Mr. Tom Considine:

I know, but I think you need to break it down a bit more than that. Following the ... Bacon did three reports, and the net effect, I think of ... you know, I'm just talking now from my memory what, what ... the main things that were done was people who bought buy-to-let properties were not allowed to offset the interest against their income and stamp duty was put up for buy-to-lets to 9% at max, I think. Now, the effect of that actually was to create a scarcity of rental properties and rent started rising. At the same time, you had the bursting of the dotcom bubble. And for about three months, house prices actually fell and I'm referencing that to the Permanent TSB house price index, right? They fell both for new houses and for second-hand houses. So, the lesson that people learned from that and I think they over-learned it, including myself, was that ... it was you needed to be extremely careful when you were interfering in the property market; you need to be clear. So-----