Property & Planning

Week of 2026-W15

Irish Property Market Intelligence | Business Post

Irish Property Market Intelligence

Weekly Transactions & Planning Applications Monitor — 7–13 April 2026

Source: PROPERTY | Period: 2026-04-07 to 2026-04-13

Monthly | 7–13 April 2026

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.

Transactions YTD 2026

€331,239

National Median (Q1 2026)

€29.1m

Largest Single Transaction

Planning Applications (7–13 Apr)

€451,459

Dublin Median (Q1 2026)

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

  Business Post AI Pick: The March Surge
  March 2026 recorded 2,149 transactions — the highest monthly volume of the year to date and 29.5% above January's 1,659. The 11.6% rise in average price from January (€342,600) to February (€382,914) before a slight pullback in March (€380,826) suggests the market is finding a ceiling at the €380,000–€385,000 national average. Watch for April and May data — if the volume trend holds, 2026 is on course to exceed 2025's 63,280 transactions.

Pattern of the Week: The Data Lag Reality The Property Price Register typically lags 4–6 weeks from transaction date to publication. Transactions registered in the week of 7–13 April 2026 reflect deals completed in late February and early March. Readers should interpret this data as a snapshot of market conditions from six weeks prior — not a real-time indicator. The most recent data available (to 1 April 2026) shows a market that was active and rising through Q1.

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%

Stress Signal: Limerick Average Down 26% Limerick's average price drops from €346,326 in Q4 2025 to €255,609 in Q1 2026 — a 26.2% fall. This is the sharpest average decline of any tracked county and warrants scrutiny. The Q1 dataset for Limerick covers only 197 transactions versus 627 in Q4, making it highly sensitive to the mix of properties sold. A higher proportion of lower-value transactions in Q1 — rather than actual price falls — is the most likely explanation. Watch for Q2 data to confirm whether this is a mix effect or a genuine softening in the Limerick market.

Standout: Wicklow Holds Its Premium Wicklow's average price of €460,245 in Q1 2026 is only 3.5% below its Q4 2025 average — the smallest decline of any tracked county. At €460,245, Wicklow is now within 18% of Dublin's average, reflecting sustained demand from Dublin commuters priced out of the capital. The county's 185 Q1 transactions represent a healthy base for a county of its size.

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.)

View All 3 Transactions →

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

View Planning Applications →

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.

Institutional Appetite: The Blackhorse Place Signal The €29.1 million registration of 1–68 Blackhorse Place, Blackhorse Avenue is the defining transaction of the period. At €428,653 per unit (VAT exclusive) for 68 apartments, this is a developer-to-investor bulk sale — the kind of transaction that rarely appears in the public register because it is typically structured as a share transfer rather than a direct property sale. Its appearance here suggests a direct asset sale, possibly to a REIT, pension fund, or approved housing body. CRO records show Blackhorse ROK Limited, registered in July 2023 with NACE code ‘Development of building projects’ and director Neil Collins of 69 Palmerston Road, Dublin 6, as the likely developer entity. A company registered three years before the sale, with a Palmerston Road address a short distance from the development site, fits the profile of a project-specific SPV. The per-unit price of €428,653 (ex-VAT) is 5.2% below Dublin's Q1 2026 median of €451,459 — a discount consistent with bulk institutional pricing. The question for the next 12 months: does the buyer hold, rent, or flip?

Mica Crisis: Donegal's Planning Pipeline Tells the Real Story Donegal County Council received 33 of the 164 planning applications in the week of 7–13 April — 20% of the national total from a county that accounts for roughly 3% of Ireland's population. A review of the applications reveals the pattern: multiple entries describe ‘demolition of existing mica defective dwelling’ or ‘demolition of existing defective concrete block dwelling’ followed by replacement construction. Applications 2660590, 2660587, 2660588, 2660589, and 2660595 all follow this template across Letterkenny, Glenties, Convoy, and Rathmullan. The Mica Redress Scheme, which provides up to 100% funding for affected homeowners, is generating a sustained wave of planning activity that will continue for years. For the construction sector, this is a structural demand signal: Donegal alone could generate hundreds of replacement dwelling applications annually through the mid-2020s.

Cork Commercial Confidence: The €150m Events Centre Competition The Business Post reported on 27 April 2026 that three consortia are competing for Cork City Council's long-awaited events centre — a project estimated at €150 million or more. The competing bids, from Bam (6,000-seat arena on the former Beamish brewery site), Tom Coughlan's Marina Market (4,000–5,000 seats), and Cork GAA (10,000–12,000 seats at Páirc Uí Chaoimh), represent three very different visions for Cork's commercial future. Cross-referencing with the property data: Cork's Q1 2026 average price of €330,776 across 680 transactions is 7.8% below its Q4 2025 average — a mix-effect softening rather than a structural decline. A €150 million anchor development in the Cork Docklands would be the single largest commercial catalyst for the city's property market since the Elysian tower. Watch for the shortlisting decision, expected in the coming weeks.

Pub-to-Apartment: Tallaght's Densification Story Two planning applications for the same site — Croughs Pub, Cookstown Road, Tallaght, Dublin 24 — were received by South Dublin County Council in the same week (SD25A/0131 on 8 April, SD25A/0133 on 9 April). The applications propose converting the pub's upper floors and adding two additional storeys to create 9 and 15 apartments respectively. The revised application (15 units) includes a full demolition of existing staff accommodation and a more ambitious five-storey-over-basement scheme. This is the urban densification playbook in action: a suburban commercial site being converted to residential use above an active ground-floor business. South Dublin County Council's D24 postcode — Tallaght, Firhouse, Templeogue — is one of the most active planning areas in the county, consistent with the broader push to increase density in established suburban centres.

  Wyckham Point: The Heat Pump Bellwether
  Application REF5126 at Wyckham Point, Ballinteer, Dublin 16 — a 47,967 square metre apartment complex — asks a simple question: is installing an air source heat pump on a balcony exempt from planning permission? This Section 5 declaration request is a bellwether for the retrofit wave. As the government weighs heat pump grants (reported by the Business Post on 27 April 2026), the planning system is being tested on whether it can accommodate the physical reality of retrofitting high-density residential buildings. The answer from Dun Laoghaire-Rathdown will set a precedent for hundreds of similar apartment complexes across Dublin.

The Radar: Three Signals Worth Watching

Signal 1: The Bulk Apartment Sale as Market Indicator The Blackhorse Place transaction is not an isolated event. Bulk apartment sales — where a developer sells an entire block to a single institutional buyer — have been a feature of the Irish market since 2018. When they appear in the Property Price Register (rather than as share transfers), it signals either a direct asset sale or a structure that required stamp duty on the property itself. Three similar bulk transactions appeared in the Q1 2026 dataset. Watch for: whether the pace of bulk sales accelerates in Q2 as developers seek to de-risk completed schemes ahead of potential interest rate movements.

Signal 2: The Ailesbury Road Premium — D4 Holds Its Floor 61 Ailesbury Road, Ballsbridge at €5.75 million and 2 Sydenham Road, Ballsbridge at €1.95 million confirm that Dublin 4's prime residential market is holding its floor. The D04 postcode recorded multiple transactions above €1 million in Q1 2026, with no evidence of distress pricing. Watch for: whether the D4 market sustains this level through Q2 as the broader Dublin average softens on a mix-effect basis.

Signal 3: Commercial Hotel Investment — Rochestown Lodge Expansion The planning application for an extension to the Rochestown Lodge Hotel, Dun Laoghaire (5,420sqm site) signals continued investment in Dublin's hospitality sector. Hotel expansions in the D18–A96 corridor — Foxrock, Dun Laoghaire, Blackrock — reflect the sustained demand from corporate and leisure travellers in south Dublin. Watch for: the planning decision timeline and whether similar hotel expansion applications emerge in other Dublin suburban centres over the coming months.

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

Reading Between the Lines: The SPV Structure The profile of Blackhorse ROK Limited is consistent with a project-specific special purpose vehicle (SPV): incorporated three years before the sale, named after the development site, with two officers based on the same road as the company's registered address. The VAT-exclusive price of €29.1 million confirms this is a new-build transaction where the developer is VAT-registered and the buyer is likely an institutional entity (REIT, approved housing body, or pension fund) that can reclaim VAT. At €428,653 per unit (ex-VAT), the per-unit price is 5.2% below Dublin's Q1 2026 median of €451,459 — a discount that reflects the bulk nature of the transaction rather than any quality discount. The company's accounts to December 2024 will be the first financial filing to reveal the project's cost base and margin. Watch for those accounts to be filed in the coming months.

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

Company No. 805634 | Registered 9 January 2026 | 15 Blackhorse Grove, North Circular Road, Dublin 7, D07 DYV0 | NACE: Other construction installation

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.

  Legal Runway: An Coimisiún Pleanála's Track Record in 2026
  Three High Court judgments in the first quarter of 2026 — data centre, apartments, wind farm — all resulted in the planning commission's decisions being upheld. This is not a coincidence: the commission has invested significantly in the quality of its decision-making since its establishment, and the courts are reflecting that. For developers and investors, the practical implication is that a planning permission granted by An Coimisiún Pleanála is now a more bankable asset than it was under the old An Bord Pleanála regime. Watch for whether this trend continues as more LRD decisions come before the courts in Q2 and Q3 2026.

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

Cork's €150m Moment: Why the Events Centre Matters for Property The Cork events centre competition is not just a cultural infrastructure story — it is a commercial property catalyst. The three competing sites (Beamish brewery, Marina Market, Páirc Uí Chaoimh) each anchor a different part of Cork's development geography. Whichever wins, the surrounding area will see increased commercial and residential demand. Cork's Q1 2026 average price of €330,776 is already 7.8% below its Q4 2025 average on a mix-effect basis — but a €150 million anchor development would be the most significant demand driver for Cork commercial property since the Elysian tower. Watch for the shortlisting decision.

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.

  The Bottom Line
  The Irish property market in Q1 2026 is a market of two speeds: a Dublin new-build sector where institutional capital is buying 68-unit blocks at €29 million, and a national market where the median price of €331,239 reflects the reality of affordability constraints outside the capital. The planning pipeline — 164 applications in a single week, dominated by Donegal's mica remediation and Dublin's incremental densification — is the supply story. The legal pipeline — three High Court planning victories for An Coimisiún Pleanála in Q1 — is the enabling story. The question for Q2 is whether these pipelines translate into completions, registrations, and ultimately, a market that can absorb the demand that is clearly there.

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?