Bahrain Facility Management Market By Service (Property, Cleaning, Security, Support, Catering & Others), By Type (Hard Services, Soft Services), By Industry (Organized, Unorganized), By End User (Commercial, Residential, Industrial, Public Sector), By Region, Competition, Forecast and Opportunities, 2020-2030F

Forecast Period	2026-2030
Market Size (2024)	USD 1.55 Billion
Market Size (2030)	USD 2.48 Billion
CAGR (2025-2030)	8.02%
Fastest Growing Segment	Cleaning
Largest Market	Capital Governorate

Market Overview

The Bahrain Facility Management Market was valued at USD 1.55 Billion in 2024 and is expected to reach USD 2.48 Billion by 2030 with a CAGR of 8.02% during the forecast period.

The Bahrain Facility Management (FM) market is witnessing steady growth, driven by rapid urbanization, government infrastructure initiatives, and an increasing demand for professional services across residential, commercial, industrial, and institutional sectors. The country’s economic diversification under Vision 2030 is accelerating investments in real estate, tourism, healthcare, education, and public infrastructure, all of which require robust facility management support. As Bahrain continues to develop large-scale projects such as new cities, mixed-use developments, airports, and hospitality hubs, the demand for both hard and soft FM services is expanding. Hard services, including mechanical, electrical, plumbing (MEP), fire safety, and building maintenance systems, form the backbone of the market. Meanwhile, soft services such as cleaning, security, landscaping, and waste management are gaining importance with the rise in hygiene awareness and sustainability practices post-COVID-19.

The FM market in Bahrain is shifting from traditional in-house models toward outsourced and integrated service solutions. Clients are increasingly favoring bundled contracts that offer comprehensive hard and soft service coverage under a single management structure, enabling cost efficiency and streamlined operations. The growing use of technologies like IoT-based building management systems, automation tools, and cloud-based platforms is enhancing operational efficiency and real-time monitoring, helping service providers meet client expectations and regulatory standards. However, the market remains fragmented, with a mix of large international players and smaller local companies competing on pricing and service specialization.

Cost pressure, limited availability of skilled labor, and inflation are some of the ongoing challenges. At the same time, the unorganized sector, offering competitive rates, continues to thrive, especially for small-scale or single-service contracts. Despite these obstacles, opportunities exist in areas such as energy management, sustainability consulting, and FM solutions tailored for smart buildings and green infrastructure. As more organizations seek to reduce operational costs and comply with environmental standards, demand for integrated and digital FM solutions is expected to rise. In the coming years, the Bahrain FM market is poised for transformation, moving toward more organized, technology-driven, and client-focused services that align with the Kingdom’s long-term development goals and rising service quality expectations.

Key Market Drivers

Infrastructure Expansion & Mega‑Projects

Bahrain has embarked on over 22 strategic infrastructure projects totaling around USD 30 billion, including five artificial islands and major transport upgrades. The USD 1.1 billion Bahrain International Airport terminal, opened in January 2021, expanded capacity to 14 million passengers/year and accommodates 4,700 bags per peak hour, along with 7,000 new parking spaces. The 109 km metro rail plan—Phase One already in tender—aims to shuttle 43,000 passengers/hour across over 20 stations, driving long-term FM demand in transit facilities. Road infrastructure also surged, such as the six‑lane, 5 km Busaiteen–Manama causeway, part of a BD 40.5 million (USD 107 million) highway upgrade launched in 2018, set for completion in 2024. Residential and commercial growth also spiked—40% of housing projects awarded in 2023 are in the Southern region, which also saw 12% industrial investment growth that year. These figures translate into large-scale FM needs across tens of millions of square meters of new construction, ranging from airports, metro stations, public roadways, housing, and industrial zones.

Real Estate & Urban Development

Under Vision 2030, Bahrain is expanding its land area by 60%, creating five new cities with mixed-use developments. In 2023, 30% of new buildings included sustainability features to meet green standards. The real estate sector grew by 8% in 2023, led by commercial and mixed-use projects. Government-backed industrial zones like the Bahrain International Investment Park and Khalifa Bin Salman Port have seen a 12% investment uptick in 2023. The property services segment accounts for around 42% of FM services, and cleaning services make up roughly 30%. Commercial FM dominates due to real estate growth, especially in education, healthcare, banking, and hospitality verticals. Shared urban hubs also saw PPP-backed developments covering over 1 million m² in exhibition, hotel, and retail space. All these spinoff developments require lifecycle services such as MEP maintenance, cleaning, security, landscaping, and waste management—all fueling strong demand for FM across property and communal assets.

Government Policy & Green Mandates

Bahrain’s government is mandating sustainability and professional FM standards. In 2023, 30% of new buildings incorporated energy-efficient systems per Bahrain Sustainability Strategy 2030. Soft FM—but focused on eco‑friendly services like waste recycling and green cleaning—is rising, with the government requiring minimum FM standards across public tenders. Increased public-private tenders with FM clauses led semi-governmental entities to prioritize licensed international providers. Bahrainization policies also influence staffing: organizations must increase Bahraini hiring by 5% per year until nationals comprise 50% of roles in firms with ≥10 employees. Minimum wages were raised in 2023 for diploma and degree holders. These employment rules demand FM companies invest in local training and workforce planning. With skills scarce, local salaries for FM technicians have risen by as much as 20–30% due to shortages. Taken together, government regulations are driving not only demand for FM services but also the need for firms to deliver green, compliant solutions with local labor.

Technological Adoption & Smart Facilities

Smart infrastructure has become central to Bahrain’s FM market. IoT and automation integration are rising in airport, water-station, metro, and building projects. The Nabih Saleh Water Distribution Station’s FM team integrated solar arrays and MEP automation in early 2021. As part of a metro build-out spanning 109 km with over 20 stations, clients increasingly require FM providers to deploy BMS linked with predictive upkeep tools. Soft FM providers use automation to reduce energy costs, with evidence showing 30% energy savings in smart-managed facilities. The airport fire-safety drill in January 2021 involved 1,000 trial passengers, highlighting readiness through systems integration. In the GCC region, predictive maintenance has cut downtime by 15–25%. Moreover, BIM-based facility planning is being evaluated to optimize asset lifecycles. These tech trends translate into measurable gains: labor-efficiency improvements of 10–15%, maintenance savings up to 20–25%, and systems uptime improvements of 95% or higher. Providers building digital FM capability are best positioned to win large, technically complex contracts.

Skill Shortages & Outsourcing Pressure

Bahrain faces a pronounced skills gap in the FM sector, pushing outsourcing adoption. The FM labor market lacks trained technicians: one report noted a 20–30% wage inflation for qualified FM staff. The shortage of skilled Bahraini workers—with demands to reach 50% national staffing—has led to companies offering high wages and training bursaries. FM providers report expatriate turnover due to rising labor costs and visa challenges. Meanwhile, unorganized single-service providers dominate with a 71.9% projected growth rate in that segment, leveraging low-price offerings. In 2023, 40% of housing projects in the Southern region outsourced FM due to internal capacity limits. Industrial clients, such as oil and logistics operators, are increasingly contracting FM to meet safety standards. Integrated FM models are winning favor: by combining hard and soft services, companies reduce contract numbers by 30–40%, limit overlap, and manage payroll costs better. As a result, outsourcing is up 15–20% year-on-year, with integrated vendors growing traction as clients demand consolidated support amid labor shortages.

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Key Market Challenges

High Cost of Skilled Labor & Nationalization Policies

A major challenge in Bahrain’s FM market is the increasing cost of labor, particularly skilled technicians. Wage inflation of 20–30% for certified MEP and FM professionals has been reported over recent years. With nationalization initiatives under Bahrainisation, FM companies must increase Bahraini staff by 5% per year until nationals make up 50% of their workforce in mid-sized and larger enterprises. While beneficial for local employment, this mandates extensive investment in training, certification, and wage restructuring. Firms often provide scholarships, technical apprenticeships, or partner with educational bodies—costing BHD 3,000–5,000 (approx. USD 8,000–13,300) per trainee annually. Recovery periods for this investment average around 18–24 months, squeezing margins in the short term. Moreover, high turnover among expatriates (over 15% annually) adds recruitment and training overhead, increasing operational expenses and reducing consistency of service delivery. Balancing mandated national staffing, rising wages, and staff development costs is a significant challenge for FM providers.

Fragmented Market & Price Competition

The Bahrain FM sector is highly fragmented, with a few major international firms competing alongside numerous local and micro-enterprises. The unorganized single-service segment is growing at an estimated 70–75% annual rate, often undercutting prices significantly. These providers offer cleaning or security at 20–30% lower rates than bundled offerings. Clients, especially in smaller residential or SME projects, frequently choose low-cost providers, creating intense pressure on integrated FM companies to match prices. This results in service "a la carte" demands, complicating billing and contractual terms. Margin compression is widespread—some providers report profit drops of 5–8 percentage points year-over-year. Additionally, local firms’ shorter contract tenures (average of 12–18 months) amplify customer churn and inhibit scaling. Consolidating FM offerings and aligning with premium tech-enabled services is essential, but price-sensitive demand and a fragmented ecosystem pose structural barriers.

Technological Integration & Infrastructure Readiness

Although FM providers are seeking to integrate IoT, BMS, and predictive analytics, the underlying infrastructure in many Bahraini facilities remains outdated. A survey found that 59% of existing commercial buildings lack centralized BMS—requiring costly retrofitting. Wireless connectivity and sensor rollout costs average BHD 2–3 per ft², which quickly escalates in larger facilities. Furthermore, there is limited in-house expertise to operate or interpret BMS dashboards; 42% of installed systems remain underutilized. Data management protocols and cybersecurity for facility infrastructure are still nascent—in regulated sectors like finance and healthcare, this creates compliance risks. Integration of BIM into ongoing asset-management requires collaboration across design, construction, and FM teams—rarely present. Without aligned ecosystem players and skilled tech teams, digital FM adoption lags behind customer expectations, stifling performance optimization.

Regulatory Complexity & Sustainability Compliance

While environmental regulations and green-building mandates are expanding, the regulatory landscape in Bahrain remains inconsistent. Soft FM requirements around waste segregation, recycling, green cleaning agents, and water-use reduction are variably enforced, shifting based on autority and area. Municipal enforcement varies; only 28% of public tenders include measurable sustainability KPIs. Resource-intensive Green Building Certification (e.g. GSAS or LEED) is limited—only about 15–20% of new major construction opts for such accreditation. For FM providers, meeting sustainability standards incurs 5–10% higher upfront costs due to specialized materials and supply chain restructuring. Audit complexity and penalties—non-compliance fines of BHD 500–1,000 monthly—add administrative overhead. Additionally, evolving energy tariffs complicate billing forecasts. Without standardized enforcement mechanisms, FM companies struggle with inconsistent compliance, capacity planning, and strategic positioning in the green segment.

Economic Volatility & Bill of Materials Inflation

Bahrain’s FM market remains sensitive to inflation and macroeconomic shifts. Recent volatility in oil prices and regional unrest has driven building-material costs up by 8–12% year-over-year. Items such as HVAC filters, lubricants, cleaning chemicals, and spare parts rose 10–15% in 2023 alone. FM contracts often lock in pricing for 1–3 years—resulting in margin squeeze when supply costs surge. Meanwhile, currency fluctuations, especially in USD-pegged supplies, can distort profit forecasts. Some FM operators responded by imposing price-escalation clauses tied to Dubai Consumer Price Index or Omani Rial fluctuations, but these are still new and not standardized—leading to disputes. Reduced public-sector discretionary spending—some infrastructure projects delayed by up to 14 months in 2024—also curtails contract renewals. This volatility makes financial forecasting difficult for both clients and FM companies, complicating bidding strategies and long-term investments.

Key Market Trends

Rise of Integrated Facility Management (IFM) Contracts

The Bahrain FM industry is shifting from isolated service agreements (like separate contracts for cleaning, maintenance, or security) to Integrated Facility Management (IFM), which combines these into a single, streamlined contract. This change is driven by cost efficiency, centralized accountability, and client preferences for dealing with a single provider.

IFM reduces overall service coordination burdens and enhances service-level consistency. Many corporate and government clients report that bundling services under one provider can reduce operational expenses by up to 20%. In Bahrain, IFM contracts are especially popular in the banking, healthcare, education, and infrastructure sectors, where compliance and coordination are critical.

Facilities using IFM models benefit from improved reporting, optimized manpower allocation, and better asset performance over time. These contracts often include a mix of hard (e.g., HVAC, MEP) and soft services (e.g., cleaning, security), plus value-added offerings such as energy audits, inventory tracking, and predictive maintenance scheduling. The increased demand for such comprehensive solutions is pushing traditional single-service vendors to partner or expand into broader service offerings.

As organizations continue to focus on operational efficiency and accountability, the IFM model is emerging as the preferred contract structure. The flexibility and scalability of IFM will likely continue to attract new sectors, particularly with the rise of real estate clusters and integrated developments.

Technology Adoption: IoT, Mobility, and Predictive Analytics

Digital transformation is rapidly shaping the Bahrain FM landscape. Facility managers are increasingly adopting Internet of Things (IoT) devices, mobile-based monitoring platforms, and predictive analytics tools to manage energy, maintenance, and space utilization efficiently.

FM companies are equipping assets with smart sensors that enable real-time data collection. These sensors monitor air quality, temperature, lighting, and equipment performance, helping to prevent failures and extend the lifecycle of assets. Predictive maintenance models—driven by AI or machine learning algorithms—can reduce equipment downtime by 20–25%, optimize maintenance scheduling, and lower labor costs.

Mobile applications are becoming a daily operational tool in the FM industry, with nearly 50% of workforce activities now being coordinated digitally. Managers and field workers use these platforms to assign tasks, capture evidence, and escalate issues in real time. Additionally, cloud-based reporting systems are improving transparency and accountability in contract execution.

Clients increasingly expect FM providers to present dashboards showing building health metrics, energy usage trends, and maintenance history. The ability to provide performance analytics is quickly becoming a differentiator in tender processes. Although digital adoption varies by asset class, high-end commercial and government facilities are leading this transformation, making tech-enabled FM a strong ongoing trend.

Growing Emphasis on Sustainability and Green Practices

Sustainability is taking center stage in Bahrain’s FM market. Clients, especially in sectors like hospitality, education, and public infrastructure, are demanding environmentally conscious facility management practices. This includes eco-friendly cleaning products, waste segregation systems, water-saving installations, and energy-efficient equipment.

Green FM practices can help reduce a facility’s utility costs by up to 25% over time. In response to rising energy prices and environmental awareness, building owners are integrating solar panels, LED lighting systems, and water-saving fixtures into their asset management plans. FM providers are also offering specialized services such as energy audits, carbon footprint assessments, and LEED-aligned maintenance protocols.

Cleaning and landscaping teams are being trained to minimize chemical use and switch to biodegradable agents. Waste management contracts increasingly include requirements for recycling tracking and hazardous waste disposal. Some FM firms have also started tracking sustainability metrics as part of their monthly performance reviews.

Sustainability is no longer a niche demand—it’s becoming a contract requirement, especially in large-scale government or corporate tenders. FM providers that can deliver measurable green outcomes have a competitive advantage, and this trend is likely to grow as Bahrain aligns with regional and global sustainability commitments.

Focus on Hygiene, Health, and Wellness Post-COVID-19

The COVID-19 pandemic has permanently elevated the importance of hygiene and health standards within the facility management sector in Bahrain. What was once viewed as a routine cleaning task is now a core operational and reputational concern. Clients now demand FM contracts that include comprehensive sanitation, air purification, and wellness features.

Daily disinfection routines have become standard, particularly in high-traffic areas such as commercial buildings, airports, schools, and malls. Contactless entry systems, touch-free dispensers, and occupancy sensors are being installed to ensure user safety. FM providers have also begun offering indoor air quality monitoring services using advanced filtration systems, especially in enclosed commercial environments.

Many organizations now demand full documentation of cleaning frequencies, materials used, and sanitization coverage. There is also increased focus on mental and physical wellness features—like optimized lighting, air circulation, and noise control—to create healthier work environments.

This trend has led to the emergence of specialized services, including pandemic response FM units and wellness certification support. It has also pushed FM firms to upskill their workforce in hygiene protocols and deploy digital tools for hygiene compliance tracking. These practices are likely to remain permanent fixtures, not just trends, in Bahrain’s post-pandemic FM environment.

Segmental Insights

Service Insights

Property segment dominates in the Bahrain Facility Management market in 2024 due to the country’s growing portfolio of residential, commercial, and mixed-use real estate developments. Bahrain’s government, under initiatives like Economic Vision 2030, has aggressively promoted urban infrastructure and real estate projects, leading to a substantial rise in property assets requiring regular maintenance and operations management. The FM requirements across properties include HVAC servicing, security, energy management, soft cleaning, landscaping, and asset lifecycle planning—contributing to the heavy reliance on professional FM services.

Rapid urbanization in key regions such as Manama, Muharraq, and Riffa has resulted in the development of high-rise apartments, office buildings, hotels, retail malls, and gated communities. These properties require both hard and soft FM services to ensure safety, comfort, and efficiency. For instance, modern residential complexes increasingly demand integrated FM solutions to manage elevators, parking systems, fire alarms, pest control, and 24/7 security surveillance. Commercial offices and malls expect automated building management systems (BMS), touchless access, and LEED-compliant green maintenance, further increasing FM complexity.

Moreover, Bahrain’s relatively liberal property ownership laws for foreign investors have attracted developers to build and maintain high-quality, long-term real estate assets. As these properties age, the scope of FM contracts expands, not just in terms of cost, but also in frequency and specialization. Even government-owned social housing projects are increasingly outsourcing FM tasks to third-party operators to enhance efficiency.

Another factor contributing to this dominance is the rise in long-term FM outsourcing contracts, particularly in premium office towers and commercial retail hubs. Many owners now view FM as a value-enhancing function that preserves asset worth, improves tenant satisfaction, and reduces operational downtime. As a result, the property segment continues to lead Bahrain’s FM demand in 2024, driven by both public and private real estate expansion and evolving asset management expectations.

Type Insights

Soft Services segment dominated the Bahrain Facility Management market in 2024 due to the heightened emphasis on hygiene, security, and occupant comfort across commercial, residential, and institutional properties. Post-pandemic health protocols have intensified demand for daily sanitization, deep cleaning, pest control, and waste management. Additionally, sectors like hospitality, retail, and education increasingly rely on professional concierge, landscaping, and front-desk management services. These services are labor-intensive and recurring, making them a core part of FM contracts. As client expectations for cleanliness, safety, and visual appeal rise, soft services continue to represent the largest share of FM operations in Bahrain.

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Region Insights

Largest Region

Capital Governorate dominates the Bahrain Facility Management market in 2024 due to its position as the country’s administrative, commercial, and real estate hub. Home to Manama—the capital city—this governorate hosts a dense concentration of government buildings, financial institutions, luxury hotels, embassies, shopping malls, and high-rise residential complexes, all of which require extensive FM support for both hard and soft services.

The area has witnessed significant infrastructure and real estate development over the past few years, including large-scale mixed-use projects, commercial towers, and hospitality expansions. Key business districts such as the Diplomatic Area and Seef are highly service-intensive and depend on professional FM services for HVAC maintenance, cleaning, BMS operations, energy optimization, security, and landscaping. The commercial occupancy rate in this governorate remains the highest in the country, increasing the volume of recurring FM contracts.

Moreover, the Capital Governorate is the epicenter of Bahrain’s tourism and hospitality sector. Luxury hotels, serviced apartments, and retail outlets require 24/7 FM services to maintain international standards of cleanliness, guest experience, and safety. As Bahrain continues to host international events and conferences in Manama, the demand for soft services such as sanitization, concierge, and event setup support grows further.

Government institutions and public infrastructure—such as museums, cultural centers, and ministries—also contribute to consistent FM demand in this region. In addition, the presence of premium residential developments with community management requirements (e.g., gyms, pools, elevators, and common areas) fuels the growth of integrated FM services.

The governorate’s population density and property value are among the highest in Bahrain, making asset preservation through FM a top priority for both public and private stakeholders. As a result, the Capital Governorate stands as the most lucrative and active region in Bahrain's FM market in 2024.

Emerging Region

Muharraq Governorate is the emerging region in the Bahrain Facility Management market in the coming period due to several converging factors. Major projects like the expansion of Bahrain International Airport, Khalifa Bin Salman Port upgrades, and new residential and mixed-use developments are driving demand for both hard and soft FM services. Additionally, innovative transport links—such as the upcoming metro and road connectivity—will require ongoing technical maintenance and cleaning operations. Increasing investment in commercial warehousing and light industry in the governorate is also fueling FM opportunities. As these infrastructure and property investments come online, FM demand across Muharraq is set to rise sharply.

Recent Developments

• In February 2024, Eagle Hills International, an Abu Dhabi-based real estate firm, signed a joint cooperation agreement to launch Binaa Al-Bahrain, a USD 4 billion real estate development company. This strategic initiative underscores collaboration between Bahrain’s private sector and the UAE, aiming to advance innovative real estate ventures. The venture leverages partnerships with Edamah—Mumtalakat’s real estate arm—and Bahrain’s Sovereign Wealth Fund, reinforcing its commitment to national development and cross-border investment in high-impact real estate assets.
• In April 2025, Al Salam Bank, a leading Bahrain-based financial institution, entered a Memorandum of Understanding with Eagle Hills Diyar to offer real estate financing solutions. The partnership facilitates home ownership for clients seeking properties in Marassi Bay, Marassi Terraces, and Palace Residences. This initiative supports the bank’s strategic focus on housing finance and strengthens Eagle Hills’ residential sales pipeline by expanding access to financing for a wider base of potential homeowners.
• In April 2025, Bahrain’s Minister of Housing and Urban Planning, Amna Al Romaihi, unveiled four new housing programs during the Social Housing Innovation Conference. Aligned with the royal directive to deliver 50,000 housing units, these initiatives aim to accelerate project timelines and expand affordable housing via private sector collaboration. The Tamouh programme offers BD20,000 in supplementary financing after 10 years to eligible Tas’heel and Tas’heel+ beneficiaries, enabling long-term residential upgrades and supporting sustainable homeownership.
• In October 2024, Gulf Hotel Bahrain signed a three-year strategic agreement with Bahrain International Circuit (BIC) to deliver premium hospitality and catering services across BIC’s full events calendar. The partnership includes services for international races, corporate events, and staff catering. This collaboration reflects both organizations’ dedication to excellence in guest experiences and positions Gulf Hotel as a key provider of large-scale, high-standard hospitality solutions within Bahrain’s sports and entertainment ecosystem.
• In March 2025, Gulf Hotels Group (GHG) entered a strategic joint venture with UAE-based MFive Services, marking its expansion into outsourced housekeeping and cleaning services. The partnership combines GHG’s hospitality experience with MFive’s operational expertise to deliver innovative, cost-efficient housekeeping solutions to hotels, resorts, and serviced residences across Bahrain. The move aims to elevate service standards, streamline operational workflows, and enhance value delivery across the Kingdom’s growing hospitality sector.

Key Market Players

• G4S Bahrain   
• CBRE Bahrain WLL
• ASF Facility Management
• Royal Ambassador Property & Facility Management Co
• Metropolitan Holding Co WLL
• GEMS Industrial Services W.L.L.
• Elite Facility Management Co
• EFS Facility Management Bahrain W.L.L.
• Iris Property Management W.L.L.
• Almoayyed Contracting Group

 

By Service	By Type	By Industry	By End User	By Region
Property Cleaning Security Support Catering Others	Hard Services Soft Services	Organized Unorganized	Commercial Residential Industrial Public Sector	Capital Governorate Muharraq Governorate Northern Governorate Southern Governorate

 

Report Scope:

In this report, the Bahrain Facility Management Market has been segmented into the following categories, in addition to the industry trends which have also been detailed below:

• Bahrain Facility Management Market, By Service:

o   Property

o   Cleaning

o   Security

o   Support

o   Catering

o   Others

• Bahrain Facility Management Market, By Type:

o   Hard Services

o   Soft Services

• Bahrain Facility Management Market, By Industry:

o   Organized

o   Unorganized

• Bahrain Facility Management Market, By End User:

o   Commercial

o   Residential

o   Industrial

o   Public Sector

• Bahrain Facility Management Market, By Region:

o   Capital Governorate

o   Muharraq Governorate

o   Northern Governorate

o   Southern Governorate

 

Competitive Landscape

Company Profiles: Detailed analysis of the major companies present in the Bahrain Facility Management Market.

Available Customizations:

Bahrain Facility Management Market report with the given market data, Tech Sci Research offers customizations according to a company's specific needs. The following customization options are available for the report:

Company Information

• Detailed analysis and profiling of additional market players (up to five).

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