Stockland is Australia's largest housing developer, and this division generates about a third of the group's funds-from-operations. Nearly two thirds comes from commercial property, mostly retail, and a small amount comes from a retirement living business. The mix is evolving. Earnings from the residential development division are volatile and we expect them to ease off from a cyclical high. In commercial property the group is trimming retail and adding office and industrial via acquisitions and developments. Stockland-stapled securities comprise one share in the corporation that largely operates developments and one unit in a trust that holds the property portfolio.