof deck incorporates an infinity edge swimming pool plus a Jacuzzi, giving you the opportunity to rest, relax and forget about your worries.

The Lexus Hotel / Condos has everything you could desire for luxurious living.

THE HEART OF ANGELES

All roads lead to Angeles! Well, that’s the way it seems at the moment anyway. The newly constructed Subic-Clark-Tarlac Expressway is now open for public transport. Philippine’s premier port city, Subic, is now only a 45 minute drive from Lexus. For those interested in exploring the area north of Angeles, Tarlac is only 30 minutes away, giving you ample time to drive towards Pangasinan (home to the country’s northern beaches), Laoag (the country’s unparalleled site of ancient buildings and churches) or Baguio (the country’s Summer Capital). With less time spent travelling, you will have more time to experience the fun and enjoyment available in the Philippines!

Clark Development Corporation (also known as Clark Airbase) is Pampanga’s Freeport Zone in which Duty Free Shops can be located to buy imported goods. To add to that, the well-known SM City Clark, developed by the people who created the largest shopping centre in the Philippines, Mall of Asia, offers a wide variety of stores and shops just a stone’s throw away from the Lexus building!

As you may know, Angeles City is known as the “Las Vegas of the Philippines” wherein the day starts at nighttime and it never sleeps! So, come and be part of history! Own a Lexus Condo unit and put yourself in the heart of the thriving Angeles City! Only limited units available for sale! Visit our model unit to discover what Lexus can offer you!

Building Features

• 24 hour high security facilities
• 2 high speed elevators
• 12 stories with Roof Top Restaurant, Garden Bar and swimming pool
• Centralized deep well and water storage
• Back up power generator
• Fire sprinkler systems throughout
• State of the art Gymnasium located on the Lower Roof Deck

Basement/Parking

• Limited basement parking and storage units for condo owners

Condo Units: on floors 8-12 there are studio and one bedroom units available

• Bathrooms are fully fitted with quality ceramic tiles throughout and granite counters
• All units are air conditioned
• Lighting controls in each room
• Units come with cable TV and internet service provided
• Each unit is individually metered for water and electrical use
• Front doors are solid core high quality wood
• Fully fitted kitchens including cabinets, granite counters, refrigerator, electric burner stove, hood vent and oven
• Flooring in all areas except bathrooms are quality laminated wood
• Studio units come with queen size Murphy Folding Beds
• All units have floor to ceiling heat reflective glass
• All units are pre wired for surround sound stereo systems

You can avail yourself of the hotel services such as laundry, housekeeping or room service at an additional fee. In house travel agency and van/car rental are also available for the use of condo owners.

THE ENCLAVE

Modern American style homes have been admired over and over again for its well-structured and functional designs. Its clean, sleek and uncluttered lines are some of its distinct attributes.

Innovation in architecture has made modern style homes one of the more sought after designs, as seen in Miami, Florida and Hollywood and Malibu in California.

Set in beautiful Angeles City, Pampanga, The enclave is strategically located along friendship high-way, 5mins drive from clark economic zone, malls, Diosdado Macapagal international airport and other establishments like bars, supermarket and restaurants. The Enclave features 9 modern style homes – Van Der Rohe, Koolhaas, Gehry, Breuer, Mayne, Holl, Aalto, Ungers and Meier, each with it’s own luscious features to fit your lifestyle.

CLUB HOUSE FEATURES & AMENITIES

- Swimming Pool
-Playground
-Geyser
-Restaurant
-Multi-Purpose rooms/areas
-Walk Trails
-Gardens
-Commercial Areas
-Al Fresco Dining
-The whole subdivision is a
Wi-Fi hotzone for internet and
VoIP
-Security cameras are in every
street
-CCTV surveillance system at
the entrance gate and
commercial area
-Cable TV
-Cable Internet
-Cable VoIP (intercom with IDD & NDD)

AVAILABLE FOR FOREIGN BUYER/INVESTOR (CONDOMINIUM TITLE)

MODEL UNIT

AALTO MODEL

Price: 6,800,000 Lot Area: 200 sq.m. Floor Area: 140 sq.m. Design Features:
Panoramic Windows
Balcony with Glass Railing

BREUER MODEL

Price: 7,600,000
Lot Area: 200 sq.m. (20×10)
Floor Area: 179.20 sq.m.

Design Features:
· Ample Storage Space
· Walk-In Closet for the Master Bedroom
· Built-In Closet

MAYNE MODEL

Price: 7,400,000
Lot Area: 200 sq.m. (20×10)
Floor Area: 179.20 sq.m.

Design Features:
· Ample Storage Space
· Walk-In Closet for the Master Bedroom
· Built-In Closet

GEHRY MODEL

Price: 8,000,000
Lot Area: 200 sq.m. (20×10)
Floor Area: 191.25 sq.m.

Design Features:
· Corner Windows
· Balcony atop Carport
· Deck/Patio

HOLL MODEL

Price: 6,750,000
Lot Area: 200 sq.m.
Floor Area: 136 sq.m.

Design Features:
· Panoramic Window on Staircase
· High Ceiling with Skylight on Master Bedroom and Bedroom 2

KOOLHAS MODEL

Price: 10,375,000
Lot Area: 200 sq.m.
Floor Area: 136 sq.m.

Design Features:
· Panoramic Window on Staircase
· High Ceiling with Skylight on Master Bedroom and Bedroom 2

MEIER MODEL

Price: 6,750,000
Lot Area: 200 sq.m.
Floor Area: 140 sq.m.

Design Features:
· Extensive use of Glass
especially at the Facade
· Skylight along Second Floor Hallway

UNGERS MODEL

Price: 6,070,000
Lot Area: 200 sq.m.
Floor Area: 140.38 sq.m

Design Features:
· Glazed Foyer
· Open Living and Dining Areas
· Large Master Bedroom with Deck
· Sun Deck with Day Bed and Built-In Bench

VAN DE ROHE MODEL

Price: 10,375,000
Lot Area: 400 sq.m.
Floor Area: 318 sq.m. (optional 20 sq.m.attic)

Design Features:
· Living Area with High Ceiling
· Large Windows
· Glazed Staircase and Living Area
· Spacious Backyard

FLORIDA RESIDENCES

Right in the middle of Pampanga’s two prime cities is an emerging community where you can live in style and convenience. Florida Residences offer sophisticated and comfortable living with its American-inspired homes.
Aside from the carefully planned architecture, lush landscaping and brilliant development of the community, Florida Residences is most desired for its location with accessibility to the much needed establishments.All houses are designed to maximize the functionality of the house while still providing sophisticated and comfortable living. Florida Residences homes are affordable with easy payment options for your convenience. We, at Homewell, understand the Filipino way of living which is manifested in the products we offer. In Florida Residences, you will experience American-style of living in a Filipino way of life.

Reward yourself and experience the best of both worlds.

MODEL UNITS

AUGUSTA MODEL The house suits your stylish and functional taste

Price: 2,903,175 Floor Area: 143 sqm.
Lot Area: 120/150 sqm
House Features: House Features: 3 Bedrooms, 2 T&B, Porch, Living, Dining, Lanai, Balcony, Kitchen, Laundry, 1 Car Garage, Attic, Optional Extra Room with carport

————————————————————————————–

MADISON MODEL The great choice for the growing family

Price: 3,198,212.40 Floor Area: 127 sqm.
Lot Area: 120sqm.
House Features: 3 Bedrooms, 2 T&B, Porch, Living, Dining, Lanai, Balcony, Kitchen, Laundry, 1 Car Garage, Attic, Optional Extra Room

—————————————————————————–

Clayton
Perfect for the starting family

Price: 2,167,290 Floor Area: 77 sqm
Lot Area: 120sqm
House Features: 3 bedrooms, 2 T&B
Living, Dining, Lanai, Balcony, Kitchen, Laundry, 1 Car Garage, Optional Extra Room

————————————————————————————–

PICKENS model

Perfect for the starting family

Price: 2,415,505 Floor Area: 83 sqm
Lot Area: 120sqm
House Features: 3 bedrooms, 2 T&B
Living, Dining, Lanai, Balcony, Kitchen, Laundry, 1 Car Garage, Optional Extra Room

VILLAGE AMENITIES

• Swimming Pool for adults and children
• Basketball Court
• Multi-purpose and American-designed Clubhouse
• Secured Community

XEVERA TOWNHOMES(Rent to Own)

Why rent for years when you can own?

Are you tired of your monthly rental obligation? Come and find your home in Xevera.
Old world elegance meets modern filipino culture. The architectural concept of Xevera is reminiscent of the class and grace of Spain’s exuberant lifestyle.

Found in historic Bacolor, Xevera is a haven for anyone that’s ever dream’t of living in a high-class subdivision. Strategically located at the back of Holy Angel Village, just few minutes from Nepo Mall and Clark Economic Zone.

Inspired by Spain’s classical architecture, Xevera allows you to live like the aristocrats did. Xevera offers a complete community for its homeowners; From Bacolor Municipal Hall, Wet ad Dry Market, Church, School, Eco Park, Terminal, Commercial area and Clubhouse.

What are you waiting for? Contact us for free site visit and reservations.

Sample Computation

Terms:

P70,000 downpayment (P20,000 for reservation and P50,000 can be paid over 3 to 6 months)

5 years P15,431
10 years P9,281
15 years P7,321
20 years P6,395
25 years P5,881
30 years P5,570

(price, terms and details are subject to change)

PAG-IBIG AND NON-PAG-IBIG MEMBERS WELCOME!

METROGATE ANGELES

Metrogate Angeles is created to make difference in luxury and excitement, it establishes a benchmark of quality and stability. The strategic location links proximity to nature, economic development and technological advancement. It is strategically located few minutes from clark economic zone/SM clark, angeles City hall, NLEX, nepo mall, angeles university/angeles medical hospital and the soon to open Ayala mall.

It is a prime residential masterpiece that boasts first class amenities ensuring security, privacy and leisurely comfort for your family. Plus the fact that it also offers affordability for middle class family.

Metrogate Angeles offers different model units, creatively designed to fit every family needs and comfort.

LOT ONLY ALSO AVAILABLE!

AMENITIES AND FEATURES:

Clubhouse w/ Pavillion, Multi-Purpose Hall, Bar, Gym and Function Rooms
Swimming Pool(adult and kids)
Golf Driving Range
Tennis Court
Covered and open Basketball courts
Gazebo ang Childrens playground
Landscaped Entrance Gate with guardhouse and 24-hr security
Wide Roads with Mountable Curbs and Gutters
Underground Drainage System
Centralized Water Supply

AVAILABLE THRU IN-HOUSE, PAG-IBIG AND BANK FINANCING!
FLEXIBLE IN-HOUSE FINANCING TERMS!

HERENCIA DE JULIETA2(Mabalacat)

LOCATION

Herencia de Julieta Mabalacat is Located at Dau, Mabalacat Pampanga, along Manila North Road or Mc Arthur High way (Beside MAKRO dau branch).

MODEL UNITS

NATIVIDAD MODEL

JULIETA MODEL