The Securities and Exchange Commission has not necessarily reviewed the information in this filing and has not determined if it is accurate and complete.
The reader should not assume that the information is accurate and complete.

UNITED STATES SECURITIES AND EXCHANGE COMMISSION
Washington, D.C. 20549
FORM 13F

FORM 13F INFORMATION TABLE
OMB APPROVAL
OMB Number: 3235-0006
Estimated average burden
hours per response: 23.8
COLUMN 1 COLUMN 2 COLUMN 3 COLUMN 4 COLUMN 5 COLUMN 6 COLUMN 7 COLUMN 8
VALUE SHRS OR SH/ PUT/ INVESTMENT OTHER VOTING AUTHORITY
NAME OF ISSUER TITLE OF CLASS CUSIP (x$1000) PRN AMT PRN CALL DISCRETION MANAGER SOLE SHARED NONE
ABBOTT LABS COM 002824100 24,937 229,519 SH   SOLE   229,519 0 0
ABBVIE INC COM 00287Y109 6,142 40,102 SH   SOLE   40,102 0 0
ALCON AG ORD SHS H01301128 13,219 189,398 SH   SOLE   189,398 0 0
ALEXANDRIA REAL ESTATE EQ COM 015271109 19,498 134,440 SH   SOLE   134,440 0 0
ALPHABET INC CAP STK CL 02079K107 6,068 2,774 SH   SOLE   2,774 0 0
ALPHABET INC CAP STK CL 02079K305 116,019 53,238 SH   SOLE   53,238 0 0
AMAZON COM INC COM 023135106 77,253 727,360 SH   SOLE   727,360 0 0
AMERICAN EXPRESS CO COM 025816109 7,694 55,502 SH   SOLE   55,502 0 0
AMERICAN TOWER CORP NEW COM 03027X100 47,337 185,206 SH   SOLE   185,206 0 0
APPLE INC COM 037833100 148,188 1,083,882 SH   SOLE   1,083,882 0 0
AT&T INC COM 00206R102 40,536 1,933,962 SH   SOLE   1,933,962 0 0
AVALONBAY CMNTYS INC COM 053484101 1,350 6,950 SH   SOLE   6,950 0 0
BK OF AMERICA CORP COM 060505104 61,809 1,985,515 SH   SOLE   1,985,515 0 0
BLACKROCK INC COM 09247X101 40,580 66,630 SH   SOLE   66,630 0 0
BROADCOM INC COM 11135F101 25,941 53,398 SH   SOLE   53,398 0 0
BURLINGTON STORES INC COM 122017106 20,333 149,254 SH   SOLE   149,254 0 0
CATERPILLAR INC COM 149123101 25,089 140,351 SH   SOLE   140,351 0 0
CHEVRON CORP NEW COM 166764100 42,286 292,073 SH   SOLE   292,073 0 0
CISCO SYS INC COM 17275R102 3,926 92,076 SH   SOLE   92,076 0 0
CMS ENERGY CORP COM 125896100 16,339 242,064 SH   SOLE   242,064 0 0
COCA COLA CO COM 191216100 6,370 101,256 SH   SOLE   101,256 0 0
COMCAST CORP NEW CL A 20030N101 26,649 679,116 SH   SOLE   679,116 0 0
CONOCOPHILLIPS COM 20825C104 15,183 169,059 SH   SOLE   169,059 0 0
COSTCO WHSL CORP NEW COM 22160K105 47,745 99,619 SH   SOLE   99,619 0 0
CVS HEALTH CORP COM 126650100 63,406 684,284 SH   SOLE   684,284 0 0
DEUTSCHE BANK A G NAMEN AKT D18190898 5,277 606,024 SH   SOLE   606,024 0 0
DIGITAL RLTY TR INC COM 253868103 1,550 11,938 SH   SOLE   11,938 0 0
DISNEY WALT CO COM 254687106 25,702 272,272 SH   SOLE   272,272 0 0
DOUGLAS EMMETT INC COM 25960P109 659 29,438 SH   SOLE   29,438 0 0
DUKE REALTY CORP COM NEW 264411505 1,271 23,123 SH   SOLE   23,123 0 0
EDWARDS LIFESCIENCES CORP COM 28176E108 18,476 194,297 SH   SOLE   194,297 0 0
ELANCO ANIMAL HEALTH INC COM 28414H103 21,818 1,111,437 SH   SOLE   1,111,437 0 0
EQUINIX INC COM 29444U700 18,148 27,621 SH   SOLE   27,621 0 0
EQUITY LIFESTYLE PPTYS INC COM 29472R108 1,669 23,685 SH   SOLE   23,685 0 0
EVERSOURCE ENERGY COM 30040W108 20,214 239,299 SH   SOLE   239,299 0 0
EXTRA SPACE STORAGE INC COM 30225T102 2,079 12,219 SH   SOLE   12,219 0 0
EXXON MOBIL CORP COM 30231G102 27,629 322,613 SH   SOLE   322,613 0 0
FEDERAL RLTY INVT TR NEW SH BEN INT 313745101 795 8,301 SH   SOLE   8,301 0 0
FERRARI N V COM N3167Y103 6,798 37,076 SH   SOLE   37,076 0 0
FIRST REP BK SAN FRANCISCO COM 33616C100 39,406 273,276 SH   SOLE   273,276 0 0
GALLAGHER ARTHUR J & CO COM 363576109 44,068 270,289 SH   SOLE   270,289 0 0
HEALTHCARE TR AMER INC CL A NEW 42225P501 875 31,342 SH   SOLE   31,342 0 0
HESS CORP COM 42809H107 25,955 245,000 SH   SOLE   245,000 0 0
HONEYWELL INTL INC COM 438516106 56,379 324,369 SH   SOLE   324,369 0 0
INVITATION HOMES INC COM 46187W107 1,252 35,176 SH   SOLE   35,176 0 0
IQVIA HLDGS INC COM 46266C105 40,478 186,542 SH   SOLE   186,542 0 0
JPMORGAN CHASE & CO COM 46625H100 52,622 467,291 SH   SOLE   467,291 0 0
KLA CORP COM NEW 482480100 22,395 70,186 SH   SOLE   70,186 0 0
LILLY ELI & CO COM 532457108 37,429 115,439 SH   SOLE   115,439 0 0
LINDE PLC SHS G5494J103 116,723 405,413 SH   SOLE   405,413 0 0
MARTIN MARIETTA MATLS INC COM 573284106 21,982 73,460 SH   SOLE   73,460 0 0
MARVELL TECHNOLOGY INC COM 573874104 31,195 716,628 SH   SOLE   716,628 0 0
MASTERCARD INCORPORATED CL A 57636Q104 55,849 177,028 SH   SOLE   177,028 0 0
MCDONALDS CORP COM 580135101 43,409 175,832 SH   SOLE   175,832 0 0
MEDTRONIC PLC SHS G5960L103 27,928 311,172 SH   SOLE   311,172 0 0
MERCK & CO INC COM 58933Y105 62,408 684,524 SH   SOLE   684,524 0 0
META PLATFORMS INC CL A 30303M102 15,809 98,039 SH   SOLE   98,039 0 0
MICROSOFT CORP COM 594918104 184,014 716,482 SH   SOLE   716,482 0 0
MONDELEZ INTL INC CL A 609207105 37,482 603,673 SH   SOLE   603,673 0 0
MORGAN STANLEY COM NEW 617446448 30,576 402,003 SH   SOLE   402,003 0 0
NEXTERA ENERGY INC COM 65339F101 37,548 484,741 SH   SOLE   484,741 0 0
NIKE INC CL B 654106103 32,030 313,401 SH   SOLE   313,401 0 0
NVIDIA CORPORATION COM 67066G104 27,590 182,006 SH   SOLE   182,006 0 0
OTIS WORLDWIDE CORP COM 68902V107 36,611 518,053 SH   SOLE   518,053 0 0
PAYPAL HLDGS INC COM 70450Y103 18,418 263,718 SH   SOLE   263,718 0 0
PEPSICO INC COM 713448108 43,106 258,646 SH   SOLE   258,646 0 0
PROCTER AND GAMBLE CO COM 742718109 37,432 260,321 SH   SOLE   260,321 0 0
PROLOGIS INC. COM 74340W103 1,664 14,144 SH   SOLE   14,144 0 0
PRUDENTIAL FINL INC COM 744320102 6,574 68,703 SH   SOLE   68,703 0 0
QIAGEN NV SHS NEW N72482123 46,731 998,926 SH   SOLE   998,926 0 0
REXFORD INDL RLTY INC COM 76169C100 1,743 30,266 SH   SOLE   30,266 0 0
S&P GLOBAL INC COM 78409V104 7,832 23,236 SH   SOLE   23,236 0 0
SALESFORCE INC COM 79466L302 31,183 188,942 SH   SOLE   188,942 0 0
SCHLUMBERGER LTD COM STK 806857108 18,309 512,005 SH   SOLE   512,005 0 0
SCHWAB CHARLES CORP COM 808513105 30,215 478,231 SH   SOLE   478,231 0 0
SHERWIN WILLIAMS CO COM 824348106 7,708 34,425 SH   SOLE   34,425 0 0
SIMON PPTY GROUP INC NEW COM 828806109 555 5,851 SH   SOLE   5,851 0 0
STARBUCKS CORP COM 855244109 5,623 73,603 SH   SOLE   73,603 0 0
STELLANTIS N.V SHS N82405106 76,427 6,193,939 SH   SOLE   6,193,939 0 0
SUN CMNTYS INC COM 866674104 1,358 8,519 SH   SOLE   8,519 0 0
SYSCO CORP COM 871829107 27,736 327,422 SH   SOLE   327,422 0 0
TERRENO RLTY CORP COM 88146M101 1,248 22,393 SH   SOLE   22,393 0 0
TESLA INC COM 88160R101 29,727 44,144 SH   SOLE   44,144 0 0
THERMO FISHER SCIENTIFIC I COM 883556102 45,251 83,293 SH   SOLE   83,293 0 0
T-MOBILE US INC COM 872590104 35,114 260,991 SH   SOLE   260,991 0 0
TRANE TECHNOLOGIES PLC SHS G8994E103 17,541 135,065 SH   SOLE   135,065 0 0
UBS GROUP AG SHS H42097107 7,084 439,737 SH   SOLE   439,737 0 0
UNION PAC CORP COM 907818108 40,810 191,346 SH   SOLE   191,346 0 0
UNITEDHEALTH GROUP INC COM 91324P102 55,814 108,666 SH   SOLE   108,666 0 0
VISA INC COM CL A 92826C839 56,835 288,662 SH   SOLE   288,662 0 0
WELLTOWER INC COM 95040Q104 794 9,645 SH   SOLE   9,645 0 0
ZOETIS INC CL A 98978V103 37,281 216,890 SH   SOLE   216,890 0 0