375 houses for sale in Metcalfe East

Experience the joy of entertaining in this superbly crafted and designed modern family home. Set on an elevated 642 sqm corner allotment, in the heart of the coveted school precinct, this stunning property is ready for you to simply move in and enjoy. Featuring a flexible floor plan, with multiple light-filled living spaces that seamlessly open to outdoor entertaining areas offering a multitude of uses, this home easily caters for the growing family, those working from home, or those just wanting an extra quiet space for themselves. There is something for everyone, including magnificent views over the town and amazing sunsets from the upstairs retreat. The home features 4 generous bedrooms, all with robes, a stunning master with equally stunning ensuite and walk-in-robes, and a fully equipped chef's kitchen with butler's pantry, stone benchtops and quality appliances. Double glazed windows, ducted gas heating and refrigerated cooling ensure year-round comfort. Outdoors is a private oas

Position yourself at the centre of Kyneton's booming growth corridor with this rare 2.2-acre Industrial 1 zoned property a high-exposure site offering immediate income, major development potential and long-term capital growth. Currently returning income from a residence, shed and studio, the property spans two titles with a planning application lodged for a 30-shed commercial complex-a project designed to meet surging demand for secure storage, trade workshops and light industrial use in the Macedon Ranges. Key Highlights Dual Income Streams residence, shed and studio generating immediate holding return. Two Titles 2.2 Acres (approx.) providing flexibility for staged development or resale. Plans lodged with Macedon Ranges Shire for a 30-shed facility designed for scalable yield. Industrial 1 Zoning enabling a wide range of uses self-storage, logistics, manufacturing, or business park. Prime Position moments from Kyneton town centre, Calder Freeway, and regional transport. Future Growth

Imagine waking up to the peaceful sounds of the countryside, stepping out to pick fresh fruit from your heirloom orchard, gathering fresh produce from your veggie garden and tending to your livestock on rich, thriving soil and lush pastures -all while being just a 5-minute drive from the heart of beautiful Kyneton. This magnificent 32 acre property offers a rare chance to embrace a genuine connection to the land whilst enjoying abundance of space, peace, and self-sufficiency. Start your day with front-porch sunrises and end it with magical sunset dinners in your own private paradise. The spacious brick veneer home features 2.7m ceilings, double-glazed windows and a cozy wood fire creating a warm and comfortable environment throughout. Three generous bedrooms include a master bedroom with ensuite and walk-in robe, while the huge formal lounge with bay window overlooking the garden provides an inviting second living space. The large kitchen area with walk in pantry seamlessly connects to

An opportunity to purchase 1 of 4 quality farm allotments which have been tightly since the 19th century, Rollinsons offers a rare opportunity to secure prime volcanic farmland in one of the region's most desirable areas. Situated at the foothills of Greenhill and just 7 minutes from Kyneton, this outstanding property combines productive, rich, volcanic soils with picturesque rural vistas. Lot 1 - Price $375,000 12.85 hectares/ 31.75 acres Lot 2 - Price $375,000 8.547 hectares/21 acres Bore with solar pump Lot 3 - Price $370,000 12.95 hectares/32 acres Lot 4 - Price $355,000 8.642 hectares/21 acres Total area: 106 acres (42.99 hectares) across 4 separate titles Frontage: Dual access via Rollinsons Road and Donaldson Road Land configuration: Newly fenced Pastures: Excellent quality of predominantly Rye and Clover, previously producing fat lambs, also ideal for cattle or hay production Water: Newly constructed bore on Lot 2 with crystal-clear water, serviced by a solar pump and 9000 litr

This Contemporary home delivers effortless modern living with all the comforts in a lovely location in Kyneton. The home features three bedrooms, the master being generous with walk in robe and ensuite, north facing open plan well equipped kitchen, dining and living area with sliding door access to outdoor undercover entertaining area. Gas central heating and evaporative cooling, new carpet throughout, central bathroom, separate laundry, direct access to double garage from inside the home, second living room with private views of the garden. This modern home combines low maintenance living, private backyard, perfect for kids to kick the football around or a blank canvas for the avid gardener to get creative. This is an excellent opportunity to secure a low maintenance property with convenience and appeal. Walk to schools, local hospital, easy commute to Melbourne

Nestled in a lush garden created by a member of the Kyneton Horticultural Society, this unique two-storey home blends modern design with mid-century touches. Located just moments from the heart of town, it offers easy access to shops, schools, and eateries. The home features split levels, cathedral ceilings, and timber finishes throughout. Sun-filled north-facing living spaces, a renovated kitchen with stone benchtops, stainless steel appliances, and generous storage make for comfortable living. Up to four bedrooms are available, including a master with an updated ensuite. A spacious upstairs area, accessible via external stairs, offers endless potential as a fourth bedroom, guest room, or retreat. The private rear yard is perfect for relaxation, with brick-edged gardens, a secure chicken coop, and a powered shed/workshop. A sealed driveway leads to a two-car carport. This one-of-a-kind property blends personality, quality, and convenience-an opportunity you won't want to miss! Raine &

A Remarkable Historic Estate in the Heart of the Macedon Ranges, Bringalbit is an extraordinary rural holding where history, landscape, and lifestyle come together in rare harmony. Rich in character and natural beauty, the property offers an immersive country experienceone where Highland cattle graze peacefully, peacocks wander freely, and wildlife flourishes across gardens, lake, and pasture. From tranquil walks through the olive grove to quiet moments by the water's edge, Bringalbit reveals a living landscape alive with ducks, guinea fowl, wallabies, and an ever-changing tapestry of rural life. At its core sits the original granite homestead, thoughtfully expanded over time, now anchoring a property suited to a range of agricultural pursuits including beef, wool, fat-lamb production, or boutique stud operations. Positioned approximately 30 km north-northwest of Mount Macedon, the property rests within a gentle fold of rolling granite hills, sheltered and serene. A Living History Span

Hidden amongst beautiful established gardens on approximately one acre, yet just moments from Kyneton's historic Piper Street precinct, cafés, restaurants, shops and everything this wonderful township has to offer, this extraordinary mud brick home is unlike anything else in Kyneton. Believed to be the township's first mud brick residence, it is a home created slowly, thoughtfully and with an extraordinary collection of reclaimed timbers and materials, each with a story of its own. Designed by Geoff Dawson of Harcourt, construction began in 1983 and continued over six years, with the original owners devoting weekends to bringing their vision to life. The mud bricks were made by Earthwise Constructions in Bendigo, while magnificent timbers were sourced from historic buildings, bridges, wharves and railways across Victoria and New South Wales. Look closely and the history reveals itself. The double front doors once welcomed visitors to the original Kyneton Guardian office in Mollison Str

This one owner well-presented property ticks all the boxes, with town water, town gas, 250,000-litre water tank just for the garden, sealed road frontage, set on a lovely 4,444 sqm (approx) of land just on the outskirts of Kyneton. You can even walk into Kyneton township and Piper Street Precinct from this great location. Comprising 4 bedrooms plus study, 2 bathrooms, open plan living with well-appointed kitchen, two electric ovens, gas cooktop, dishwasher, formal dining area, second living area, gas central heating throughout plus split system, ceiling fans, walk in robe in main suite and built in robes in other bedrooms. The home is spacious, has large windows allowing lots of natural light to stream in, double garage lined with concrete floor, power, remote door and direct access to backyard. The outdoor entertainment area is perfect for relaxing or entertaining guests, family and friends. A massive color bond shed with concrete floor, power, impressive 4-meter-high door clearance m

Perfectly positioned in one of Central Victoria's most accessible townships, 4 Wills Street, Malmsbury presents a rare opportunity to secure a highly adaptable lifestyle property that effortlessly combines country charm, business potential and flexible family living. Just moments from the Calder Freeway, Malmsbury is one of the closest regional towns to Melbourne, offering an enviable balance of rural tranquility and city convenience. Set on approximately 1,052sqm, surrounded by beautifully landscaped gardens, established plantings and ornamental grape vines, this thoughtfully designed residence has been purpose-built to accommodate a variety of lifestyles. Whether you're seeking a spacious family home, multi-generational living arrangement, established guest accommodation, or the opportunity to operate a home-based business, this exceptional property delivers. The home is cleverly configured into two distinct wings, creating outstanding flexibility. One wing comprises two generously p

Perched at 500m elevation in the coveted Malmadale precinct (a neighbourhood name proudly coined by the current owners and now widely embraced), Liberty Flat Farm offers absolute privacy, panoramic 360-degree views from Mount Macedon to Mount Alexander, and a grand, character-filled residence designed for luxurious living, effortless entertaining, and serene rural escape. The Residence 5 Bedrooms | 3 Bathrooms | Multiple Living & Entertaining Zones This unique hilltop home blends timeless European elegance with thoughtful modern design. Antique treasures, bespoke details and artisanal finishes create an atmosphere of refined luxury throughout. Expansive open-plan living with 10 sets of French doors opening to vine-draped pergolas, sun-drenched decks and distinct outdoor entertaining areas that capture the best light all day. Double-scale gourmet kitchen featuring a stately wood-fired cobalt-blue Stanley cooker, premium Falcon gas/electric range, three farmhouse sinks and a dramatic ser

Positioned on a 4.07ha parcel of land, this remarkable property is introduced by a gorgeous, gated entrance and sweeping driveway, accompanied by exquisite landscaping, including a formal walled garden, orchard and rolling lawns that together create an enchanting setting. An early Victorian era bluestone façade precedes a significant architecturally designed contemporary renovation by Noel McKernan Architects, with interiors by Stuart Rattle showcasing recycled ironbark timber boards, zoned ducted heating and cooling throughout, sisal carpet and a curated collection of antique and designer fixtures and fittings. The triple aspect living and dining room, anchored by a Cheminees Philippe fireplace, opens to a north-facing terrace. The adjoining kitchen and casual dining area are simply superb, with dual aspect views to the north terrace and walled garden providing a stunning backdrop, complemented by an electric four oven AGA, Miele dishwasher and Liebherr integrated fridge-freezer, alon

Set high and proud on approx. 1207m², this is a home that delivers rare, everyday ease without sacrificing outlook, space or flexibility. Designed primarily for single-level living, it pairs sweeping, ever-changing rural views with the bonus of two street frontages and dual access, creating options that are increasingly hard to find. From the moment you arrive, the elevation does the talking. Light pours in, the landscape stretches out before you, and the home immediately feels calm, open and considered. At the heart of the main level, an expansive open-plan kitchen, dining and living zone connects seamlessly with the view - a backdrop that shifts with the seasons and somehow makes both mornings and dinner parties feel better. The entertainer's kitchen is perfectly equipped with a 900mm dual-fuel cooker, walk-in butler's pantry and a layout that keeps everyone connected, whether it's a quick midweek meal or a long lunch that turns into dinner. All five bedrooms are thoughtfully positio

The Montana 42 by Boutique Homes | Lot 11, Ambrosia Estate Enjoy modern country living with the Montana 42 by Boutique Homes, paired with a generous 3,004m² lot at Ambrosia Estate, Kyneton. The Montana 42 offers spacious family living, while Lot 11 provides plenty of room for an expansive backyard, landscaped gardens, pool, shed and more. For a limited time, we'll pay your mortgage for a year. Purchase an eligible lot at Ambrosia and enjoy your mortgage repayments covered for 12 months. Set amongst the natural beauty of the Macedon Ranges, Ambrosia offers the space and tranquillity of country living while keeping Kyneton's shops, schools, cafés and train station within easy reach. Landscaped open spaces, extensive planting and classic farm-style fencing add to the estate's relaxed country character. For build questions or more information about the Montana 42, contact Boutique Homes consultant Chloe Whitehead on 0409 862 052. Visit Holly at Ambrosia Estate, 85 Harpers Lane, Kyneton, be

Privately positioned on approximately 1,895 sqm in a tightly held Kyneton setting, this impressive residence delivers an exceptional sense of space, quality and considered design. With approximately 251sqm of internal living, multiple living zones, extensive garaging and workshop space, and beautifully connected outdoor entertaining, the home has been created for families who value room to gather, retreat and entertain while providing year-round comfort, privacy and convenience. At the heart of the home, a beautifully appointed kitchen makes an immediate impression with its expansive stone waterfall island, Fisher & Paykel induction cooktop, Bosch dishwasher, De'Longhi oven and generous walk-in pantry. The adjoining family room is warm and inviting, centred around a wood-burning fireplace, while a separate dining area and second living room provide outstanding flexibility. Large expanses of glass and multiple sliding doors draw natural light throughout the interiors while creating an e

The Kalarney 22 by Metricon | Ambrosia Estate Enjoy the space of country living with the Kalarney 22 by Metricon, paired with a generous 2,008m² lot at Ambrosia Estate, Kyneton. Designed for relaxed family living, the Kalarney 22 makes the most of the generous land on offer, with plenty of room left for an expansive backyard, gardens, pool, shed and more. For a limited time, we'll pay your mortgage for a year. Purchase an eligible lot at Ambrosia and enjoy your mortgage repayments covered for 12 months. Set amongst the picturesque Macedon Ranges, Ambrosia offers the tranquillity and space of country living while keeping Kyneton's shops, schools, cafés and train station within easy reach. Landscaped reserves, wetlands, extensive planting and classic farm-style fencing add to the estate's relaxed country character. For build questions or more information about the Kalarney 22, contact Metricon consultant James Bone on 0434 518 975. Visit Holly at Ambrosia Estate, 85 Harpers Lane, Kyneton

The Woodside 281 by Sherridon Homes | Lot 12, Ambrosia Estate Enjoy more room to live with the Woodside 281 by Sherridon Homes, paired with a generous 3,058m² lot at Ambrosia Estate, Kyneton. With over three-quarters of an acre, Lot 12 offers plenty of space around your new home for an expansive backyard, landscaped gardens, pool, shed and more. For a limited time, we'll pay your mortgage for a year. Purchase an eligible lot at Ambrosia and enjoy your mortgage repayments covered for 12 months. Set amongst the picturesque Macedon Ranges, Ambrosia offers the tranquillity and space of country living while keeping Kyneton's shops, schools, cafés and train station within easy reach. Landscaped open spaces, extensive planting and classic farm-style fencing add to the estate's relaxed country character. For build questions or more information about the Woodside 281, contact Sherridon Homes consultant Elton Hicks on 0418 892 813. Visit Holly at Ambrosia Estate, 85 Harpers Lane, Kyneton, betwee

Presenting as new on 1,057m2 (approx.), this quality Metricon home enjoys a peaceful position at the end of a quiet no-through road in the historic hamlet of Malmsbury. A weeping cherry, manicured Buxus, boulder retaining wall, and lush lawn create an engaging garden approach, setting the tone for the beautifully composed interiors beyond. A lovely entry hall with inbuilt console introduces light-filled spaces warmed by timber-look flooring. A separate lounge provides welcome retreat before the floorplan opens to the main living domain, where the kitchen is centred around a dedicated stone island with bar seating and complemented by a walk-in pantry and stainless steel appliances including a 900mm-wide upright oven with induction cooktop, and a dishwasher. Adjoining dining and living areas create an inviting everyday hub, with inbuilt TV cabinetry adding streamlined practicality. From here, the home extends naturally to the alfresco and generous rear garden where a lush lawn provides p

The Woodside by Sherridon Homes | Lot 10, Ambrosia Estate Enjoy modern country living with The Woodside by Sherridon Homes, paired with a generous 3,042m² lot at Ambrosia Estate, Kyneton. With around three-quarters of an acre, Lot 10 gives you plenty of room to enjoy a spacious family home with an expansive backyard, landscaped gardens, pool, shed and more. For a limited time, we'll pay your mortgage for a year. Purchase an eligible lot at Ambrosia and enjoy your mortgage repayments covered for 12 months. Surrounded by the natural beauty of the Macedon Ranges, Ambrosia offers the space and tranquillity of country living while keeping Kyneton's shops, schools, cafés and train station within easy reach. Landscaped open spaces, extensive planting and classic farm-style fencing add to the estate's relaxed country character. For build questions or more information about The Woodside, contact Sherridon Homes consultant Elton Hicks on 0418 892 813. Visit Holly at Ambrosia Estate, 85 Harpers L

Subdivided into 17 paddocks with 13 dams and troughs, this property features extensive new boundary and internal fencing, laneways for easy transit, and significant investment in infrastructure and soil management Accommodation: One-bedroom Southern Cross prefab unit with full amenities. Shearing Facilities: A top-quality 30m x 12m all-steel Action Steel shearing shed with kitchenette (power and water connected) 3-stand Pro-Way raised saw-tooth shearing board (capacity for approximately 300 sheep), additional 30m x 12m all-steel skillion, all-steel Pro-Way sheep yards with raised single lane classing race, Pro-Way 4-deck all-steel loading ramp, Pro-Way all-steel sheep handling area covering approximately 35m x 23m, Pro-Way cattle yard with undercover crush/scales, High Bay LED lighting throughout. Machinery Shed: 36m x 15m all-steel Central Steel machinery shed with 6 bays in total all with concrete floors, power and sliding doors, half bay kitchenette/mess room (3m x 7.5m) with water

If your family's outgrowing the house you're in, this is the fix. Four bedrooms upstairs, 3 separate living zones downstairs and a block that gives everyone room to spread out instead of tripping over each other. Start with the walk, because it's the whole point. Kyneton's schools, the hospital and the local parks are all close enough to walk, so mornings stop being a car negotiation. Upstairs, all 4 bedrooms come with built in robes and the master gets its own walk in robe and ensuite. There's a big central bathroom for everyone else, with a double vanity and a separate toilet, built for a full house getting ready at once. Downstairs is where the day actually happens. The entrance foyer opens onto a formal lounge and a second, more relaxed living space, both carpeted, plus a tiled dining room for the meals. The kitchen runs off that with a gas cooktop, a dishwasher and a pantry big enough that where do we put this stops being a daily question and its own split system when you're cooki

The Duxton 42 by Metricon | Lot 4, Ambrosia Estate Enjoy modern family living with more room around you with the Duxton 42 by Metricon, paired with a generous 2,013m² reserve-facing lot at Ambrosia Estate, Kyneton. The Duxton 42 offers a spacious contemporary home designed for family living, while Lot 4 provides over half an acre to enjoy a generous backyard, gardens, pool, shed and more, all overlooking the estate's landscaped reserve. For a limited time, we'll pay your mortgage for a year. Purchase an eligible lot at Ambrosia and enjoy your mortgage repayments covered for 12 months. Ambrosia combines the space and tranquillity of country living with Kyneton's shops, cafés, schools and train station close by. Landscaped open spaces, native planting and classic farm-style fencing add to the estate's relaxed country character. For build questions or more information about the Duxton 42, contact Metricon consultant James Bone on 0434 518 975. Visit Holly at Ambrosia Estate, 85 Harpers La

Imagine slow mornings with coffee from Piper Street, afternoons beneath the trees, long lunches that stretch into the evening, and coming home to your own leafy quarter-acre hideaway. That's the pleasure of 23 Mitchell Street. Tucked just behind the buzz of Piper Street and moments from the river walk and Kyneton's town centre, this is a home that gives you the best of both worlds. All the charm, food, wine and village energy of town life, with plenty of space to retreat, relax and spread out when you get home. Set high on one of Kyneton's much-loved streets, the home has an easy, light and bright welcoming feel from the moment you walk through the door. Timber floors bring warmth to the main living spaces, while four bedrooms give everyone their own little corner. The main bedroom sits at the front of the home, complete with walk-through robe and ensuite, while three further robed bedrooms share the family bathroom. And yes, there's a bath, because sometimes a quick shower simply won'

Escape to the peace and tranquillity of country living with this scenic rural holding of approximately 4 hectares (10 acres), featuring a natural creek meandering through a beautiful blend of open pasture and established native trees. Incorporating a Crown land lease within the Kangaroo Creek corridor, this unique property offers an idyllic setting for those seeking a lifestyle change, weekend retreat, or hobby farm. Ideally positioned near the charming townships of Taradale and Malmsbury, the property enjoys a peaceful rural setting while remaining within easy reach of everyday conveniences. Surrounded by natural bushland, lush green pastures and gentle undulating countryside, it provides the perfect backdrop to relax, unwind, and embrace the beauty of regional living. Taradale is a welcoming country community, home to a well-regarded primary school, a popular wood-fired pizza and wine bar, a seven-day service station, general store, and post office, all contributing to its relaxed vi

Set amongst magnificent parklike gardens on 5,715m² (1.41 acres), this beautifully presented country residence offers an exceptional combination of space, privacy and contemporary ease, with established gardens, a picturesque dam and an impressive detached studio. The welcoming brick veneer and Colorbond home features three bedrooms, including a generous main with walk-in robe, a separate study area and multiple living spaces designed for relaxed family living. A cosy sitting room with wood fire and reverse cycle air conditioning provides a peaceful retreat, while the expansive open plan living and dining area impresses with soaring raked ceilings, bamboo flooring and large windows framing the leafy garden surrounds. At the heart of the home, the beautifully appointed kitchen features Caesarstone benchtops, quality appliances including an Asko dishwasher, excellent storage and a lovely connection to the adjoining living spaces. Beyond the home, the grounds are a garden lover's delight.

Vacant house block at the rear of 24 Orr Street with frontage to Campbell Street (1099m2 approx) - $350,000 - $385,000 500m (approx) to the Malmsbury Railway Station, 1.3km (approx) to the Primary School, 750m (approx) to township and Historic Malmsbury Bakery Approx dimensions 50m x 22m Disclaimer Raine & Horne has taken reasonable care in compiling this information to ensure its accuracy. However, details such as property dimensions, pricing, location, and descriptions have been sourced from third parties and supplied to Raine & Horne. Accordingly, Raine & Horne does not guarantee the accuracy or completeness of this information and disclaims any responsibility for errors or omissions. We strongly advise prospective buyers to undertake their own research and verification of all details. For further guidance, please consult the due diligence checklist available through Consumer Affairs

A unique opportunity exists to acquire a beautifully appointed freehold residence and separate retail space with exceptional shop frontage, zoned Commercial One and positioned in the heart of Piper Street. The retail space is currently occupied by a short term pop-up store, while the separately accessed residence offers an impressive inner town retreat, combining generous proportions, considered interiors and contemporary comfort. A very versatile opportunity with many options for investment to suit a range of lifestyles: an ideal inner town residence with Piper Street's renowned retail, restaurant and café precinct at your doorstep, with the added advantage of a commercial space at the front, or a convenient weekender or short stay investment opportunity. The possibilities are endless. Beautifully presented interiors benefit from a north facing orientation, welcoming an abundance of natural light and highlighting a carefully considered colour palette. Laminate timber and sisal floorin

A weekender or a home base: period weatherboard on 1546sqm (approx.) with a studio, a guest house and a garden that keeps its secrets Taradale was built in the 1860s, when the gold rush and the railway filled its lanes with movement. That busy ebb and flow has long since settled. What remains is a village of green pastures, old ornamental trees and quiet country roads, a landscape that looks as though it belongs in an English picture book. This period weatherboard cottage sits on a corner allotment of 1546sqm (approx.) with the countryside close on every side. It faces north. A picket fence and a gate open to a bluestone and flagstone entrance, and a verandah runs across the front of the home. At dusk, the windows glow gold. Inside, polished Baltic floorboards run through the home. Ceilings are high. Timber dado lines the walls, and ornate plasterwork and ceiling roses give the rooms their quiet grandeur. Six-over-six period windows frame the garden, and every window looks onto green.

There are few places where the history of Kyneton feels quite this close. Tucked beside the historic Red Brick Hall, this spacious, low-maintenance unit has a front-row seat to some of the town's most beautiful old architecture. Instead of looking out onto a side fence, your outlook takes in slate roofs, historic chimney stacks and the beautiful brickwork of the hall itself. Church bells drift through the air and, on the right day, so does the soft, beautiful music of the choir at the Red Brick Hall. Come Friday evening or Sunday afternoon, you might even hear a live band. It's peaceful, charming and just a little bit magical. Your next favourite ritual? Sitting out the front, coffee in hand, and taking it all in. Built around 35 years ago and one of only three homes on the block, this neatly maintained middle unit offers the rare advantage of no body corporate. Freshly painted, beautifully cared for and with polished cork floors, it's ready for its next chapter. Inside, the rooms are

It's easy to see the beauty in this thoughtfully restored Kyneton home - the original Baltic pine, soaring ceilings, beautiful kitchen and sun-filled north-facing living spaces. But what truly sets this property apart is everything you can't see. Behind the character façade is a home that was stripped back and comprehensively renovated, with just as much consideration given to insulation, energy efficiency and year-round comfort as to its beautiful interiors. The home has been comprehensively insulated and a full thermal envelope from front to back, side to side and top to bottom, complemented by double glazing throughout. A powerful 17kW Mitsubishi ducted reverse-cycle heating and cooling system and efficient reverse-cycle hot water provide modern comfort and excellent thermal performance throughout the seasons. This is far more than a beautiful cosmetic transformation. Considerable work and investment have gone into creating a home designed for comfortable, efficient modern living, a