Mr. Eugene Sheehy:

It wasn't a business model. It did happen. And most of the uplift in valuation came from the investment side property. So, if you somebody who was a residential developer, but they had a successful let investment property, you would take an uplift value in that and pass it on. But I agree with Mr. Daly, you know, that it would've been a lot better off if the structure ... the industry structure in Ireland around property, had more private equity, you know, and I think that's happening now. It would have been far superior, and it did increase the bank's exposure, the fact that we released funds on the basis of valuations of uplift.