Property & Planning
Week of 2026-W01
Irish Property Market Intelligence
Monthly Report — January 2026 | Transactions, Planning & Market Trends
Source: PROPERTY | Period: 2026-01-01 to 2026-01-07
407 Transactions, One Brownfield Mega-Scheme, and a Wicklow Surprise: Ireland's Property Market Opens 2026 at Full Pace
The first week of January 2026 registered 3 property transactions on the Property Price Register — a volume that dwarfs the 22 recorded in the final week of December 2025, confirming that the Christmas lull has ended sharply. The national median sat at €142,166, but that figure conceals a market of stark contrasts: Wicklow's average transaction price of €502,719 outpaced Dublin's €370,515, driven by a cluster of premium coastal and commuter-belt sales, while Waterford averaged just €97,770. On the planning front, 0 applications were received across 11 local authorities, with the standout submission being a 217-unit mixed-use brownfield development on the former Centrepoint Shopping Centre site in Portlaoise — the largest residential planning proposal of the period and a signal that regional towns are finally attracting the scale of investment long concentrated in Dublin.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| Total transactions registered | 3 | Volume Up |
| National average price | €208,503 | Baseline |
| National median price | €142,166 | Stable |
| Highest transaction (1 Cumberland Place D2) | €1,626,150 | Commercial |
| Residential transactions above €500k | 12 | Premium Tier |
| Commercial transactions (sub-€50k) | 177 | Lease Renewals |
| Planning applications received | 0 | Active Pipeline |
| Residential units proposed in planning | 119 | Supply Signal |
Where the Money Moved: Dublin Dominates Volume, Wicklow Wins on Price
Dublin accounted for 73 of the 3 transactions registered in the first week of January 2026 — the highest county volume by a significant margin — but it was Wicklow that delivered the most striking price story. With an average transaction price of €502,719 across 14 deals, Wicklow outpaced Dublin by 35.7%, driven by a cluster of premium coastal and commuter-belt sales including 14 Thorndale, Delgany at €785,000 and 9 Yachtmans Point, Wicklow Town at €707,500. Cork, with 56 transactions, was the second busiest county but averaged just €163,730 — less than half of Dublin's average — reflecting the weight of lower-value rural and suburban transactions in the register.
County Price Tracker: January 2026 vs Previous Period
The previous equivalent period (25–31 December 2025) recorded only 22 transactions nationally — a Christmas-week anomaly that makes direct period-over-period comparison unreliable. County-level data for that period was unavailable. The table below presents the current period's county breakdown ranked by transaction volume, with the national context as the benchmark.
| County | Transactions | Avg Price | vs National Avg | Signal |
|---|---|---|---|---|
| Dublin | 73 | €370,515 | +78% | Premium |
| Cork | 56 | €163,730 | -21% | Moderate |
| Meath | 24 | €139,750 | -33% | Below Avg |
| Galway | 30 | €197,831 | -5% | Near Avg |
| Kildare | 19 | €262,455 | +26% | Above Avg |
| Limerick | 16 | €159,420 | -24% | Below Avg |
| Wicklow | 14 | €502,719 | +141% | Standout |
| Kilkenny | 13 | €234,903 | +13% | Moderate |
| Waterford | 10 | €97,770 | -53% | Lowest |
Top Transactions This Period
| Address | County | Price | Type |
|---|---|---|---|
| 3rd & 4th Floors, 1 Cumberland Place, Fenian St, D2 | Dublin | €1,626,150 | Commercial |
| 33 Whitebeam Ave, Clonskeagh, D14 | Dublin | €1,285,000 | Residential |
| 14 Thorndale, Delgany, Wicklow | Wicklow | €785,000 | Residential |
| 89 Shrewsbury, Ballsbridge, D4 | Dublin | €775,000 | Residential |
| 9 Yachtmans Point, Wicklow Town | Wicklow | €707,500 | Residential |
| 7 Auburn Drive, Castleknock, D15 | Dublin | €690,000 | Residential |
| 74 Mount Drummond Sq, Harold's Cross, D6 | Dublin | €680,000 | Residential |
| 53 Pinewood Crescent, Glasnevin, D11 | Dublin | €580,000 | Residential |
| 44 Opera Lane, Cork City | Cork | €560,000 | Residential |
| 42 Grafton Street, Dublin 2 | Dublin | €540,000 | Commercial |
What the Transactions Alone Cannot Tell You
The Property Price Register captures what sold and for how much — but the real story of Ireland's property market in early January 2026 lies in what is being planned, who is building it, and what the institutional money is doing. A deeper look across the planning register, the courts, and the business press reveals a market in structural transition: institutional investors are rotating out of existing residential stock while simultaneously building new supply pipelines; regional towns are finally attracting large-scale brownfield development; and the Mica crisis in Donegal continues to generate a quiet but steady stream of replacement dwelling applications.
The Radar: Three Signals Worth Watching
Two Stories That Define the Market's Direction
Two developments registered in the first week of January 2026 deserve deeper investigation: the 217-unit brownfield planning application in Portlaoise, which represents a potential turning point for Midlands residential development, and the Wicklow premium pricing cluster, which reveals a structural shift in how the commuter belt is being valued. Both stories connect to broader themes — regional supply, institutional demand, and the geography of affordability — that will define the Irish property market in 2026.
Portlaoise Brownfield — The Midlands' Biggest Residential Bet
The former Centrepoint Shopping Centre site on Mountrath Road, Portlaoise, has been derelict for years. The planning application filed with Laois County Council in the first week of January 2026 proposes to transform it into a 217-unit mixed-use development — 74 houses and 141 apartments across one to four storeys, with a creche, retail units, a restaurant, and office space. The site covers 4.96 hectares and sits between Harpur's Lane and Mountrath Road in the heart of Portlaoise town. The application number is 2660008 and the decision is due by 3 March 2026.
| Metric | Detail |
|---|---|
| Site area | 4.96 hectares (brownfield) |
| Total residential units | 217 (74 houses + 141 apartments/duplexes) |
| Assisted living units | 2 (single-storey, 5-bed with carer accommodation) |
| Commercial floor area | 7,600 sq.m across 2 mixed-use buildings |
| Creche capacity | 61 children |
| Planning authority | Laois County Council |
| Decision due | 3 March 2026 |
| Application status | New Application |
The question for 2026: if this permission is granted and construction begins, will it trigger a wave of similar brownfield applications in other Midlands towns — Tullamore, Mullingar, Athlone — where derelict town-centre sites have been identified but not yet activated?
Wicklow's Premium Cluster — When the Commuter Belt Becomes the Destination
Wicklow's 14 transactions in the first week of January 2026 averaged €502,719 — a figure that places the county above Dublin in average price terms and 141% above the national average. Three transactions above €700,000 anchored the average: 14 Thorndale, Delgany (€785,000), 9 Yachtmans Point, Wicklow Town (€707,500), and 6 Avonvale Court, Wicklow Town (€500,000). The A63 eircode (Greystones/Delgany) and A67 eircode (Wicklow Town) are commanding prices that reflect both the quality of the housing stock and the structural shift in demand driven by remote and hybrid working.
| Metric | Value |
|---|---|
| Wicklow average price (Jan 1–7 2026) | €502,719 |
| Dublin average price (same period) | €370,515 |
| Wicklow premium over Dublin | +35.7% |
| Wicklow premium over national average | +141% |
| Transactions above €500k in Wicklow | 3 of 14 |
| Highest Wicklow transaction | €785,000 |
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Stefan Hoops | CEO, DWS Group | Overseeing sale of €220m Dún Laoghaire apartment portfolio | DWS €220m Sale |
| Colin Richardson | CBRE Ireland | Forecasting €800m+ residential investment transactions in 2026 | DWS Article |
| Norman Doody | Defendant, High Court | Tenancy rights case — protected tenancy ended on mother's death 2017 | [2026] IEHC 7 Michael v Doody |
| Siobhán Phelan J. | High Court Judge | Granted possession order in Pepper Finance v Cuffe — Waterford mortgage case | [2025] IEHC 393 |
| Killian Woods | Business Post Property Correspondent | Reported DWS €220m Dún Laoghaire sale and CBRE 2026 forecast | DWS Article |
One to Watch: USAA EU Designated Activity Company
USAA EU Designated Activity Company
| Metric | Value |
|---|---|
| Authorised share capital | €200,000,000 |
| Issued capital | €80,030,000 |
| Company type | Designated Activity Company (limited by shares) |
| Registration date | 1 January 2026 |
| Address | 35 Shelbourne Road, Ballsbridge, D4 |
USAA is one of the largest financial services groups in the United States, serving military members and their families. Its Irish DAC, registered on the first day of 2026 with €200 million in authorised capital and €80 million already issued, represents a significant new insurance presence in Dublin's financial district.
Why it matters for property readers: USAA's Irish entity is registered at 35 Shelbourne Road, Ballsbridge — one of Dublin's premium commercial addresses, in the same D4 postcode as the €775,000 residential transaction at 89 Shrewsbury Road registered this week. The arrival of a major US financial services group with €80 million in issued capital signals continued confidence in Dublin as a European financial hub — which in turn sustains demand for premium D4 residential and commercial property. The number that matters: €80,030,000 in issued capital on day one — a company that arrived fully capitalised, not as a shell.
Beyond the Register: Courts, Companies, and What Comes Next
The Companies Registration Office
The first week of January 2026 saw 356 new companies registered with the CRO — a figure that reflects the traditional January surge as businesses incorporate at the start of the new financial year. The most notable registration was USAA EU Designated Activity Company, registered on 1 January 2026 with €200 million in authorised capital and €80 million already issued, at 35 Shelbourne Road, Ballsbridge. Also registered on 7 January was FNZ Global Management Limited, a New Zealand-headquartered wealth management technology company, at 1 Cumberland Place, Fenian Street, Dublin 2 — the same address as the week's highest-value property transaction. The CRO data for this period also shows 12,420 companies with filing activity, reflecting the post-Christmas administrative catch-up that typically peaks in the first two weeks of January.
| Company | Reg. Date | Capital | Sector |
|---|---|---|---|
| USAA EU Designated Activity Company | 01/01/2026 | €200m authorised / €80m issued | Non-life insurance |
| FNZ Global Management Limited | 07/01/2026 | N/A (external company) | Wealth management technology |
| Panta Rei SRL | 07/01/2026 | N/A (external company) | Italian entity, D3 address |
| Pleo Technologies A/S | 07/01/2026 | N/A (external company) | Danish fintech, D4 address |
The Irish Courts
No judgments were delivered in the period 1–7 January 2026 — the courts were in recess for the Christmas vacation. However, two recent judgments are directly relevant to property market participants. In [2026] IEHC 7 Michael v Doody, delivered on 12 January 2026, Mr Justice Gillane confirmed that a protected tenancy under the Housing (Private Rented Dwellings) Act 1982 does not survive the death of the tenant and does not vest in the tenant's estate — a ruling with significant implications for landlords dealing with succession disputes in older tenancies. In [2025] IEHC 393 Pepper Finance Corporation v Cuffe, Ms Justice Phelan granted a possession order in respect of a Waterford property, confirming that the Land Registry's record of a charge is conclusive as to ownership and that a money judgment is not required before a possession order can be sought.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2026] IEHC 7 | Michael v Doody | Protected tenancy — death of tenant | Tenancy does not pass to estate; landlord entitled to possession |
| [2025] IEHC 393 | Pepper Finance v Cuffe | Mortgage possession — Waterford | Land Registry charge record is conclusive; possession order granted |
| [2022] IEHC 83 | Flannery v An Bord Pleanála | Planning permission quashed — Z9 zoned lands | Developer's financial situation irrelevant to planning decisions |
| [2023] IEHC 467 | Clane Community Council v An Bord Pleanála | 192-unit Kildare development quashed | Planning law risk for large-scale residential developments |
Property Markets and Plans
Beyond the transactions registered this week, the planning pipeline points to a market that is building supply across a wider geographic range than at any point in the past decade. The 35 applications received span 11 local authorities from Donegal to Tipperary, with Kildare leading on volume. The 119 residential units proposed — concentrated in the Portlaoise brownfield (217 units, the largest single application) and the IRES REIT Tallaght scheme (38 units) — represent a modest but meaningful addition to the national pipeline. Commercial property activity was also visible: the €540,000 sale of 42 Grafton Street and the €1.626 million sale at 1 Cumberland Place signal continued investor interest in Dublin's prime retail and office corridors.
| Application | Authority | Units | Status |
|---|---|---|---|
| Former Centrepoint Shopping Centre, Portlaoise | Laois County Council | 217 | New Application — decision due 3 Mar 2026 |
| Bruce House, Main Road, Tallaght D24 (IRES REIT) | South Dublin County Council | 38 | SAI Received — decision due 3 Feb 2026 |
| 55A Foxborough Avenue, Lucan | South Dublin County Council | 1 | AI Referral — decision due 3 Feb 2026 |
| Nicholastown, Kilcock, Kildare (luxury compound) | Kildare County Council | 0 | New Application — 5.89ha site |
| Edoxtown, Tara, Co. Meath | Meath County Council | 1 | Pre-Validation — consequent on outline permission |
The Week Ahead
The first week of January 2026 has set a clear agenda for the months ahead. Three themes dominate: the institutional transition in residential investment (DWS selling, IRES building), the regional supply breakthrough (Portlaoise's 217-unit brownfield ambition), and the structural repricing of commuter-belt property (Wicklow outperforming Dublin). The single most important takeaway from this period is that the Irish property market is no longer a Dublin story — it is a national story, with regional towns, coastal counties, and institutional investors all playing significant and sometimes contradictory roles.
What to Watch in February 2026: (1) The Laois County Council decision on the Portlaoise 217-unit application — due 3 March 2026 — will be a bellwether for regional brownfield development. (2) The South Dublin County Council decision on IRES REIT's Tallaght application — due 3 February 2026 — will signal whether institutional build-to-rent pipelines are advancing. (3) Whether Wicklow's premium pricing cluster is sustained or represents a seasonal spike in the January data.