Mr. Brian Goggin:

Well, you know, Deputy, with respect, if for an instant I thought that what we were doing was going to end in tears, I wouldn't have done it. It's very easy to be wise, you know, with the benefit of hindsight. The fundamentals driving the expansion of the Irish economy, the growth in housing formation, our demographics, our economic expansion, you know, these were all feeding into real demand, as such. But, you know, looking back with the benefit of hindsight we can now see what has happened.