Mr. Derek Quinlan:

Well, most of the commercial property that we had bought was actually bought in the middle '90s. So as I say, I gave you the example of George's Dock 2, which we paid €24 million for in November 1996. Nobody would have believed that that was only going to be worth €15 million. I had the same tenants in there in 2010. That's what happened and we are unique in Ireland, unfortunately, the drop in prices here is, you know ... was unprecedented anywhere else that I am aware of in Europe.