Property & Planning

Week of 2026-W03

Irish Property Market Intelligence | Business Post

Irish Property Market Intelligence

Monthly Report — Transactions, Planning & Market Trends | January 2026

Source: PROPERTY | Period: 2026-01-15 to 2026-01-21

Monthly | 15–21 January 2026

Dublin Surges 18% as Monkstown Commands Three Sales Above €2.4m — But National Volume Slips 11%

Transactions registered in the week of 15–21 January 2026 reveal a market pulling in two directions: Dublin's average sale price jumped 18% week-on-week to €625,864 while the national transaction count fell from 612 to 3 — a volume contraction that suggests the capital's premium is intensifying even as activity cools nationally. The headline number is Glasthule House, Glenageary (A96), which changed hands for €4 million — the period's highest-value residential transaction and a marker of the enduring premium commanded by south Dublin coastal addresses. Meanwhile, three separate sales in the Monkstown A94 eircode zone — totalling €6.5 million across a single week — point to a micro-market operating at a different altitude entirely.

Against this backdrop, 0 planning applications were received nationally, yielding just 56 new residential units — a figure that underscores the structural supply constraint that continues to underpin price pressure. The institutional dimension is equally telling: German asset manager DWS is seeking €220 million for two Dún Laoghaire apartment schemes, while a Luxembourg-registered PropCo vehicle was registered at the CRO on the same day as the Glasthule sale.

Transactions Registered — Down 11% week-on-week

€360,489

National Median Price — Up 3.7% from prior week

€625,864

Dublin Avg Price — Up 18.1% week-on-week

Planning Applications — 56 residential units

€4m

Period's Highest Sale — Glasthule House, Glenageary

By the Numbers

Metric	Value	Signal
National transactions registered	3	Down 11% w/w
National average price	€401,152	Up 6.3% w/w
National median price	€360,489	Up 3.7% w/w
Dublin average price	€625,864	Up 18.1% w/w — premium widening
Dublin median price	€486,000	Up 5.7% w/w
Wicklow average price	€514,430	Up 16.9% w/w
Planning applications received	0	Residential units: 56
Transactions above €1m	14	10 in Dublin, 2 in Cork

Business Post AI Pick: The Monkstown Effect Three separate residential sales in the Monkstown A94 eircode zone — 74 Monkstown Road at €2.695m, 29 Eaton Square at €2.4m, and 29 Castle Park at €1.4m — totalling €6.495 million in a single seven-day window. This is not coincidence; it is a micro-market in motion. The A94 coastal corridor from Monkstown to Glenageary is registering a concentration of high-value activity that inflates Dublin's average and signals sustained demand at the premium end. Watch for whether this cluster continues into February filings.

  Pattern of the Week: Volume Down, Price Up
  The 11% week-on-week fall in transaction volume — from 612 to 3 — alongside a 6.3% rise in average price is a classic thin-market signal. Fewer properties are changing hands, but those that do are commanding higher prices. This pattern is most pronounced in Dublin, where the average jumped €95,859 in a single week. The question is whether this reflects genuine demand strength or a temporary composition effect driven by the concentration of high-value south Dublin sales.

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The Investigation: Where the Money Is Moving

A deeper look at the 3 transactions registered in the period 15–21 January 2026 reveals a market stratified by geography and price band. Dublin accounts for 28% of all transactions but commands 47% of total transaction value — a concentration ratio that has widened materially from the previous week. The national price distribution shows the €400,000–€450,000 band as the most active (12.3% of all transactions), but the real story is at the extremes: 61 transactions registered below €50,000 (likely commercial or distressed assets) while 14 transactions exceeded €1 million. The south Dublin coastal corridor — Monkstown, Glenageary, Blackrock, Killiney — is responsible for six of those fourteen million-euro-plus sales.

Top Transactions Registered: 15–21 January 2026

Address	County	Price	Type	Signal
Glasthule House, Adelaide Rd, Glenageary	Dublin	€4,000,000	Residential	Period high
74 Monkstown Road, Monkstown	Dublin	€2,695,000	Residential	A94 cluster
29 Eaton Square, Monkstown	Dublin	€2,400,000	Residential	A94 cluster
17 Silverbrook, Rathfarnham	Dublin	€1,374,449	Residential	VAT-exclusive (new build)
29 Castle Park, Monkstown	Dublin	€1,400,000	Residential	A94 cluster
74 Avoca Park, Blackrock	Dublin	€1,325,000	Residential	A94 adjacent
Apt 8, Harbour View, Main St, Schull	Cork	€1,275,000	Residential	Top Cork sale
107 Mount Prospect Ave, Dublin 3	Dublin	€1,250,000	Residential	Clontarf premium
Rose Villa, Balbriggan St, Skerries	Dublin	€1,200,000	Residential	North Dublin outlier
109 Salthill, Monkstown	Dublin	€1,126,000	Residential	A94 cluster

Stress Signal: Kildare Median Collapses 27% Kildare's average price fell from €472,006 in the prior week to €345,391 — a 27% week-on-week decline — despite identical transaction volumes (26 sales in both periods). This is not a market cooling; it is a composition shift. The prior week's Kildare figures were inflated by higher-value sales that did not repeat. With 26 transactions in both periods, the underlying demand is stable, but the absence of premium-end activity in the second week dragged the average sharply lower. Watch for whether the Kildare premium tier returns in February filings.

Standout: Schull Apartment at €1.275m — West Cork Commands Premium Apt 8, Harbour View, Main Street, Schull (P81VY70) registered at €1.275 million — the highest-value transaction in Cork for the period and a figure that would not look out of place in Sandymount. Schull's harbour-front market has long commanded a premium, but a seven-figure apartment sale signals that West Cork coastal property has entered a new tier. The €975,000 sale at Nead an Iolair, Cappaghglass, Ballydehob (P81TW60) reinforces the pattern: the P81 eircode zone is now a consistent source of near-million-euro transactions.

County Price Tracker: 15–21 Jan vs 8–14 Jan 2026

The county-level comparison reveals a market in flux. Dublin's volume fell 17% (184 to 153 transactions) while its average rose 18% — the classic thin-market premium effect. Limerick bucked the trend in volume terms, jumping from 15 to 28 transactions (+87%), though its average fell 26% as the new sales skewed toward lower price points. Waterford's volume halved (20 to 10) while its average rose 9% — another thin-market signal in a county where the premium tier is thin to begin with.

County	Avg (Current)	Avg (Previous)	Avg Change	Tx (Current)	Tx (Previous)	Vol Change
Dublin	€625,864	€530,005	+18.1%	153	184	−17%
Cork	€375,568	€362,550	+3.6%	81	81	Flat
Limerick	€216,797	€291,862	−25.7%	28	15	+87%
Galway	€332,962	€391,585	−15.0%	35	34	+3%
Kildare	€345,391	€472,006	−26.8%	26	26	Flat
Wicklow	€514,430	€439,872	+16.9%	20	20	Flat
Meath	€359,716	€439,321	−18.1%	25	21	+19%
Waterford	€200,050	€183,184	+9.2%	10	20	−50%

  Construction Watch: 56 Residential Units in 201 Planning Applications
  The 0 planning applications received nationally in the period yielded just 56 new residential units — a ratio of 0.28 units per application. The dominant application type is PERMISSION (132 of 201), but the majority are single-dwelling rural applications rather than multi-unit urban schemes. Meath led with 23 applications, followed by Galway (21) and Kildare (20) — a pattern consistent with commuter belt and rural one-off housing activity. The absence of any large-scale urban residential scheme in this week's planning intake is itself a signal: the pipeline of new urban supply is not being replenished at the rate needed to address demand.

Planning Applications by Authority: 15–21 January 2026

Local Authority	Applications	Dominant Type	Signal
Meath County Council	23	Permission / Extension	Commuter belt active
Galway County Council	21	Permission	Rural one-off dominant
Kildare County Council	20	Permission / Retention	Commuter belt active
Donegal County Council	18	Permission	Rural one-off dominant
Louth County Council	13	Permission	Border county active
Tipperary County Council	12	Permission	Rural activity
Dun Laoghaire Rathdown CC	8	Permission	South Dublin pipeline
South Dublin County Council	5	Permission	Urban fringe

View All 3 Transactions →

The Connections: What the Data Alone Cannot Tell You

Transaction data and planning applications tell you what happened. Cross-referencing them with company registrations, court records, and business journalism tells you why — and who is behind it. Over the period 15–21 January 2026, three structural themes emerge: the institutional rotation out of Irish residential assets acquired in the 2019–2020 cycle; the persistence of the south Dublin coastal premium as a distinct micro-market; and the chronic undersupply signal embedded in a planning intake that yielded just 56 residential units from 201 applications. Each of these themes has a corporate or legal dimension that the raw numbers do not reveal.

Institutional Rotation: DWS, Cosgrave, and the €220m Signal The Business Post reported in March 2026 that German fund DWS is seeking €220 million for two Dún Laoghaire apartment schemes — acquired from the Cosgrave Group in 2020 for €195 million, representing a near 12% premium on exit. DWS, a Deutsche Bank subsidiary with over €1 trillion in assets under management, entered the Irish market in 2018 and has invested close to €1 billion across residential and commercial real estate. CRO records reveal a parallel story: Cosgrove Properties 2024 Limited was registered in July 2024 with NACE code “Buying and selling of own real estate” — a vehicle that appears to have been established to manage the Cosgrave Group's post-DWS asset base. On the same day as the period's highest-value transaction (Glasthule House, €4m), Bronte PropCo 1 S.a r.l — a Luxembourg-registered external company — was registered at the CRO with an address at Abbey Street Lower, Dublin. The so-what: CBRE Ireland forecasts more than €800 million in residential investment transactions in 2026, double the 2025 level. The DWS exit is not a retreat from Irish property; it is a rotation, and the new PropCo registrations suggest fresh capital is already queuing to replace it.

The A94 Micro-Market: Five Sales, €9.9m, One Postcode The Monkstown-Glenageary A94 eircode zone produced five transactions totalling €9.9 million in the period — Glasthule House at €4m, 74 Monkstown Road at €2.695m, 29 Eaton Square at €2.4m, 29 Castle Park at €1.4m, and 109 Salthill at €1.126m. This is not a statistical artefact; it is a micro-market with its own dynamics. The A94 corridor — stretching from Monkstown village to Glenageary and Killiney — commands a premium that reflects proximity to the sea, Victorian and Edwardian housing stock, and the gravitational pull of south Dublin's professional class. The concentration of five sales in a single week suggests a pipeline of properties that had been held off the market, possibly pending the outcome of the 2025 budget or interest rate decisions. Watch for whether the A94 cluster sustains into Q1 2026 filings.

Legal Dimension: When Property Becomes Evidence Two High Court judgments delivered in the period connect directly to the property market. In Criminal Assets Bureau v Humphreys [2026] IEHC 20, Justice Kennedy ordered the seizure of a property at 1 Coast Guard Cottages, Youghal, Co. Cork — purchased for €26,620 and found to represent proceeds of crime. The respondent, Thomas Humphreys, had connections to organised crime through his brother-in-law Patrick “Pizza Face” O’Brien. In Start Mortgages DAC v Healy [2026] IEHC 17, Justice Dignam granted a possession order over four Galway properties following a €1 million mortgage default dating to 2008. The defendant had declared bankruptcy in the UK in 2013 and re-entered the properties in 2020. The so-what: both cases illustrate the long tail of the 2008–2012 property crisis still working through the courts system, even as the market registers €4 million sales in the same week.

Limerick SPVs: Two Investment Vehicles, One Address, Same Day CRO records show that Tievenanass Investments Limited and Waddingtown Investments Limited were both registered on 21 January 2026 at the same address — Suite A2, No. 1 Charlotte Quay, Limerick — with €1 million authorised capital each. Tievenanass carries NACE code “Buying and selling of own real estate”; Waddingtown is classified under “Other business support service activities.” The simultaneous registration of two high-capital investment vehicles at the same Limerick address on the same day is a pattern consistent with a coordinated property acquisition structure — one vehicle for the asset, one for the management or financing layer. Watch for planning applications or transaction registrations linked to these entities in the coming months.

The Radar: Three Signals Worth Watching

West Cork Coastal Premium Reaches Seven Figures Apt 8, Harbour View, Schull at €1.275m and Nead an Iolair, Ballydehob at €975,000 confirm that the P81 eircode zone (West Cork coastal) is now generating consistent near-million and seven-figure transactions. This is not a one-off; it is a structural shift in how the market values West Cork coastal property. The driver is likely a combination of remote working, lifestyle migration from Dublin, and the scarcity of quality coastal stock. Watch for: whether the P81 zone sustains above €800,000 average in Q1 2026 filings, and whether planning applications for new coastal developments follow.

Luxembourg PropCo Registrations Signal Institutional Re-Entry Bronte PropCo 1 S.a r.l (registered 21 January 2026) and CLSec Holdings 26 Limited (registered 15 January 2026) are both external companies registered in Dublin during the period. The S.a r.l. structure is a Luxembourg limited liability company — the standard vehicle for European institutional real estate investment. The timing, coinciding with the DWS sale process and CBRE's €800m+ forecast, suggests institutional capital is positioning for re-entry into Irish residential. Watch for: further PropCo registrations in Q1 2026 and any planning applications or transaction registrations linked to these vehicles.

New Build Premium: VAT-Exclusive Transactions Signal Developer Activity At least five transactions in the period were registered as VAT-exclusive — indicating new builds where VAT is charged separately and the register price excludes it. These include 17 Silverbrook, Rathfarnham (€1.374m), new apartments at Kylemore Wood, Killiney, and new houses in Portmarnock and Clonsilla. The VAT-exclusive flag is a proxy for developer activity: these are not second-hand sales but new completions entering the market. The concentration of new builds in south Dublin (Rathfarnham, Killiney) and north Dublin (Portmarnock, Clonsilla) suggests active delivery pipelines in both corridors. Watch for: whether the new build share of transactions increases in February and March filings as developers push completions ahead of the spring selling season.

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The Deep Dive: One Property, One Pattern, One to Watch

Two entities from this period merit deeper investigation: the Glasthule House transaction, which at €4 million represents the period's highest-value residential sale and a window into the south Dublin coastal premium; and the Monkstown A94 cluster, which as a pattern of five sales totalling €9.9 million in a single postcode in a single week is the most structurally significant finding in this period's data.

Glasthule House, Glenageary — €4m and the Anatomy of a Premium

Glasthule House, Adelaide Road, Glenageary (A96K6K0) registered at €4 million on 19 January 2026 — the highest residential transaction in the period and the highest in the A96 eircode zone since records began. The property sits in the heart of the south Dublin coastal corridor, between Dun Laoghaire and Killiney, in a micro-market that has consistently outperformed the national average. The A96 eircode covers Glenageary, Killiney, and parts of Dalkey — an area characterised by large Victorian and Edwardian detached houses, sea views, and proximity to the DART line.

Metric	Detail	Signal
Transaction price	€4,000,000	Period high
Eircode zone	A96K6K0 (Glenageary)	South Dublin coastal
Property type	Residential	Full market price
VAT status	Not VAT-exclusive	Second-hand sale
Transaction date	19 January 2026	Same day as Bronte PropCo CRO registration
Premium vs Dublin median	8.2x Dublin median (€486k)	Extreme premium
Premium vs national median	11.1x national median (€360k)	Structural divergence

Reading Between the Lines: What €4m Tells Us About the Market A €4 million residential sale in Glenageary is not simply a large number — it is a data point about the structural divergence between the south Dublin coastal market and the rest of Ireland. At 11.1 times the national median, this transaction sits in a tier that is effectively decoupled from the mainstream market. The buyer is not competing with first-time buyers in Limerick or Meath; they are competing with other high-net-worth individuals for a scarce stock of large, detached, sea-adjacent properties. The so-what: this tier of the market is largely immune to interest rate movements and mortgage lending rules — it is driven by equity, inheritance, and the concentration of wealth in south Dublin. The question for Q1 2026: does the A96 zone sustain above €3 million average for detached houses, or was this an outlier?

The forward-looking question: with DWS seeking €220 million for two Dún Laoghaire apartment schemes and CBRE forecasting €800 million in residential investment transactions in 2026, the south Dublin coastal corridor is simultaneously a premium residential market and an institutional investment target. Watch for whether the Glasthule sale triggers a cluster of comparable transactions in the A96 zone in Q1 2026 filings.

Key People This Period

Name	Role	Notable Activity	Connections
Colin Richardson	CBRE Ireland	Forecast €800m+ residential investment transactions in 2026 — double 2025 levels	DWS article
Thomas Humphreys	Respondent	Property at Youghal, Cork ordered seized as proceeds of crime	CAB v Humphreys
John Healy	Defendant	Possession order granted over 4 Galway properties; €1m mortgage default from 2008	Start Mortgages v Healy
Justice Conor Dignam	High Court Judge	Granted possession order in mortgage case involving 4 Galway properties	Start Mortgages v Healy
Justice Kennedy	High Court Judge	Ordered seizure of Youghal property as proceeds of crime; also delivered Re: Clarkson bankruptcy	CAB v Humphreys, Re: Clarkson

One to Watch: Tievenanass Investments Limited

Tievenanass Investments Limited

CRO #806647 | Suite A2, No. 1 Charlotte Quay, Limerick | NACE: Buying and selling of own real estate | Registered: 21 January 2026

Metric	Detail
Authorised capital	€1,000,000
Issued capital	€100
Company type	Private Company Limited by Shares
NACE code	Buying and selling of own real estate
Co-registered entity	Waddingtown Investments Limited (same address, same day)
Next annual return	21 July 2026

Tievenanass Investments Limited is a newly registered Limerick-based property investment company with €1 million authorised capital and a NACE classification of “Buying and selling of own real estate.” It was registered on 21 January 2026 at the same address as Waddingtown Investments Limited — a second vehicle registered on the same day with €1 million authorised capital but classified under “Other business support service activities.”

The simultaneous registration of two high-capital investment vehicles at the same Limerick address is a pattern consistent with a coordinated property acquisition structure: one entity to hold the asset, one to manage or finance it. The Charlotte Quay address in Limerick is a professional services hub, suggesting the vehicles were established through a solicitor or accountant rather than by an individual. The Limerick market registered 28 transactions in the period — up 87% from the prior week — though the average price fell 26%, suggesting the new volume is at the lower end of the price spectrum. Whether Tievenanass is targeting this volume market or the premium end remains to be seen.

The number that matters: €1,000,000 authorised capital — a figure that signals serious intent. Most newly registered property companies carry nominal capital of €100 or less. A €1 million authorised capital suggests the promoters are planning to deploy significant equity, not just leverage. Watch for: planning applications or transaction registrations linked to this entity in the Limerick area in Q2 2026.

The Broader Picture: Courts, Companies, and the Week Ahead

The Companies Registration Office

The week of 15–21 January 2026 saw 517 new companies registered at the CRO — a figure that includes a notable cluster of real estate and investment vehicles. Four property-related entities stand out: Tievenanass Investments Limited and Waddingtown Investments Limited (both Limerick, €1m capital each), Kendall Land Limited (Cork, €200,000 capital, renting and operating of own real estate), and Bronte PropCo 1 S.a r.l (Luxembourg-registered external company, Abbey Street Dublin). The registration of four property investment vehicles in a single week — spanning Limerick, Cork, and Dublin — is consistent with the CBRE forecast of €800 million in residential investment transactions in 2026. Capital is being structured before it is deployed.

Company	Type	Location	NACE / Sector	Capital	Signal
Tievenanass Investments Ltd	Private Ltd	Limerick	Buying & selling real estate	€1,000,000	Property SPV
Waddingtown Investments Ltd	Private Ltd	Limerick	Business support services	€1,000,000	Co-registered SPV
Kendall Land Limited	Private Ltd	Cork	Renting & operating real estate	€200,000	Property vehicle
Bronte PropCo 1 S.a r.l	External (Luxembourg)	Dublin	Not classified	N/A	Institutional PropCo
CLSec Holdings 26 Limited	External	Dublin	Not classified	N/A	External vehicle

CRO Watch: Owners Management Companies Signal New Completions Among the 517 new registrations, Enniskill Owners Management Company Limited by Guarantee was registered in Dundalk on 21 January 2026 under NACE code “Management of real estate on a fee or contract basis.” Owners management companies (OMCs) are typically established when a new apartment or housing development reaches practical completion and residents take over management. The registration of an OMC in Dundalk — a market that has seen significant residential development in recent years — is a quiet signal that new units are entering the market in the northeast corridor. Watch for: further OMC registrations in Q1 2026 as the 2025 development pipeline completes.

The Irish Courts

The High Court delivered 10 judgments in the period 15–21 January 2026, of which three have direct relevance to the property market. The most significant is Criminal Assets Bureau v Humphreys [2026] IEHC 20, in which Justice Kennedy ordered the seizure of a property at Youghal, Co. Cork as proceeds of crime — a reminder that the CAB remains an active force in the property market. The mortgage possession case Start Mortgages DAC v Healy [2026] IEHC 17 illustrates the continuing resolution of the 2008 crisis: a €1 million mortgage default from 2008, a UK bankruptcy in 2013, and a possession order finally granted in 2026 — an 18-year arc from loan to court order.

Citation	Parties	Subject	Why It Matters
[2026] IEHC 20	Criminal Assets Bureau v Humphreys	Proceeds of crime — Youghal, Cork property	Property seized; organised crime connection; CAB active in property market
[2026] IEHC 17	Start Mortgages DAC v Healy	Mortgage possession — 4 Galway properties	€1m default from 2008; possession order granted 2026; long tail of crisis
[2026] IEHC 35	Hogan v Kierse	Will dispute — testamentary capacity	Property transfer via deed challenged; solicitor conduct criticised
[2026] IEHC 24	Re: Clarkson [A Bankrupt]	Bankruptcy proceedings	Insolvency case with potential property implications

Legal Signal: The 2008 Crisis Is Still in the Courts The Start Mortgages v Healy case — a €1 million mortgage from 2008, a UK bankruptcy in 2013, a re-entry to the properties in 2020, and a possession order finally granted in January 2026 — is a reminder that the legal resolution of the 2008 property crisis is still ongoing. The defendant's attempt to use UK bankruptcy proceedings to extinguish Irish mortgage obligations was rejected. The so-what for lenders: Irish courts continue to uphold the primacy of Irish mortgage contracts over foreign insolvency proceedings, reinforcing the enforceability of Irish property security.

The Week Ahead

The period 15–21 January 2026 tells a story of a market under structural tension. The headline numbers — 3 transactions, €401,152 national average, €360,489 median — mask a deeper divergence: Dublin's premium is widening, the south coastal corridor is operating in a different tier entirely, and the planning system is delivering just 56 residential units from 201 applications. The institutional dimension adds a further layer: DWS is rotating out of Irish residential at a 12% premium, while new PropCo vehicles are being registered in Dublin and Limerick, suggesting the capital is already queuing to replace it. The single most important takeaway from this period is not the €4 million Glasthule sale — it is the 0.28 residential units per planning application. That ratio, sustained over time, is the structural driver of every price record in this report.

  The Bottom Line
  Ireland's property market in January 2026 is not one market — it is at least three: the south Dublin coastal premium tier (A94/A96, €1m+), the mainstream national market (€300k–€500k), and the distressed/commercial tier (61 transactions below €50,000). Each tier has different drivers, different buyers, and different policy implications. The planning system's failure to deliver urban supply at scale — 56 units from 201 applications — is the common thread that connects all three.

What to Watch in the coming weeks:

First, whether the Monkstown A94 cluster sustains into February filings — five sales in one week is a pattern, not a coincidence, and the next month's data will confirm whether this is a structural shift or a temporary concentration. Second, whether the new PropCo registrations — Bronte PropCo 1 S.a r.l and CLSec Holdings 26 Limited — are followed by planning applications or transaction registrations that reveal their investment targets. Third, whether the Limerick volume surge (28 transactions, up 87%) is sustained or was a one-week anomaly driven by a batch of lower-value sales clearing the pipeline.

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