I don't believe in capital gains. I think they're wrong. I think they are a way of incentivising people to use private finance to provide public good. So I don't in any way want my speech to be construed as making a case for increasing or bringing in a capital gain. But we've got to call this what it is, and it's sort of like a lame duck attempt. No one can be very comfortable about the fact that that massive amount of capital increase is going to continue regardless of what happens. You can make it 20 years and it wouldn't make any difference until there is that supply problem sorted out. 