Good afternoon to all of you. Let's hope we can soon go on holiday. Let me start with a presentation that was sent to you, it was also published on our website, starting from page two, with satisfaction that we disclose the main KPIs as being very positive. Net Rental Income Freehold on a like-for-like basis are up 4.1%. EBITDA is following more or less the same trend, up 3.4%. FFO strong growth versus H1 2025, landing at EUR 21.1 million. Another very important piece of information, as far as we are concerned, is the group net profit standing at EUR 20.6 million, which is roughly double of what we had in the first half of 2025. Of course, all that is indeed supported by operating performance. Very interesting operating performance. You find it page three of the presentation. Tenant sales are up 4.6%. We also introduced, because we have the National Council of Shopping Malls in Italy, released data on the 30th of July, we are also adding their data. The CNCC released 2.2%, whilst we were up 4.6%, we are much higher than the national benchmark. Let me tell you that the CNCC Observatory is recording 330 shopping malls versus the 13,000 that are invoiced for, it is focusing on shopping malls, we definitely outperformed the benchmark. Same applies to the footfall. CNCC disclosed 1.3 as a system average. IGD was up 4.3%. We are definitely higher than the domestic benchmark. Also hypermarkets. We still have eight hypermarkets after the disposal we made with the Juice and Food Fund. IGD's hypermarkets are up 1.3%. Nothing happens by chance. Tenant sales are going well, footfalls are going well, it is easier also to perform a leasing activity. It is still going on, our occupancy is going up. The closer we get to the destination, let's say, the more difficult it is to have major steps forward. What I would like to stress is the occupancy level that is still constantly growing. The work we are doing is starting to give benefits and results. We started in 2024 with less years of WAULT, with Weighted Average Lease to Break, we are now at 2.13 years. The goal is to reach three years, even in this case, our performance is again growing and improving. The upside we got from Italy is 0.9%, it is definitely an improvement in our rents, both for renewals with the same tenants, also in case of new contracts. Over this first half, the renewals and turnover of the period represented is 5.8% of the Freehold malls' total rent, we are renewing practically with 6.8%. We are renewing the same amount of contracts we had in 2025. Let's now move to page five in the presentation. I would like to show you with some of these pictures, show you not only for the brands we included, but for what those brands represent overall. We have anchor tenants who are growing in importance, who can attract customers and visitors. Today, for instance, restaurants and catering is doing really well, KFC. Normal. Normal is a store that really generates a huge traffic in the shopping malls. IKEA has a new strategy, it is focusing on stores where they don't have a warehouse. They have these points of sales where customers can order online. UPIM, the OVS Group, is working really well. This brand's name seemed to be disappearing at first, but on the other hand, it's in the reverse trend, and they are providing very good results. Very important is in food and beverage. We have to diversify our offering vis-à-vis competitors. We're working a lot on entertainment. We have two, one in Ferrara and one in Catania, with areas that are sizable, 1,000, 1,500 sq m, and they definitely attract visitors, especially younger visitors who can stop longer at the shopping mall and therefore increase consumption, therefore live and experience the shopping mall. We move on to page six. Here we wanted to show you our strategic assets that are at the very core of our business plan. We are really working hard on reconfiguring and repositioning, restyling, remodeling our shopping malls, both from the architectural viewpoint, so as I said, remodeling and restyling, and also sales remodeling. Of course, we are constantly working on our merchandising mix to streamline it and improve it. We are optimizing space. Some of it is devoted to entertainment, so we have to build ad hoc areas. Also we have to be very prompt in reacting when it comes to catchment areas with the right marketing strategies and also on the digital side. I'll tell you more about it in a minute. See what all of these actions are generating result-wise. Occupancy is going up, WAULT is going up, rent is going up, and the overall asset value is also going up. I'll tell you more about them in a minute. Generally speaking, I find that our strategy is very consistent between what we do. We do the talking, but also we provide results that are rewarding for us, but also are rewarding for all those who are involved with us. We do things. We measure with clear KPI. I think it's very interesting for the as well. The example for what we mean by this. We move on to page eight to see them. We invested, and it's nearly finished, the Centro Leonardo in Imola. It's a shopping mall. It's very central, very much connected with the urban system. We've completely refurbished the food court and we've finished the façade as well. You see the entry. We just started working on it and footfalls went up 5%-7%. Definitely we are even outperforming our expectations. Tiburtino in Rome, we worked on the sales area. We captured quite a few anchor tenants. We are going to invest in the second half of the year. The first half of 2027, we will invest more on the façade of that shopping mall. Tiburtino, for us, it's a very important asset with a meaningful value for us. Let's say we, of course, have to face competition, but the results really show us that our hard work managed to protect our asset. I told my teams, "Let's now invest. Let's now start, and we will invest on the Centro Tiburtino Roma." Centro Sarca in Milan is doing really well. There's a notorious multiplex cinema, and it's doing really well. We built an area that can enhance the traffic going from the shopping mall to the cinema multiplex. It's very much family-oriented. There's a very strong catchment area, Viale Sarca, Sesto San Giovanni. We also saw with a survey through our apps to get answers from the visitors. It's very much appreciated by families, and we are investing in entertainment for families, for kids. We want an easier access between the multiplex cinema and the shopping mall that will indeed also attract people to the food and beverage areas. Page 11, this is the major effort we are doing on the digital side. Going forward, I think this is going to be key to attract customers, especially young customers, but not only the younger generations, because we are also attracting people who are not just necessarily young people but also of an older age than the young people. You can have a loyalty card. It's highly customized. You can have ad hoc discounts, or you can have freebies. You can get products for free. This is to really attract consumers so that they can fill in the app forms to have exclusive benefits. Over the last six months, we increased the profiling in our CRM. The profiling went up 40%, so we have 40% more clients that were profiled, but also we have 40% more clients who in turn can give us their feedback, can give suggestions on how to manage the shopping mall at best for them. It's very useful for me to hear from a client, "I would like to have more entertainment rather than a restaurant," for instance. We never forget also that we have sustainability targets to comply with, ESG targets. We are really speeding up the implementation of renewable energy systems and plans. We are completing our actions of photovoltaic plants for two megawatts in two shopping malls. We do not directly invest in renewable energy, but we have reached agreements with very important partners such as Edison, who invest in renewables, and we use energy at lower prices than the purchase prices from the grid directly. This really provides a benefit to our tenants who get renewable energy at a lower price than the grid energy. Please remember that a long time ago, when it was not the usual thing to do in 2027, we've covered 70% of our energy needs at fixed price. Even the fluctuations we read in the papers every day, we've really managed to basically mitigate them sizably. Renewable energy means environment and also means having a benefit from a financial perspective. Social, we've focused a lot on the training of our teams. Also in the wake of the results we have achieved over the last couple of years after I was appointed, we really wanted to reward our personnel, our workforce. We have a special in-house welfare, or at least so we are told, it's a very ambitious welfare system, and we've increased it by 14% to really motivate our personnel and reward them, reward our teams, our workforce. We work a lot on our governance as well. The so-called Legality Rating, we have the fifth renewal with the maximum score, we are also working hard on cybersecurity at governance level because we are make our full staff aware of the fact that cybersecurity is a theme they have to be aware of, because, of course, it might be dangerous otherwise for people unless they are fully informed. Page 13, as you could see, we are really delivering on our promises, up until today, we've disposed of eight buildings out of 15, eight assets out of 15. We also have some negotiations that are still underway. What we are writing on this slide is that by year-end, by the end of 2026, we foresee the further disposal of approximately EUR 15 million. This is fully in line with what we have said about the disposal we have in the pipeline for Romania. EUR 21.8 million in 2025, EUR 10.7 million in 2026, we expect another EUR 15 million of disposals by the end of 2026. Let's now talk about Italy. We're now on page 14 of the presentation. Here again, as I always say every time I speak in public, retail is back, for two years now in a row, it's back to being an asset class that is very appealing for investors, and the reason is very clear. You see it today. The fundamentals of retail are absolutely sound. These are the other asset classes that are starting to somehow encounter some difficulties because of pricing, because of tenant quality or other factors. It's back to being the first asset class by investment volumes. We are talking about EUR 2.2 billion that led to transactions in the first half, that is a very important factor because we also attached a survey led by Confimprese that there's a new retail openings, about 6,000 of them over the year, driven by food and beverage and fashion, with a +5.2% in shopping centers. That means that in addition to being extremely resilient and sound, we are supported by tenants that are somehow enhancing the value of our shopping malls, and that is very interesting as a factor. Going back to investment, I think it's worth spending a minute on what is happening, as a matter of fact. The investment market, especially the retail market, is mainly focusing on Southern Europe. Spain really has the lion's share. I also have some data of Spanish shopping malls, the KPIs they have. I mean, Italy is nothing to envy because we have the same KPIs as in Spain. An asset management, Sierra, bought EUR 1.5 billion worth of LSG of the family of the late Roberto Baleni. The heirs decided to dispose of their portfolio. I know that portfolio very well, both in Madrid and Barcelona. It's shopping malls that are practically identical to the Italian shopping malls. If any one of you knows Rome, you go and see RomaEst, it's more or less the same as you would have in Spain. Were generated, created by the Baleni family. EUR 1.5 billion means that in Spain is starting to focus on pricing, too. There's a tension there. Whenever I'm meeting global investors, almost all of them start saying, "After Spain, Italy." I really hope, and I'm confident that in H2, there will be some important deal so that we can get out of the limbo. The limbo where the retail stayed for quite some time, and therefore valuations can come back on focus. The performance, the tenant sales, and footfalls in Italy are exactly the same as the Iberian Peninsula, Spain and Portugal. We are definitely better than France, we are definitely better than Germany, and definitely better than the Scandinavian countries. Today, retail in Italy is going Also, Southern European retail is the one performing at best right now. Going back to IGD, on page 15 now, we have an increase in our core portfolio that went up 0.6%, and I'm going to really stress that, without touching rates. This 0.6% growth in our portfolio is exclusively driven by the performance of our Net Rental Income, that plus 4%. If you tie it in with the DCF model, you of course end up with a write-up with the revaluation. I've seen some higher valuations percentage-wise, but let me say that I'd rather stay with a plus 0.6% buy-in, but I know that I have a portfolio that is at market value, and therefore, I am very happy, very pleased that without touching rates, we still have a write-up of our portfolio that is, of course, helping our P&L indeed, especially the group net profit is affected by it, which is an offspring of this type of performance of this item. Despite the disposals, our portfolio is more or less the same, EUR 1.812 billion, and now it's EUR 1.802 billion. We are on page 16 of our presentation. As we disposed of Romania, we also completed the disposal of all the Livorno residential units, just 115 out of 115. The department, the part that best performed is shopping malls Italy that account for more than 80% of IGD's total portfolio. Our core shopping mall portfolio is the one that generated the highest result, 0.7%, hypermarkets, as they have fixed contracts, long-term contracts, I mean. Of course, there's not a very big space for further upside value-wise. On page 17, our LTV is lower despite the dividend we paid out in May. This is really telling us that what we produce can withstand, or we generate, can withstand the paying out of a dividend, as you can clearly see from the figures. It's interesting that it went up. ICR went from 2x- 0.3x. Slightly lower is the weighted average interest rate. We'll see in the second half of this year what the policy to be applied will be. It will have a minor impact, but let me remind you that we are covered by 70%, also hedged also on the interest rate risk. Fixed rate and hedged bank facilities, there won't be a major impact. Of course, there are diverging opinions, that there might be somehow a minor change. On page 18, you see a very important slide. Despite the change in consolidation scope leading us to a decline in Net Rental Income, of course, if I dispose of assets, I no longer have the income. Generated by those assets. It's down EUR 1.2 million, but the like-for-like delta between Italy and Romania allows me, net of what I dispose of, I am still showing a positive sign, and it's not trivial. It's not banal when you change your consolidation scope and when you sell or dispose of assets. EBITDA-wise, it's the same thing, here we have a master lease that is still alive, ongoing, and it has an impact because of IFRS 16. It's more of an accounting effect more than anything else. It's point something, but it's a rental income that can really offset the changes in consolidation scope. Good news, we've already talked about it during the first Q1 results. Our financial position, financial management is providing the expected results. As we reduced our debt, and the cost of debt was also reduced, that of course generated a benefit with the financial position that, at the end of the day, again, it has a positive sign on the FFO, or positive impact on the FFO generated by the company. On page 21, you see in EBITDA, the EUR 3.7 million of the change in financial management adjusted is improving, therefore lead to EUR 24.1 million. That is to say, the FFO for H1 2026. The group net profit, page 22, is affected by the financial management. It's not affected by the asset write-up, because the slight adjustment, point something, in fair value adjustment, it was offset by the CapEx for the period because we invested. I showed you Imola to set an example. With that small write-up, we really repaid the CapEx for the period, some write-down we had in our portfolio. We are on page 23. It's the same thing as you saw before. Here again, we paid out dividends for EUR 16.6 million, the net financial position went down from EUR 789 to EUR 781. Loan-to-value went up 30 basis points. The weighted average interest rate was also improved. ICR improved, the net debt to EBITDA is still flat at 8x. Let me remind you, I'm sure you're all aware of it, maturity profile. We all have it today. We are in a very comfortable position. The first maturity is in 2030, we are definitely quite comfortable with everything we have ahead of us. As always, we're always very careful. We're always very much looking at market opportunities to have one-offs, or one-off transaction on our debt, they have to be accretive vis-à-vis the current situation. However, having four years ahead of us really makes it a very positive and comfortable position, hence the great focus on our business, also if in one week, over the year, there's market opportunity, we are ready to capture it as we did in November with the EUR 300 million green bond issuance that enabled us to repay the first part of the debt we had started with the banks in February 2025. The debt is basically flat. With banks, we have 62%, market 38%, and 60% is secured, and 40% is unsecured, and therefore with no assets provided as collateral. Then the EPRA capital, or the EPRA NAV indicators are slightly growing. The NTA indicator is up 0.03, it's part of the many growing trends, or growth trends, we have discussed today and disclosed today. Well, we gave you guidance of EUR 45 million for FFO during our business plan presentation in 2025. Today, it was already double-digit versus the previous year. Today, what I can really say with our FFOs, and let me underline it's going to be at least EUR 46 million. Why do I say EUR 46 million? Right now, when there's a lot of volatility around, and where every day there's some concern we have, I'm talking about macroeconomic factors, mainly. Every day we have something to worry about or be concerned. From my side and my company's side, we think it's worth showing, indeed, being conservative, but at the same time Well, you will read it as you think it's best, but I really hope that if it's not November, it's going to be when we do the full year account. I think we can further improve it. Today, what I can disclose, what I can say, looking at all the different factors, I don't want to make promises that I cannot deliver on. We're very close. I did not say EUR 46, but I said at least EUR 46 to say we're going to deliver on that, and then maybe see what happens in the coming months. We reconfirmed a number of Well, our agenda has been very intense. All the road shows we went on during this first half were very interesting, and we met almost all of the market parties or investors, especially those specializing in European real estate, and that really enabled us to get feedback, suggestions, have a dialogue with investors, and really talk about them, about the future of our company going forward. It's now safe. If you go back to April 2024 with a stock rise at EUR 1.4, it's quite different now. The goal today that was still reiterated by the board meeting this morning is that today our priority is to grow our FFO, our net profit, grow our KPIs, and with an LTV of 43%, it's not easy to think of new investments. If we think of asset rotation, something coming from the Romanian disposals, I think that this company, in the medium term, is really willing to grow sizably. Unless you have specific questions, I'm not going to focus on the appendix where you can see our tenants, key tenants, the merchandising mix we have in Romania. We're not going to dwell on that, and I'd like to leave more room for your questions. Thank you very much. Thank you very much. This is the Call Operator. Let's now start the Q&A. If you want to ask a question, press star one on your phone keypad. To be removed from the Q&A queue, press star two Please use your phone handsets to ask the questions. If you want to ask a question, press star one now. First question comes from the line of Arianna Terazzi with Intesa Sanpaolo. Please, madam, go ahead. Good afternoon to all of you. Congratulations for the results achieved. Thank you very much for your presentation. The first question is on the consumption scenario you have from your privileged point of view somehow, and the relationship with tenants and everything, the attitude of consumers, the inflation that may be back-end loaded, but what do you see as possible impact on some, I don't know, product categories or so? Then another question. In current market conditions, do you think it is still reasonable that transaction in Romania can take place at book value? Thank you very much, Arianna. Consumption, the consumption universe. Let me wear the hat of the chairman of CNCC, the National Council of Shopping Malls. Data were released at the end of July. When it comes to consumption, product categories, we have the same benchmark. We at IGD, as the data disclosed by CNCC. Consumer electronics is growing. If you think about it, that is the typical product you buy sitting on your sofa, and you buy it online. The fact that our physical store is 3.4% higher than the national benchmark, it means that consumption is there, and the average ticket is not low when you talk about consumer electronics. Personal care and health, there were booms in 2025, but the trend is still positive consumption-wise, and also positive in the theme of services and fashion apparel. Right now, according to me I am not saying that there is a crisis. I wouldn't bet on a very big growth of the products for the home, so to say, because post-COVID, it did a lot. It sold a lot, and practically people build a second office at home, and that kind of product maybe the purchase of those products is slowing down. I do not yet see a crisis of consumption considering that we have shopping malls who are focusing on families, so the quality of their purchase is focused on maybe essential items, low-cost fashion, food services. Consumption-wise, we are positive as to the trend of consumption. To support my statement, there are 6,000 new retail openings to support that. Technically, of course, their sales do not have an impact on my P&L, but 6,000 new openings mean sellers who see a possible increase in consumption. Your question on Romania, a good question. It is not by chance that looking at the results achieved, of course, we applied some impairments. The idea and the objective is to sell at book value as we have done with our portfolios. Above and beyond the disposals, Romania is worth EUR 77 million. In this half year too, we had a write-up in our core portfolio in Italy and a small write-down on Romania. I say small because at the end of the day, if you leave out an asset that is worth about EUR 40 million, that is Ploiesti, the rest is all assets worth EUR 6 million, EUR 7 million or EUR 8 million. A write-down of EUR 300,000 percentage-wise seems to be a lot, but it is what really makes demand and supply get closer if they have to interact. The EUR 15 million we say to its book value. Thank you. Let me remind you that if you want to ask any question, you may press star and one on your phone. For further questions, press star and one on your phone. Please be reminded that for further questions, you can press star and one on your phone. Mr. Zoia, there are no more questions for the time being in the queue. Thank you very much. Housekeeping info. Let me share this. The team and myself are available for further phone calls you may want to make or to clarify any further doubts or questions you may want to. Above and beyond today's Q&A, we are here available at your disposal to answer further questions. Don't be shy somehow, and do get in touch should you need additional information, in touch with me or my team. We are available to you. Thank you very much and have a great summer. This is the conference call operator. The conference call has come to an end. You may disconnect your phones. Thank you.