, i would like to give you a few details on the logistics of the seminar. to begin with, each session has a different moderator. they have an important role today : to make sure presentations are kept brief and to - the - point, and to stimulate debate. second, we are fortunate to have an impressive turnout of high - level policy makers, leading academics and financial sector representatives from various countries. given the seating constraints, a number have to sit in the second row. at the same time, let me stress that everyone in the second row is just as welcome to participate in the discussion as those seated at the front. finally, please note that we ’ ve invited a couple of our trusted friends from the dutch press to attend this seminar. but, obviously, the chatham house rule applies, starting right after this introduction and the key note speech. so, nothing stands in the way of an open, thought - provoking and stimulating discussion! i sincerely hope that today ’ s seminar will bring our collective understanding of urban housing markets a bit further, and help us tackle the challenges ahead. and let me now turn to our next speaker. we had invited our deputy prime minister, and minister of the interior and kingdom relations, kajsa ollongren. she is responsible for housing policy in the netherlands. unfortunately, and perhaps ironically, she has been called to the hague for a parliamentary debate on the affordability of dutch housing. in her stead, erik - jan van kempen will deliver the opening remarks. erikjan is program director general at the ministry, responsible for implementing the environmental and planning act. moreover, as an inhabitant of amsterdam, he is very familiar with the situation in the capital. he will now enlighten us with his view on these matters. erik - jan, the floor is yours.

gent sejko : albania ’ s banking sector progresses but four key challenges remain address by mr gent sejko, governor of the bank of albania, to the third aab conference on banks for sustainable development, tirana, 14 may 2019. * * * your excellency madame minister1, dear chairman of the albanian association of banks, dear representatives of the banking sector, dear guests, let me first congratulate the albanian association of banks on its 20th anniversary. the association, which came into being as token of emancipation in the banking sector, has become now a genuine platform of communication and coordination within the banking industry, and a key player in the economic and financial life of the country. i would also like to congratulate the organisers for this event, which helps the banking sector, regulators and policymakers alike, to identify the challenges lying ahead and explore the best alternatives for addressing them. dear ladies and gentlemen, the banking system in albania has made considerable progress over the last two decades. to illustrate my point, i would like to bring to your attention some facts and figures. over the span of two decades, the portfolio of bank credit has expanded significantly, leaping from 5 % to 35 % of the country ’ s gdp. similarly, the volume of deposits – in other words, the volume of savings of the albanian public administered by the banking sector – has grown from 45 % to 70 % of the gdp. at the same time, the number of households, whose deposits are guaranteed by the deposit insurance scheme, has increased six fold, to 2. 4 million. in parallel with quantitative indicators, the albanian banking sector has developed, has become more cutting - edge, and has marked significant progress in the range of bank products and payment instruments that it provides. lastly, and equally important to the development indicators, this sector has proven resilient to shocks and – unlike many other experiences in regional countries – it did not need to use public funds. while highlighting, on the one hand, the progress made insofar, i would like to point out that the banking sector development – and of the financial system in general – has not been a linear one : it has constantly faced challenges of different forms and types. these challenges have required prudence as well as active, intelligent and courageous decision - making. i am confident that our combined experience may and will help us in future decisions. therefore, i consider this conference as an excellent opportunity to reflect on certain challenges that we