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 21,557 222,792 SH   SOLE   222,792 0 0
ABBVIE INC COM 00287Y109 5,519 41,121 SH   SOLE   41,121 0 0
ALCON AG ORD SHS H01301128 9,813 166,138 SH   SOLE   166,138 0 0
ALEXANDRIA REAL ESTATE EQ COM 015271109 18,339 130,817 SH   SOLE   130,817 0 0
ALPHABET INC CAP STK CL 02079K107 5,580 58,036 SH   SOLE   58,036 0 0
ALPHABET INC CAP STK CL 02079K305 83,504 873,019 SH   SOLE   873,019 0 0
AMAZON COM INC COM 023135106 55,926 494,916 SH   SOLE   494,916 0 0
AMERICAN EXPRESS CO COM 025816109 7,585 56,220 SH   SOLE   56,220 0 0
AMERICAN TOWER CORP NEW COM 03027X100 38,960 181,464 SH   SOLE   181,464 0 0
APPLE INC COM 037833100 171,509 1,241,020 SH   SOLE   1,241,020 0 0
AT&T INC COM 00206R102 31,359 2,044,266 SH   SOLE   2,044,266 0 0
AVALONBAY CMNTYS INC COM 053484101 1,280 6,950 SH   SOLE   6,950 0 0
BK OF AMERICA CORP COM 060505104 58,578 1,939,665 SH   SOLE   1,939,665 0 0
BLACKROCK INC COM 09247X101 35,890 65,222 SH   SOLE   65,222 0 0
BROADCOM INC COM 11135F101 23,014 51,832 SH   SOLE   51,832 0 0
BURLINGTON STORES INC COM 122017106 16,210 144,873 SH   SOLE   144,873 0 0
CHEVRON CORP NEW COM 166764100 19,713 137,208 SH   SOLE   137,208 0 0
CMS ENERGY CORP COM 125896100 13,685 234,968 SH   SOLE   234,968 0 0
COCA COLA CO COM 191216100 44,404 792,642 SH   SOLE   792,642 0 0
CONOCOPHILLIPS COM 20825C104 17,014 166,253 SH   SOLE   166,253 0 0
COSTCO WHSL CORP NEW COM 22160K105 45,795 96,967 SH   SOLE   96,967 0 0
CVS HEALTH CORP COM 126650100 63,895 669,973 SH   SOLE   669,973 0 0
DEUTSCHE BANK A G NAMEN AKT D18190898 4,538 606,024 SH   SOLE   606,024 0 0
DIGITAL RLTY TR INC COM 253868103 1,184 11,938 SH   SOLE   11,938 0 0
DISNEY WALT CO COM 254687106 25,138 266,495 SH   SOLE   266,495 0 0
DOUGLAS EMMETT INC COM 25960P109 528 29,438 SH   SOLE   29,438 0 0
DUKE REALTY CORP COM NEW 264411505 1,115 23,123 SH   SOLE   23,123 0 0
EDWARDS LIFESCIENCES CORP COM 28176E108 11,084 134,140 SH   SOLE   134,140 0 0
ELANCO ANIMAL HEALTH INC COM 28414H103 13,389 1,078,858 SH   SOLE   1,078,858 0 0
EQUINIX INC COM 29444U700 15,275 26,853 SH   SOLE   26,853 0 0
EQUITY LIFESTYLE PPTYS INC COM 29472R108 1,488 23,685 SH   SOLE   23,685 0 0
EVERSOURCE ENERGY COM 30040W108 18,109 232,285 SH   SOLE   232,285 0 0
EXTRA SPACE STORAGE INC COM 30225T102 2,110 12,219 SH   SOLE   12,219 0 0
EXXON MOBIL CORP COM 30231G102 35,735 409,288 SH   SOLE   409,288 0 0
FEDERAL RLTY INVT TR NEW SH BEN INT 313745101 748 8,301 SH   SOLE   8,301 0 0
FERRARI N V COM N3167Y103 6,934 36,954 SH   SOLE   36,954 0 0
FIRST REP BK SAN FRANCISCO COM 33616C100 34,780 266,414 SH   SOLE   266,414 0 0
GALLAGHER ARTHUR J & CO COM 363576109 44,923 262,368 SH   SOLE   262,368 0 0
HEALTHCARE RLTY TR CL A COM 42226K105 653 31,342 SH   SOLE   31,342 0 0
HESS CORP COM 42809H107 25,914 237,765 SH   SOLE   237,765 0 0
HONEYWELL INTL INC COM 438516106 52,790 316,165 SH   SOLE   316,165 0 0
INVITATION HOMES INC COM 46187W107 1,188 35,176 SH   SOLE   35,176 0 0
IQVIA HLDGS INC COM 46266C105 32,800 181,074 SH   SOLE   181,074 0 0
JPMORGAN CHASE & CO COM 46625H100 47,592 455,428 SH   SOLE   455,428 0 0
KLA CORP COM NEW 482480100 26,217 86,632 SH   SOLE   86,632 0 0
LILLY ELI & CO COM 532457108 48,768 150,822 SH   SOLE   150,822 0 0
LINDE PLC SHS G5494J103 104,908 383,892 SH   SOLE   383,892 0 0
MARTIN MARIETTA MATLS INC COM 573284106 22,967 71,306 SH   SOLE   71,306 0 0
MARVELL TECHNOLOGY INC COM 573874104 28,989 675,576 SH   SOLE   675,576 0 0
MASTERCARD INCORPORATED CL A 57636Q104 49,194 173,010 SH   SOLE   173,010 0 0
MCDONALDS CORP COM 580135101 39,666 171,906 SH   SOLE   171,906 0 0
MEDTRONIC PLC SHS G5960L103 19,590 242,597 SH   SOLE   242,597 0 0
MERCK & CO INC COM 58933Y105 57,750 670,574 SH   SOLE   670,574 0 0
META PLATFORMS INC CL A 30303M102 12,913 95,171 SH   SOLE   95,171 0 0
MICROSOFT CORP COM 594918104 174,898 750,957 SH   SOLE   750,957 0 0
MONDELEZ INTL INC CL A 609207105 32,451 591,850 SH   SOLE   591,850 0 0
MORGAN STANLEY COM NEW 617446448 15,245 192,947 SH   SOLE   192,947 0 0
NEXTERA ENERGY INC COM 65339F101 37,157 473,882 SH   SOLE   473,882 0 0
NIKE INC CL B 654106103 25,428 305,914 SH   SOLE   305,914 0 0
OTIS WORLDWIDE CORP COM 68902V107 28,939 453,591 SH   SOLE   453,591 0 0
PAYPAL HLDGS INC COM 70450Y103 16,671 193,691 SH   SOLE   193,691 0 0
PEPSICO INC COM 713448108 41,229 252,534 SH   SOLE   252,534 0 0
PHILLIPS 66 COM 718546104 24,814 307,408 SH   SOLE   307,408 0 0
PROCTER AND GAMBLE CO COM 742718109 32,306 255,887 SH   SOLE   255,887 0 0
PROLOGIS INC. COM 74340W103 1,437 14,144 SH   SOLE   14,144 0 0
PRUDENTIAL FINL INC COM 744320102 6,019 70,166 SH   SOLE   70,166 0 0
QIAGEN NV SHS NEW N72482123 41,725 991,857 SH   SOLE   991,857 0 0
REPUBLIC SVCS INC COM 760759100 24,612 180,920 SH   SOLE   180,920 0 0
REXFORD INDL RLTY INC COM 76169C100 1,574 30,266 SH   SOLE   30,266 0 0
S&P GLOBAL INC COM 78409V104 7,095 23,236 SH   SOLE   23,236 0 0
SALESFORCE INC COM 79466L302 26,635 185,169 SH   SOLE   185,169 0 0
SCHLUMBERGER LTD COM STK 806857108 17,842 496,997 SH   SOLE   496,997 0 0
SCHWAB CHARLES CORP COM 808513105 20,408 283,960 SH   SOLE   283,960 0 0
SHERWIN WILLIAMS CO COM 824348106 7,049 34,425 SH   SOLE   34,425 0 0
SIMON PPTY GROUP INC NEW COM 828806109 525 5,851 SH   SOLE   5,851 0 0
STARBUCKS CORP COM 855244109 6,202 73,603 SH   SOLE   73,603 0 0
STELLANTIS N.V SHS N82405106 69,456 5,783,336 SH   SOLE   5,783,336 0 0
SUN CMNTYS INC COM 866674104 1,153 8,519 SH   SOLE   8,519 0 0
SYSCO CORP COM 871829107 22,473 317,825 SH   SOLE   317,825 0 0
TERRENO RLTY CORP COM 88146M101 1,187 22,393 SH   SOLE   22,393 0 0
TESLA INC COM 88160R101 34,235 129,066 SH   SOLE   129,066 0 0
THERMO FISHER SCIENTIFIC I COM 883556102 41,137 81,108 SH   SOLE   81,108 0 0
T-MOBILE US INC COM 872590104 37,915 282,586 SH   SOLE   282,586 0 0
TRANE TECHNOLOGIES PLC SHS G8994E103 19,194 132,545 SH   SOLE   132,545 0 0
UBS GROUP AG SHS H42097107 6,469 439,737 SH   SOLE   439,737 0 0
UNION PAC CORP COM 907818108 36,185 185,738 SH   SOLE   185,738 0 0
UNITEDHEALTH GROUP INC COM 91324P102 53,408 105,750 SH   SOLE   105,750 0 0
VISA INC COM CL A 92826C839 50,222 282,704 SH   SOLE   282,704 0 0
WELLTOWER INC COM 95040Q104 797 12,392 SH   SOLE   12,392 0 0
ZOETIS INC CL A 98978V103 31,675 213,600 SH   SOLE   213,600 0 0