Mumbai News Desk

17 minutes ago

The directors of Mumbai-based luxury developer Notandas Realty, Mahesh Jagwani and Harsh Jagwani, have acquired the heritage Villa Wilson bungalow in Juhu for INR 135 crore, marking the company's second high-profile bungalow purchase in the suburb this year. Spread across a plot of about 1,038.5 square metres with a future developable area of roughly 11,836.94 square metres, the property was previously owned by the Wilson family for more than five decades. The company plans to develop a luxury residential project on the site with a projected gross development value of INR 600 crore.Read more

32 minutes ago

The Andhra Pradesh government's Greenfield International Airport at Bhogapuram, developed by GMR Visakhapatnam International Airport Limited on a public-private partnership basis, is set to be inaugurated by Prime Minister Narendra Modi on August 1, as confirmed by Chief Minister Chandrababu Naidu. Built over 2,203 acres near Visakhapatnam at an estimated cost of INR 4,592 crore, the airport has already cleared a validation flight and received its aerodrome licence. The project, which has seen its opening date revised several times, is now positioned to reshape connectivity and economic activity across North Andhra.Read more

47 minutes ago

Goa is synonymous with golden beaches and vibrant nightlife, but beyond its famous coastline lies a collection of islands waiting to be explored. Surrounded by rivers, estuaries and the Arabian Sea, these islands offer everything from serene beaches and Portuguese-era villages to birdwatching, mangrove forests and heritage churches. Whether you're seeking adventure, tranquillity or a glimpse into Goa's rich history, these ten islands showcase a quieter and often overlooked side of India's favourite coastal destination.Read more

1 hour ago

Healthpeak Properties and Brookfield Asset Management have entered into a strategic joint venture valued at approximately USD 2.1 billion to strengthen their healthcare real estate portfolio. Under the agreement, Brookfield has acquired a 49% stake in the venture, while Healthpeak has retained a 51% ownership and will continue to manage the assets. The transaction has generated USD 1.02 billion in proceeds for Healthpeak through the sale of its minority interest. The agreement also provides Healthpeak with the option to repurchase Brookfield's stake after the seventh year under pre-agreed terms.Read more

1 hour ago

Heavy rainfall over the weekend triggered floods and landslides across several parts of northern and northeastern India, leaving at least 25 people dead and affecting thousands. The worst-hit areas include Jammu and Kashmir, Nagaland and Assam, where rescue operations are continuing and several people remain missing. Weather authorities have warned that active monsoon conditions are likely to continue over the coming week, raising concerns over additional flooding, landslides and disruptions. Similar weather-related incidents have also caused casualties and infrastructure damage in neighbouring Nepal.Read more

1 hour ago

Eyewear retailer Lenskart has leased 88,343 sq ft of office space at Worldmark 6 in Delhi Aerocity, reinforcing its corporate presence in one of the capital's leading commercial districts. The long-term lease is estimated to have a rental outgo of around INR 232 crore over its tenure, according to property registration documents. The transaction reflects continued demand from occupiers for premium Grade A office spaces in established business hubs offering strong connectivity and modern infrastructure. Delhi Aerocity has witnessed sustained leasing activity from companies across technology, consulting, aviation, financial services and consumer sectors.Read more

2 hours ago

The South 24 Parganas district administration has initiated demolition of a portion of a Trinamool Congress party office linked to MP Abhishek Banerjee in Amtala, citing alleged deviations from sanctioned building norms. The action follows an administrative review of the structure and has triggered a legal challenge before the Calcutta High Court. The case has drawn attention to the enforcement of building regulations, the approval process for commercial structures and the role of local authorities in addressing alleged unauthorised construction.Read more

2 hours ago

Brookfield Asset Management and Canada Pension Plan Investment Board (CPP Investments) have agreed to acquire LXP Industrial Trust in an all-cash transaction valued at around USD 5.2 billion. The deal reflects continued investor interest in industrial real estate, particularly warehouse and logistics assets, which continue to benefit from rising e-commerce activity and supply chain upgrades. LXP's shares gained in premarket trading following the announcement. The acquisition is expected to be completed in the fourth quarter of 2026, subject to shareholder approval and other customary closing conditions.Read more

3 hours ago

Aurum PropTech Ltd reported a consolidated net profit of INR 45.18 crore for the first quarter of FY2026–27, reversing a loss recorded a year earlier, primarily due to gains from the sale of two commercial buildings in Navi Mumbai. The Mumbai-based PropTech company also reported a rise in total income to INR 119.01 crore during the April–June quarter. The asset sale, valued at INR 112 crore, was completed during the quarter, with the balance gain recognised as other income from discontinued operations. The results come days after Aurum PropTech announced the acquisition of Housing.com in an all-equity transaction aimed at expanding its digital real estate ecosystem.Read more

3 hours ago

Meghna Infracon Infrastructure Ltd has launched a commercial development at Wagle Estate in Thane, within the Mumbai Metropolitan Region (MMR), with an estimated revenue potential of INR 300 crore. The project, named Meghna One, will have a developable area of approximately 2.8 lakh sq ft and will comprise premium office, retail and hospitality spaces. The launch forms part of the company's expansion in the commercial real estate segment, targeting one of MMR's established business districts, where demand for integrated commercial developments has remained steady.Read more

4 hours ago

The Central government is considering reviving its proposal to merge the National Bank for Financing Infrastructure and Development (NaBFID) with India Infrastructure Finance Company Ltd (IIFCL) to strengthen long-term infrastructure financing. The move follows progress on the proposed REC-PFC merger and aims to create a larger development finance institution with a combined loan book of nearly INR 1.85 trillion. The proposed consolidation is expected to enhance lending capacity and support financing requirements for India's expanding infrastructure pipeline.Read more

4 hours ago

Mahindra Logistics reported a strong financial performance for the first quarter of FY27, driven by growth across its contract logistics, express and mobility businesses. Standalone profit after tax increased nearly five times year-on-year, while consolidated operations returned to profitability. Revenue grew 23 per cent on both standalone and consolidated bases, supported by new customer additions, higher warehouse capacity and improved operational efficiencies. The company also reported continued expansion in e-commerce and quick commerce logistics, alongside a sustained turnaround in its express business.Read more

5 hours ago

The Ministry of Power has issued a draft notification proposing mandatory energy and sustainability ratings for large buildings and building complexes with a built-up area of 20,000 square metres or more. Under the proposal, new commercial, office and residential buildings above this threshold would need to obtain a BEE Star Rating or an equivalent rating from agencies such as GRIHA, IGBC, LEED or GEM. The draft, issued under the Energy Conservation Act, 2001, seeks to replace the existing 2018 building code rules and bring a uniform national benchmark to building energy performance.Read more

5 hours ago

Reliance Retail Ventures reported a decline in net profit for the first quarter of FY27 despite recording steady revenue growth and higher customer engagement. The company attributed the fall in profitability to continued investments in digital commerce and supporting infrastructure, which increased fixed costs and impacted margins. During the quarter, the retailer expanded its store network, added millions of new customers, and recorded a sharp rise in transactions, reflecting continued demand across its physical and digital retail formats.Read more

6 hours ago

Prime Minister Narendra Modi has dedicated 75 redeveloped railway stations across 20 states to the nation under the Amrit Bharat Station Scheme, redeveloped at a combined cost of approximately INR 1,570 crore. The stations have been transformed into modern, passenger-centric transit hubs that reflect local heritage while incorporating future-ready infrastructure. This marks the second major nationwide dedication under the scheme, after an earlier round covering 103 stations across 18 states and union territories in May 2025.Read more

6 hours ago

Sobha reported a sharp rise in its financial performance for the first quarter, supported by higher apartment prices and sustained demand for premium homes. The Bengaluru-based real estate developer recorded nearly four times growth in consolidated net profit, while revenue also increased significantly during the quarter. The company's performance reflects the continued resilience of India's residential real estate market, particularly in the premium segment. Stable domestic interest rates and steady homebuyer demand helped the sector maintain momentum despite global economic uncertainties and concerns over inflation linked to higher crude oil prices.Read more

7 hours ago

Tata Power has received a Letter of Award (LoA) from the Solar Energy Corporation of India Ltd (SECI) to supply 324 MW of electricity from its proposed 1,000 MW Bhivpuri Pumped Hydro Storage Project in Maharashtra. Awarded through a tariff-based competitive bidding process, the project will operate under a 40-year Pumped Storage Purchase agreement and is scheduled for commissioning by 2029. Developed under the Build, Own, Operate model, the facility will provide eight hours of energy storage to support peak power demand. The award strengthens Tata Power's long-duration energy storage portfolio, which forms part of its broader clean energy expansion and Net Zero 2045 strategy.Read more

7 hours ago

The Centre has allowed four companies with substantial ownership by entities from countries sharing a land border with India to participate in procurement bids for power projects for a two-year period beginning from June 24, 2026. The decision is subject to compliance with domestic content norms and comes with strict quality and cybersecurity safeguards. The government said the move is aimed at improving competition, ensuring price stability, addressing supply constraints, and supporting the objectives of the Atmanirbhar Bharat initiative, while maintaining national security through mandatory certification and testing.Read more

8 hours ago

Hut 8 has signed a second 15-year AI data centre lease worth USD 9.8 billion with an existing investment-grade customer, fully commercialising its 1-gigawatt Beacon Point campus in Texas. The agreement doubles the customer's contracted capacity at the site to 704 MW and raises the campus' base-term contract value to USD 19.6 billion. The company has expanded its total contracted AI data centre portfolio to 949 MW as demand for AI computing infrastructure continues to grow, supported by rising investments in advanced data centres worldwide.Read more

8 hours ago

Bondada Engineering has secured an order from NTPC Renewable Energy Ltd to develop a 100 MWh Vanadium Redox Flow Battery Energy Storage System (VRFB BESS) at Gujarat's Khavda Solar Park. The project, to be executed with Delectrik Systems Pvt Ltd as the technology partner, also includes a 10-year operations and maintenance contract. While the project value has not been disclosed, the order marks Bondada Engineering's entry into long-duration energy storage technologies and supports India's growing focus on strengthening renewable energy integration into the national power grid.Read more

9 hours ago

The International Financial Services Centres Authority (IFSCA) has released a consultation paper proposing to expand the list of overseas jurisdictions whose investment products can be distributed through GIFT City. The proposal would allow regulated distributors operating in GIFT IFSC to offer eligible investment products from additional international markets, including the European Union, the UAE, Singapore and Australia, subject to regulatory conditions. The move is aimed at broadening investment choices for eligible investors, strengthening GIFT City's position as an international financial services hub and aligning its distribution framework with global practices. IFSCA has invited public comments on the draft proposal before finalising the revised regulatory framework.Read more

9 hours ago

Laser Power & Infra Ltd has secured an INR 4.15 crore order from Himachal Pradesh State Electricity Board Limited to supply and install advanced high-temperature low-sag (HTLS) conductors in the Nalagarh Electrical Division. The project will replace conventional conductors while retaining the existing transmission tower infrastructure, helping improve power transmission capacity and reliability. The contract also marks the company's first commercial deployment of advanced conductor technology under its manufacturing partnership with US-based TS Conductor Corp, representing a key milestone in its technology expansion plans.Read more

10 hours ago

Himachal Pradesh is preparing to roll out a new industrial policy that will include lower electricity tariffs for industries as part of its efforts to attract fresh investments. The state government has reiterated its focus on uninterrupted power supply, green energy, IT infrastructure and industrial connectivity. Alongside plans to strengthen clean energy projects, the government is also advancing key infrastructure initiatives, including the Chandigarh-Baddi railway line and an IT park in Solan district, while continuing discussions on the state's share in Chandigarh.Read more

10 hours ago

DCM Shriram Ltd has signed an agreement with Serentica Renewables India Pvt Ltd to develop a 58 MW (peak) hybrid renewable energy project for its manufacturing operations in Bharuch, Gujarat. As part of the deal, the company will invest up to INR 105 crore to acquire a minimum 26% equity stake in Serentica Renewables India. The project is scheduled for commissioning by June 2027 and will increase DCM Shriram's total renewable energy capacity to 176 MW (peak) across its Bharuch and Kota facilities, supporting its transition towards cleaner energy.Read more

11 hours ago

Karnataka BJP President B Y Vijayendra has urged the state government to consider Tumakuru instead of Kanakapura as the location for Bengaluru’s proposed second international airport. He argued that the move would promote balanced regional development, improve access for people across the state, and reduce pressure on Bengaluru’s infrastructure. Vijayendra also raised concerns over environmental impact, allegations of real estate-driven decision-making, and called for wider consultation with legislators before the government finalises the airport site.Read more

11 hours ago

The Telangana High Court has granted interim protection to homeowners in Doolapally, Medchal-Malkajgiri district, who challenged the state's decision affecting residential properties linked to the Full Tank Level (FTL) of Fox Sagar lake. The petitioners argued that their homes were developed after securing approvals, registered sale deeds and, in several cases, occupancy certificates from the competent authorities. While the government contends that the land falls within the notified FTL area, the court has directed officials not to initiate coercive action until further hearings.Read more

12 hours ago

Air India Group expects to induct around 50-60 new aircraft over the next 18 months as it continues with its transformation programme despite delays in aircraft deliveries, supply chain disruptions and geopolitical challenges. The Tata Group-owned airline said fleet modernisation, aircraft retrofits and investments in maintenance infrastructure remain on track. While some operational disruptions affected services in recent months, the airline is gradually restoring its network and expects aircraft deliveries to accelerate from the end of this year. Air India also continues to invest in improving customer experience and operational reliability.Read more

12 hours ago

Farmers in Gujarat have announced plans to intensify their protest against the Adani transmission line project, arguing that compensation offered for land affected by power transmission infrastructure remains inadequate despite the state's revised policy. While the government recently enhanced compensation for land used for transmission lines and towers, farmer groups maintain that the revised framework does not sufficiently address the long-term impact on land use, agricultural activities and livelihoods. The dispute has renewed focus on balancing infrastructure development with fair compensation for affected landowners.Read more

21 Jul 2026

The Delhi government has stepped up efforts to complete the upgradation and allotment of more than 7,400 Economically Weaker Section (EWS) flats in Bhalswa, with the objective of improving affordable housing availability for eligible beneficiaries. The initiative includes infrastructure upgrades, restoration of essential civic amenities and coordinated action among government agencies before the flats are allotted. The exercise forms part of the government's broader plan to utilise completed housing stock and provide ready-to-occupy homes under the capital's affordable housing programme.Read more

21 Jul 2026

Resolven has secured a 200 MW Inter-State Transmission System (ISTS)-connected wind power project from the Solar Energy Corporation of India (SECI) under a 2,000 MW wind energy tender. The project was awarded at a levelized tariff of INR 3.85 per kWh and will be developed in Karnataka. It will operate under a 25-year Power Purchase Agreement (PPA) and is scheduled to be commissioned by June 2028. The latest order strengthens Resolven's renewable energy portfolio, taking its under-construction pipeline to 1.8 GW while further expanding its overall awarded capacity.Read more

Delhi News Desk

21 Jul 2026

The Delhi Development Authority (DDA) has introduced a revised policy allowing owners of DDA flats to undertake specified additions, alterations and regularisation of existing modifications, subject to prescribed conditions. The framework requires approvals from the competent authority, certification by registered architects and structural engineers, and compliance with building bye-laws, structural safety and common area regulations. The policy also prescribes documentation, timelines and inspection procedures, aiming to provide a uniform mechanism for regulating modifications while ensuring the safety and integrity of residential buildings.Read more

21 Jul 2026

Drivn has partnered with Prasanna Purple Mobility Solutions to deploy 100 electric buses across major intercity routes in India through a long-term operating lease model. The collaboration will allow Prasanna Purple to expand its electric fleet without significant upfront investment while receiving long-term fleet support. The first batch of buses is scheduled to begin operations in the coming weeks on corridors including Mumbai-Pune, Bengaluru-Chennai and Hyderabad-Vijayawada. The partnership also reflects the growing adoption of electric mobility in the private intercity bus segment through flexible financing models.Read more

21 Jul 2026

Governments and local authorities across several countries are tightening regulations on new data centre developments as the rapid growth of artificial intelligence drives higher demand for electricity, water and land. Measures range from temporary construction freezes and permanent bans to stricter power connection rules and new policy frameworks. While authorities are aiming to balance technological growth with infrastructure capacity and environmental concerns, many regions are also introducing long-term planning measures to ensure essential public services and industries are prioritised.Read more

21 Jul 2026

A family from Rayapudi village has voluntarily contributed 17.05 acres of land under the Land Pooling Scheme (LPS) for the development of Amaravati, reaffirming support for Andhra Pradesh's capital city project. The consent documents were submitted to the Andhra Pradesh Capital Region Development Authority (APCRDA) at its headquarters in Rayapudi. The family said they were pleased to be part of the capital's development and encouraged other landowners in the capital region to voluntarily participate in the land pooling process to support the project's progress.Read more

21 Jul 2026

Mizoram has positioned itself as an emerging destination for event tourism, highlighting its natural landscapes, improving connectivity and government support for the sector. During a regional summit in Guwahati, the state invited event management professionals to consider Mizoram for large-scale events. The government said event tourism could create jobs and boost local economies while showcasing the state's attractions and tourism calendar. Officials also highlighted improved rail and air connectivity, which has enhanced accessibility and strengthened Mizoram's readiness to host major tourism and entertainment events.Read more

21 Jul 2026

The Mumbai Metropolitan Region Development Authority (MMRDA) has recorded 23% physical progress on the Kasheli Metro Depot, the operations and maintenance hub for Metro Line 5 connecting Thane, Bhiwandi, Kalyan and Ulhasnagar. Spread across nearly 27 hectares, the depot is being developed in phases to support early testing and commissioning of the metro corridor. The project will house train stabling, inspection, maintenance and administrative facilities, while advanced ground improvement techniques are being used to address challenging soil conditions and ensure long-term structural stability. Once operational, it will become the technical backbone of Metro Line 5.Read more

21 Jul 2026

The Andhra Pradesh Capital Region Development Authority (APCRDA) has allotted 76 returnable plots to 33 farmers who voluntarily contributed land under the Amaravati Land Pooling Scheme (LPS). The allotment was carried out through an online e-lottery system to ensure transparency, followed by the distribution of provisional allotment certificates. The plots include both residential and commercial categories across multiple villages. Farmers have been advised to complete the registration process at the earliest, with APCRDA officials extending technical support for plot identification through GIS and survey teams.Read more

21 Jul 2026

A fire at Coupang's fulfilment centre in Incheon continued to burn for more than 52 hours, prompting authorities to evacuate nearby factories and businesses over fears of a partial building collapse. All workers were safely evacuated and no injuries were reported. The cause of the fire remains under investigation. The warehouse plays a key role in serving the Seoul metropolitan area, although the company has not yet disclosed the extent of operational disruption or financial impact caused by the incident.Read more

Mumbai News Desk

21 Jul 2026

A Mumbai sessions court has granted anticipatory bail to businessman Lokesh Jain, a partner at M/s Bhumika Transport, in connection with the alleged INR 65 crore Mithi river desilting scam. The court observed that police had not arrested Jain despite the case being registered in May 2025, and noted that the documents in question had already been seized from officials of the BMC's Storm Water Drains department. The prosecution had alleged that Jain, along with co-accused, conspired to cause wrongful loss to the civic body through forged log sheets and inflated machine hire arrangements during desilting work carried out between 2023 and 2025.Read more

21 Jul 2026

HCLTech has expanded its presence in Gujarat by opening a new Global Technology Centre at GIFT City, Gandhinagar. The facility has started operations with an initial workforce of 100 employees, most of them from Gujarat. During the inauguration, Gujarat Deputy Chief Minister Harsh Sanghavi highlighted the company's initiative to create employment opportunities for professionals from the state closer to their homes. HCLTech also signed agreements with IIT Gandhinagar and Gujarat Technological University to strengthen industry-academia collaboration, focusing on artificial intelligence, financial technology research and skill development.Read more

21 Jul 2026

MakeMyTrip has initiated the process to list its India business by confidentially filing a draft red herring prospectus (DRHP) with SEBI for the proposed initial public offering (IPO) of its wholly-owned subsidiary, MakeMyTrip (India) Ltd. The offering is expected to comprise a sale of existing equity shares by the parent company and another wholly-owned subsidiary. The company said the listing is aimed at improving brand visibility, strengthening talent acquisition, and supporting long-term growth while continuing to retain control over its India business after the IPO.Read more

Hyderabad News Desk

21 Jul 2026

The Cyberabad Economic Offences Wing (EOW) has registered a case against a Hyderabad-based real estate developer and its directors over allegations of cheating homebuyers in a residential project at Puppalaguda. Investigators allege the firm collected around INR 24.88 crore from 56 purchasers without delivering the promised apartments or fulfilling commitments linked to the project. The case has been booked under provisions of the Bharatiya Nyaya Sanhita (BNS), and the agency has commenced an investigation into the financial transactions and project-related approvals.Read more

21 Jul 2026

Oberoi Realty reported a strong financial performance for the first quarter of FY27, with consolidated net profit rising 29 per cent year-on-year to INR 543.51 crore, supported by higher total income. The Mumbai-based real estate developer also recorded a notable increase in revenue during the quarter, reflecting steady business momentum. The company's performance comes amid sustained demand in the premium housing segment, where it has a strong presence across the Mumbai Metropolitan Region. The latest quarterly results indicate continued operational stability and healthy financial growth.Read more

21 Jul 2026

Thailand has reaffirmed its plan to complete the first phase of its high-speed rail corridor linking the country with China by 2030. The project forms part of a wider regional rail network connecting Kunming in China to Singapore through Southeast Asia. Alongside the rail infrastructure, Thailand and China have expanded cooperation in trade, defence and security, including measures to tackle cross-border financial fraud and online scam networks. The rail project is expected to strengthen regional connectivity, improve trade logistics and enhance passenger movement across neighbouring countries.Read more

21 Jul 2026

MMRDA has approved direct Foot Over Bridge (FOB) connectivity between a Metro Line 4 station and the Godrej commercial campus in Vikhroli as part of its initiative to strengthen last-mile connectivity across Mumbai's Metro network. The project is expected to improve commuter convenience, enhance pedestrian safety and encourage higher Metro ridership. Under MMRDA's policy, private developers bear the construction cost and pay a one-time development fee along with supervision charges. Following the Oberoi Mall connection on Metro Line 7, MMRDA is also evaluating similar proposals, including one for Bharat Diamond Bourse.Read more

Hyderabad News Desk

21 Jul 2026

The Hyderabad Metropolitan Development Authority (HMDA) has initiated the process to de-notify the Kokapet Information Technology Special Economic Zone (IT SEZ), a move that could unlock around 90 acres of prime land for public auction. Subject to approval from the Union Ministry of Commerce, the proposed auction is expected to generate nearly INR 12,000 crore. The land, located in Hyderabad's rapidly growing western corridor, has remained largely unused for years after the planned IT SEZ failed to take shape. The proceeds are expected to support major infrastructure projects across the city.Read more

21 Jul 2026

The Reserve Bank of India (RBI) has imposed monetary penalties on six financial companies, including Muthoot Finance, for violating various regulatory requirements. The penalties relate to shortcomings in risk management, anti-money laundering systems, loan classification norms, corporate governance and exposure limits. While the fines are relatively small, the action highlights the RBI's continued focus on strengthening regulatory compliance across non-banking financial companies (NBFCs) and financial institutions. The central bank clarified that the penalties are based on compliance deficiencies and do not question the validity of transactions or agreements entered into by these entities.Read more

21 Jul 2026

China is looking to support economic growth by speeding up already-approved national infrastructure projects rather than introducing a large fiscal stimulus package. The strategy comes as tighter controls on local government borrowing and spending have slowed investment across infrastructure, manufacturing and real estate. The central government is focusing on projects such as power grids, water networks, logistics and computing infrastructure while continuing efforts to reduce wasteful investment and excess industrial capacity. Economists believe Beijing is prioritising productivity and technology-led growth, although concerns remain over inefficient spending and weak local government finances.Read more

21 Jul 2026

The Centre is working to complete the investigation into the Air India AI-171 crash in Ahmedabad as early as possible while ensuring that the findings are accurate and based on evidence, Civil Aviation Minister K. Rammohan Naidu said. The Aircraft Accident Investigation Bureau (AAIB) has been provided with all necessary resources to carry out the probe. The minister also highlighted India's rapid growth in civil aviation infrastructure and stressed the need for skilled professionals to support the sector's continued expansion.Read more

21 Jul 2026

The Jaipur Development Authority (JDA) has demolished two illegal colonies in the Kanota area as part of its ongoing campaign against unauthorised urban development. The enforcement drive targeted layouts allegedly developed without mandatory approvals, with officials removing boundary walls, temporary structures and other unauthorised works. The action forms part of JDA's broader strategy to curb illegal colonisation, protect planned urban growth and discourage violations of land-use regulations. Authorities have also urged prospective property buyers to verify project approvals before investing in residential plots.Read more