Property & Planning
Week of 2026-W15
Irish Property Market Intelligence
Weekly Transactions & Planning Applications Monitor — 7–13 April 2026
Source: PROPERTY | Period: 2026-04-07 to 2026-04-13
Dublin median holds above €451k as a €29.1m apartment block dominates the register — and 164 planning applications signal a market still building
The Irish property market registered 3 transactions in the first quarter of 2026, with a national median of €331,239 — a modest 0.8% structural lift on the full-year 2025 figure of €328,521. Dublin's median sits at €451,459, more than 36% above the national figure, while Waterford and Limerick remain the most accessible markets at averages of €246,512 and €255,609 respectively. The headline transaction of the period is a single entry that dwarfs everything else: 1–68 Blackhorse Place, Blackhorse Avenue, Dublin — a 68-unit new-build apartment block that registered at €29.1 million (VAT exclusive), the largest residential transaction in the dataset. Meanwhile, 0 planning applications were received in the week of 7–13 April, with Donegal accounting for 33 of them — a structural signal of the mica remediation programme's ongoing scale.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| National avg price (Q1 2026) | €370,360 | Up from €342,600 in Jan |
| Total transactions YTD 2026 | 3 | Jan 1,659 | Feb 1,877 | Mar 2,149 |
| Dublin avg price (Q1 2026) | €559,638 | Down 19.7% vs Q4 2025 avg |
| Wicklow avg price (Q1 2026) | €460,245 | Closest to Dublin premium |
| Waterford avg price (Q1 2026) | €246,512 | Most affordable tracked county |
| Largest transaction (period) | €29,128,440 | 68-unit block, VAT excl. |
| Planning applications received | 0 | 7–13 April 2026 |
| Residential units in planning | 64 | Across all applications |
The Investigation: County Price Tracker and High-Value Transactions
A deeper look at the Q1 2026 data reveals a market in transition. Dublin's average price of €559,638 is 19.7% below its Q4 2025 average of €697,141 — but this is a mix effect, not a price crash. Q4 2025 included December's exceptional volume (7,379 transactions, avg €495,835), which skewed the average upward. The Q1 2026 median of €451,459 for Dublin is actually 0.5% above Q4 2025's median of €449,153, confirming that the underlying market is stable. Outside Dublin, Wicklow (€460,245 avg) and Kildare (€384,999) are the commuter-belt counties holding closest to the capital's premium, while Waterford (€246,512) and Limerick (€255,609) offer the most accessible entry points in the tracked dataset.
County Price Tracker: Q1 2026 vs Q4 2025
The table below compares county-level average prices and transaction volumes between Q1 2026 (January–March, partial year) and Q4 2025 (October–December, full quarter). Volume differences reflect the seasonal pattern of the Irish market rather than structural demand shifts — Q4 typically sees the highest annual volume as buyers complete before year-end.
| County | Avg (Q1 2026) | Avg (Q4 2025) | Change | Vol (Q1 2026) | Vol (Q4 2025) | Vol Change |
|---|---|---|---|---|---|---|
| Dublin | €559,638 | €697,141 | −19.7% | 1,629 | 6,074 | −73.2% |
| Cork | €330,776 | €358,920 | −7.8% | 680 | 2,216 | −69.3% |
| Kildare | €384,999 | €414,917 | −7.2% | 282 | 1,181 | −76.1% |
| Galway | €357,692 | €403,129 | −11.3% | 288 | 876 | −67.1% |
| Meath | €357,389 | €407,650 | −12.3% | 230 | 968 | −76.2% |
| Wicklow | €460,245 | €477,145 | −3.5% | 185 | 756 | −75.5% |
| Limerick | €255,609 | €346,326 | −26.2% | 197 | 627 | −68.6% |
| Waterford | €246,512 | €308,581 | −20.1% | 152 | 547 | −72.2% |
| Kilkenny | €264,188 | €325,326 | −18.8% | 99 | 285 | −65.3% |
Notable High-Value Transactions (Q1 2026)
The top end of the Dublin market remains active, with 90 transactions above €1 million registered in the February–April 2026 window. The Foxrock and Ballsbridge postcodes continue to dominate the premium tier, while a single new-build block sale at Blackhorse Avenue accounts for more value than the next 30 high-value transactions combined.
| Address | County | Price | Date | Type |
|---|---|---|---|---|
| 1–68 Blackhorse Place, Blackhorse Avenue | Dublin | €29,128,440 | 12 Mar 2026 | New Build Block (VAT excl.) |
| 61 Ailesbury Rd, Ballsbridge, D4 | Dublin | €5,750,000 | 13 Mar 2026 | Second-Hand |
| 48 Nutley Ave, Dublin 4 | Dublin | €2,750,000 | 19 Mar 2026 | Second-Hand |
| 7 The Terrace, Torquay Road, Foxrock | Dublin | €2,075,000 | 20 Mar 2026 | Second-Hand |
| 2 Sydenham Road, Ballsbridge, D4 | Dublin | €1,950,000 | 16 Mar 2026 | Second-Hand |
| Londolozi, Torquay Rd, Foxrock D18 | Dublin | €1,780,000 | 19 Mar 2026 | Second-Hand |
| 34 Nugent Road, Churchtown, D14 | Dublin | €1,775,000 | 12 Mar 2026 | Second-Hand |
| Flat 1, 37 Upper Dorset Street, D1 | Dublin | €1,420,000 | 11 Mar 2026 | Second-Hand |
| 22 Daneswell Place, Glasnevin, D9 | Dublin | €1,310,000 | 12 Mar 2026 | Second-Hand |
| 22 Silverbrook, Whitechurch Rd, Rathfarnham | Dublin | €1,057,269 | 19 Mar 2026 | New Build (VAT excl.) |
Planning Applications: 7–13 April 2026
A total of 0 planning applications were received across Irish local authorities in the week of 7–13 April 2026. The breakdown reveals two distinct stories: a Donegal dominated by mica remediation replacement dwellings, and a Dublin/Dun Laoghaire-Rathdown belt where urban densification and commercial activity are the primary drivers. The largest residential development application — 15 apartments above a Tallaght pub — illustrates the incremental densification happening in Dublin's suburban centres.
| Application | Authority | Description | Units | Status |
|---|---|---|---|---|
| SD25A/0133 | South Dublin CC | 15 apartments above Croughs Pub, Cookstown Rd, Tallaght D24 | 15 | CAI Received |
| SD25A/0131 | South Dublin CC | 9 apartments above Croughs Pub, Cookstown Rd, Tallaght D24 (earlier version) | 9 | CAI Received |
| 2660598 | Donegal CC | 6 dwelling houses, Radharc An Oileáin, Magheraclogher, Derrybeg | 6 | New Application |
| SD25A/0276W | South Dublin CC | Community Centre & Mosque, Balgaddy Rd, Lucan (4,280sqm site) | 0 | AI Referral |
| D26A/0275/WEB | Dun Laoghaire Rathdown | Rochestown Lodge Hotel extension, Dun Laoghaire (5,420sqm site) | 0 | Referral |
| D26A/0277/WEB | Dun Laoghaire Rathdown | Commercial signage, Two South County Business Park, Leopardstown D18 | 0 | Referral |
| REF5126 | Dun Laoghaire Rathdown | Air source heat pump query, Wyckham Point, Ballinteer D16 (47,967sqm site) | 0 | Validation |
The Connections: What the Data Alone Cannot Tell You
Property transactions and planning applications are the raw material. The story emerges when you cross-reference them against company registrations, court records, and business coverage. This month, three structural themes emerge: the institutional appetite for new-build apartment blocks as single-lot transactions; the mica crisis reshaping Donegal's planning pipeline; and the commercial development confidence signalled by Cork's €150 million events centre competition. A fourth thread — the High Court's consistent upholding of large-scale planning permissions — is quietly clearing the legal runway for Ireland's development pipeline.
The Radar: Three Signals Worth Watching
The Deep Dive
Two entities stand out for deeper investigation this month: the development company behind Ireland's largest single residential transaction of Q1 2026, and the structural pattern of the Donegal mica remediation wave. Both tell stories that go beyond the transaction data — one about how institutional capital is flowing into the Irish new-build market, the other about how a national infrastructure crisis is reshaping a county's planning pipeline for a generation.
Blackhorse ROK Limited — The €29.1m Developer Behind Dublin's Biggest Block Sale
Blackhorse ROK Limited is a private limited company registered on 6 July 2023 at 38 Palmerston Road, Dublin 6 (eircode D06 YW68), with NACE code ‘Development of building projects’. The company has two officers: director Neil Collins (born December 1978, address 69 Palmerston Road, Dublin 6) and secretary Cormac O'Reilly (born August 1969, address 8 Eaton Road, Terenure, Dublin 6W). Both have been in post since the company's incorporation. The company filed accounts to 31 December 2024 and its last annual return was filed 30 September 2025, indicating it is compliant and active.
| Metric | Detail | Signal |
|---|---|---|
| Company number | 744509 | CRO registered |
| Registration date | 6 July 2023 | 3 years before sale |
| NACE code | Development of building projects | Direct match to activity |
| Registered address | 38 Palmerston Road, Dublin 6, D06 YW68 | Near development site |
| Director address | 69 Palmerston Road, Dublin 6 | Same road as company |
| Transaction value | €29,128,440 (VAT exclusive) | 68 units = €428,653/unit |
| Transaction date | 12 March 2026 | Registered 1 April 2026 |
| Last accounts date | 31 December 2024 | Compliant and active |
The question for the next filing period: when Blackhorse ROK Limited's 2024 accounts are published, will they reveal the development cost base and confirm whether this was a profitable exit or a break-even institutional deal? The answer will tell us whether the economics of building-to-sell in Dublin 7 still work for private developers.
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Neil Collins | Director, Blackhorse ROK Limited | Director of company linked to €29.1m Blackhorse Place block sale; registered July 2023; address 69 Palmerston Road, Dublin 6 | Blackhorse ROK Limited |
| Cormac O'Reilly | Secretary, Blackhorse ROK Limited | Secretary of development SPV; Terenure, Dublin 6W address; in post since incorporation July 2023 | Blackhorse ROK Limited |
| Humphreys J. | High Court Judge | Delivered judgment in Doyle v An Coimisiún Pleanála [No. 3] (March 2026), dismissing challenge to data centre planning permission in Clare | [2026] IEHC 156 |
| Tom Coughlan | Developer, Marina Market | One of three consortia competing for Cork's €150m+ events centre; proposes 4,000–5,000 seat facility at Marina Market site | Cork Events Centre article |
| Enda Kenny | Former Taoiseach / Advisor | Named in connection with Cork events centre competition; Cork City Council process | Cork Events Centre article |
One to Watch: Blackhorse Insulations Limited
Blackhorse Insulations Limited
| Metric | Detail |
|---|---|
| Registration date | 9 January 2026 |
| Company type | Private Company Limited by Shares |
| Share capital (authorised) | €100 |
| Share capital (issued) | €100 |
| NACE code | Other construction installation |
| Address | 15 Blackhorse Grove, North Circular Road, Dublin 7 |
| Status | Normal (active) |
Blackhorse Insulations Limited was incorporated in January 2026 at 15 Blackhorse Grove, North Circular Road, Dublin 7 — a residential address on the same Blackhorse Avenue corridor as the €29.1 million apartment block sale. Its NACE code ‘Other construction installation’ covers insulation, glazing, and related trades. With only €100 in share capital, this is a micro-entity at incorporation stage.
Why it matters: the proximity of this company's address to the Blackhorse Place development — and the shared ‘Blackhorse’ branding — raises the question of whether this is a related trade contractor or a coincidental name. CRO records do not show a direct ownership link between Blackhorse Insulations and Blackhorse ROK Limited, but the geographic and temporal proximity (Blackhorse ROK registered July 2023, Blackhorse Insulations January 2026, Blackhorse Place sold March 2026) is notable. If Blackhorse Insulations was incorporated to provide insulation services to the Blackhorse Place development, its accounts — due in mid-2026 — will reveal the scale of that work.
The number that matters: €100 in share capital. A construction installation company with €100 issued capital is either a sole-trader vehicle or a project-specific entity. Either way, it will not appear in the financial press — but if it is connected to a €29.1 million development, its accounts will be worth reading.
The Broader Picture
The Irish Courts: Planning Law in the Dock
The Irish planning system has been under sustained legal pressure in 2026, with a series of High Court judgments shaping the pipeline for large-scale residential and commercial development. The consistent pattern: An Coimisiún Pleanála (the planning commission, successor to An Bord Pleanála) is largely prevailing in judicial review challenges, clearing the legal runway for major projects. For property investors and developers, this is a positive signal — planning permissions granted by the commission are proving robust to legal challenge.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2026] IEHC 156 | Doyle & Ors v An Coimisiún Pleanála [No. 3] | Data centre planning permission, Clare County Council | Challenge dismissed; climate change and bat fauna grounds rejected. Humphreys J. confirms planning decisions can balance climate considerations with economic development. |
| [2026] IEHC 23 | Foran v An Coimisiún Pleanála | 227-apartment LRD, Galway City | Large-scale residential development challenge; road infrastructure and climate grounds. Outcome: planning upheld. Signals Galway's apartment pipeline is legally secure. |
| [2026] IEHC 65 | Hoctor & Ors v An Coimisiún Pleanála | Wind farm planning permission | Renewable energy planning challenge dismissed. Consistent with the court's approach to balancing environmental concerns against energy policy objectives. |
Property Markets & Plans: The Commercial Pipeline
Beyond the residential register, the commercial property pipeline for Q1–Q2 2026 is being shaped by a combination of hotel investment, business park activity, and the Cork events centre competition. The Rochestown Lodge Hotel extension application in Dun Laoghaire and the commercial signage application at South County Business Park, Leopardstown, are small indicators of a hospitality and office sector that continues to invest in south Dublin's commercial corridor. The larger story is in Cork, where a €150 million events centre competition is the most significant commercial development tender of the year to date.
| Development | Location | Value / Scale | Status |
|---|---|---|---|
| Cork Events Centre | Cork City (Beamish site / Marina Market / Páirc Uí Chaoimh) | €150m+ (est.) | Suitability questionnaire issued; three consortia competing |
| Rochestown Lodge Hotel Extension | Rochestown Avenue, Dun Laoghaire, A96ETY8 | 5,420sqm site | Planning application received 9 April 2026 |
| Two South County Business Park | South County Business Park, Leopardstown, D18X62W | 6,170sqm site | Commercial signage application, 9 April 2026 |
| Balgaddy Community Centre & Mosque | Balgaddy Road, South Lucan, Dublin, K78 D422 | 4,280sqm site | Planning application received 8 April 2026; AI Referral |
The Week Ahead
The Irish property market enters May 2026 with three structural questions unresolved. First: will the March 2026 transaction volume of 2,149 be sustained in April and May, or does the market soften as the spring selling season peaks? Second: will the Blackhorse Place transaction prove to be the first of several bulk apartment block sales in Q2, signalling that institutional buyers are actively deploying capital into the Dublin new-build market? Third: will Cork City Council's shortlisting of events centre consortia unlock a wave of commercial development applications in the Cork Docklands area?
On the planning side, the mica remediation wave in Donegal shows no sign of abating — the programme is expected to generate planning activity through the late 2020s. The High Court's consistent upholding of An Coimisiún Pleanála decisions is clearing the legal pipeline for large-scale residential and commercial development. And the heat pump planning question at Wyckham Point, Ballinteer, will set a precedent for how the planning system handles the retrofit of high-density residential buildings — a question that will become increasingly urgent as the government's energy efficiency targets bite.
What to Watch: (1) April and May 2026 transaction volumes — will the March surge be sustained? (2) Cork events centre shortlisting decision — which consortium advances to the dialogue phase? (3) Blackhorse ROK Limited's 2024 accounts — due for filing in mid-2026 — will reveal the economics of the Blackhorse Place development. (4) Donegal mica remediation planning volumes — is the 33-application week an outlier or the new normal?