Mr. Joe O'Reilly:

No, I think I'm ... thank you for listening today. I think the only comment I would make is that, look it, there is going to be ... there is a requirement for change and I think this particular Government, and certain aspects that they're looking at, will hopefully help ensure that this doesn't happen going forward. I think there is a big demand for housing going forward, there's a big demand for offices going forward. The level of finance that's going to be required for them is enormous given the ... given where we find our banks today. So, for instance, if you look at, if you take it that I think the report at the moment is that we need about 30,000 houses. If you take it just as a general figure, that's ... that requires ... say the building costs of a typical house is €300,000, that's a requirement of €9 billion. And that's only for the financing, there's mortgages required for that, so even at, you know, an 80% LTV against that, it's just a phenomenal figure. So, again, I think the issues surrounding how we resolve the ... where we find the industry today is not going to be easy to resolve.