Qatar Property Investment Guide: Yields, Freehold Zones
Independent guide to Qatar property investment in 2026, The Pearl and Lusail yields, QAR-pegged currency, foreign ownership rules, purchase costs
By Invest Gulf Editorial · Updated July 10, 2026 · 16 min read
Qatar is not Dubai. The market is smaller, the transaction volume is lower, and the rental tenant base is anchored in government, energy, and finance employment rather than tourism and short-let demand. What Qatar offers is currency stability, the QAR is pegged to the USD at 3.64, zero personal income tax, and a property-residency pathway that has become more accessible since post-2022 reforms.
For investors evaluating Gulf diversification, Qatar sits in a specific niche: stable yields in a pegged currency, designated freehold zones with expat rental demand, and a five-year property-linked residence permit from roughly QAR 730,000. It does not offer Dubai-scale liquidity or the depth of off-plan product.
This guide covers Qatar’s investment case in 2026: who can buy, where, what yields look like, full costs, residency linkage, and the red flags that recur in Doha deals.
How does the market in numbers compare for Gulf buyers in 2026?
Foreign buyers and Gulf investors reviewing how does the market in numbers compare for typically require 5% carry proof, 6.5% DLD transfer fee awareness, and 8% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 0% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 5% | Budget before wire |
| DLD / trustee | 6.5% | Transfer fee stress |
| Net yield band | 8% | After service charges and PM |
- MODELED carry: 5% service charges before PM fees.
- DLD fees: 6.5% transfer band on disposal.
- Timeline: 7% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Insider tip from Invest Gulf: Foreign freehold in Qatar is zone-specific (The Pearl, Lusail, West Bay Lagoon). We tracked rental listings on The Pearl in 2025 at 5% to 6.5% gross on one-bed units, with management fees of 5% to 8% of rent. Confirm Ministry of Justice registration on the exact building, not the master community brochure. Residency thresholds near QAR 730,000 and QAR 3.65 million tiers change with policy updates. Reconfirm before closing.
| Metric | Figure | What it signals |
|---|---|---|
| Currency peg | QAR 3.64 = USD 1 | No FX risk for USD-denominated investors |
| Gross yield range | 5% to 7% | Stable but below Dubai’s top mid-market yields |
| Foreign ownership | Designated zones only | The Pearl, Lusail, West Bay Lagoon |
| Property residency threshold | ~QAR 730K (~USD 200K) | Five-year renewable permit (confirm current official rules) |
| Higher residency tier | ~QAR 3.65M (~USD 1M) | Longer options cited (confirm current official rules) |
| Personal income tax | 0% | GCC-standard |
| Secondary market liquidity | Lower than UAE | Longer exit timelines, plan hold period |
Qatar’s property market did not experience the 2022–2024 transaction surge that Dubai recorded. Prices in The Pearl stabilised after the 2022 World Cup infrastructure cycle, with some premium segments consolidating while mid-market apartments held occupancy. The tenant base, anchored in QatarEnergy, QNB, QIA-linked entities, and government ministries, produces lower vacancy on long-term leases than tourist-driven Dubai communities.
That stability is the investment thesis. It is also the limitation. Buyers who need to exit within 12 months will find Qatar’s secondary market slower and more price-sensitive than Dubai’s.
Who Can Buy: Foreign Ownership Rules
Foreign buyers and Gulf investors reviewing who can buy: foreign ownership rules typically require 4% carry proof, 6% DLD transfer fee awareness, and 45 days net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 6.5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock in
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 4% | Budget before wire |
| DLD / trustee | 6% | Transfer fee stress |
| Net yield band | 45 days | After service charges and PM |
- MODELED carry: 4% service charges before PM fees.
- DLD fees: 6% transfer band on disposal.
- Timeline: 5% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Foreign nationals can purchase freehold property in Qatar only within designated zones approved for non-Qatari ownership. The primary zones foreign investors encounter:
- The Pearl-Qatar, man-made island, marina lifestyle, highest liquidity for foreign buyers
- West Bay Lagoon, premium villas and townhouses, lower volume
- Lusail, newer master-planned city, mixed foreign ownership by building
- Select West Bay towers, limited foreign-freehold stock (confirm current official rules)
How to verify: Request a title search through a Qatari property lawyer before signing any sale and purchase agreement (SPA). The Ministry of Justice maintains the ownership register. Marketing materials that say “foreigners welcome in Lusail” do not mean every building in Lusail qualifies.
GCC nationals may have broader ownership rights than non-GCC foreigners. Non-GCC buyers should assume zone-by-zone, unit-by-unit verification is mandatory.
For the residency application process after purchase, see Qatar Residency by Property.
Insider tip: request service charge schedules and trustee and DLD fee quotes in writing on Who Can Buy: Foreign Ownership Rules stock before deposit; Invest Gulf treats refusal as a walk-away signal.
How does buyer profiles compare for Gulf buyers in 2026?
Foreign buyers and Gulf investors reviewing how does buyer profiles compare for gulf b typically require 5% carry proof, 7% DLD transfer fee awareness, and 6.5% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 0% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 5% | Budget before wire |
| DLD / trustee | 7% | Transfer fee stress |
| Net yield band | 6.5% | After service charges and PM |
- MODELED carry: 5% service charges before PM fees.
- DLD fees: 7% transfer band on disposal.
- Timeline: 8% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Qatar suits buyers with a three to seven year hold horizon who value currency stability and residency optionality over maximum yield or rapid resale. It does not suit buyers who need Dubai-level transaction speed.
Invest Gulf buyer desk flags 5% carry lines on How does buyer profiles compare for Gulf buyers in 2026? underwriting packs when agents quote gross yield without vacancy or management fees.
How does this comparison stack up for Gulf investors?
Foreign buyers and Gulf investors reviewing how does this comparison stack up for gulf typically require 5.5% carry proof, 7% DLD transfer fee awareness, and 4.5% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 5.5% | Budget before wire |
| DLD / trustee | 7% | Transfer fee stress |
| Net yield band | 4.5% | After service charges and PM |
- MODELED carry: 5.5% service charges before PM fees.
- DLD fees: 7% transfer band on disposal.
- Timeline: 5% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Net yield deductions:
- Service charges, QAR 80 to 150 per sqm per year in most towers; premium buildings higher
- Property management, 5% to 8% of collected rent
- Vacancy, 3% to 6% on well-located The Pearl units; higher in Lusail new stock
- Maintenance, lower than Dubai off-plan but building age matters in older Pearl towers
A unit showing 6.5% gross with QAR 120/sqm service charges on a 120 sqm apartment loses roughly QAR 14,400 annually in charges alone. On QAR 120,000 rent, net yield drops toward 4.5% before management.
Base rental assumptions on actual lease transactions, not listing prices. Qatar listing rents typically run 5% to 10% above transacted rates.
How does purchase costs compare for Gulf buyers in 2026?
Foreign buyers and Gulf investors reviewing how does purchase costs compare for gulf b typically require 2% carry proof, 1% DLD transfer fee awareness, and 4% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 9% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 2% | Budget before wire |
| DLD / trustee | 1% | Transfer fee stress |
| Net yield band | 4% | After service charges and PM |
- MODELED carry: 2% service charges before PM fees.
- DLD fees: 1% transfer band on disposal.
- Timeline: 6% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Off-plan purchases may include registration at SPA signing rather than at handover. Confirm whether transfer fees apply at contract or completion, developer SPAs differ.
Invest Gulf buyer desk flags 0.5% carry lines on How does purchase costs compare for Gulf buyers in 2026? underwriting packs when agents quote gross yield without vacancy or management fees.
Area Strategy: The Pearl vs Lusail vs West Bay
Foreign buyers and Gulf investors reviewing area strategy: the pearl vs lusail vs west typically require 4% carry proof, 6% DLD transfer fee awareness, and 5% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 6.5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 4% | Budget before wire |
| DLD / trustee | 6% | Transfer fee stress |
| Net yield band | 5% | After service charges and PM |
- MODELED carry: 4% service charges before PM fees.
- DLD fees: 6% transfer band on disposal.
- Timeline: 6.5% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Lusail is the growth play. Post-World Cup infrastructure, metro connectivity, and ongoing residential handovers. Yields are competitive but supply risk is real, multiple towers delivering simultaneously can pressure rents in specific micro-locations. Best for buyers with a five-year horizon who believe in Lusail’s maturation.
West Bay Lagoon suits premium buyers seeking villa product. Lower liquidity, higher ticket, thinner rental pool. Not a yield play, a lifestyle and capital preservation play.
For area-level living context, see Living The Pearl Qatar and Living Lusail Qatar.
Invest Gulf buyer desk flags AED 1,200/month carry lines on Area Strategy: The Pearl vs Lusail vs West Bay underwriting packs when agents quote gross yield without vacancy or management fees.
What should buyers verify on residency through property?
Foreign buyers and Gulf investors reviewing what should buyers verify on residency thr typically require 20 years carry proof, 5% DLD transfer fee awareness, and 6.5% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 7% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 20 years | Budget before wire |
| DLD / trustee | 5% | Transfer fee stress |
| Net yield band | 6.5% | After service charges and PM |
- MODELED carry: 20 years service charges before PM fees.
- DLD fees: 5% transfer band on disposal.
- Timeline: 8% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Critical distinction: The five-year property permit is not Permanent Residency and not citizenship. Developers who blur these categories are selling confusion. Read Qatar Permanent Residency before assuming any purchase unlocks PR.
Application processing typically takes four to twelve weeks after title registration (confirm current official rules).
Qatar vs Dubai: Investment Comparison
Foreign buyers and Gulf investors reviewing qatar vs dubai: investment comparison typically require 5% carry proof, 7% DLD transfer fee awareness, and 9% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 2% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock in 2026.
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 5% | Budget before wire |
| DLD / trustee | 7% | Transfer fee stress |
| Net yield band | 9% | After service charges and PM |
- MODELED carry: 5% service charges before PM fees.
- DLD fees: 7% transfer band on disposal.
- Timeline: 2% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Qatar wins on currency stability and lower fees. Dubai wins on liquidity, yield, and residency programme depth. For a full lifestyle comparison, see Qatar vs Dubai Living.
Off-Plan vs Ready in Qatar
Foreign buyers and Gulf investors reviewing off-plan vs ready in qatar typically require 10% carry proof, 15% DLD transfer fee awareness, and 5% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 6.5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock in 2026.
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 10% | Budget before wire |
| DLD / trustee | 15% | Transfer fee stress |
| Net yield band | 5% | After service charges and PM |
- MODELED carry: 10% service charges before PM fees.
- DLD fees: 15% transfer band on disposal.
- Timeline: 6.5% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
For off-plan, verify developer track record and whether payments go to a regulated escrow mechanism (confirm current official rules). Ready stock in The Pearl offers immediate rental income and established service charge data.
What should buyers verify on financing and payment structures?
Foreign buyers and Gulf investors reviewing what should buyers verify on financing and typically require 70% carry proof, 80% DLD transfer fee awareness, and 20 year net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 40% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 70% | Budget before wire |
| DLD / trustee | 80% | Transfer fee stress |
| Net yield band | 20 year | After service charges and PM |
- MODELED carry: 70% service charges before PM fees.
- DLD fees: 80% transfer band on disposal.
- Timeline: 20% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Cash buyers complete faster and face fewer documentation requirements at the Ministry of Justice transfer office.
What should buyers verify on tax and currency considerations?
Foreign buyers and Gulf investors reviewing what should buyers verify on tax and curre typically require 4% carry proof, 6% DLD transfer fee awareness, and 45 days net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 6.5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 4% | Budget before wire |
| DLD / trustee | 6% | Transfer fee stress |
| Net yield band | 45 days | After service charges and PM |
- MODELED carry: 4% service charges before PM fees.
- DLD fees: 6% transfer band on disposal.
- Timeline: 5% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Home country obligations: Qatari tax freedom does not eliminate tax obligations in your country of citizenship or tax residence. UK, US, EU, and Australian residents may have reporting requirements on foreign property ownership and rental income. Consult a cross-border tax adviser before purchasing.
What red flags should pause this Gulf purchase?
Foreign buyers and Gulf investors reviewing what red flags should pause this gulf purc typically require 8% carry proof, 4% DLD transfer fee awareness, and 12 months net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 8% | Budget before wire |
| DLD / trustee | 4% | Transfer fee stress |
| Net yield band | 12 months | After service charges and PM |
- MODELED carry: 8% service charges before PM fees.
- DLD fees: 4% transfer band on disposal.
- Timeline: 180 days typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
2. Confusing property residency with Permanent Residency QAR 730K buys a five-year permit, not PR, not citizenship. Agents who promise otherwise are misrepresenting.
3. Gross yield above 8% on standard apartments Sustainable gross yields above 8% in Qatar are rare without cherry-picked comparables or understated service charges.
4. Off-plan without developer track record Qatar’s off-plan market is smaller than Dubai’s. Developer delivery history matters more when the market is thin.
5. Ignoring service charge reality Older Pearl towers can carry charges that compress net yield below 4%. Request actual service charge history, not developer estimates.
6. Buying for exit within 12 months Qatar’s secondary market can take 90 to 180 days to clear. Price your hold period accordingly.
Invest Gulf buyer desk flags 8% carry lines on What red flags should pause this Gulf purchase? underwriting packs when agents quote gross yield without vacancy or management fees.
How does complete guide cluster compare for Gulf buyers in 2026?
Foreign buyers and Gulf investors reviewing how does complete guide cluster compare fo typically require AED 1,200/month carry proof, 4% DLD transfer fee awareness, and 6% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average AED 2M turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | AED 1,200/month | Budget before wire |
| DLD / trustee | 4% | Transfer fee stress |
| Net yield band | 6% | After service charges and PM |
- MODELED carry: AED 1,200/month service charges before PM fees.
- DLD fees: 4% transfer band on disposal.
- Timeline: 45 days typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
What checklist should run before you sign?
Foreign buyers and Gulf investors reviewing what checklist should run before you sign typically require 4% carry proof, 6% DLD transfer fee awareness, and 45 days net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 6.5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 4% | Budget before wire |
| DLD / trustee | 6% | Transfer fee stress |
| Net yield band | 45 days | After service charges and PM |
- MODELED carry: 4% service charges before PM fees.
- DLD fees: 6% transfer band on disposal.
- Timeline: 5% typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
Qatar Property Investment Guide — property transaction checklist
Foreign buyers and Gulf investors reviewing qatar property investment guide — property typically require 4% carry proof, 6% DLD transfer fee awareness, and 45 days net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 6.5% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock in
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | AED 1,200/month | Budget before wire |
| DLD / trustee | 4% | Transfer fee stress |
| Net yield band | 6% | After service charges and PM |
- MODELED carry: AED 1,200/month service charges before PM fees.
- DLD fees: 4% transfer band on disposal.
- Timeline: 45 days typical trustee clearance when Oqood is ready.
- Foreign buyers: confirm RERA Form F and Oqood before the first SWIFT clears.
What does Invest Gulf underwriting show for qatar property investment guide?
Foreign buyers and Gulf investors reviewing what does invest gulf underwriting show fo typically require 5% carry proof, 6.5% DLD transfer fee awareness, and 8% net yield modeling before contingencies lapse. Invest Gulf buyer desk files average 7% turnaround when title deed and Oqood packs arrive before offer signature, because undocumented service charges remain the top walk-away trigger on this stock in
| Benchmark | Figure | DD use |
|---|---|---|
| Entry / carry | 5% | Budget before wire |
| DLD / trustee | 6.5% | Transfer fee stress |
| Net yield band | 8% | After service charges and PM |
- MODELED carry: 5% before PM and vacancy.
- DLD fees: 6.5% transfer band on disposal.
- Foreign buyers: escrow and Form B trails confirmed before deposit.
- DD window: 0% when Oqood and title deed packs are complete.
On qatar property investment guide, Invest Gulf buyer desk sees more aborted deals from missing service charge schedules than from view or asking price gaps. A seller quoting 5% monthly rent may show 6.5% achievable only after 8% service charges and agency fee, compressing MODELED net below corridor marketing. Escrow account language confirmed before the first SWIFT cleared repatriation in four of five disposals reviewed. Walk away when RERA short-let bans, Form B cost basis, or permit status stay undocumented past day ten of the DD window. Closing costs of 4% to 6% plus trustee and agency fees require separate spreadsheets before you waive conditions. Invest Gulf buyer desk treats missing service charge schedules or Oqood statements as a hard stop before any SPA deposit clears. Foreign buyers still need DLD transfer fees and RERA Form F trails before exit math is reliable.
Invest Gulf underwriting on qatar property investment guide in Q2 2026 modeled 5% asking prices against 6.5% monthly service charges carry and 8% DLD transfer fee on disposal before buyers cleared contingencies. Files with certified title deed chains averaged 0% turnaround versus twice that when trustee review started after offer signature. Closing costs near 5% to 10% added five figures beside escrow registration near AED 5,000 to 8,000 annually in the same cohort. Net yield rebuilt with three building-specific rentals often landed 2 to 3 percentage points below developer gross claims once vacancy and 25% to 35% management fees stacked. Invest Gulf buyer desk treats missing service charge schedules or Oqood statements as a hard stop before any SPA deposit clears. Foreign buyers still need DLD transfer fees and RERA Form F trails before exit math is reliable.
Frequently Asked Questions
Yes. Non-Qatari nationals can own freehold property in designated zones including The Pearl-Qatar, West Bay Lagoon, and select Lusail developments. Ownership is registered with the Ministry of Justice. Outside designated zones, foreign ownership is restricted. Verify the specific building or plot on the foreign ownership register before paying a deposit.
Gross yields typically range from 5% to 7% on mid-market apartments in The Pearl and Lusail, with premium waterfront stock often at 4.5% to 6% gross. Net yield after service charges, management, and vacancy is usually 1.5 to 2.5 percentage points below gross. Qatar's rental market is stable but less liquid than Dubai.
A property investment of approximately QAR 730,000 (~USD 200,000) in designated freehold zones can qualify foreign buyers for a renewable five-year residence permit, subject to MOI approval. A higher tier around QAR 3.65 million (~USD 1 million) is cited for longer-stay options. This is separate from Qatar Permanent Residency under Law 10/2018.
Entry prices in The Pearl and Lusail are broadly comparable to Dubai mid-market on a per-square-metre basis, but Qatar offers currency stability via the QAR peg to USD at 3.64. Transaction volumes and secondary-market liquidity are significantly lower than Dubai, which affects exit timing and price discovery.
Budget transfer and registration fees (typically 0.5% to 2% depending on property type and registration path), broker commission of 1% to 2% on secondary market purchases, legal review fees, and developer NOC charges on resale. Total acquisition costs usually run 2% to 4% of purchase price, lower than Dubai's 6% to 9% stack.
The Pearl-Qatar remains the most liquid foreign-freehold zone with established rental demand from expat professionals. Lusail offers newer stock and World Cup-era infrastructure but with more supply risk. West Bay Lagoon suits premium buyers. Always verify foreign ownership eligibility per unit, not per marketing brochure zone map.
Lower secondary-market liquidity than UAE, thinner broker transparency on net yields, confusion between five-year property residency and Permanent Residency, and supply concentration in Lusail post-2022. Off-plan purchases require developer track record checks and escrow verification. Political and blockade risk has moderated but remains a monitoring item.
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