In the first six months of 2014 we have made further progress in the execution of our high street strategy. After realising key objectives at the end of 2013, the strategy was updated with focus on growth in premium cities, and Annelou De Groot started as country manager Netherlands on 1 January 2014. Furthermore, we successfully finalised the sale of the Spanish shopping centres/galleries and a retail park, and disposed of € 54 million in non-core property in the Netherlands, Belgium and France, around book value. The favourable value developments in the category premium cities, acquisitions, and the divestments pushed the share of premium city high street shops up to 55%. General market developments show that retailers are still struggling with poor consumer confidence and low spending. While the situation appears to be improving somewhat over the past few months, we remain cautious about any lasting economic recovery. Polarisation between popular and less popular retail locations is increasing. Our customers, retailers, remain cautious and only choose the best locations, where they can reach and serve their customers best. This is also reflected in our results. Premium city high street shops are showing strong results on key parameters like occupancy rate, value movements and rent growth. The result improved from € 0.7 million negative 30 June 2013 to € 9.4 million positive 30 June 2014. This strengthens our confidence to continue executing our strategy in the same way. Since we have successfully concluded the majority of the divestments we envisaged, we will be focussing on targeted acquisitions in the near future. At the publication of our annual results for 2013, we expressed our expectation for the direct result for 2014, in line with the strategy aimed at more stable and more predictable results. We maintain our estimate of a direct result for 2014 of between € 2.10 and € 2.30 per share. We add to that the expectation that we will distribute a dividend of at least € 1.90 per share for the full year 2014.