Mr. Sean Mulryan:

Everybody wanted trophy sites and there was a lot of madness in the system and when I used to compare what you could buy in London, in London docklands to Dublin docklands, it was five times cheaper per site to buy in London at the same time and London was equally as strong a market. There was no VAT on housing there so it just ... when you start to make direct comparisons, you could see that-----