Property & Planning
Week of 2026-W08
Irish Property Market Intelligence
Monthly Property & Planning Report — 19–25 February 2026
Source: PROPERTY | Period: 2026-02-19 to 2026-02-25
Dublin's Clontarf Hits €2.27M as February Registers 122 Transactions — But Volume Is Down 80% on the Prior Week
Transactions registered in the week of 19–25 February 2026 tell a tale of two markets: a thin but high-value Dublin cohort anchored by a €2.27 million Clontarf sale — nearly five times the national median — and a broader national market where volume collapsed to 122 transactions from 601 the previous week, a pattern consistent with the Property Price Register's known lag and batch-processing cycles. The national median of €348,902 sits 2.5% above the prior week's €340,323, suggesting underlying price firmness even as volume fluctuates. Meanwhile, 212 planning applications received across the country signal a development pipeline that is active, if unevenly distributed — with Donegal leading all counties at 30 applications, and South Dublin's two multi-unit residential schemes pointing to continued urban densification pressure.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| National median price (current week) | €348,902 | +2.5% vs prior week |
| National average price (current week) | €359,457 | Skewed by outliers |
| Dublin median price | €460,000 | +4.4% vs prior week median |
| Kildare average price | €531,534 | Near Dublin levels |
| Highest single transaction | €2,270,000 | 150 Castle Ave, Clontarf D3 |
| Planning applications received | 212 | Donegal leads (30) |
| Residential units in new applications | 81 | Across 212 applications |
| New construction/property companies (CRO) | 4 | Of 479 total new companies |
The Investigation: Where the Money Moved
A deeper look at the 122 transactions registered in the week of 19–25 February 2026 reveals a market concentrated in Dublin and its commuter counties, with a handful of high-value outliers pulling the average well above the median. Dublin accounted for 31 transactions — 25% of national volume — with a median of €460,000 and a range from €12,500 (a ground-floor commercial unit on Clontarf Road) to €2.27 million (150 Castle Avenue, Clontarf). Kildare, with just six transactions, averaged €531,534 — above Dublin — driven by a mix of new-build estates and the Collinstown commercial lease. The data below is drawn from transactions registered in this period; the actual sales may have completed weeks earlier.
Top Transactions Registered 19–25 February 2026
| Address | County | Price | Type | Signal |
|---|---|---|---|---|
| 150 Castle Ave, Clontarf, D3 | Dublin | €2,270,000 | Residential | 4.9x Dublin median |
| 27 Kincora Rd, Clontarf, D3 | Dublin | €1,525,000 | Residential | 3.3x Dublin median |
| 43 Cloister Ave, Blackrock | Dublin | €826,500 | Residential | A94 premium |
| Collinstown Business Park, Leixlip | Kildare | €770,000 | Commercial (10yr lease) | Tech corridor |
| 13 Sallynoggin Villas, Glenageary | Dublin | €680,000 | Residential | A96 eircode |
| 136 Castle Dawson, Maynooth | Kildare | €670,000 | Residential | W23 commuter belt |
| 3 Londonbridge Rd, Sandymount, D4 | Dublin | €650,000 | Residential | D04 premium |
| 15 Holywell Way, Kilcoole, Wicklow | Wicklow | €635,000 | Residential | A63 coastal premium |
| 6 Priory Green, Celbridge, Kildare | Kildare | €555,000 | Residential | W23 new build |
| 206 Kylemore, Monaleen, Limerick | Limerick | €545,000 | Residential | V94 Castletroy premium |
County Price Tracker: 19–25 Feb vs 12–18 Feb 2026
The week-on-week comparison reveals a striking pattern: Dublin's median price rose 4.4% (from €440,528 to €460,000) even as transaction volume fell from 197 to 31 — an 84% volume drop. This is consistent with the Register's lag effect: the transactions that made it through in the smaller week were disproportionately high-value. Kildare's average surged above Dublin's, driven by a mix of new-build completions and the Leixlip commercial lease. Galway and Meath both saw average prices fall, though their small sample sizes (7 and 2 transactions respectively) make week-on-week comparisons unreliable.
| County | Avg/Median (19–25 Feb) | Avg/Median (12–18 Feb) | Change | Txns (Current) | Txns (Prior) | Volume |
|---|---|---|---|---|---|---|
| Dublin | €460,000 median | €440,528 median | +4.4% | 31 | 197 | −84% |
| Cork | €388,714 avg | €361,135 avg | +7.6% | 16 | 66 | −76% |
| Kildare | €531,534 avg | €434,981 avg | +22.2% | 6 | 36 | −83% |
| Galway | €299,595 avg | €342,130 avg | −12.4% | 7 | 26 | −73% |
| Wicklow | €352,567 avg | €449,207 avg | −21.5% | 6 | 15 | −60% |
| Limerick | €443,250 avg | €301,420 avg | +47.0% | 4 | 17 | −76% |
| Meath | €298,238 avg | €366,734 avg | −18.7% | 2 | 23 | −91% |
| Waterford | €336,190 avg | €218,545 avg | +53.8% | 2 | 19 | −89% |
The Connections: What the Transactions Don't Tell You
Transaction data shows what sold and for how much. It does not show who is building, who is buying commercially, what the courts are doing to unlock land, or what the government is doing to accelerate supply. Over the period, a set of cross-domain signals — from the CRO, the courts, and Business Post reporting — paint a more complete picture of a market under structural pressure from both the supply and demand sides.
The Radar: Three Signals Worth Watching
The Deep Dive: Two Stories Behind the Numbers
Two entities from this period's data deserve closer examination: the Collinstown Business Park commercial lease in Leixlip — a window into Kildare's transformation from commuter county to industrial powerhouse — and YAMEL PROPERTIES LIMITED, a newly registered property development company in South Dublin whose formation in the same week as a cluster of local transactions and planning applications is worth tracking. These are the stories that transaction data alone cannot tell.
Collinstown Business Park, Leixlip — The Tech Corridor Lease That Tells a Bigger Story
The 10-year commercial lease at Collinstown Business Park, Leixlip, registered on 19 February 2026 for €770,000, is the most commercially significant transaction in this period's dataset. Collinstown Business Park sits in the heart of Kildare's technology and industrial corridor — a few kilometres from Intel's Leixlip campus, which employs over 5,000 people and has been the anchor of the county's economic transformation since the 1990s. The park hosts a mix of light industrial, logistics, and technology tenants. A 10-year lease commitment at €770,000 — equivalent to €77,000 per annum — signals a tenant making a long-term bet on the location.
| Metric | Value | Context |
|---|---|---|
| Transaction amount | €770,000 | 10-year lease premium |
| Implied annual rent | €77,000 | Straight-line basis |
| County (Kildare) avg price this week | €531,534 | Above Dublin avg (€529,409) |
| Property type | Commercial | Industrial/logistics corridor |
| Eircode area | W23 (Leixlip) | Intel campus proximity |
| Knight Frank CRE forecast (2026) | +30% | Industrial/logistics to double share |
| Comparable Kildare commercial (same week) | €30,000–€300,000 | Retail kiosks and filling stations |
The question for 2026: As industrial and logistics investment accelerates along the M7 corridor, will Kildare County Council's planning pipeline deliver the residential supply needed to house the workers those businesses employ — or will the county's success become its own housing bottleneck?
YAMEL PROPERTIES LIMITED — A New Development Company in South Dublin's Hottest Postcode
YAMEL PROPERTIES LIMITED was registered with the CRO on 24 February 2026 — five days into the period covered by this report. Its NACE code is "Development of building projects"; its registered address is Charleville House, Firhouse Road, Knocklyon, Dublin 16 (D16 WK35). The company is directed by Eamonn O Connor (born 21 December 1965) with Aoibhinn Bolger as secretary. Share capital is €100 authorised and €100 issued — the minimum structure typical of a project SPV.
| Detail | Value |
|---|---|
| Company number | 809429 |
| Registration date | 24 February 2026 |
| NACE code | Development of building projects |
| Registered address | Charleville House, Firhouse Rd, Knocklyon, D16 WK35 |
| Director | Eamonn O Connor (DOB 21/12/1965) |
| Secretary | Aoibhinn Bolger |
| Share capital (authorised) | €100 |
| Company type | LTD — Private Company Limited by Shares |
Watch for: YAMEL PROPERTIES appearing in planning applications or property transactions in the D16–D24 corridor over the next 12–18 months. If the company acquires a site or submits a planning application, it will confirm the SPV hypothesis. If it remains dormant, it may have been registered in anticipation of a transaction that did not proceed.
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Eamonn O Connor | Director | Registered YAMEL PROPERTIES LIMITED (24 Feb 2026) — property development SPV, Knocklyon D16 | DOB 21/12/1965; Charleville House, Firhouse Rd |
| Joan Henry | Chief Economist, Knight Frank Ireland | Published 2026 CRE outlook forecasting 30% investment rise; identified industrial/logistics as fastest-growing sector | Knight Frank CRE Report, 25 Feb 2026 |
| Jack Chambers | Minister for Public Expenditure and Infrastructure | Called for rebalancing environmental regulations to accelerate infrastructure delivery; announced Regulatory Simplification Unit | Business Post, 25 Feb 2026 |
| Michael O'Flynn | Developer, O'Flynn Construction | Leading legal challenges against RZLT (Residential Zoned Land Tax); argues tax penalises active development | Business Post, 14 Mar 2026 |
| Michael Stanley | CEO, Cairn Homes | Spoke at Mipim 2026 on Ireland's need for 50,000–60,000 homes per year; Cairn among ISEQ fallers on 25 Feb | Mipim Day 1, 10 Mar 2026 |
| Mr Justice Nolan | High Court Judge | Delivered Ireland's first written judgment on covenant discharge under 2009 Act — enabling 10-house development in Newcastle West | GUIA Properties v Paddocks Killeline [2026] IEHC 153 |
One to Watch: YAMEL PROPERTIES LIMITED
YAMEL PROPERTIES LIMITED
| Detail | Value |
|---|---|
| Share capital (authorised) | €100 |
| Share capital (issued) | €100 |
| Company type | LTD — Private Limited by Shares |
| Next annual return due | 24 August 2026 |
| Accounts filed | None yet (new company) |
What they do: YAMEL PROPERTIES is a newly incorporated property development company based in Knocklyon, South Dublin. Its NACE code — "Development of building projects" — indicates an intention to develop rather than simply hold property. The minimal share capital (€100) is characteristic of a project SPV established to hold a specific site or manage a planning application, rather than a trading company with ongoing operations.
Why it matters: The company was registered in the same week that South Dublin County Council received two multi-unit residential planning applications in the D14–D16 corridor, and in the same week that a cluster of high-value residential transactions registered in the area. The D16 postcode — covering Knocklyon, Firhouse, and Rathfarnham — is one of South Dublin's most active development areas, with strong demand, limited greenfield land, and a planning authority that has been processing urban infill applications at pace. Director Eamonn O Connor's address at Charleville House, Firhouse Road, places him at the heart of this geography. Whether YAMEL is the vehicle for a specific site acquisition or a broader development programme will become clear when the company's first annual return is filed in August 2026.
The number that matters: €100 — the entire issued share capital of a company whose NACE code is property development. This is the classic SPV structure: maximum flexibility, minimum capital commitment, maximum optionality. The real story will be in the balance sheet when accounts are first filed.
The Broader Picture: Courts, Companies, and What Comes Next
The Companies Registration Office
The CRO registered 459 new companies in the week of 19–25 February 2026 — a figure that includes four companies with direct property and construction NACE codes. Among the most notable formations: YAMEL PROPERTIES LIMITED (Development of building projects, D16), MARCTON CONSTRUCTION LIMITED (Construction of residential and non-residential buildings, Royal Canal Park D15), and DANNY CORR CONSTRUCTION LIMITED (Construction of residential and non-residential buildings, Drimnagh D12). The week also saw the registration of RM RAHENY RETAIL LIMITED — a retail company with €1 million authorised capital based in Raheny, D05 — and GRIFOLS INTERNATIONAL SERVICES DAC, a pharmaceutical financial services entity at Grange Castle Business Park, Clondalkin, with €1 million authorised capital. The 13 external companies registered in the period (including Toshiba TEC UK, Vantive, and Zauner Mission Critical) reflect Ireland's continued role as a European base for international businesses.
| Company | NACE / Sector | Address | Capital |
|---|---|---|---|
| YAMEL PROPERTIES LIMITED | Development of building projects | Knocklyon, D16 | €100 |
| MARCTON CONSTRUCTION LIMITED | Construction (residential & non-residential) | Royal Canal Park, D15 | €1,000,000 |
| DANNY CORR CONSTRUCTION LIMITED | Construction (residential & non-residential) | Drimnagh, D12 | €100 |
| RM RAHENY RETAIL LIMITED | Retail (food/beverage) | Raheny, D05 | €1,000,000 |
| GRIFOLS INTERNATIONAL SERVICES DAC | Financial services (pharma) | Grange Castle, Clondalkin | €1,000,000 |
| PARCAE THERAPEUTICS LIMITED | Professional/scientific activities | Sir John Rogerson's Quay, D2 | €10,000 |
The Irish Courts
Six High Court judgments were delivered in the week of 19–25 February 2026. The most significant for property and business readers is GUIA Properties Limited v The Paddocks Killeline Management Company (delivered 11 March 2026, arising from proceedings initiated in 2025), which established Ireland's first written precedent for discharging a freehold covenant under Section 50 of the Land and Conveyancing Law Reform Act 2009. The judgment, by Mr Justice Nolan, ordered the discharge of a covenant restricting land in Newcastle West, County Limerick to a single dwelling — clearing the way for a 10-house development. The case involved Nautic Building Company Limited (In Liquidation) as a second defendant, adding an insolvency dimension. The week also saw Re: Phelan [A Bankrupt] — a personal insolvency matter — and Pisarski v Kepak Cork Unlimited Company, an employment law case involving one of Ireland's largest meat processors.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2026] IEHC 153 | GUIA Properties v Paddocks Killeline | Discharge of freehold covenant (2009 Act) | First written judgment on this issue; enables 10-house development in Limerick |
| [2026] IEHC 100 | Re: Phelan [A Bankrupt] | Personal insolvency | Ongoing personal insolvency proceedings — Kennedy J. |
| [2026] IEHC 94 | Pisarski v Kepak Cork | Employment law | Case against major Irish meat processor — Barr J. |
| [2026] IEHC 112 | F.A.Y. v Minister for Justice | International protection | Immigration/asylum — Cahill J. |
| [2026] IEHC 88 | Child and Family Agency v Guardian Ad Litem | Child welfare | Family law — Simons J. |
Property Markets and Plans
The 212 planning applications received in the period span 20 local authorities, with a pronounced rural bias: Donegal (30), Clare (22), and Tipperary (18) collectively account for a third of all applications. The most commercially significant application is the Ballindoolin House wedding village in Edenderry, Kildare — a 30-pod accommodation development at a protected structure, signalling growing investment in rural hospitality infrastructure. The most significant residential applications are the Newlands Road, Lucan 10-duplex scheme and the Willbrook Road, Rathfarnham 7-dwelling infill scheme, both in South Dublin. A notable change-of-use application at 3 Park Road, Dun Laoghaire — a protected structure — seeks to convert upper floors to residential use, consistent with the national policy push to activate vacant upper floors in town centres.
| Application | Location | Type | Significance |
|---|---|---|---|
| SD25A/0193W | Newlands Rd, Balgaddy, Lucan | 10 duplex apartments (3-storey) | Largest residential scheme in period; urban densification |
| SD25A/0096W | Willbrook Rd, Rathfarnham | 7 dwellings on former church lands | Institutional land entering residential pipeline |
| 2660164 | Thurles, Tipperary | 12 residential units (town centre infill) | Urban regeneration; 10 x 2-bed houses + 2 x 1-bed apts |
| 2660172 | Ballindoolin House, Edenderry, Kildare | 30-pod wedding village (protected structure) | Rural hospitality investment; heritage tourism |
| D26A/0113/WEB | 3 Park Rd, Dun Laoghaire (Protected Structure) | Change of use — upper floors to residential | Town centre activation; protected structure |
The Week Ahead
The week of 19–25 February 2026 is best understood as a snapshot of a market in transition. Transaction volumes are thin — a function of the Property Price Register's lag — but prices are holding firm, with Dublin's median at €460,000 and Kildare's average exceeding the capital's for the first time in this dataset. The planning pipeline is active but skewed toward rural one-off houses and retention applications, with only two multi-unit residential schemes of note in the entire country. The commercial market, by contrast, is showing genuine momentum: the Leixlip tech corridor lease and Knight Frank's 30% investment forecast point to a year in which commercial real estate outperforms residential in terms of transaction value and investor interest. The legal landscape is also shifting: the GUIA Properties covenant discharge judgment opens a new tool for unlocking housing land, and Michael O'Flynn's RZLT legal challenges signal that the relationship between developers and the state's land activation policies will be tested in court throughout 2026.
What to Watch:
- The four-week rolling average for national transaction volumes — the single-week figure of 122 is not representative of underlying market activity.
- YAMEL PROPERTIES LIMITED (CRO 809429) — watch for planning applications or site acquisitions in the D16–D24 corridor over the next 12 months.
- Section 50 covenant discharge applications — the GUIA precedent will generate a wave of similar cases; watch for them in the High Court list and in planning applications for previously restricted sites.