Mr. Barry O'Leary:

St. Michael's Estate is dangerous territory for me because we have not been involved in it thus far. We have a very good relationship with the European Investment Bank which I would like to maintain. It gives us lots of money at nice fixed rates. It is over 25 years, which tells a tale. It is interested in European investment and wants to give money to Irish entities and other entities in Europe for 25 years. We do not see it raising a flag and indicating it will give that money for 50 years. That tells us something.