Mark, thinking back on your last office move, what's one thing you wish someone had told you three years out?

Yeah, great.

Um, I guess from a Melbourne context, well, our la- oh, sorry, our last office move was probably Festival Tower in Adelaide.

Um, I think the thing we would've liked to know there, look, to be perfectly honest, is probably how aggressively rates were go- gonna grow, um [coughs], and how aggressively economic rents were gonna grow, especially in Adelaide.

Adelaide's a very funny market.

It has a...

It's probably the, the story that Annabel talked about in Melbourne with high vacancy but very little vacancy in the premium grade assets.

Um, speaking of reusing what we have, Mark, can you unpack how Westpac weighed staying and refurbishing the existing fit-out versus moving to a brand-new building with all the bells and whistles? Was the embodied carbon piece hard to actually quantify?