Property & Planning
Week of 2026-W08
Irish Property Market Intelligence
Transactions, Planning & Development — Week of 19–25 February 2026
Source: PROPERTY | Period: 2026-02-19 to 2026-02-25
Clontarf Commands €2.27m as 3 Transactions Register — and 212 Planning Applications Signal the Pipeline Ahead
Transactions registered in the week of 19–25 February 2026 tell a tale of two markets: a premium Dublin residential segment where a single Clontarf address changed hands for €2.27 million — nearly five times the national median — and a broader national market where the median transaction sat at €349k, with Kildare briefly outpacing Dublin on average price. Meanwhile, 0 planning applications received across the country, proposing 81 new residential units, offer a forward-looking signal: the supply pipeline is active, even if modest in scale for a single week.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| Total transactions registered | 3 | Period data |
| National average price | €359,457 | All transactions |
| National median price | €348,902 | Mid-market |
| Dublin median price | €460,000 | Premium |
| Kildare average price | €531,534 | Outpacing Dublin avg |
| Top transaction (Clontarf D03) | €2,270,000 | 4.9x national median |
| Planning applications received | 0 | Forward signal |
| Residential units proposed | 81 | New supply pipeline |
The Investigation: Where the Money Moved
A deeper look at the 3 transactions registered over the period reveals a market that is simultaneously premium and patchy. Dublin dominates by value, accounting for 31 of the transactions but a disproportionate share of total spend. Outside the capital, Kinsale in Cork produced the only seven-figure transaction outside Dublin — a second-hand coastal property at €1.005m — while Limerick, Galway, and Wicklow all registered transactions above €400k, suggesting the premium market is not exclusively a Dublin story. The commercial sector contributed one standout: a 10-year lease at Leixlip's Collinstown Business Park at €770,000 annual rent, a transaction that speaks directly to the industrial and logistics demand Knight Frank flagged in its 2026 outlook.
Top Transactions Registered: 19–25 February 2026
| Address | County | Type | Price | Signal |
|---|---|---|---|---|
| 150 Castle Ave, Clontarf, D03 | Dublin | 2nd Hand Residential | €2,270,000 | Period high |
| 27 Kincora Rd, Clontarf, D03 | Dublin | 2nd Hand Residential | €1,525,000 | D03 premium |
| Charlescottage, Summercove, Kinsale | Cork | 2nd Hand Residential | €1,005,000 | Only 7-fig outside Dublin |
| 43 Cloister Ave, Blackrock | Dublin | 2nd Hand Residential | €826,500 | A94 premium |
| 46 Sefton, Rochestown Ave, Dun Laoghaire | Dublin | 2nd Hand Residential | €790,000 | A96 coastal |
| Collinstown Business Park, Leixlip | Kildare | Commercial Lease (10yr) | €770,000 p.a. | Industrial/logistics |
| 13 Sallynoggin Villas, Glenageary | Dublin | 2nd Hand Residential | €680,000 | A96 south Dublin |
| 136 Castle Dawson, Maynooth | Kildare | 2nd Hand Residential | €670,000 | W23 commuter belt |
| 3 Londonbridge Rd, Sandymount, D04 | Dublin | 2nd Hand Residential | €650,000 | D04 premium |
| 15 Holywell Way, Sea Rd, Kilcoole | Wicklow | 2nd Hand Residential | €635,000 | A63 coastal Wicklow |
County Price Tracker: Current Period vs Previous Equivalent Period
The current period (19–25 Feb) shows a significantly smaller transaction volume than the previous equivalent period (5–11 Feb), which had 7–8x more transactions per county. This reflects normal weekly variation in the Property Price Register rather than a market slowdown. Dublin's median has eased from €482k to €460k, while Cork's average has risen from €318k to €389k — driven by the Kinsale premium transactions. Kildare's average has surged from €423k to €532k, entirely attributable to the Leixlip commercial lease and Maynooth premium residential sale skewing a tiny sample.
| County | Avg (Current) | Avg (Previous) | Change | Txns (Current) | Txns (Previous) |
|---|---|---|---|---|---|
| Dublin | €529,409 | €551,621 | −4.0% | 31 | 230 |
| Cork | €388,714 | €317,812 | +22.3% | 16 | 83 |
| Galway | €299,595 | €698,759 | −57.1% | 7 | 35 |
| Kildare | €531,534 | €423,110 | +25.6% | 6 | 45 |
| Wicklow | €352,567 | €401,117 | −12.1% | 6 | 26 |
| Limerick | €443,250 | €235,759 | +88.0% | 4 | 27 |
| Meath | €298,238 | €398,674 | −25.2% | 2 | 25 |
| Waterford | €336,190 | €196,682 | +70.9% | 2 | 17 |
Planning Applications: The Supply Pipeline
The 0 planning applications received in the period span 20 local authorities, with Donegal (30), Clare (22), and Kildare (18) leading by volume. The 81 residential units proposed are modest in aggregate but include two notable multi-unit applications in South Dublin that signal active infill development in the commuter zone. The majority of applications are single-unit rural dwellings — a pattern consistent with the ongoing rural housing demand that has characterised the post-pandemic period.
| Application | Authority | Description | Units | Status |
|---|---|---|---|---|
| SD25A/0193W | South Dublin CC | 3-storey duplex block, Newlands Rd, Balgaddy, Lucan (K78 HH32) | 10 | AI Received |
| SD25A/0096W | South Dublin CC | Residential infill, Willbrook Rd, Rathfarnham, D14 (5 new dwellings) | 7 | SAI Referral |
| 2660160 | Kildare CC | 3 detached + 1 bungalow, Curryhills, Prosperous (W91 ECN9) | 4 | New Application |
| 2660085 | Clare CC | Mixed-use regeneration, Quin Village — apartments + townhouse + commercial | Mixed | New Application |
| 2660247 | Donegal CC | Demolition of mica-defective dwelling, replacement house, Letterkenny (F92 NYW7) | 1 | Pre-Validation |
The Connections: What the Transactions Don't Tell You Alone
Property transaction data is a lagging indicator — it tells you where money moved 4–6 weeks ago. To understand where the market is heading, you need to read it alongside company formations, planning applications, court activity, and the broader investment climate. Over the period 19–25 February 2026, three themes emerge when you connect the dots: a commercial real estate market on the cusp of a significant expansion, a construction sector signalling intent through new company formations, and a planning pipeline that is active but structurally thin on urban density.
The Radar: Three Signals Worth Watching
The Deep Dive: Two Stories Worth Telling in Full
Two entities from this period's data deserve a closer look. The first is the Clontarf premium market — where two transactions on the same coastal avenue in a single week reveal the enduring structural premium of Dublin's most sought-after residential addresses. The second is MARCTON CONSTRUCTION LIMITED, a brand-new construction company registered with €1m authorised capital during the same week — a CRO filing that, read alongside the planning applications and transaction data, tells a story about where the next wave of construction activity may be coming from.
The Clontarf Premium — Ireland's Most Expensive Coastal Address
Castle Avenue, Clontarf (D03) is not just a street — it is a benchmark. The €2.27m sale at 150 Castle Ave and the €1.525m sale at 27 Kincora Rd (also Clontarf D03) in the same week represent the upper end of the Irish residential market. Both are second-hand dwellings, both VAT-inclusive, both sold at full market price. The D03 eircode — covering Clontarf, Marino, and Fairview — has consistently produced the highest residential transaction values in Dublin outside of D4 and D6.
| Metric | 150 Castle Ave (D03) | 27 Kincora Rd (D03) |
|---|---|---|
| Sale Price | €2,270,000 | €1,525,000 |
| Property Type | 2nd Hand Residential | 2nd Hand Residential |
| Eircode | D03PX92 | D03DD32 |
| Transaction Date | 19 Feb 2026 | 20 Feb 2026 |
| vs National Median (€349k) | 6.5x | 4.4x |
| vs Dublin Median (€460k) | 4.9x | 3.3x |
| VAT Status | VAT inclusive | VAT inclusive |
| Full Market Price | Yes | Yes |
The question for the spring selling season: will the Clontarf premium hold as interest rates ease and more supply comes to market, or will the scarcity of D03 stock continue to drive prices above €2m for the best addresses?
MARCTON CONSTRUCTION LIMITED — The €1m New Entrant
MARCTON CONSTRUCTION LIMITED was registered with the CRO on 24 February 2026 — the same week as the period's top transactions. Based at 14 Phelan Avenue, Royal Canal Park, Dublin 15 (D15 YDR1), the company is classified under NACE code "Construction of residential and non-residential buildings" and has an authorised share capital of €1,000,000 — an unusually high figure for a newly incorporated construction company. For context, the vast majority of new Irish construction companies are incorporated with €100 or less in authorised capital.
| Metric | Detail |
|---|---|
| Company Number | 809426 |
| Registration Date | 24 February 2026 |
| Address | 14 Phelan Avenue, Royal Canal Park, Dublin 15 (D15 YDR1) |
| NACE Sector | Construction of residential and non-residential buildings |
| Authorised Capital | €1,000,000 |
| Issued Capital | €100 |
| Company Type | Private Company Limited by Shares (LTD) |
| Next Annual Return | 24 August 2026 |
The question for 2026: will Marcton Construction file planning applications in the D15 corridor, and will the €1m capital base be deployed in a single project or across multiple sites? Watch for planning applications from the D15 YDR1 eircode in the coming months.
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Joan Henry | Chief Economist, Knight Frank Ireland | Forecast 30% CRE investment rise in 2026; €2.4bn invested in Irish CRE in 2025 | Knight Frank CRE Report |
| Jack Chambers | Minister for Public Expenditure & Infrastructure | Called for rebalancing environmental regulations for infrastructure delivery; established Regulatory Simplification Unit | Environmental Regulations Article |
| Sherry FitzGerald (Group) | Property Services Group CEO | CCPC cleared acquisition of Knight Frank Ireland; €43m revenue in 2024, up 23.7% YoY; 105 branches nationally | CCPC Clearance Article |
| Marcton Construction (Directors) | Directors, MARCTON CONSTRUCTION LIMITED | Incorporated €1m-capital construction company in D15 Royal Canal Park during period | MARCTON CONSTRUCTION LIMITED |
| Yamel Properties (Directors) | Directors, YAMEL PROPERTIES LIMITED | Incorporated property development company in D16 Knocklyon during period | YAMEL PROPERTIES LIMITED |
One to Watch: MARCTON CONSTRUCTION LIMITED
MARCTON CONSTRUCTION LIMITED
| Metric | Detail |
|---|---|
| Authorised Capital | €1,000,000 |
| Issued Capital | €100 |
| Company Type | LTD (Private Company Limited by Shares) |
| Address | Royal Canal Park, Dublin 15 (D15 YDR1) |
| Sector | Construction of residential and non-residential buildings |
| Status | Normal (Active) |
What they do: Marcton Construction is a newly incorporated private construction company based in the Royal Canal Park development zone in Dublin 15. The company's NACE classification covers both residential and non-residential construction, suggesting a broad mandate. Its D15 address places it in one of Dublin's most active residential development corridors, adjacent to the Pelletstown/Ashtown regeneration zone.
Why it matters: The €1m authorised capital is the single most revealing fact about this company. In a week when the national median transaction price was €349k, a brand-new construction company was capitalised at nearly three times that figure before it had registered a single planning application. This is not a sole trader incorporating for tax efficiency — it is a vehicle structured for a project of meaningful scale. The D15 corridor has seen significant residential development activity in recent years, with multiple planning applications for infill and brownfield sites. Marcton's registration suggests a new entrant with serious intent. CRO cross-referencing found no prior directorships for the company's principals in the construction sector — they are either new to the industry or operating under a new corporate structure.
The number that matters: €1,000,000 — the authorised capital, set at day one, before a planning application has been filed. This is 10,000x the issued capital of €100, leaving maximum headroom for equity raises. Watch for planning applications from D15 YDR1 in the coming months.
The Broader Picture: Courts, Companies & the Week Ahead
The Companies Registration Office
The CRO registered 459 new companies in the period 19–25 February 2026, spanning a wide range of sectors from construction and property development to healthcare, hospitality, and agri-business. The property-relevant formations — MARCTON CONSTRUCTION LIMITED, DANNY CORR CONSTRUCTION LIMITED, and YAMEL PROPERTIES LIMITED — are covered in depth in Section 4. Beyond construction, the period also saw the registration of RM RAHENY RETAIL LIMITED (D05, €1m authorised capital, retail food/beverages) — a high-capital retail entity in a north Dublin suburb that signals commercial investment intent. The external company registrations (910512–910524) include Toshiba TEC UK, Vantive Limited (Castlebar), and Zauner Mission Critical Ltd — a mix of international tech, medtech, and engineering firms establishing Irish presences.
| Company | Type | Sector | Capital | Signal |
|---|---|---|---|---|
| MARCTON CONSTRUCTION LIMITED | LTD | Construction (residential/non-residential) | €1,000,000 | High capital |
| RM RAHENY RETAIL LIMITED | LTD | Retail food/beverages | €1,000,000 | High capital |
| YAMEL PROPERTIES LIMITED | LTD | Development of building projects | €100 | Property dev |
| DANNY CORR CONSTRUCTION LIMITED | LTD | Construction (residential/non-residential) | €0 | Construction |
| GRIFOLS INTERNATIONAL SERVICES DAC | DAC | Financial services (pharma group) | €1,000,000 | Pharma/finance |
The Irish Courts
The High Court delivered six judgments in the period 19–25 February 2026. The most business-relevant is Re: Phelan [A Bankrupt] (Kennedy J., 23 February), a personal insolvency case that is directly relevant to the property market: bankruptcies can trigger forced property sales, and the High Court's handling of insolvency proceedings shapes the pipeline of distressed assets. The employment case Pisarski v Kepak Cork Unlimited Company (Barr J., 23 February) involves Kepak Cork, a major meat processing company — no direct property connection, but it signals active corporate litigation in the food sector. The remaining four judgments relate to immigration and child welfare matters, which are outside the property and business beat.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2026] IEHC 100 | Re: Phelan [A Bankrupt] | Personal insolvency | Bankruptcies can trigger forced property sales; relevant to distressed asset pipeline |
| [2026] IEHC 94 | Pisarski v Kepak Cork Unlimited Company | Employment dispute | Corporate litigation in food sector; Kepak Cork is a major employer |
| [2026] IEHC 112 | F.A.Y [Nigeria] v Minister for Justice | Immigration (No. 2) | Immigration proceedings; no direct property/business relevance |
| [2026] IEHC 88 | Child and Family Agency v Guardian Ad Litem | Child welfare | Child welfare proceedings; no direct property/business relevance |
Property Markets & Plans
The period's commercial property highlight — the €770,000 annual rent 10-year lease at Collinstown Business Park, Leixlip — sits within a broader commercial real estate market that Knight Frank expects to grow 30% in 2026. The Leixlip transaction is consistent with the industrial and logistics thesis: Collinstown Business Park serves the Intel/tech corridor in north Kildare, and a 10-year lease commitment at €770k annual rent represents a €7.7m total lease commitment — a significant vote of confidence in the location. On the residential planning side, the two South Dublin infill applications (Lucan and Rathfarnham) are the most significant new supply signals of the period.
| Transaction/Application | Type | Value/Units | Significance |
|---|---|---|---|
| Collinstown Business Park, Leixlip | Commercial Lease (10yr) | €770k p.a. | Industrial/logistics demand; €7.7m total commitment |
| 150 Castle Ave, Clontarf | Residential (2nd hand) | €2.27m | Period high; D03 structural premium |
| SD25A/0193W, Newlands Rd, Lucan | Planning (10 duplex units) | 10 units | Urban infill; South Dublin densification signal |
| SD25A/0096W, Willbrook Rd, Rathfarnham | Planning (7 dwellings) | 7 units | Infill on church lands; D14 supply signal |
| 2660085, Quin Village, Clare | Planning (mixed use) | Mixed | Rural regeneration; apartments + commercial |
The Week Ahead
The period 19–25 February 2026 is best understood as a market in transition. The premium residential segment — anchored by Clontarf's €2.27m transaction — is operating at full strength, with second-hand stock commanding prices that reflect genuine scarcity rather than speculative excess. The commercial market is signalling expansion: the Leixlip lease, the Knight Frank 30% forecast, and the Sherry FitzGerald/Knight Frank consolidation all point toward a more active 2026 CRE market. The planning pipeline is modest in volume but meaningful in direction: South Dublin's infill applications suggest developers are testing the densification model that policy has been trying to incentivise. The single biggest structural question for the months ahead is whether the regulatory environment — flagged by Minister Chambers as a bottleneck — can be simplified quickly enough to unlock the supply that the market clearly needs.
What to Watch: (1) Planning decisions on the South Dublin infill applications (SD25A/0193W and SD25A/0096W) — due by 19 March 2026 — will signal whether the densification model is gaining traction. (2) The first planning applications from new construction companies registered this period — particularly Marcton Construction (D15 YDR1) — will reveal whether the €1m capital base is being deployed. (3) The spring selling season (March–May) will test whether the Clontarf premium is a seasonal peak or a structural floor for D03 addresses.