 Thank you very much. First of all, I very much agree with Richard Sennett just now, who says that interconnectedness is an important condition to happiness, and if we are isolated from one another, we cannot be happy. But we are all interconnected as human beings, and if we care and feel interconnected, we should be happy. I'm going to show you some of my findings. First of all, measuring happiness, what are we looking at actually? We are not looking at the moods of people. We should be looking at the longer term, more permanent factors in order to gauge the impact of the physical environment, institution and political environment, cultural and social environment, economic factors. These are intrinsic factors, and then there are some intrinsic factors which have to do with the physical, mental and spiritual health of the individual. We have been conducting this happiness survey from Lingnan University since 2005, and the key survey question among other questions is this one, taking everything together on a scale of 0 to 10, 10 being the most happy, how happy are you? And this is the result, and you can see that interestingly, after reaching a 12th in 2007, it started turning up. And to our surprise, in 2008, the survey was done after the breakout of the financial tsunami. The reported happiness index was actually pretty much higher than the year before, and what is the reason behind that? And interestingly, we found that it has to do with the mental qualities of Hong Kong people, and I had tested this happiness formula, which is based on life, love, insight, fortitude and engagement. And love is actually that interconnectedness that I have been referring to. If we are all connected through life, the competency to deal with the complexities of life would be that much higher. So, of course, it should be backed up by sufficient infrastructure, institutions, and interest in life itself. Now, I have some questions to ask for each of these, under each of these areas, and then I summarise or average the scores, and then I got these so-called life scores, our fortitude and engagement. And as it happens, if we do the regression, we found that these life scores are extremely important, carrying very significant statistics, so statistically extremely significant in explaining happiness. Okay, and if we include some of the situational factors like financial stress, gender, marriage status, income, then the explanatory power is slightly enhanced, and it is clear that financial stress is an important undermining factor for happiness. Now, this is based on the survey conducted last year, but we have an online survey that has a much bigger sample, over 8,500 respondents, and you can see that the life scores are extremely, they carry extremely high statistics, but I highlighted those negative factors, and you can see that age, aging, if you have controlled all those life scores, and interestingly you see that happiness declines with age. Okay, typically if we just look at the happiness profile, happiness appears to rise with age, but that is essentially due to, we have found that essentially it's due to higher life scores associated with elderly older people. Okay, so after you have controlled for the life scores, the age itself, because it reduces one's health, and it has a negative effect on happiness. And even more striking is the fact that education has been consistent found to be significantly negative on happiness. It's something that we need to think about how we conduct our education, and then unemployment undermines happiness, and financial pressure is extremely negative on happiness. If we request financial pressure against different factors, then interestingly we find that private housing tenants who have to pay high rent, okay, and rent keeps rising, and they experience the highest financial pressures. And if we look at how the life scores differ from group to group, interestingly we find that the HOS, which is the home ownership scheme, is a kind of low-cost ownership scheme. Okay, but it doesn't allow much room for capital gains. It allows some capital gains, but it doesn't allow that much capital gains. These people self-select themselves and buy these HOS homes, and they are different bunch, different group, okay, because they are relatively contented and they don't want to look for capital gains and so on. And you can see that these people consistently have a higher love score, insight score, 42 engagement, and happiness scores as well. And our conclusion is that personal attitudes toward life summarized in the life formula is most fundamental in determining happiness. Financial pressures undermine happiness significantly, high income beyond a certain point on average does not bring more happiness, so with distribution policies pays in enhancing happiness. Private housing tenants are subject to the greatest financial pressures, public housing tenants appear to be happy, and actual HOS owners are different kind of people with the highest life scores and the highest happiness. Thank you.