Mr. Frank Daly:

We have commissioned research, together with the Irish banking and payments association, from the ESRI, which will be independent research. We're funding it but it is very, very clear that the ESRI has independence in terms of its analysis and its conclusions. Some of that has been presented already and I referenced in my statement, and there are two or three other reports due to come in the next couple of months. All of those I think will feed into a situation where you will have a much greater understanding of the housing market in particular, the demographics, the growth areas, the demand areas and supply issues.