Property & Planning
Week of 2026-W10
Irish Property Market Intelligence
Monthly Report: 5–11 March 2026 — Transactions, Planning & Market Trends
Source: PROPERTY | Period: 2026-03-05 to 2026-03-11
Dublin Median Hits €460k as February Accelerates — Planning Pipeline Signals Spring Supply Push
The Property Price Register for the week of 5–11 March 2026 carries a structural caveat every reader should understand: transactions registered in this period reflect sales completed four to six weeks earlier, meaning the data window captures activity from late January and February 2026. Year-to-date through 11 March, 3 transactions have been registered nationally, with the national median settling at €331,689 — and Dublin's median running 39% above that at €460,222. Meanwhile, the planning system received 0 new applications in the 5–11 March window alone, including the largest residential scheme of the period: a 29-home social and affordable development on South Dublin County Council land at Knocklyon, D16.
The month-on-month trend is the real story. January 2026 recorded 1,659 transactions at an average of €342,600. February accelerated to 1,877 transactions — a 13.1% volume increase — with the average price rising 11.8% to €382,914. Against this backdrop, German asset manager DWS is seeking €220 million for two Dún Laoghaire apartment schemes — a 12.8% premium on its 2020 acquisition price — and CBRE Ireland is forecasting more than €800 million in residential investment transactions for 2026, double last year's total.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| National avg transaction price (YTD) | €363,999 | Rising |
| February vs January avg price change | +11.8% | Accelerating |
| February vs January volume change | +13.1% | Expanding |
| Dublin median premium over national | +38.8% | Structural |
| Highest single transaction (YTD) | €17.5m | Outlier |
| Planning applications received (5–11 Mar) | 133 | Active |
| Residential units in new applications | 48 | Pipeline |
| Largest single scheme (units) | 29 homes | Social/Affordable |
The Investigation: Where the Market Is Moving — and Where It Is Not
A deeper look at the year-to-date transaction data reveals a market that is geographically bifurcated in ways that matter for buyers, investors, and planners alike. Dublin dominates by volume and price, accounting for 1,014 of the 3 national transactions — nearly 29% of all activity — at a median of €460,222. The commuter belt counties of Kildare (€405,286 median) and Wicklow (€427,312 median) are running well above the national median, reflecting the gravitational pull of Dublin employment on surrounding housing markets. At the other end of the spectrum, Limerick's median of €260,000 and Wexford's €277,533 represent genuine affordability — or, depending on your perspective, genuine under-investment in regional infrastructure.
County Price Tracker: YTD 2026
The table below presents county-level pricing for the year-to-date period (January 1 – March 11, 2026). The previous period (February 26 – March 4) recorded only one transaction — a commercial unit at the Pavilions Shopping Centre, Swords, for €165,000 — reflecting the register's data lag. The YTD figures are the authoritative county-level benchmark for this report.
| County | Median (YTD) | Avg (YTD) | Transactions | vs National Median |
|---|---|---|---|---|
| Dublin | €460,222 | €557,966 | 1,014 | +38.8% above |
| Wicklow | €427,312 | €448,902 | 117 | +28.8% above |
| Kildare | €405,286 | €393,202 | 177 | +22.2% above |
| Meath | €383,259 | €349,507 | 147 | +15.5% above |
| Galway | €330,000 | €376,420 | 192 | At national median |
| Cork | €326,125 | €323,988 | 437 | Near national median |
| Wexford | €277,533 | €266,511 | 151 | -16.4% below |
| Limerick | €260,000 | €235,988 | 119 | -21.6% below |
Notable Transactions Registered in the Period
| Address | County | Price | Type | Signal |
|---|---|---|---|---|
| 150 Castle Ave, Clontarf, D03 | Dublin | €2,270,000 | Residential | Premium |
| 1 Whitethorn, Balure Lane, Church Rd | Dublin | €2,020,000 | Residential | Premium |
| 27 Kincora Rd, Clontarf, D03 | Dublin | €1,525,000 | Residential | Premium |
| 54 Hainault Rd, Foxrock, D18 | Dublin | €1,390,000 | Residential | Premium |
| 30 Victoria Ave, Donnybrook, D04 | Dublin | €1,100,000 | Residential | Premium |
| 46 Sefton, Rochestown Ave, Dun Laoghaire | Dublin | €790,000 | Residential | Strong |
| 18 Brian Rd, Marino, D03 | Dublin | €750,000 | Residential | Strong |
| 27 Pavilions Shopping Centre, Swords | Dublin | €165,000 | Commercial | Retail unit |
The Connections: What the Data Alone Cannot Tell You
Transaction data and planning applications are the skeleton of the property market. The flesh is the institutional behaviour, the policy decisions, and the legal frameworks that shape what gets built, who buys it, and at what price. This month, four themes emerge from connecting the dots across the register, the planning system, the courts, and the Business Post's own reporting: the institutional rotation underway in the residential investment market; the geographic spread of the planning pipeline; the mica crisis still generating applications in Donegal; and the legal uncertainty that continues to shadow large-scale development.
The Radar: Three Signals Worth Watching
The Deep Dive: Two Stories That Deserve More Than a Line in a Table
Two developments from the period warrant deeper investigation: the South Dublin County Council's 29-home Knocklyon scheme, which is the largest residential development in the planning data and a test case for the Part 8 social housing model; and the DWS Dún Laoghaire sale, which is the most significant institutional property transaction signalled in the period and a bellwether for the direction of the residential investment market in 2026.
SDCC Castlefield Avenue, Knocklyon — The State as Developer
South Dublin County Council's application (ref: PT8SD359) for 29 homes at Castlefield Avenue, Old Knocklyon Road, Dublin 16 (D16 X7R8) is not a standard planning application. It is a Part 8 process — the mechanism under the Planning and Development Regulations 2001 by which local authorities can develop housing on their own land through a public consultation process rather than a full planning application. The scheme comprises 8 three-bedroom houses in two terraced blocks, 4 two-bedroom apartments in a two-storey building, and a mixed apartment block with 1 studio, 8 one-bedroom, 4 two-bedroom, and 4 three-bedroom units. The site area is 8,034 square metres — just under two acres — on SDCC-owned land.
| Metric | Detail |
|---|---|
| Application reference | PT8SD359 |
| Planning authority | South Dublin County Council |
| Process type | Part 8 (local authority own development) |
| Total homes | 29 (mixed tenure: social and affordable) |
| Site area | 8,034 sq m (approx. 2 acres) |
| Location | Castlefield Avenue, Old Knocklyon Road, D16 |
| Consultation period | 5 March – 21 April 2026 |
| Tenure mix | Social and affordable (mixed) |
DWS Dún Laoghaire — The Institutional Exit and What Comes Next
The Business Post reported on 16 March that DWS, the Frankfurt-listed asset manager and Deutsche Bank subsidiary, is seeking €220 million for two Dún Laoghaire apartment schemes. The firm acquired the schemes from the Cosgrave Group in 2020 for €195 million — a 12.8% premium on exit. DWS entered the Irish market in 2018 and invested close to €1 billion across residential, commercial, and student accommodation. It has also sold Point Campus, the state's largest student accommodation development.
| Metric | 2020 (Acquisition) | 2026 (Sale) | Change |
|---|---|---|---|
| Transaction value | €195m | €220m (guide) | +€25m (+12.8%) |
| Vendor | Cosgrave Group | DWS | — |
| Asset type | Apartment schemes | Apartment schemes | — |
| Location | Dún Laoghaire | Dún Laoghaire | — |
| DWS Irish portfolio (peak) | — | ~€1bn | Unwinding |
| CBRE 2026 market forecast | — | €800m+ | 2x 2025 |
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Stefan Hoops | CEO, DWS Group | Overseeing €220m Dún Laoghaire apartment sale | DWS article |
| Colin Richardson | CBRE Ireland | Forecasting €800m+ residential investment 2026 | DWS article |
| David Wright | Director, Wrights of Howth | Judicial review of DAA €9.5m airport contract decision | Wrights article |
| SDCC Housing Directorate | South Dublin County Council | Progressing 29-home Part 8 scheme at Knocklyon D16 | PT8SD359 |
| Cavan County Council Planning | Planning Authority | 24-unit residential scheme at Swellan Lower, Cavan Town | App 2660098 |
One to Watch: 19 St Michaels Terrace, Arklow
19 St Michaels Terrace, Arklow, Co. Wicklow
| Metric | Detail |
|---|---|
| Proposed units | 8 apartments (6 x 2-bed, 2 x 1-bed) |
| Building type | Two-storey apartment building |
| Site area | 512 sq m (0.0512 ha) |
| Existing use | Shed (to be demolished) |
| Location | St Michaels Terrace, Arklow town centre |
This is a small infill apartment scheme in Arklow town centre — a coastal town of approximately 14,000 people in south Wicklow. The applicant proposes to demolish an existing shed and replace it with a two-storey apartment building containing eight units, with bin and bicycle storage and a footpath extension.
Why it matters: Apartment development in secondary Irish towns has historically been economically marginal — construction costs are similar to Dublin but achievable sale prices are lower. If this scheme proceeds and is viable, it signals that the economics of apartment construction are improving in regional towns. Wicklow County Council's 14 applications in the period suggest an active planning environment. Watch for the decision in May 2026 — and whether the applicant proceeds to construction if permission is granted.
The number that matters: 512 sq m site, 8 apartments — a density of 156 units per hectare. That is urban density in a town that has historically built at suburban densities. If Wicklow County Council grants permission at this density, it sets a precedent for similar infill sites across the county.
The Broader Picture: Courts, Companies, and the Week Ahead
The Companies Registration Office
The CRO's data for the 5–11 March period reflects the same lag dynamic as the Property Price Register: 0 new companies were registered in the period, with 0 companies showing filing activity. The broader YTD picture shows the Irish corporate formation market operating at a steady pace, with the construction and real estate sectors among the most active. Notably, the CRO search for DWS — the German fund selling the Dún Laoghaire apartments — returned no direct Irish domestic registration, consistent with its structure as a German-domiciled entity operating through Irish-registered SPVs. The Cosgrave Group, from whom DWS acquired the Dún Laoghaire schemes in 2020, is a well-established Irish developer with a long CRO history. 11 new business names were also registered in the period, with 1,966 showing activity.
| Metric | Value | Signal |
|---|---|---|
| New companies registered (5–11 Mar) | 0 | CRO data lag applies |
| Companies with filing activity | 0 | Normal |
| New business names registered | 11 | Normal |
| Business names with activity | 1,966 | Normal |
The Irish Courts
The courts continue to be a significant source of uncertainty for the property development sector. Three cases from the judgments index are directly relevant to the themes of this report. In [2025] IEHC 158 Doyle v An Bord Pleanála, the High Court considered the "harmless error" doctrine in the context of a data centre planning permission granted to Art Data Centres Limited — a reminder that even technically flawed permissions can survive judicial review if the error is immaterial. In [2022] IEHC 704 Crofton Buildings Management v An Bord Pleanála, a planning permission was quashed due to an error regarding material contravention of development plan height restrictions — the Fitzwilliam DL Limited case that has become a reference point for height policy disputes. And in [2024] IEHC 193 Donegal County Council v Planree Ltd, the court found that a windfarm developer had made material deviations from its planning permission, reinforcing that developers are bound by law to material compliance.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2025] IEHC 158 | Doyle v An Bord Pleanála | Data centre planning — harmless error doctrine | Clarifies when planning errors can be overlooked |
| [2022] IEHC 704 | Crofton Buildings v An Bord Pleanála | Planning permission quashed — height restrictions | Height policy disputes remain litigable |
| [2024] IEHC 193 | Donegal CC v Planree Ltd | Windfarm — unauthorised deviations | Developers must comply materially with permissions |
| [2023] IEHC 157 | Shadowmill v An Bord Pleanála | Protected structure — bat conservation | Environmental conditions can block urban development |
Property Markets and Plans
Beyond the residential market, the commercial property sector is showing signs of selective activity. The transaction at 27 Pavilions Shopping Centre, Swords for €165,000 — a retail unit in one of north Dublin's largest shopping centres — reflects the continued repricing of retail assets in the post-pandemic era. The transaction at Unit 4, Earlscourt Industrial Estate, Churchtown, Dundrum for €24,600 suggests industrial/light commercial units in south Dublin are trading at very low values, potentially reflecting lease assignments rather than freehold sales. The planning data shows 92 standard permission applications and 23 retention applications in the period — the retention figure is notable, as it suggests a significant volume of development is proceeding without prior permission and being regularised after the fact.
| Address | Type | Price | Signal |
|---|---|---|---|
| 27 Pavilions Shopping Centre, Swords | Commercial retail | €165,000 | Retail repricing |
| Unit 4, Earlscourt Industrial Estate, Churchtown | Commercial industrial | €24,600 | Lease assignment |
| Ground Floor, 15 College Green, Dublin | Commercial | €36,000 | City centre unit |
| 1st/2nd Floor, 19 Main Street, Blackrock | Commercial | €26,500 | Suburban office |
The Week Ahead
The Irish property market in March 2026 is operating on two speeds: a residential transaction market that is accelerating into spring, and a planning pipeline that is beginning to respond — but whose output will not be felt in the register for two to three years. The single most important takeaway from this period is the February acceleration: 1,877 transactions at an average of €382,914 is the strongest monthly reading of 2026, and if March matches or exceeds it, the full-year transaction volume will comfortably exceed 2025. The DWS Dún Laoghaire sale is the institutional signal to watch: a €220 million guide price in a market where CBRE is forecasting €800 million in total residential investment transactions means this single deal could represent more than a quarter of the year's institutional activity.
What to watch in the coming weeks: (1) The outcome of the DWS Dún Laoghaire sale process — the buyer's identity will reveal the direction of institutional capital in Irish residential. (2) The SDCC Knocklyon consultation period closes 21 April — watch for objections and whether the scheme proceeds to construction in 2026. (3) Wicklow County Council's decision on the Arklow apartment scheme (due 3 May) will be a test of whether secondary towns can support apartment density. (4) The March transaction data, when it appears in the register in April, will confirm whether the February acceleration was sustained or seasonal.