- HSBC publishes a rare, fully broken-out rate on its live rates page: variable = 0.99% HSBC margin + 3-month EIBOR (displayed as 3.70251%) = 4.69%; fixed sits at 4.05%, both seen on hsbc.ae, 14 July 2026 — most UAE banks hide the EIBOR component behind a single headline number instead.
- First-time buyers can borrow up to 80% loan-to-value. Non-residents are capped at 60% LTV, and non-resident lending is restricted to HSBC Premier or Private Bank customers only — a real qualifying bar, not a footnote.
- Minimum monthly income is a published AED 15,000, per HSBC's live Key Facts Statement (effective 17 April 2026), which also sets borrower age at 21-65, tenure of 5-25 years, and a minimum loan of AED 350,000 (AED 50,000 for top-ups).
- HSBC's own documents do not fully agree with each other: the live rates page's day-one variable margin is 0.99%, but the same KFS's illustrative example — dated 17 April 2026 — assumes a 3-month EIBOR of 4.25% and a higher fixed-reversion margin of 1.69%, producing a materially different worked rate than the one shown on today's live page.
- Arrangement fee is up to 1% (1.05% inclusive of VAT) of the loan amount, per the live KFS; valuation is a confirmed AED 2,625 (inclusive of VAT); early settlement is 1% of the outstanding balance or AED 10,000, whichever is less — but HSBC's variable-rate product waives that charge entirely after 3 years, a genuine standout among the banks in this series.
- HSBC is not one of the five banks (CBD, DIB, Emirates NBD, Emirates Islamic, Mashreq) on Dubai's First-Time Home Buyer Programme, and it has no Islamic finance window — this is a conventional-only product.
- Using HSBC's own published margin-plus-EIBOR formula, this guide shows how to reverse-engineer what Emirates NBD's "from 2.14%" and Mashreq's "2.99%" headline rates actually cost at today's EIBOR — the real arithmetic behind two of the most misquoted rates in the Dubai mortgage market.
Almost every UAE bank quotes a mortgage rate as a single number and leaves the reader to take it on faith. HSBC does something different: its live rates page shows the two components separately — a fixed HSBC margin, and the current 3-month EIBOR reading — and adds them together in front of you. That single piece of transparency makes HSBC the most useful bank in this entire series for understanding how a UAE mortgage rate is actually built, and it is the reason this guide spends as much time teaching the arithmetic as it does reporting HSBC's own numbers. Every figure below is pulled directly from hsbc.ae and from HSBC's own live Key Facts Statement (KFS) — the Central Bank-mandated disclosure document, downloaded directly from HSBC's download centre — checked on 14 July 2026. Where HSBC's own pages disagree with each other, this guide says so rather than picking a side. For FAB, Emirates NBD and ADIB's own published terms, see the linked single-bank guides throughout this piece. Last updated: July 2026.
HSBC's 2026 Rates: The One UAE Bank That Shows You the EIBOR Math
HSBC's live mortgage and home loan rates page, seen 14 July 2026, sets out its two products with the underlying EIBOR component visible rather than folded into a single headline figure:
| Product | HSBC margin | 3-month EIBOR (as displayed) | Total rate |
|---|---|---|---|
| 3-month EIBOR variable home loan | 0.99% | 3.70251% | 4.69% |
| Fixed-rate home loan (1, 2, 3 or 5-year fix) | n/a during fixed period | n/a during fixed period | 4.05% |
That "0.99% + 3.70251% = 4.69%" line is worth pausing on, because it is genuinely rare. Emirates NBD's Key Facts Statement quotes "from 2.14% up to 6.00% p.a." without showing you which piece is the bank's margin and which piece is the benchmark. Mashreq's KFS states its fixed rate is simply "as per Bank's pricing on Final Offer Letter." HSBC's page, by contrast, hands you both halves of the equation. That is precisely why this guide uses HSBC as the worked example for teaching the mechanic properly — see the reverse-engineering section below, and our fixed vs variable mortgage guide for the wider mechanics of why nearly every UAE mortgage eventually reprices off EIBOR regardless of how it starts.
On the fixed product specifically, HSBC's rates page also illustrates what happens once the fixed period ends: the loan reverts to 3-month EIBOR plus what the page describes as a "Fixed Go-To Margin" of 1.09%, and the page's own worked example pairs that against a 3-month EIBOR reading of 3.89% to produce an effective 4.98%. Note that this reversion margin (1.09%) is higher than the 0.99% margin quoted for the day-one variable product — HSBC prices a like-for-like variable loan slightly more cheaply than a loan that starts fixed and later reverts to variable.
A Detail Worth Flagging: HSBC's Own Page Uses Two Different EIBOR Readings
Look closely at the two worked examples on HSBC's own rates page and a small inconsistency appears: the variable-loan calculation uses a 3-month EIBOR of 3.70251%, while the fixed-loan reversion calculation, on the same page, uses 3.89%. Both are presented as live, current figures — yet they do not match each other. Through mid-2026, 3-month EIBOR has broadly been trading in a 3.75-3.95% range, alongside a UAE Central Bank base rate of 3.65% and a US Federal Reserve funds rate held at 3.50-3.75% since 17 June (its fourth consecutive hold, with the next decision due 28-29 July). HSBC's 3.89% reading sits comfortably inside that range; its 3.70251% reading sits just below it. This is a small discrepancy, not a large one, and it does not change the substance of HSBC's advertised rates — but it is exactly the kind of internal inconsistency this series exists to flag rather than smooth over, and it is a useful reminder that even a bank's own "live" page is a snapshot assembled from more than one underlying data pull, not a single frozen number.
HSBC's Key Facts Statement vs Its Live Page: The Rates Do Not Match
HSBC's Key Facts Statement — "Key Facts Statement – Variable and Fixed-Rate Home Loan," issued by HSBC Bank Middle East Limited, effective 17 April 2026 — is the Central Bank-mandated document, downloaded directly from HSBC's own download centre. Its illustrative example is built on a materially different set of assumptions than the live rates page seen on 14 July 2026:
| Source | Assumed 3M EIBOR | Variable rate | Fixed rate / reversion margin |
|---|---|---|---|
| KFS illustrative example (effective 17 Apr 2026) | 4.25% | 4.25% + 0.99% = 5.24% | Fixed 4.39% for 3 years, then 4.25% + 1.69% = 5.94% |
| Live rates page (seen 14 Jul 2026) | 3.70251% / 3.89% | 0.99% + 3.70251% = 4.69% | Fixed 4.05%, then 1.09% + 3.89% = 4.98% |
The day-one variable margin (0.99%) is identical in both documents, which is a genuinely reassuring consistency. But the fixed rate itself (4.39% in the KFS versus 4.05% live), the reversion margin (1.69% in the KFS versus 1.09% live) and the assumed EIBOR reading (4.25% in the KFS versus 3.70-3.89% live) have all moved between the KFS's 17 April 2026 effective date and the live page seen on 14 July 2026. Per this series' standard, the live page wins for a current rate quote — but the gap between the two documents is the clearest illustration in this entire series of why a KFS's "illustrative example" is exactly that: an example, frozen at the date the document was issued, not a standing offer you can walk in and claim months later. HSBC's own KFS's regulatory-mandated APR disclosure underlines the same point in its own words: "Starting from 2.02% to 10.02%. Home Loan interest rate of 2% to 10% + 0.02% the amortised arrangement fees" — a best-case-to-worst-case range required by regulation, not a rate anyone should expect to be offered. Treat it exactly the way this series treats Emirates NBD's "from 2.14% up to 6.00%": a disclosure range, not a quote.
How to Reverse-Engineer Any Bank's Real Rate, Using HSBC's Own Formula
Because HSBC shows its work — margin plus EIBOR equals rate — the same arithmetic can be run in reverse on any bank that discloses a KFS worked example but does not restate its margin plainly. Two examples from elsewhere in this series show exactly how:
- Emirates NBD's "from 2.14%": its KFS example assumes 1-month EIBOR of 0.25%. Subtracting that from the quoted 2.14% floor implies a margin of roughly 1.89%. Applying that same margin to today's real 1-month EIBOR of approximately 3.69% (the reading ADIB's own KFS uses for its comparable product) produces an effective rate of roughly 5.58% — not 2.14%.
- Mashreq's "2.99%": its KFS worked example assumes 3-month EIBOR of 2.00%. Subtracting that from 2.99% implies a margin of roughly 0.99% — coincidentally identical to HSBC's own published day-one variable margin. Applying that margin to today's real 3-month EIBOR of roughly 3.75-3.95% produces an effective rate in the region of 4.74-4.94%, not 2.99%.
Two caveats matter here. First, this is arithmetic performed on a bank's own disclosed assumptions, not a confirmed margin restated by the bank itself — treat the reconstructed 5.58% and 4.74-4.94% figures as informed estimates, not quotes, and get a written offer letter before assuming either applies to you. Second, the method only works because these banks' own KFS documents disclose the assumed EIBOR reading behind their headline example — which is precisely the transparency HSBC volunteers on its live page without needing to be reverse-engineered at all. Run your own numbers on any of these structures using our mortgage calculator, and see the full field of published and reconstructed rates in our bank-by-bank rate comparison.
How Much You Can Borrow: 80% LTV for First-Time Buyers, 60% for Non-Residents
HSBC's own first-time buyer page states plainly: "Borrow up to 80% of your property's value, so your savings could go further." HSBC's non-resident mortgage page separately confirms non-residents can "borrow up to 60% of your property's value." Both figures are consistent with HSBC's live Key Facts Statement, which sets borrower age at 21-65, a minimum tenure of 5 years and a maximum of 25 years, a minimum monthly income of AED 15,000, and a minimum loan amount of AED 50,000 for top-ups or AED 350,000 for other transactions.
For how the UAE's loan-to-value framework works more broadly — including the Central Bank's off-plan and second-property rules that sit above any individual bank's own policy — see our UAE LTV rules guide. It is also worth noting what HSBC does not publish on its first-time-buyer page: unlike FAB, which waives its processing fee entirely for salaried first-time buyers, HSBC's Key Facts Statement makes no equivalent carve-out — the same up-to-1% arrangement fee applies to a first-time buyer as to any other borrower.
A UAE resident buying a first home worth AED 2,000,000 borrows at HSBC's 80% first-time-buyer LTV ceiling, financing AED 1,600,000 against a 20% down payment of AED 400,000. Taking HSBC's current fixed rate of 4.05% over a 25-year term produces an indicative monthly instalment of roughly AED 8,490, based on HSBC's own amortisation method as illustrated in its Key Facts Statement. The arrangement fee, at up to 1% (1.05% inclusive of VAT) of the loan amount, would run to approximately AED 16,800 — not waived, since HSBC publishes no first-time-buyer fee discount. A standard property valuation adds a confirmed AED 2,625 (inclusive of VAT).
HSBC's Premier Gate: What It Actually Takes to Get the Best Terms
HSBC's non-resident product is explicit that eligibility runs through its Premier or Private Bank tiers, not through the standard resident mortgage: "You'll need to be an HSBC Private Bank or Premier customer, or be eligible for an account for your home loan repayments." That is a real qualifying bar, and HSBC's own fixed-rate product page spells out exactly what Premier eligibility requires — any one of the following:
| Pathway to HSBC Premier | Threshold |
|---|---|
| Mortgage-linked | Mortgage drawdown of AED 3,000,000 or above, plus a minimum Total Relationship Balance (TRB) of AED 500,000 |
| Salary-linked | Monthly salary deposit of at least AED 40,000 (AED 30,000 for Emiratis), plus a minimum TRB of AED 500,000 |
| Assets-linked | Maintain a TRB of AED 500,000 in deposits and/or investments, independent of salary or mortgage size |
| Cross-border | Existing HSBC Premier qualification in another country or region |
| Family-linked | Spouse or parent holds a qualifying HSBC Premier account |
The honest reading of this: a non-resident with a modest mortgage requirement cannot simply walk in and borrow 60% LTV on a smaller property — unless the loan itself clears AED 3 million, they need AED 500,000 sitting in HSBC deposits or investments regardless of the mortgage size, or an existing Premier relationship elsewhere in HSBC's global network. That is precisely the profile HSBC's product is built for: an internationally mobile client who already banks with HSBC (or an equivalent private-banking relationship) somewhere else, not a first-time overseas buyer coming to HSBC cold. For the wider non-resident mortgage landscape across UAE banks, including which lenders set a lower bar to entry, see our non-resident mortgage guide.
A UK-based investor targeting a Dubai Marina apartment worth AED 3,000,000 applies through HSBC's non-resident mortgage product. At the confirmed 60% LTV ceiling, she can borrow up to AED 1,800,000, funding the remaining AED 1,200,000 herself. Because her drawdown falls short of the AED 3,000,000 mortgage-linked Premier threshold, she qualifies instead by maintaining AED 500,000 in deposits and investments with HSBC — a separate, real cash commitment on top of her down payment. At HSBC's published variable rate of 4.69%, her indicative monthly instalment on the AED 1,800,000 loan over 25 years works out to roughly AED 10,200, before valuation (AED 2,625 inclusive of VAT) and arrangement fees.
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HSBC's Fees: Arrangement, Valuation and Early Settlement, Straight From the Live KFS
Every figure in this table is taken directly from HSBC's live Key Facts Statement — "Key Facts Statement – Variable and Fixed-Rate Home Loan," effective 17 April 2026, downloaded from hsbc.ae's own download centre — not from a third-party aggregator:
| Fee | Amount | Notes |
|---|---|---|
| Arrangement (processing) fee | Up to 1% (1.05% inclusive of VAT) of the loan amount | Charged once, non-refundable, for all transaction types except Balance Transfer |
| Arrangement fee (Balance Transfer) | AED 2,625 (inclusive of VAT) | Flat fee replaces the percentage-based charge for refinancing an existing loan into HSBC |
| Property valuation | AED 2,625 (including 5% VAT) | Charged once, non-refundable; a second valuation may be required and charged for some loans |
| Early settlement charge | 1% (1.05% inclusive of VAT) of outstanding balance, or AED 10,000 (AED 10,500 inclusive of VAT), whichever is less | Applicable only within the period stated in HSBC's Schedule of Services and Tariffs; the variable-rate product page confirms no charge applies after 3 years |
| Overpayment | Free up to 25% of outstanding balance per calendar year (minimum AED 25,000); 1% or AED 10,000 (whichever is less) on any excess | Resets each calendar year, per HSBC's KFS |
| Registration fees | Not published by HSBC | HSBC's KFS refers borrowers to the relevant Land Department for current fee details |
| Cooling-off period | 5 working days | Statutory right to cancel without penalty; HSBC refunds all fees except third-party costs already paid (valuation, life insurance premiums) |
Two things stand out on fees specifically. First, HSBC's own worked example in the KFS shows the early settlement cap functioning exactly as it does across the rest of this series: settling an outstanding balance of AED 900,000 costs 1% (AED 9,000); settling AED 1,100,000 would work out to AED 11,000 on the uncapped calculation, but the AED 10,000 cap applies instead. Second — and this is a genuine point of difference from FAB and ADIB, both of which apply their 1%-or-cap early settlement charge regardless of how long the loan has run — HSBC's variable-rate product page states plainly: "No early settlement charge if you repay your home loan in full after 3 years." That three-year exemption does not appear to be repeated for the fixed-rate product in the pages we checked, so it should be treated as specific to the variable EIBOR loan rather than assumed across HSBC's whole range.
On the arrangement fee specifically: HSBC's live KFS states the fee is "up to 1% (1.05% inclusive of VAT)," which is consistent with — though does not itself spell out — a lower tier reported for Premier and Private Bank customers on HSBC's own customer-facing pages, generally described as roughly half the standard rate. The KFS defers full detail to HSBC's separate Schedule of Services and Tariffs rather than listing every customer-tier variation in the general document, so a borrower should confirm their specific tier's fee in writing rather than assuming either the ceiling or the discounted rate applies automatically.
HSBC for Non-Residents and Expats: Who Actually Fits This Product
HSBC's non-resident page does not publish a list of eligible nationalities, and, like FAB and ADIB before it in this series, we are not going to guess at one — confirm directly with a mortgage adviser if a specific passport matters to your application. What HSBC's pages do make clear is the shape of borrower this product suits: someone who already has, or can readily open, a substantial banking relationship with HSBC, whether through an existing Premier or Private Bank account abroad, a UK, Hong Kong or Singapore relationship that HSBC can recognise internationally, or simply enough liquid assets to meet the AED 500,000 TRB threshold outright. That global-relationship model is HSBC's genuine point of difference from a locally-focused UAE lender — but it also means a non-resident with no prior HSBC relationship and a smaller loan size faces a materially higher bar than the LTV percentage alone suggests. For UK-based buyers specifically, whose existing HSBC UK relationship may carry weight toward Premier recognition, see our Dubai mortgage guide for UK residents.
Is HSBC on Dubai's First-Time Home Buyer Programme? Does It Offer Islamic Finance?
No, to both. Dubai's First-Time Home Buyer Programme, expanded on 8 June 2026 to cover 22 participating developers, works with exactly five partner banks: Commercial Bank of Dubai (CBD), Dubai Islamic Bank (DIB), Emirates NBD, Emirates Islamic and Mashreq. HSBC is not among them, and neither are FAB, ADIB, RAKBANK or Standard Chartered. HSBC's own 80% first-time-buyer LTV and transparent EIBOR-linked variable rate are competitive terms in their own right, but the specific developer-side incentives attached to the DLD programme are only available through one of its five partner banks.
HSBC also does not run a Sharia-compliant home finance product in the UAE — unlike ADIB, which structures its equivalent product as an Ijara lease, HSBC's mortgage range is conventional, interest-based lending only. For a borrower who specifically wants a Sharia-compliant structure, see our ADIB home finance guide and our wider Islamic mortgage guide.
HSBC vs FAB vs Emirates NBD vs ADIB: How the Published Rates Compare
Comparing HSBC's published terms against three other UAE lenders that also publish specific, current figures — using only banks with confirmed, published rates. Mashreq, DIB and Standard Chartered do not publish a current rate at all, so they are left out rather than filled in with a guess:
| Bank | Published rate | Key LTV / distinguishing terms |
|---|---|---|
| HSBC | Fixed 4.05%; variable 0.99% + 3M EIBOR = 4.69% | 80% LTV first-time buyers; 60% non-resident, Premier/Private only. Conventional. Not on the DLD programme |
| FAB | Fixed 3.99-4.44%; variable 3M EIBOR + 1.5-1.89%, floor 1.99% | 85% LTV first-time buyers; 50% LTV non-residents up to AED 10m. Conventional. Not on the DLD programme |
| Emirates NBD | KFS: "from 2.14% up to 6.00%" (disclosure range, not a real quote); First-Time Buyers page: "from 3.99%" | 85% nationals / 80% expats. Conventional. On the DLD First-Time Buyer Programme |
| ADIB | Fixed 3.99% (3yr, new purchase); reverts to 1M EIBOR + 1.60%, floor 3.10% | 85% LTV residents (max AED 30m); 50% non-resident (max AED 5m). Islamic (Ijara). Not on the DLD programme |
Two things stand out. First, HSBC's 4.05% fixed rate is the highest headline figure among the four confirmed rates here, sitting a few basis points above FAB's and ADIB's 3.99% and clear of Emirates NBD's realistic "from 3.99%" first-time-buyer quote — though HSBC's advantage is transparency rather than the lowest number, since its EIBOR-linked variable rate can actually be checked against the live benchmark rather than taken on trust. Second, HSBC's 80% first-time-buyer LTV sits below FAB's and ADIB's 85%, but its 60% non-resident LTV is the highest of the group — more generous than ADIB's 50% and matching what several non-bank sources describe for Mashreq, though Mashreq does not publish a rate to compare against it. The trade-off for that higher non-resident LTV is HSBC's Premier/Private eligibility gate, which the other three banks in this table do not impose in the same explicit way.
Who Should Consider an HSBC Mortgage
HSBC suits an internationally mobile buyer, typically one who already holds — or can readily qualify for — an HSBC Premier or Private Bank relationship somewhere in the world, and who values being able to check the mortgage's variable rate against a published, live EIBOR reading rather than trusting a bank's word for it. That profile fits an expat with a UK, Hong Kong or Singapore HSBC relationship relocating to Dubai, or a non-resident investor who already banks with HSBC abroad and wants continuity rather than opening a relationship with an unfamiliar local lender from scratch. The 60% non-resident LTV, the highest confirmed figure in this comparison, is a genuine advantage for exactly this buyer.
HSBC is a less natural first call for two specific groups. A first-time buyer without an existing HSBC relationship, a modest salary near the AED 15,000 floor, and no realistic path to Premier status will find FAB's or ADIB's 85% LTV, and their absence of a Premier-style gate, considerably more accessible — HSBC's 80% LTV ceiling and processing fee (with no first-time-buyer waiver, unlike FAB) put it behind both on accessibility even if its headline rate is broadly comparable. And a buyer who specifically needs Dubai's First-Time Home Buyer Programme's developer-side incentives, or a Sharia-compliant structure, needs to look outside HSBC entirely — the programme's five partner banks or ADIB, respectively, cover those needs and HSBC does not.
Frequently Asked Questions
What is HSBC's current mortgage rate in Dubai?
As published on hsbc.ae's live rates page, seen 14 July 2026, HSBC's fixed rate is 4.05% and its variable rate is 0.99% (HSBC margin) plus the current 3-month EIBOR reading, shown on the page as 3.70251%, totalling 4.69%. Both figures move with EIBOR and HSBC's own reviews, so treat this as a snapshot rather than a permanent number.
Why does HSBC show its EIBOR margin when other banks don't?
HSBC's own rates page simply chooses to disclose both components of its variable rate — the fixed HSBC margin and the current EIBOR reading — rather than presenting only the combined total. Other UAE banks are not required to do this and generally do not, which is why this guide uses HSBC's disclosure as a teaching case for reconstructing what other banks' headline rates really mean.
What LTV can I get on an HSBC mortgage?
First-time buyers can borrow up to 80% of the property's value, per HSBC's own first-time buyer page. Non-residents are capped at 60% LTV, and non-resident lending is restricted to HSBC Premier or Private Bank customers, per HSBC's non-resident mortgage page.
How do I qualify as an HSBC Premier customer for a non-resident mortgage?
HSBC's fixed-rate product page sets out five pathways: a mortgage drawdown of AED 3,000,000 or above plus a AED 500,000 relationship balance; a monthly salary of AED 40,000 (AED 30,000 for Emiratis) plus the same balance requirement; holding AED 500,000 in deposits and/or investments with HSBC outright; an existing Premier qualification in another country; or a spouse or parent who already holds a qualifying Premier account.
Is there a minimum salary for an HSBC mortgage?
Yes. HSBC's live Key Facts Statement sets a minimum monthly income of AED 15,000, alongside an age requirement of 21-65, a tenure of 5-25 years, and a minimum loan amount of AED 350,000 for new transactions (AED 50,000 for top-ups).
How much are HSBC's mortgage fees?
Per HSBC's live Key Facts Statement, the arrangement (processing) fee is up to 1% of the loan amount (1.05% inclusive of VAT), and property valuation is a confirmed AED 2,625 (including VAT). Early settlement is 1% of the outstanding balance or AED 10,000, whichever is less — though HSBC's variable-rate product specifically waives this charge after 3 years.
Is HSBC part of Dubai's First-Time Home Buyer Programme?
No. The programme's five partner banks are CBD, DIB, Emirates NBD, Emirates Islamic and Mashreq. HSBC is not included, and its mortgage range is conventional only — HSBC does not offer an Islamic finance product in the UAE.
Does HSBC's Key Facts Statement match its live rates page?
Not exactly. HSBC's KFS, effective 17 April 2026, illustrates its rates using an assumed 3-month EIBOR of 4.25%, producing a variable rate of 5.24% and a fixed rate of 4.39% reverting to 5.94% — materially different from the 4.69% variable and 4.05% fixed shown on HSBC's live rates page, seen 14 July 2026. The day-one variable margin of 0.99% is consistent across both documents; the rest has moved. Per this series' standard, the live page governs a current rate quote.
Can non-residents of any nationality get an HSBC mortgage?
HSBC's non-resident page does not publish a list of eligible or excluded nationalities. Eligibility instead runs through HSBC Premier or Private Bank status, which is assessed on relationship balances, salary, or an existing HSBC relationship elsewhere — confirm your specific position directly with an HSBC mortgage adviser rather than assuming eligibility either way.
HSBC's transparency on its EIBOR margin is unusual, but its Premier eligibility gate, and the gap between its live rate page and its own Key Facts Statement, are exactly the kind of detail that gets lost in a broker's summary. Inside the REC community, members share real HSBC offer letters, compare Premier qualification routes, and check current rates against FAB, Emirates NBD and ADIB quotes gathered the same week. If you have an HSBC pre-approval and want a second opinion — especially on whether you actually need Premier status for your loan size — bring it to the community.
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