luxury properties for sale Santiago del Teide, Spain

BAIRESCAN offers for sale,~~Spacious apartments with 2 bedrooms, private terrace and garden.~~Located next to the Abama Resort golf course, they have completely unobstructed views.~~Built on high ground, they have incredible views.~~They have an entrance hall, fully equipped kitchen, living room with access to terrace and garden, 2 bedrooms and 2 full bathrooms, one of them en suite.~~Possibility of incorporating a private pool (not included in the price).~~Los Jardines de Abama which has a dining room, gym and community pools.~ ~Sale price:~ ~From 876,000 euros to 1,400,000 (Taxes, notary and registration expenses not included in the price).

Amazing Chalet in Alicante, zone Campo de Golf, 400 m2 of Surface, 500 m2 of Plot Size, 3 floors, 5 bedrooms, 4 bathrooms, fully-equipped kitchen, marble floor.~~Extra: hot-cold water, electricity, terrace, swimming pool, household appliances, furniture, garage, air condicioning, heater, garden, video system, armoyred door, gym, walking area, golf, coast, beach, infantile zone, buses, train line.

3 Bed 3 Bath Luxury villas with Private Gardens and Pool for sale in the Siam Garden development. Prices from 2,097,600€ Just 3 left!€ Selling fast with just 3 villas left from an initial development of 24. Situated just above the world famous Siam Park you will find these luxury 3 bedroom 3 bathroom new build villas with swimming pool and sea views designed by the re known Architect Leonardo Omar, who has been responsible for some of the most prestigious complexes on the island such as The baobab suites and Corales suites. All the Villas have 3 Bedrooms, 3 Bathrooms and 1 Toilet, Separate Kitchen, Living Room, large Terraces, Private Pool and garage with capacity between 2 and 4 cars. These Villas have various sizes which range from 210 m2 up to 248m2, and built on plots of 404m2 to 464m2. The Villas have been designed to offer privacy, luxury living and good views of the South coast of Tenerife. The largest Villas are equipped with elevators. Villa availability: Villa 2 464 m2 plot, 234m2 interior, price 2,263,200€ Villa 4 417 m2 plot, 248m2 interior, price 2,139,600€ Villa 8 404 m2 plot, 210m2 interior, price 2,097,600€ The Caldera Del Rey area is perfectly positioned. It is perched on a hill, which overlooks the coastline from Los Cristianos to Costa Adeje. This area is extremely tranquil yet you are only 2 min drive from one of the most modern commercial centres on the Canary Islands, the Siam Mall. At a five minute drive you will be in the popular European holiday destination of Playa De Las Americas, where there is a wealth of good restaurants, designer shops, and of course various blue flag awarded beaches where you can simply relax, or if you are feeling more energetic practice one of the various water sports available. Fill out the form below or give me a call on 671 114 013 if you would like more information on these spectacular properties.

4 Bedroom, 2 Bathroom Luxury Villa For Sale in El Madronal, 1,180,000€ Well kept detached house in one of the best residential areas in South Tenerife, El Madronal. It has been built all on one level, so that means no steps! The lay-out is made in a very practical way, so that each room got a certain privacy, especially the bedroom, when you have visitors (family or friends!). It has 4 bedrooms, 2 bathrooms, a separate fully equipped kitchen with an attached laundry area, a big lounge with to access to the garden and the private pool. The lounge can be converted into a home-Cinema thanks to the projector system with a spectacular surround sound system, fitness area in the garden. The house is very private and the neighbours can't see you. Through the inside position in the complex, you don't have the noise from the main road. It has also a big storage and 2 parking spaces in the basement. El Madronal is a popular residential area for European ex-pats. It is situated at around 5 min drive from Adeje where you will find everything you need from banks, supermarkets, good schools and great local restaurants. You are only a 10 min drive from the famous 'Costa Adeje' tourist area where there are top class hotels, shops, restaurants, golf courses and blue flag beaches. This property is perfect for a professional family who wants to be within walking distance of the nearby school and within a short drive of all of the resorts It is also ideal as a large family holiday home - just outside of the tourist areas but just a few minutes drive from everything. If you would like to view, fill out the form below or give me a call on (0034) 671 114 013 and I will make the arrangements for you.

5 bedroom 5 bathroom Luxury Villa for sale, Golf Costa Adeje 5,750,000€ Situated on the Costa Adeje Golf Course, this stunning 5-bedroom, 5-bathroom house built on 2 levels with a beautiful front garden and spectacular sea views, is the perfect example of what it means to live in Tenerife. The floor to ceiling windows in the lounge have a real wow-factor to them and the lounge area overall is an amazing space. The villa is oriented towards the southwest receiving sun in the garden throughout the day and has a front garden from which to enjoy the spectacular sunsets over the island of La Gomera. Built in a modern style, the villa has 5 bedrooms with en-suite bathrooms and built-in wardrobes, 2 large living areas and 2 kitchens both of which are fitted with top quality fixtures and fittings. There is a 2 car garage below the villa and direct access to the impressive communal pool from the garden. The lower of the villa has a separate lounge, kitchen diner and bedrooms and can be completely self-contained from the main part of the property. It is ideal as a secondary entertaining area or could be used as a second property for children who want their own space or for parents who want to come and stay with you. The villa is furnished to a very high standard and very well maintained. Costa Adeje offers many opportunities to relax and take in all that this corner of Tenerife offers, with no fewer than 6 Blue Flag beaches, dozens of fine restaurants offering a variety of Canarian and International Cuisine. Not to mention a plethora of diverse opportunities for entertainment, including sports, water-sports, night-life and a multiplex cinema. There are several good schools in the area, including two International Schools and a great selection of designer shopping centres. Costa Adeje is only a 25 minute drive from the Tenerife South's International Airport and is well connected with the rest of the Island with the TF1 Motorway. Within a 5 minute drive of the development you have the charming coastal town of La Caleta. A blend of chic modern and traditional Spanish / Canarian culture. A popular area with those looking for fine dining in pleasant surroundings and very much a hot spot of activity so far as investment with several new multi million Euro villas under construction. Clearly one of the main reasons to live or buy in Costa Adeje is to surround yourself with exceptional beauty. Waking up each day in this beautiful, sunny climate and looking out of your window across green fairways, to views of the Atlantic Ocean and the neighbouring island of La Gomera. This coupled with an excellent infrastructure; Costa Adeje is one of the most desirable places to live in Tenerife. If you´d like to take a look at this magnificent villa, we would be more than happy to show you along with the surrounding areas and other similar properties nearby. Simply fill out the form below or give me a call on 671 114 013 and I will make the arrangements for you.

Luxurious 6-Bedroom Villa in Habitats del Duque, Tenerife - For Sale Priced at €3,200,000, this stunning villa offers an opulent living experience in the heart of Costa Adeje. Sprawled over a generous building size of 320 m2, this property is a statement of sophistication and comfort. The villa boasts six spacious bedrooms, each adorned with fitted wardrobes, and five luxurious bathrooms. The property is spread over three levels, all accessible via a private lift, ensuring convenience and easy mobility. The master suite is a retreat, featuring a large terrace that offers an idyllic space for relaxation and capturing mesmerizing views. Each floor is a testament to fine living, with features and fittings that exude elegance and class. The property also benefits from an underground parking facility, spacious enough to accommodate three cars. For those seeking the perfect blend of indoor and outdoor living, this villa does not disappoint. It comes with its own private swimming pool and beautifully maintained gardens, offering a tranquil setting for enjoying Tenerife's sunny days. The villa is in excellent condition and ready for immediate occupancy. It has great potential for high-end rentals, making it a lucrative investment opportunity in addition to being a fantastic residential option. it is one of the very few large luxury villas you will find for sale in the South of Tenerife where you can walk to everything - high end shops, bars, restaurants and Playa del Duque Beach! This villa is more than just a home - it's a lifestyle. For more information or to schedule a viewing, please get in touch. We have more than 30 years' experience here in the South of Tenerife. Our agency is very well known and highly regarded with lots of positive feedback and reviews. If you are looking for a reliable, trustworthy and pro-active agent / agency to work with to buy or sell a property here in Tenerife, feel free to contact us. We speak English, German, French, Spanish, Italian and Dutch. For viewings, we have the keys, so get in touch by filling out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit.

3 Bedroom 3 Bathroom Villa with Pool and Sea Views for sale in Roque del Conde, 1,190,000€ This 3 bedroom villa is built with around 227m2 of interior living space on a plot of 633m2. On the main floor there is a large terrace with a private pool, a semi-covered terrace with a dining area and barbecue, a bright living room and kitchen with panoramic windows with access to the terrace, a bathroom and laundry room. On the second floor there are 2 bedrooms, a bathroom, master bedroom suite with its own bathroom and dressing room. All bedrooms have access to a terrace with views of the ocean. There is a large covered parking space on the ground floor. The villa is for sale fully furnished. This villa is ideal as a family home and would also work very well as a holiday home. It could also be licensed and rented when not being used, as properties this size are in high demand as holiday rentals. The area of Roque del Conde is renowned for having excellent views and is just a short drive from the many beaches in the South of the island. For viewings, you can contact us by filling out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit.

Well priced 4 bedroom Modern, Luxury Villa For Sale, Costa Adeje Golf, La Caleta, 5,389,000€ Luxurious, modern 4-bedroom villa for sale, in Costa Adeje Golf in the prestigious 'Avenida Macaronesia', near the charming town of La Caleta in Costa Adeje, Tenerife. The prestigious villa spans an impressive 547m2 and offers breathtaking views of the Costa Adeje down to the South coast. The first floor features a spacious living area, including a fully-equipped kitchen, a delightful terrace with a relaxing Jacuzzi, a stylish lounge/dining room, and a lounge terrace with an outdoor kitchen. In addition, there is a inviting pool area accessible from a central terrace. The villa boasts a huge garden and a carport for your vehicles in addition to covered parking for three vehicles in the basement of the villa where there is also a gym area and storage rooms. Upon entering the villa, you will be greeted by a grand entrance hall on the ground floor. This level also includes three luxurious en-suite bedrooms, an additional bedroom with a nearby bathroom, a practical utility room, and a storage room. Sitting on a generous 2500m2 plot, this remarkable villa showcases 548m2 of exquisite living space spread across three floors. In summary, this truly exceptional property is nestled in an unbeatable location and is priced extremely competitively. It will undoubtedly be the next luxury villa to sell in this area. Don't miss the opportunity to own this luxurious masterpiece in Costa Adeje Golf, Tenerife. Contact us now to schedule a viewing and secure your place in paradise. For viewings, there are fixed viewing days and times each week whern we can show you the villa. So get in touch by filling out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit

Beautiful 5 Bed, 4 Bath Villa for sale in the prestigious area of Habitats del Duque, Costa Adeje. Situated just minutes from the most popular beach in Costa Adeje, - Playa Del Duque, and literally across the road from the upmarket shopping mall, Plaza del Duque, we have for sale this great 5 bedroom, 4 bathroom luxury property in the Habitats del Duque development. This is a rare opportunity to purchase a villa of this size and stature, in such a central location, walkable to everything! Most of the villas that come up for sale in the South of Tenerife are not so central and you very often need a vehicle to get to the shops, beach, nightlife etc, not so with Habitats del Duque! This 3-storey luxury villa has a private entrance with stairs leading up to the villa, surrounded by a private front garden with a BBQ area and a beautiful rear garden with tropical trees, artificial grass, a large outdoor dining area and a fantastic heated pool. On the main floor, there is a semi-open kitchen with all luxury finishes and high-quality appliances, a dining table, a hall and a very spacious living room with many windows and large sliding doors. There are two exceptional luxury features of this villa, one is the glass atrium located in the middle of the villa, with large tropical trees providing natural light to each floor and the other is the spectacular large wall with natural volcanic stone. On the main floor, we also find two large bedrooms with direct access to the private front garden, and two modern bathrooms, one with a bathtub. Upstairs we have the spacious master bedroom with large built-in wardrobes, en-suite bathroom and a large private chill-out terrace with fantastic sea views. On this same floor, there is another smaller bedroom/office. Throughout the villa there is air conditioning which can be controlled in each room individually, there is also a lift within the villa to give easy access to all floors. One floor below we have a large living room used as an entertainment room with a pool table and a large sofa, there is a spacious bedroom with natural light from the atrium, built-in wardrobes and a luxury bathroom with shower and bathtub. On the same floor, there is a closed garage for two cars with direct access to the street, a large laundry room and a machine room. 'Habitats del Duque' is just a 5-minute walk from the fantastic 'Del Duque' beach in Costa Adeje. And Playa del Duque is a glamorous area full of 5-star luxury hotels, shopping centres, restaurants and boutiques. If you would like to view, simply fill out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit.

Beautiful 4 Bed, 4 Bath Villa for sale in the prestigious area of Playa Paraiso. Situated in the popular mixed Tourist / Residential area of Playa Paraiso, we have for sale this great 4 bedroom, 4 bathroom luxury property. Upon entering the villa there is a hall with a guest toilet, a large bedroom with dressing room, sofa, and bathroom with shower. The living room with large glass windows up to the double height ceiling, fabulous views of the garden, pool and sea. Passing through the living room is the open concept kitchen, very spacious and modern, with a large island and wine cooler, all appliances, two large fridges, osmosis system, water softener in the storage room and behind the kitchen a large laundry room with storage space and a door with access to the terrace. The indoor dining area is modern for 8 people and is surrounded by glass doors that open to have integrated exterior and interior. To the right outside the kitchen there is a spacious outdoor dining table for also 8 people and a 2 meter barbecue very comfortable to work with its wine cooler and built-in sink. The stairs to the first floor are found in the entrance hall where we have three bedrooms, all with en-suite bathrooms and fitted wardrobes. The master bedroom has a private terrace with awning, fantastic views over the ravine and the sea, window with views, large dressing room with safe, bathroom with bathtub and large shower. It has a TV recessed in a cabinet that goes up by means of a remote control. The outdoor area of the villa is spectacular with tropical plants with banana trees, water trees, lime, lemon and mango. Automatic irrigation and lighting throughout the garden. It has two hammock areas, one covered and one outdoor. Below the pool there is a very large chill out area with gas stoves, to enjoy the fantastic summer nights. The pool is 12 meters long and is heated as well as having a protective cover. There is a covered parking area within the villa grounds with an automatic garage gate. The villa is equipped with a sophisticated alarm system and security cameras and the whole house has air conditioning. If you want to view, simply fill out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit.

5 Bedroom 5 Bathroom Luxury Villa For Sale in Golf Costa Adeje 6,150,000€ An exceptional 5 Bedroom, 5 Bathroom villa offering luxury and refinement, with exquisite interiors, meticulously landscaped gardens, and panoramic ocean views. The villa has a total build size of around 575m2 on a spacious 2,500m2 plot. Marrero wood, Traventino tiles, and white and gray elements interweave to create an elegant atmosphere, while local materials like Cantos Blancos add a touch of natural charm. The heart of the villa is the spacious open-plan living area, where a modern kitchen seamlessly blends with the dining and lounge areas. Floor-to-ceiling windows frame breathtaking views of the surrounding mountains and the ocean. On the ground floor, three bedrooms with en-suite bathrooms and walk-in closets provide ample space for relaxation and convenience. Each bedroom features its own private terrace. The master suite upstairs, offers ultimate comfort and indulgence. The spacious en-suite bathroom, designed as a spa oasis, features a luxurious walk-in shower, a deep soaking tub, and state-of-the-art amenities. Outside, there are meticulously landscaped gardens, where lush greenery adorns every corner. There are expansive sun terraces around the infinity pool, from where you can enjoy wonderful ocean views. The villa is conveniently located in the heart of the prestigious La Caleta area, just steps away from a myriad of amenities, including world-class restaurants, luxurious shops, and a vibrant nightlife scene. The renowned Golf Costa Adeje, a championship golf course, is also within close proximity, offering an exhilarating golfing experience amidst the stunning scenery. The villa's spacious basement, with ample storage space and natural light, provides an ideal setting for creating a dedicated studio, home office, or additional living area. Whether you seek a tranquil workspace or a cozy retreat, this basement space caters to your needs. For those who prefer the convenience of having their vehicles close at hand, the villa boasts a garage with space for up to four cars. Additionally, two additional parking spots outside ensure that your guests and family can easily park their vehicles. This exceptional villa represents the pinnacle of luxury living, offering an unparalleled lifestyle amidst the captivating beauty of Tenerife South. Contact us to arrange your own private viewing of this fantastic villa. We offer pick up ad drop off from your accommodation in modern air-conditioned vehicles and can provide all of the information, including floor-plans for the villa, upon request. Fill out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit. We have sold several high end villas in this area recently and we know and understand this market, being well equipped to assist high-net worth individuals with their needs when purchasing properties in this price bracket.

6 Bed, 4 Bath Modern, Exclusive Villa For Sale in Callao Salvaje 1,750,000€ A stunning, newly constructed luxury villa awaits you in Callao Salvaje. This exclusive design property, spanning 299 m2 of constructed area, features six spacious bedrooms, four plush bathrooms, and a heated swimming pool. It is available for sale through Andy Ward at Tenerife Estate Agents Welcome to a space where every element has been designed with a keen eye for detail. The ground floor, spanning 70m2, comprises one bedroom with an attached bathroom, an American kitchen, and a living-dining room that opens up to a splendid terrace through large sliding doors. As you ascend to the second floor, you will find 68m2 of space divided into three bedrooms and two bathrooms. Each room has direct access to a balcony, where you can soak in panoramic views of the Atlantic Ocean and the island of La Gomera. The basement is not just a basement, but a hub of activity. It houses a 100m2 garage with parking for two cars, gym, games room, laundry room, and a machine room. The villa is nestled within a 435 m2 plot and boasts a private pool, three porches, and well-manicured gardens. The property is air-conditioned, has top-quality finishes, high-end kitchen with integrated appliances, and bathrooms with integrated faucets. The villa also features pre-installation of internet and alarm, home automation, and video security cameras. Located in the urban centre of Callao Salvaje, the villa is a stone's throw away from all amenities - supermarkets, pharmacies, beach, and urban transport. Plus, the centre of Adeje is just a few kilometres away. With such high-end features and a fantastic location, this villa is not just a home, but a perfect investment opportunity. Don't miss out on this exclusive property which has just been built this year, 2023. We have more than 30 years' experience here in the South of Tenerife. Our agency is very well known and highly regarded with lots of positive feedback and reviews. If you are looking for a reliable, trustworthy and pro-active agent / agency to work with to buy or sell a property here in Tenerife, feel free to contact us. We speak English, German, French, Spanish, Italian and Dutch. For viewings, we have the keys, so get in touch by filling out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit.

3 Bed, 3 Bath Modern, Luxurious Villa For Sale with Sea views, Rokabella, Sybaris, Costa Adeje 1,350,000€ Brand new, Modern Independent Villa For Sale in the Rokabella development in Callao Salvaje. The villa has 3 bedrooms and 3 bathrooms, distributed over 2 floors in addition to a basement level where there is parking for two vehicles plus a laundry room and additional utility space. On the ground floor, there is a large open-plan kitchen and lounge from where you have access to the outdoor terrace, the gardens and the heated pool. There is also a bedroom and bathroom on this level. There are a further two bedrooms upstairs on the first floor, both have en-suite bathrooms and private terraces. In addition to the high quality construction mateirals, there are alsdo electric blinds, a car charger and an outdoor pool shower. The interior space measures 160m2 and the plot size is 372m2. The Sybaris villas, build just 100 metres from the seafront, are the best possible choice for a life of tranquillity enjoyed in one of Tenerife's prima locations. We have more than 30 years' experience here in the South of Tenerife. Our agency is very well known and highly regarded with lots of positive feedback and reviews. If you are looking for a reliable, trustworthy and pro-active agent / agency to work with to buy or sell a property here in Tenerife, feel free to contact us. We speak English, German, French, Spanish, Italian and Dutch. For viewings, we have the keys, so get in touch by filling out the form below or give me a call on 0034 671 114 013 and I will make the arrangements for you to visit.

4 Bedroom 4 Bath Luxury Villa For Sale in Roque Del Conde. This large luxury villa is situated in the much sought after area of Roque del Conde and sits on a plot of 1,500m2 of land, perched on a hill with breath-taking views over the South west coast of Tenerife. This unique high end designed hill top villa is built on two terraced levels with plenty of outdoor space and a large private swimming pool with great sea views. The villa has a large lounge with floor to ceiling glass patio doors and direct access to the pool area. The kitchen is a ultra modern kitchen which has been fully fitted with top quality fixtures and fittings. There are four large bedrooms in the villa a few of them with en suite bathrooms and private terraces Roque del Conde can be distinguished by its excellent location on top of the hills, from here you enjoy the fresh mountain air and fantastic views over the Atlantic Ocean. The popular tourist area of Costa Adeje is just 5 minutes away by car, where you will find top class restaurants, designer label shops, five star hotels and blue flag beaches. The largest water park in Europe, Siam Park is around a 5 minute drive and right next to the park you have the new Siam Mall shopping centre where you can find everything you need for a great stay in Tenerife. Fill out the form below or give me a call on 671 114 013 if you´d like to take a look.

5 Bed, 5 Bath Newly Built Luxury Villa For Sale in San Eugenio, 2,980,000€ Fantastic New villa just a few months from completion in the quiet area of San Eugenio Alto, with impressive panoramic sea views. The villa will be finished in early 2024 in a modern design and with luxury finishes. The villa has 3 levels, a pool with stunning views, a front and back garden, and various large terraces. Entering the villa you will be stunned by the high ceilings, modern stairways and huge entrance, the kitchen is open concept with a cooking island, modern design and high-end appliances, from the kitchen you go to the dining room area and a very large living area with fantastic views and big sliding doors, behind the kitchen is the laundry room with a lot of storage, there is also a bedroom with bathroom on the ground floor that can be used as an office. The whole ground floor has direct access to the terrace and pool area. On the first floor, we find 3 large bedrooms with en-suite bathrooms, all with modern finishes, walk-in showers and quality materials, the master bedroom has a private terrace, a large bathroom and a walk-in closet. All rooms have fantastic sea views. When we go to the lower floor we find a bedroom with a private outside terrace, storage room and a bathroom with a walk-in shower, a closed private garage for two cars and a driveway where you can also park a car and a closed machinery room outside of the garage. The villa will have a heated pool, gardens with palm trees, artificial grass, hot water by solar panels, integrated air conditioning, you can have the option to build in an elevator. If you would like to view, fill out the form below or give me a call on (0034) 671 114 013 and I will make the arrangements for you.

A pleasure to offer for sale a beautiful villa located in San Eugenio Alto with 10 bedrooms, plus a separate flat, overlooking the sea, where you can always enjoy the best climate on the island.~~The property is perfect for living, as a holiday home or as a mini Bed and Breakfast.~Ground floor: An independent flat with kitchen, bathroom, sauna, chill out area, garden and private pool.~First floor: two bedrooms with bathrooms, living room, large kitchen and terrace.~Floor 2: One double bedroom with bathroom, a complete studio with kitchen and bathroom with jacuzzi, plus two double bedrooms with terrace and a complete bathroom with jacuzzi.~Floor 3: two double bedrooms, 1 complete bathroom. ~The villa has a total of 10 bedrooms, 7 bathrooms, 1 flat plus a gymnasium and cinema room.~If you are looking to buy a villa ideal for holiday exploitation, in one of the best areas in the south of Tenerife, do not miss this fantastic opportunity to buy a villa overlooking the ocean and the island of La Gomera and close to all services.~

Located in an exclusive and privileged area in the south of Tenerife, we are pleased to present you this spectacular project of 24 luxury villas.~ Luxury villa Realized under the project of Leonardo Omar, located in the prestigious area of ​​the Siam Mall and Siam Park in the South of the island of Tenerife. The villa is spread over 2 floors on a large plot. The villa will consist of an entrance hall, a private elevator, a living room with a kitchenette, 3-4 bedrooms, each with its terrace and an en-suite bathroom (as well as a courtesy bathroom), with a garage for 4 cars. and outside the infinity pool as well as a barbecue area, laundry room, garden area with automatic irrigation system, air conditioning…. .. Photos and texts are for informational purposes and may be subject to variations for technical, legal or execution reasons. the Siam Gardens Complex is located a few minutes from luxury shopping centers, golf courses and the promenade with the most beautiful beaches on the island; located in a high area with privileged views of the ocean and the island of La Gomera, allowing you to enjoy the unique and varied sunsets of Tenerife. Find out without obligation