Stokesley Crescent, Billingham, TS23

Home, House Prices, Stockton-on-Tees, North East

Local Agent?
Appear here!

Be the first Estate
Agent here!

Get a Fast Offer

for your property

Get a Mortgage

or re-mortgage

Be the first Estate
Agent here!

Estate Agents active nearby!

What's this?

Be the first Estate
Agent here!

Stokesley CrescentHouse Prices / North East, Stockton-on-Tees

Last updated May 2026

Key Street Insights

Stokesley Crescent is a residential street with 154 addresses.

It ranks as the 949th largest and 604th most expensive of the 961 streets in the TS23 area. The dominant property type is a early-century house built between 1912 and 1935.

The street contains a total of 154 properties: 154 houses.

154

Properties

Houses

Unlock Real Time Insights Into Current House Prices

Can I improve my house price estimate?

Key Street Insights

Stokesley Crescent is a residential street with 154 addresses.

It ranks as the 949th largest and 604th most expensive of the 961 streets in the TS23 area. The dominant property type is a early-century house built between 1912 and 1935.

The street contains a total of 154 properties: 154 houses.

154

Properties

Houses

Unlock Real Time Insights Into Current House Prices

Can I improve my house price estimate?

Our partners and
data sources

Get a Fast Offer

for your property

House Priceson Stokesley Crescent

Sale prices range from £117,286 for 2 bedroom freehold houses with a garden (592 ft²) to £209,587 for 4 bedroom freehold houses with a garden (1,356 ft²) .

Monthly rental prices range from £702 pcm for 2 bed houses to £935 pcm for 4 bed houses.

The gross rental yield is between 5.1% and 7.9%.

The average value per square foot is £150.

Average Sale Value

£145,490

Average Rental Value

£823 pcm

Average Rental Yield

6.8% /year

Average Value Per Sqft

£150 /ft²

Does Bricks&Logic have regional information?

Prices last updated 1st May 2026

Sales Market Trendson Stokesley Crescent

The last sale on Stokesley Crescent sold for £160,000 on 5th December 2025. Since then prices are up an average of 0.4%.

The current average value in the street is £145,490.
The Stokesley Crescent Sales Market has increased by 33.0% over the last 10 years.

Show table

Show chart

Period	Year on Year	Average Price
April 2026	2.7%	£145,490
April 2025	6.6%	£141,645
April 2024	1.9%	£132,843
April 2023	-0.1%	£130,346
April 2022	7.7%	£130,415
April 2021	6.1%	£121,045
April 2020	3.6%	£114,084
April 2019	3.4%	£110,138
April 2018	-0.9%	£106,541
April 2017	-1.7%	£107,560
April 2016	6%	£109,390
April 2015	3.3%	£103,201
April 2014	5.1%	£99,911
April 2013	-2.9%	£95,079
April 2012	0.1%	£97,918
April 2011	-6.2%	£97,823
April 2010	3.6%	£104,256
April 2009	-7.8%	£100,603
April 2008	-3.9%	£109,157
April 2007	0%	£113,563

Rental Market Trendson Stokesley Crescent

The current average rental value in the street is £823.
The Stokesley Crescent Rental Market has increased by 45.1% over the last 10 years.

Show table

Show chart

Period	Year on Year	Average Price
April 2026	4.2%	£823pcm
April 2025	5.3%	£789pcm
April 2024	5.1%	£750pcm
April 2023	11.3%	£713pcm
April 2022	7.8%	£641pcm
April 2021	4.7%	£595pcm
April 2020	-0.2%	£568pcm
April 2019	0.6%	£569pcm
April 2018	-1%	£566pcm
April 2017	0.8%	£572pcm
April 2016	0.4%	£567pcm
April 2015	2%	£565pcm
April 2014	-1.2%	£554pcm
April 2013	2.4%	£560pcm
April 2012	0.5%	£547pcm
April 2011	0.9%	£545pcm
April 2010	1.2%	£540pcm
April 2009	-1.1%	£534pcm
April 2008	1.3%	£539pcm
April 2007	0%	£532pcm

Explore Propertieson Stokesley Crescent, Billingham, TS23

Sales History
on Stokesley Crescent, Billingham, TS23

The last sale was on 5th December 2025 for £160,000 and since then the market in the area has increased by 0.4%. The street has had a total of 162 sales since 1995.

Stokesley Crescent, Billingham, TS23 has seen 13 sales in the last three years and 5 sales in the last twelve months.

Sold Dec 2025£160,000 | 3 Bed HouseStokesley Crescent

Sold Oct 2025£221,000 | 4 Bed HouseStokesley Crescent

Sold Sep 2025£152,500 | 4 Bed HouseStokesley Crescent

Sold Aug 2025£126,000 | 3 Bed HouseStokesley Crescent

Sold Jul 2025£152,500 | 3 Bed HouseStokesley Crescent

Sold Jan 2025£150,000 | 4 Bed HouseStokesley Crescent

Sold Nov 2024£163,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2024£134,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2024£125,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2023£155,000 | 4 Bed HouseStokesley Crescent

Sold Mar 2023£186,000 | 4 Bed HouseStokesley Crescent

Sold Feb 2023£130,000 | 3 Bed HouseStokesley Crescent

Sold Feb 2023£145,000 | 3 Bed HouseStokesley Crescent

Sold Dec 2022£130,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2022£149,510 | 3 Bed HouseStokesley Crescent

Sold Jul 2022£156,000 | 3 Bed HouseStokesley Crescent

Sold May 2022£94,000 | 3 Bed HouseStokesley Crescent

Sold Jan 2022£115,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2021£90,000 | 3 Bed HouseStokesley Crescent

Sold Jul 2021£90,000 | 3 Bed HouseStokesley Crescent

Sold Apr 2021£125,000 | 4 Bed HouseStokesley Crescent

Sold Feb 2021£115,000 | 3 Bed HouseStokesley Crescent

Sold Oct 2020£95,000 | 3 Bed HouseStokesley Crescent

Sold Mar 2020£149,000 | 4 Bed HouseStokesley Crescent

Sold Dec 2019£115,000 | 4 Bed HouseStokesley Crescent

Sold Sep 2019£95,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2019£115,950 | 3 Bed HouseStokesley Crescent

Sold Jul 2019£137,500 | 4 Bed HouseStokesley Crescent

Sold Jul 2019£110,000 | 3 Bed HouseStokesley Crescent

Sold Jun 2019£115,000 | 3 Bed HouseStokesley Crescent

Sold May 2019£135,000 | 4 Bed HouseStokesley Crescent

Sold Mar 2019£115,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2018£155,000 | 4 Bed HouseStokesley Crescent

Sold Oct 2018£115,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2018£80,000 | 4 Bed HouseStokesley Crescent

Sold Aug 2018£79,000 | 3 Bed HouseStokesley Crescent

Sold Mar 2018£122,000 | 4 Bed HouseStokesley Crescent

Sold Mar 2018£90,000 | 3 Bed HouseStokesley Crescent

Sold Jan 2018£81,500 | 3 Bed HouseStokesley Crescent

Sold Oct 2017£110,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2017£32,000 | 2 Bed HouseStokesley Crescent

Sold Feb 2017£80,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2016£129,950 | 3 Bed HouseStokesley Crescent

Sold Aug 2016£77,500 | 3 Bed HouseStokesley Crescent

Sold Aug 2016£118,500 | 3 Bed HouseStokesley Crescent

Sold Jul 2016£108,000 | 3 Bed HouseStokesley Crescent

Sold Apr 2016£88,500 | 3 Bed HouseStokesley Crescent

Sold Mar 2016£96,000 | 3 Bed HouseStokesley Crescent

Sold Mar 2016£108,000 | 3 Bed HouseStokesley Crescent

Sold Jan 2016£110,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2015£145,000 | 4 Bed HouseStokesley Crescent

Sold Jul 2015£101,000 | 3 Bed HouseStokesley Crescent

Sold Jun 2015£92,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2012£136,000 | 4 Bed HouseStokesley Crescent

Sold Dec 2011£138,000 | 4 Bed HouseStokesley Crescent

Sold Aug 2011£96,000 | 3 Bed HouseStokesley Crescent

Sold Jan 2010£112,000 | 3 Bed HouseStokesley Crescent

Sold Dec 2009£110,000 | 3 Bed HouseStokesley Crescent

Sold Dec 2009£82,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2009£85,500 | 3 Bed HouseStokesley Crescent

Sold Jun 2009£110,000 | 3 Bed HouseStokesley Crescent

Sold May 2009£73,000 | 3 Bed HouseStokesley Crescent

Sold Dec 2008£117,500 | 3 Bed HouseStokesley Crescent

Sold Dec 2008£112,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2008£107,000 | 3 Bed HouseStokesley Crescent

Sold Apr 2008£115,000 | 3 Bed HouseStokesley Crescent

Sold Feb 2008£94,000 | 3 Bed HouseStokesley Crescent

Sold Jan 2008£100,000 | 4 Bed HouseStokesley Crescent

Sold Nov 2007£92,000 | 3 Bed HouseStokesley Crescent

Sold Oct 2007£60,710 | 4 Bed HouseStokesley Crescent

Sold Sep 2007£112,000 | 3 Bed HouseStokesley Crescent

Sold Jun 2007£124,950 | 3 Bed HouseStokesley Crescent

Sold Mar 2007£126,500 | 4 Bed HouseStokesley Crescent

Sold Dec 2006£115,000 | 3 Bed HouseStokesley Crescent

Sold Dec 2006£150,000 | 4 Bed HouseStokesley Crescent

Sold Oct 2006£105,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2006£103,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2006£134,000 | 3 Bed HouseStokesley Crescent

Sold Mar 2006£127,150 | 3 Bed HouseStokesley Crescent

Sold Feb 2006£105,000 | 3 Bed HouseStokesley Crescent

Sold Dec 2005£112,500 | 3 Bed HouseStokesley Crescent

Sold Nov 2005£120,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2005£72,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2005£98,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2005£92,000 | 3 Bed HouseStokesley Crescent

Sold Sep 2005£86,250 | 3 Bed HouseStokesley Crescent

Sold Aug 2005£82,500 | 4 Bed HouseStokesley Crescent

Sold Jun 2005£92,500 | 3 Bed HouseStokesley Crescent

Sold Jul 2004£92,500 | 3 Bed HouseStokesley Crescent

Sold Apr 2004£97,500 | 3 Bed HouseStokesley Crescent

Sold Apr 2004£83,500 | 3 Bed HouseStokesley Crescent

Sold Dec 2003£89,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2003£89,950 | 3 Bed HouseStokesley Crescent

Sold Aug 2003£74,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2003£85,000 | 4 Bed HouseStokesley Crescent

Sold Jul 2003£84,950 | 4 Bed HouseStokesley Crescent

Sold Apr 2003£56,500 | 3 Bed HouseStokesley Crescent

Sold Jan 2003£28,500 | 3 Bed HouseStokesley Crescent

Sold Jan 2003£67,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2002£42,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2002£48,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2002£57,995 | 4 Bed HouseStokesley Crescent

Sold Sep 2002£45,500 | 3 Bed HouseStokesley Crescent

Sold Aug 2002£42,000 | 3 Bed HouseStokesley Crescent

Sold Aug 2002£60,000 | 3 Bed HouseStokesley Crescent

Sold Jun 2002£42,950 | 3 Bed HouseStokesley Crescent

Sold Jun 2002£53,000 | 3 Bed HouseStokesley Crescent

Sold May 2002£52,500 | 3 Bed HouseStokesley Crescent

Sold Mar 2002£48,500 | 3 Bed HouseStokesley Crescent

Sold Jan 2002£43,000 | 3 Bed HouseStokesley Crescent

Sold Nov 2001£36,500 | 3 Bed HouseStokesley Crescent

Sold Nov 2001£44,000 | 3 Bed HouseStokesley Crescent

Sold Oct 2001£26,950 | 3 Bed HouseStokesley Crescent

Sold Jul 2001£40,950 | 3 Bed HouseStokesley Crescent

Sold Jul 2001£28,000 | 4 Bed HouseStokesley Crescent

Sold Jun 2001£47,500 | 3 Bed HouseStokesley Crescent

Sold Apr 2001£45,000 | 3 Bed HouseStokesley Crescent

Sold Apr 2001£48,000 | 3 Bed HouseStokesley Crescent

Sold Mar 2001£30,000 | 3 Bed HouseStokesley Crescent

Sold Feb 2001£28,500 | 3 Bed HouseStokesley Crescent

Sold Jul 2000£34,000 | 3 Bed HouseStokesley Crescent

Sold Jun 2000£33,000 | 3 Bed HouseStokesley Crescent

Sold May 2000£32,000 | 3 Bed HouseStokesley Crescent

Sold Apr 2000£40,000 | 4 Bed HouseStokesley Crescent

Sold Apr 2000£37,000 | 3 Bed HouseStokesley Crescent

Sold Apr 2000£35,950 | 3 Bed HouseStokesley Crescent

Sold Feb 2000£34,950 | 3 Bed HouseStokesley Crescent

Sold Nov 1999£32,000 | 2 Bed HouseStokesley Crescent

Sold Oct 1999£30,000 | 4 Bed HouseStokesley Crescent

Sold Oct 1999£41,000 | 3 Bed HouseStokesley Crescent

Sold Sep 1999£34,000 | 3 Bed HouseStokesley Crescent

Sold Sep 1999£47,400 | 3 Bed HouseStokesley Crescent

Sold Jul 1999£30,000 | 4 Bed HouseStokesley Crescent

Sold Jul 1999£24,950 | 4 Bed HouseStokesley Crescent

Sold May 1999£42,000 | 3 Bed HouseStokesley Crescent

Sold Apr 1999£27,500 | 3 Bed HouseStokesley Crescent

Sold Sep 1998£25,950 | 3 Bed HouseStokesley Crescent

Sold Jul 1998£31,000 | 3 Bed HouseStokesley Crescent

Sold Jul 1998£39,000 | 4 Bed HouseStokesley Crescent

Sold Jun 1998£41,500 | 4 Bed HouseStokesley Crescent

Sold May 1998£30,000 | 3 Bed HouseStokesley Crescent

Sold Apr 1998£47,500 | 3 Bed HouseStokesley Crescent

Sold Mar 1998£32,000 | 3 Bed HouseStokesley Crescent

Sold Dec 1997£35,000 | 3 Bed HouseStokesley Crescent

Sold Dec 1997£40,000 | 3 Bed HouseStokesley Crescent

Sold Sep 1997£28,950 | 3 Bed HouseStokesley Crescent

Sold Sep 1997£27,950 | 3 Bed HouseStokesley Crescent

Sold Jun 1997£26,950 | 3 Bed HouseStokesley Crescent

Sold May 1997£38,000 | 3 Bed HouseStokesley Crescent

Sold May 1997£26,000 | 3 Bed HouseStokesley Crescent

Sold Apr 1997£27,000 | 4 Bed HouseStokesley Crescent

Sold Apr 1997£26,950 | 3 Bed HouseStokesley Crescent

Sold Mar 1997£37,000 | 4 Bed HouseStokesley Crescent

Sold Mar 1997£25,000 | 3 Bed HouseStokesley Crescent

Sold Sep 1996£23,000 | 3 Bed HouseStokesley Crescent

Sold Jul 1996£44,950 | 3 Bed HouseStokesley Crescent

Sold Feb 1996£37,950 | 3 Bed HouseStokesley Crescent

Sold Feb 1996£37,500 | 4 Bed HouseStokesley Crescent

Sold Jan 1996£35,000 | 3 Bed HouseStokesley Crescent

Sold Nov 1995£39,000 | 3 Bed HouseStokesley Crescent

Sold May 1995£43,500 | 3 Bed HouseStokesley Crescent

Sold Feb 1995£40,000 | 3 Bed HouseStokesley Crescent

Top 3 Most Expensive Saleson Stokesley Crescent, Billingham, TS23

Latest from Bricks&Logic

View all blog articles

...

May 2026 market update from Bricks&Logic

MAY-26

How Many Landlords Earn Over £50,000 Per Year?

FEB-26

How many houses in the UK are worth over £2m?

JAN-26

Leasehold vs Freehold: what are the differences?

DEC-25

EPC rating meaning and how to improve EPC ratings

DEC-25

Property portfolio: how to build a property portfolio

NOV-25

...

Nearby Streetsto Stokesley Crescent, Billingham, TS23

Stokesley Crescent, Billingham, TS23 is the 949th largest and the 604th most expensive street in the TS23 area.

48 mSwaledale Crescent, Billingham, TS2362 Addresses
166 mTeesdale Avenue, Billingham, TS23123 Addresses
203 mCentral Avenue, Billingham, TS23148 Addresses
221 mLunedale Road, Billingham, TS2397 Addresses
251 mWharfdale Avenue, Billingham, TS2354 Addresses
259 mKildale Road, Billingham, TS238 Addresses

Postcodeson Stokesley Crescent, Billingham, TS23

There are 6 postcodes on Stokesley Crescent, Billingham, TS23.

Property Typesin Stokesley Crescent

32 mid-century houses built between 1936 and 1979
7 houses of an unknown age
49 early-century houses built between 1912 and 1935
66 other addresses of unknown type

mid-century house (32)
house (7)
early-century house (49)
Unknown (66)

Energy Efficiencyof properties on Stokesley Crescent

Energy Performance Certificate (EPC) surveys conducted for 81 properties.
The dominant rating is D.

A (0)
E (6)
B (3)
F (1)
C (24)
G (0)
D (47)
No EPC (73)

Schools Nearbyto Stokesley Crescent, Billingham, TS23

The nearest primary school to Stokesley Crescent, Billingham, TS23 is Pentland Primary School which is 509 metres away.

509
m
Pentland Primary School
615
m
Billingham South Community Primary School
629
m
St John the Evangelist Catholic Primary School

The nearest secondary school is St Michael's Catholic Academy which is 2.1 kilometres away.

2.1
km
St Michael's Catholic Academy
2.2
km
Northfield School and Sports College
2.8
km
North Shore Academy

Schools and house prices

Source: Ofsted 2026

Public Transport Nearbyto Stokesley Crescent, Billingham, TS23

The closest station to Stokesley Crescent, Billingham, TS23 is Billingham station which is 1.2 kilometres away.

1.2
km
Billingham
3.7
km
Stockton
4.5
km
Middlesbrough

Available Internet Speedsfor Stokesley Crescent, Billingham, TS23

According to recent data from Ofcom, ultrafast broadband is available in this area.

Ultrafast

20 mbps

Max upload

350 mbps

Max download

According to recent data from Ofcom, Ultrafast broadband is available in the area.

Max Upload

20 mbps

Max Download

350 mbps

Source: Ofcom (May 2026)

Risk of Floodingfor Stokesley Crescent, Billingham, TS23

According to data from the Environment Agency, the flood risk in this area is considered to be very low.

Very low floodriskin this area

Local Flood RiskVery low

Source: Environment Agency (2024)

Home Ownership Nearbyaround Stokesley Crescent, Billingham, TS23

The recent census recorded whether a resident owned or rented their home.

In the area around Stokesley Crescent, Billingham, TS23, 38.4% of property is privately owned with a mortgage and 30.8% is privately owned outright.

The graph below shows how this compares to North East and the rest of England & Wales.

This area

North East

England & Wales

Owned (Outright)

Owned (Mortgage)

Shared ownership

Rented (Social)

Rented (Private)

Source: ONS Census (2021)

Education Levels in the Areaaround Stokesley Crescent, Billingham, TS23

The recent census recorded the highest level of education achieved by residents in the local area.

In the area around Stokesley Crescent, Billingham, TS23, 22.0% of residents are recorded as possessing school level qualifications and 21.2% as possessing degree level qualifications.

The graph below shows how this compares to North East and the rest of England & Wales.

This area

North East

England & Wales

School Students

Students 16+

Degree educated

Other

Source: ONS Census (2021)

Average Age of Residentsaround Stokesley Crescent, Billingham, TS23

Average age

The most recent census in 2021 recorded the age of all UK residents.

In the area around Stokesley Crescent, Billingham, TS23, the average age was 42.6 and the most common age was 57.

Within this area

Within North East

England & Wales

Age distribution

The graph below shows how this compares to North East and the rest of England & Wales

Source: ONS Census (2021)

Number of Second Homesaround Stokesley Crescent, Billingham, TS23

The recent census recorded whether a property was a primary or secondary home for the resident.

In the area around Stokesley Crescent, Billingham, TS23, 0.0% of property was a second home.

Comparison figures for North East and the rest of England & Wales are listed below.

0.0%

Within this area

0.7%

Within North East

0.8%

England & Wales

Source: ONS Census (2021)

Average Cars per Homearound Stokesley Crescent, Billingham, TS23

The recent census recorded the number of cars registered in each household.

In the area around Stokesley Crescent, Billingham, TS23, there are an average of 1.5 cars per household.

See below for how this compares to North East and the rest of England & Wales.

1.5

Within this area

1.1

Within North East

1.2

England & Wales

Source: ONS Census (2021)

Stay up to date

Careers

Please read our Terms and Privacy Policy.

We also use Cookies.

Version 1.40.17

Bricks&Logic is a trading name of Urban Markets Ltd

Company No. 11113204

VAT No. GB 287 0845 68

Registered Address: 2 Leman St, London E1 8FA

Estate Agents active nearby!

Stokesley CrescentHouse Prices / North East, Stockton-on-Tees

Key Street Insights

Key Street Insights

Our partners anddata sources

Our partners anddata sources

House Priceson Stokesley Crescent

Sales Market Trendson Stokesley Crescent

Rental Market Trendson Stokesley Crescent

Explore Propertieson Stokesley Crescent, Billingham, TS23

Sales Historyon Stokesley Crescent, Billingham, TS23

Top 3 Most Expensive Saleson Stokesley Crescent, Billingham, TS23

Latest from Bricks&Logic

Nearby Streetsto Stokesley Crescent, Billingham, TS23

Postcodeson Stokesley Crescent, Billingham, TS23

Property Typesin Stokesley Crescent

Energy Efficiencyof properties on Stokesley Crescent

Schools Nearbyto Stokesley Crescent, Billingham, TS23

Public Transport Nearbyto Stokesley Crescent, Billingham, TS23

Available Internet Speedsfor Stokesley Crescent, Billingham, TS23

Risk of Floodingfor Stokesley Crescent, Billingham, TS23

Home Ownership Nearbyaround Stokesley Crescent, Billingham, TS23

Education Levels in the Areaaround Stokesley Crescent, Billingham, TS23

Average Age of Residentsaround Stokesley Crescent, Billingham, TS23

Average age

Age distribution

Number of Second Homesaround Stokesley Crescent, Billingham, TS23

Average Cars per Homearound Stokesley Crescent, Billingham, TS23

Stay up to date

Stay up to date

Follow us

Available Internet Speedsfor Stokesley Crescent, Billingham, TS23

Risk of Floodingfor Stokesley Crescent, Billingham, TS23

Home Ownership Nearbyaround Stokesley Crescent, Billingham, TS23

Education Levels in the Areaaround Stokesley Crescent, Billingham, TS23

Average Age of Residentsaround Stokesley Crescent, Billingham, TS23

Average age

Age distribution

Number of Second Homesaround Stokesley Crescent, Billingham, TS23

Average Cars per Homearound Stokesley Crescent, Billingham, TS23

Our partners and
data sources

Our partners and
data sources

Sales History
on Stokesley Crescent, Billingham, TS23