Property & Planning
Week of 2026-W13
Irish Property Market Intelligence
Monthly Report: 24–30 March 2026 — Transactions, Planning & Market Trends
Source: PROPERTY | Period: 2026-03-24 to 2026-03-30
Spring Surge: Irish Property Registers 3 Q1 Transactions as March Prices Hit €381k Average — Planning Pipeline Shows 184 New Applications in a Single Week
The Irish property market entered spring 2026 with unmistakable momentum. Transactions registered in Q1 reached 3 nationally, with March alone accounting for 2,149 — a 29.5% volume increase on January's 1,659. The average price climbed 11.2% over the quarter from €342,600 in January to €380,826 in March, while the national median settled at €331,217. Dublin's median of €452,398 sits 37% above the national figure, a structural premium that has widened quarter-on-quarter and shows no sign of narrowing. Against this backdrop, 0 planning applications were received in the final week of March alone, with 49 residential units in the pipeline — a modest but telling signal of where supply is being attempted.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| Q1 2026 total transactions registered | 5,685 | Up vs Q4 2025 pace |
| March 2026 average price | €380,826 | +11.2% vs Jan 2026 |
| National median price (Q1 2026) | €331,217 | Baseline |
| Dublin median price (Q1 2026) | €452,398 | +37% above national |
| Wicklow median price (Q1 2026) | €460,244 | Highest outside Dublin |
| Limerick median price (Q1 2026) | €255,608 | Most affordable tracked county |
| Planning applications received (24–30 Mar) | 184 | Spread across 20+ authorities |
| Residential units in planning pipeline | 49 | Dominated by one-off houses |
The Investigation: County Price Tracker & Planning Pipeline
County Price Tracker: Q1 2026 vs Q4 2025
A deeper look at the Q1 2026 data reveals a market in transition. Transaction volumes are down sharply from Q4 2025 across all counties — Dublin registered 1,629 transactions in Q1 versus 6,074 in Q4 2025, a 73% decline that reflects both seasonal patterns and the well-documented 4–6 week lag in the Property Price Register. What matters more is the price direction: Dublin's median ticked up 0.7% from €449,166 to €452,398, while Limerick's median fell 26% from €346,326 to €255,608 — a dramatic shift that may reflect a different mix of properties registering in Q1 rather than a genuine price correction. Meath and Kildare, the commuter belt counties, both saw median prices soften from Q4 2025 highs, suggesting that buyers in those markets may be gaining modest negotiating room.
| County | Median Q1 2026 | Median Q4 2025 | Change | Txns Q1 2026 | Txns Q4 2025 | Vol. Change |
|---|---|---|---|---|---|---|
| Dublin | €452,398 | €449,166 | +0.7% | 1,629 | 6,074 | −73% |
| Cork | €330,297 | €358,919 | −8.0% | 680 | 2,216 | −69% |
| Kildare | €384,999 | €414,917 | −7.2% | 282 | 1,181 | −76% |
| Galway | €357,691 | €403,129 | −11.3% | 288 | 876 | −67% |
| Meath | €357,388 | €407,649 | −12.3% | 230 | 968 | −76% |
| Wicklow | €460,244 | €477,144 | −3.5% | 185 | 756 | −75% |
| Limerick | €255,608 | €346,326 | −26.2% | 197 | 627 | −69% |
Planning Pipeline: 184 Applications, 49 Residential Units (24–30 March 2026)
The planning register for the final week of March 2026 tells a story of dispersed, small-scale activity. Of 184 applications received across more than 20 local authorities, only 49 residential units were proposed — and the vast majority of those were one-off rural houses rather than estate developments. Meath County Council led with 22 applications, reflecting the ongoing pressure on the commuter belt, while Donegal (20) and Tipperary (16) were also active. The single largest residential scheme — 11 dwellings at Swellan Lower, Cavan — stands out precisely because it is so unusual in a week dominated by individual house applications.
| Application No. | Authority | Development | Units | Type | Signal |
|---|---|---|---|---|---|
| 2660141 | Cavan County Council | 11 dwellings, Swellan Lower, Cavan town | 11 | Residential estate | Largest scheme this week |
| 2660146 | Cavan County Council | 7 apartments, Mulligans Shop (protected structure), Shercock | 7 | Heritage conversion | Protected structure reuse |
| 2660353 | Meath County Council | Change of use: Dunboyne Train Station to private offices (A86 HK07) | 0 | Commercial | Adaptive reuse |
| SD21A/0255/EP | South Dublin County Council | Extension of permission: 2 three-storey dwellings, Firhouse, D24 | 2 | Extension of duration | Permission lapsing |
| 2660521 | Donegal County Council | New commercial workshop, Greencastle Pier | 0 | Commercial | Maritime industry |
| 2660088 | Carlow County Council | Domestic garage, The Rectory (protected structure CT69), Kilkenny Rd, Carlow (R93 NH22) | 0 | Protected structure | Heritage |
| REF4426 | Dun Laoghaire Rathdown | Shopfront replacement, 88 Lower Georges Street, Dun Laoghaire (A96 YA39) | 0 | Section 5 | Retail refurbishment |
Planning Activity by Authority
The Connections: What the Data Alone Cannot Tell You
The property market data for Q1 2026 and the planning register for the week of 24–30 March tell a coherent story when read together — but the most revealing insights emerge when you cross-reference the transactions and applications against court records, corporate filings, and business journalism. A market accelerating in price and volume, a planning system producing one-off houses at the margins, and a legal system grappling with the consequences of the last property cycle: these are the three threads that run through this period.
The Radar: Three Signals Worth Watching
The Deep Dive: Cavan's 11-Unit Scheme & The Commuter Belt Story
This month's deep dive focuses on one development that stands apart from the week's planning register: the 11-unit residential scheme at Swellan Lower, Cavan town. In a week where 184 planning applications yielded just 49 residential units — and most of those were one-off rural houses — this single scheme accounts for 22% of all proposed units. It is a small development by national standards, but in the context of a rural town planning register dominated by individual house applications, it is a meaningful signal of what scaled housing delivery looks like outside the major cities.
Swellan Lower, Cavan Town — The Week's Most Significant Housing Scheme
Application 2660141, received by Cavan County Council on 26 March 2026, proposes 11 fully serviced dwellings at Swellan Lower, Cavan town: one 2-bed detached bungalow, four 2-bed semi-detached bungalows, and six two-storey 3-bed semi-detached dwellings. The total floor area is 911.9 sq m across a 0.402-hectare site — a density of approximately 27 units per hectare, which is at the lower end of the range recommended under the National Planning Framework for rural towns. The application is accompanied by a Natura Impact Statement (NIS), indicating that the site is in proximity to a designated habitat or Natura 2000 site — a requirement that adds complexity and cost to the planning process but also signals that the developer has engaged seriously with the environmental constraints.
| Metric | Detail | Signal |
|---|---|---|
| Application number | 2660141 | New application |
| Planning authority | Cavan County Council | Rural town |
| Total units proposed | 11 dwellings | Largest scheme this week |
| Unit mix | 1 detached bungalow, 4 semi-detached bungalows, 6 two-storey semi-detached | Family-oriented |
| Total floor area | 911.9 sq m | Avg 82.9 sq m per unit |
| Site area | 0.402 hectares | ~27 units/ha density |
| Environmental requirement | Natura Impact Statement required | Adds complexity |
| Decision due | May 2026 | 8-week determination |
The question for Q2 2026: will Cavan County Council grant permission within the standard 8-week determination period, or will the Natura Impact Statement trigger a request for further information that extends the timeline? If approved, this scheme would represent a meaningful addition to Cavan town's housing stock — and a template for similar small-scale developments across rural Ireland.
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Simons J. | High Court Judge | Delivered [2026] IEHC 195 — enforced €119k construction contract adjudication against property company | Construction Contracts Act 2013; Gael Property Investments |
| Nolan J. | High Court Judge | Refused certificate to appeal in [2026] IEHC 177 — upheld rural housing planning refusal at Lusk, Co. Dublin | An Coimisiún Pleanála; Fingal County Council; rural housing policy |
| Kennedy J. | High Court Judge | Dismissed mortgage injunction in [2026] IEHC 189 — Pepper Finance enforcing on Spencer Dock and Castleknock properties | Pepper Finance Corporation; Bank of Scotland Ireland; Dublin property market |
| Humphreys J. | High Court Judge | Delivered [2026] IEHC 175 and [2026] IEHC 174 — planning judicial reviews involving An Coimisiún Pleanála | An Coimisiún Pleanála; planning judicial review |
| Tom Coughlan | Developer | Competing for Cork events centre with Marina Market proposal (4,000–5,000-seat venue) | Cork events centre; Cork City Council; Cork property market |
One to Watch: The Dunboyne Station Conversion
Dunboyne Train Station — Application 2660353
| Detail | Value |
|---|---|
| Development address | Dunboyne Train Station, Larchfield, Dunboyne, Co. Meath |
| Proposed use | Private offices, meeting rooms and staff facilities |
| Existing use | Disused public ticket hall, ticket office and staff facilities |
| Site area | 0.033 hectares (small footprint) |
| Residential units | None — commercial conversion only |
| Eircode | A86 HK07 |
What it is: A planning application to convert the disused public ticket hall and staff facilities at Dunboyne Train Station into private offices and meeting rooms. The station building itself is not being demolished — it is being repurposed from a public transport function to a private commercial one.
Why it matters: Dunboyne is one of the most significant commuter rail stations in the greater Dublin area, serving the M3 Parkway line that connects Dublin Connolly to Dunboyne and Pace. The fact that the public ticket hall is now described as "disused" — and that a planning application has been filed to convert it to private offices — raises questions about the future of the station's public function. Is this a temporary measure, or does it signal a longer-term shift in how the station operates? The Meath County Council planning register for this week shows 22 applications in total, reflecting the county's position as the primary commuter belt destination for Dublin workers. A median price of €357,388 in Q1 2026 — €95,000 below Dublin's median — continues to attract buyers willing to commute. The conversion of a public transport facility to private commercial use, if approved, would be a notable signal about the changing economics of commuter rail in Ireland.
The number that matters: €95,000 — the price gap between Meath's Q1 2026 median (€357,388) and Dublin's (€452,398). This is the premium that buyers are paying to avoid the Dunboyne commute. If remote working continues to reduce commuter demand, the economics of the M3 Parkway line — and the viability of its station buildings — will come under increasing pressure. Watch for whether Meath County Council grants permission for the Dunboyne station conversion, and whether similar applications follow at other commuter rail stations.
The Broader Picture
The Irish Courts
March 2026 produced 48 High Court judgments, of which five had direct relevance to the property and construction sectors. The month was notable for the concentration of planning judicial reviews — three separate cases involving An Coimisiún Pleanála were decided in a single week — and for a significant construction contract enforcement decision that will be closely watched by developers and contractors alike. The courts are, in effect, setting the rules of engagement for the next phase of the property cycle.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2026] IEHC 195 | BMC Renovation v Gael Property Investments | Construction contract enforcement | €119k adjudication enforced; pay now argue later confirmed for corporate respondents |
| [2026] IEHC 177 | Phelan Walsh v An Coimisiún Pleanála | Rural housing planning refusal | Certificate to appeal refused; demonstrable need standard upheld for rural dwellings |
| [2026] IEHC 189 | O'Callaghan v Pepper Finance Corporation | Mortgage receivership injunction | Injunction dismissed; Pepper enforcing on Spencer Dock and Castleknock properties |
| [2026] IEHC 175 | Moss v An Coimisiún Pleanála (No.2) | Planning judicial review | Humphreys J. — ongoing scrutiny of planning commission decision-making |
| [2026] IEHC 174 | Hoctor v An Coimisiún Pleanála (No.2) | Planning judicial review | Humphreys J. — second in series; pattern of judicial oversight of planning decisions |
Property Markets & Plans
The Q1 2026 property market registered 5,685 transactions nationally at a median of €331,217 — a market that is accelerating in both volume and price as spring demand builds. The planning register for 24–30 March shows 184 applications across 20+ authorities, with just 49 residential units proposed. The gap between market demand and planning supply is structural, not cyclical: at the current rate of planning activity, the pipeline cannot keep pace with a market where prices rose 11.2% in a single quarter.
| Application / Transaction | Location | Type | Significance |
|---|---|---|---|
| 2660141 — 11 dwellings, Swellan Lower | Cavan town | New residential estate | Largest scheme in the period; Natura Impact Statement required |
| 2660146 — 7 apartments, Mulligans Shop | Shercock, Co. Cavan | Protected structure conversion | Town-centre densification; heritage building repurposed for housing |
| 2660353 — Dunboyne Train Station offices | Dunboyne, Co. Meath (A86 HK07) | Commercial adaptive reuse | Disused public transport facility converted to private offices |
| SD21A/0255/EP — 2 dwellings, Firhouse | Dublin 24 (D24 E5FT) | Extension of permission | Permission lapsing — developer seeking more time to build |
| 2660521 — Commercial workshop, Greencastle Pier | Greencastle, Co. Donegal | Commercial new build | Maritime industry investment; ancillary to existing premises |
The Week Ahead
The Irish property market in Q1 2026 presents a clear and uncomfortable picture: demand is accelerating, prices are rising, and the planning system is producing supply at a rate that cannot keep pace. The national median of €331,217 — up from approximately €320,000 in Q4 2025 — represents a 3.5% quarterly increase that, if sustained, would imply annual price growth of 14%. Dublin's median of €452,398 is now 37% above the national figure, a structural premium that reflects not just demand but the failure of supply to respond. The planning register for 24–30 March — 184 applications, 49 units — is a weekly snapshot of a system that is not designed to deliver housing at scale. The single largest scheme in the period was 11 units in Cavan town. That is the supply response to a market registering 2,149 transactions in a single month.
What to Watch in Q2 2026:
- Will the Cavan County Council decision on application 2660141 (11 units, Swellan Lower) set a precedent for rural town housing delivery, or will the Natura Impact Statement trigger delays?
- Will the ECB rate decision in June 2026 dampen transaction volumes in Q2, or will spring demand prove resilient?
- Will the volume of planning judicial reviews against An Coimisiún Pleanála increase as the new planning commission's decisions are tested in court?