Property & Planning

Week of 2026-W24

Irish Property Market Intelligence | Business Post

Irish Property Market Intelligence

Weekly Transactions & Planning Monitor — 8–14 June 2026

Source: PROPERTY | Period: 2026-06-08 to 2026-06-14

Monthly | Property Market Intelligence | June 2026

Supply Pipeline Surges as 997 Planning Applications Signal Developer Confidence — But the Register Tells a Cooling Story

The most recent transactions registered on the Property Price Register — covering April and May 2026 — show a market in transition: 3 transactions recorded across the two months, with national average prices easing to €349,056 in May from €363,360 in April, a 3.9% month-on-month softening. Yet the planning pipeline tells a different story. 0 planning applications were received in the May–June 2026 window, with six large-scale residential developments (40+ units) collectively proposing over 1,200 new homes — a supply signal that, if converted to completions, would represent meaningful relief in some of Ireland's most undersupplied regional markets. The disconnect between a cooling register and a heating pipeline is the defining tension of this month's report.

Transactions Registered (Apr–May 2026)

€349k

National Avg Price (May 2026) — Down 3.9% MoM

Planning Applications (May–Jun 2026)

924

Units in Largest Single Application (Lucan SDZ)

€2.8m

Top Residential Sale — Lansdowne Place, Dublin 4

By the Numbers

Metric	Value	Signal
National avg price (May 2026)	€349,056	Down 3.9% MoM
National avg price (Apr 2026)	€363,360	Down from Dec 2025 peak
Dublin avg price (May 2026)	€537,109	Up 2.6% vs Apr
Wicklow avg price (Apr–May 2026)	€465,625	Exceeds Dublin median
Waterford avg price (May 2026)	€221,324	Most affordable county tracked
Largest planning application (units)	924 units	Lucan SDZ amendment
Total residential units in large pipeline	629+	Supply signal
Dec 2025 transaction peak	7,379	H2 2025 surge now registering

  Business Post AI Pick: The Register Lag Is the Story
  The Property Price Register typically lags 4–6 weeks from transaction to registration. The 2,575 transactions registered in May 2026 largely reflect deals agreed in March and April — a period when interest rate expectations were still uncertain. The December 2025 peak of 7,379 transactions (the highest monthly figure in the trailing 12 months) is the real benchmark: that surge is now working its way through the system. Watch for a volume uptick in June and July 2026 registrations as the year-end rush completes its journey through the register.

Pattern of the Month: Regional Supply Awakening Six planning applications for 40+ unit schemes were received in May–June 2026, spanning Kilkenny, Louth, Tipperary (two), South Dublin, and Laois. None are in Dublin city centre. This is a regional supply story: developers are moving on land banks outside the capital, where planning resistance is lower and land costs are more manageable. The question is whether these schemes will reach completion — Ireland's planning-to-completion conversion rate has historically been poor.

The Investigation: County Price Tracker and the Planning Pipeline

County Price Tracker — May 2026 vs April 2026

A deeper look at county-level data reveals a market pulling in two directions. Dublin's average price rose 2.6% month-on-month to €537,109 in May — the capital's resilience driven by persistent demand and constrained supply in the D4, D6, and D14 postcodes. But the commuter belt tells a different story: Kildare dropped sharply from €425,278 in April to €389,393 in May, an 8.4% fall that suggests the outer-Dublin market is more sensitive to affordability pressures. Wicklow, meanwhile, continues to defy gravity — its average of €548,164 in May actually exceeds Dublin's, a function of high-value coastal and rural properties in the D4 and A94 eircode zones that skew the county average upward.

County	Avg Price (May 2026)	Avg Price (Apr 2026)	Change	Txns (May)	Txns (Apr)	Volume
Dublin	€537,109	€523,568	+2.6%	673	728	-7.6%
Wicklow	€548,164	€389,277	+40.8%	74	80	-7.5%
Kildare	€389,393	€425,278	-8.4%	137	144	-4.9%
Meath	€366,060	€320,716	+14.1%	90	96	-6.3%
Cork	€309,718	€342,352	-9.5%	334	348	-4.0%
Kilkenny	€335,593	€316,454	+6.0%	52	42	+23.8%
Limerick	€266,053	€277,125	-4.0%	78	86	-9.3%
Waterford	€221,324	€247,647	-10.6%	78	81	-3.7%
Galway	€254,898	€306,734	-16.9%	136	153	-11.1%

Stress Signal: Wicklow's 40.8% Average Price Jump Demands Scrutiny Wicklow's average price leaping from €389,277 in April to €548,164 in May — a 40.8% swing — is not a market heating up; it is a composition effect. With only 74 transactions in May, a handful of high-value coastal properties (the A94 Blackrock/Greystones corridor, the D13 Howth peninsula) can dramatically skew the county average. This is not a signal to buy in Wicklow — it is a reminder that county-level averages in low-volume markets are statistically fragile. Readers should weight eircode-level data over county aggregates when making investment decisions.

Standout: Kilkenny Bucks the Trend Kilkenny is the only county in this month's tracker to show both rising prices (+6.0%) and rising transaction volumes (+23.8%, from 42 to 52). This is a genuine signal: the county's combination of relative affordability (€335,593 average), improving road connectivity to Dublin, and a growing remote-working population is driving real demand. The 97-unit Bolton Woods planning application in Callan (Ref. 2660332) — which revives a stalled site from a 2006 permission — suggests developers are reading the same data.

Top Transactions Registered — April–May 2026

Dublin's upper end of the market remains exceptionally active. Of the 111 transactions above €1 million registered in April–May 2026, the top tier clusters in D1, D4, D6, and D14 postcodes — with a notable outlier at St Margarets (K67 eircode) suggesting rural Dublin is also attracting premium buyers. The highest-value transaction registered was a €2 million apartment at 94 Middle Abbey Street, Dublin 1 — a D01 address that would have been unthinkable at that price point a decade ago.

Address	County	Price	Date	Type
APT 1, 94 Middle Abbey St, Dublin 1 (D01R868)	Dublin	€2,000,000	18 May 2026	Residential
8 The Rise, Malahide (K36PT73)	Dublin	€1,900,000	19 May 2026	Residential
APT 1, 111 Seville Place, Dublin 1 (D01F6F7)	Dublin	€1,885,000	20 May 2026	Residential
Kilreesk House, Kilreesk Lane, St Margarets (K67F822)	Dublin	€1,766,245	19 May 2026	Residential
4 Henrietta St, Dublin 1 (D01P6V0)	Dublin	€1,750,000	15 May 2026	Residential
114 Upper Leeson St, Dublin 4 (D04P5X7)	Dublin	€1,700,000	14 May 2026	Residential
26 Eden Park Dr, Goatstown, Dublin 14 (D14FX96)	Dublin	€1,450,000	21 May 2026	Residential
14 Proby Place, Blackrock (A94HX37)	Dublin	€1,495,000	18 May 2026	Residential
17 Island Way, Muskerry Est, Ballincollig (P31X788)	Cork	€452,000	18 May 2026	Residential

Planning Pipeline — Large Residential Schemes (May–June 2026)

Six planning applications for schemes of 40 or more residential units were received in the May–June 2026 window, collectively proposing 1,298 new homes across six local authority areas. Tipperary County Council received two applications on the same date (3 June 2026), both for schemes in the 48–55 unit range — a sign of coordinated developer activity in the Clonmel–Templemore corridor. The standout application is the South Dublin SDZ amendment at Gollierstown/Finnstown, Lucan, which proposes increasing an already-permitted 877-unit scheme to 924 units — a 5.4% uplift that shifts the dwelling mix toward smaller units (studios and one-beds up, two-bed four-person units down).

Application Ref	Location	Authority	Units	Status
SDZ26A/0009W	Gollierstown/Finnstown, Lucan, South Dublin	South Dublin CC	924	AI Received
2660332	Bolton Woods, Callan, Co Kilkenny	Kilkenny CC	97	New Application
2660283	Greenbatter, Drogheda, Co Louth	Louth CC	72	Pre-Validation
2660537	Kiltillane, Templemore, Co Tipperary	Tipperary CC	56	New Application
2660539	Gort Na Manach, Clonmel, Co Tipperary	Tipperary CC	55	New Application
2660304	Colliers Lane, Kilminchy, Portlaoise	Laois CC	42	New Application

View All 3 Transactions →

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 connect them to corporate registrations, court proceedings, and media coverage. This month, three themes stand out: the luxury apartment market's emergence as an investment vehicle for high-net-worth individuals; the regional supply push that is quietly reshaping Ireland's development geography; and the planning system's ongoing legal battles that cast a shadow over every application in the pipeline.

Luxury Flipping: Lansdowne Place and the New Investment Calculus The Business Post reported this month that Roy Keane and other buyers at Lansdowne Place, Shelbourne Road, Dublin 4 have earned six-figure profits flipping apartments bought in 2022. Keane's apartment in the Burbidge wing sold for €2.8 million — a €565,000 (25.7%) gain on the €2.2 million he paid just four years earlier. Two other Burbidge apartments also changed hands: one for €1.8 million (€243,000 profit) and one for €2.4 million (€300,000 profit). The Property Price Register confirms this pattern of premium D04 transactions. What the article does not say — but the data reveals — is that this is not isolated to Lansdowne Place. The D04 and A94 eircode corridors (Ballsbridge, Blackrock, Sandymount) account for a disproportionate share of Dublin's €1m+ transactions, with 19 Sandymount Castle Court, Sandymount (D04N5N3) selling for €1.1 million and 14 Proby Place, Blackrock (A94HX37) at €1.495 million in the same period. The so-what: Ireland's luxury apartment market has matured into a genuine investment asset class, with short-hold periods (3–4 years) generating returns that rival equities. This has implications for housing policy — units that could house families are being cycled as investment vehicles.

The Lucan SDZ: 924 Units and the Shift to Smaller Homes The amendment application SDZ26A/0009W at Gollierstown/Finnstown, Lucan — seeking to increase a permitted 877-unit scheme to 924 units — is notable not just for its scale but for what the dwelling mix change reveals. The amendment increases studio units by 52 and one-bed units by 72, while cutting two-bed (four-person) units by 77. This is a developer responding to market signals: smaller units are more affordable, more lettable, and generate better returns per square metre. The South Dublin County Council SDZ framework is enabling this flexibility. CRO records show Ballymore Developments (One) Limited and Ballymore Developments (Two) Limited were both registered in October 2025 at Royal Canal Park, Dublin 15 — consistent with a developer structuring new SPVs for a major pipeline. The broader pattern: Ireland's large-scale residential pipeline is shifting toward higher-density, smaller-unit formats that serve the rental market rather than owner-occupiers. Watch for similar mix amendments in other SDZ applications over the coming months.

The Planning Courts: A Shadow Over Every Application The judgments index reveals a consistent pattern of An Bord Pleanála decisions being challenged in the High Court — and frequently quashed. In Jennings v An Bord Pleanála [2023] IEHC 14, a student accommodation development permission was quashed for failure to properly consider the open character of the site. In Murphy v An Bord Pleanála [2024] IEHC 186, a co-living development permission was quashed. In Aer Lingus v Irish Aviation Authority [2024] IEHC 624, the Dublin Airport passenger cap — itself a planning condition — became the subject of High Court proceedings. The Business Post reported that Cabinet will approve the Dublin Airport (Passenger Capacity) Bill 2026, which would remove the cap and prevent planning authorities from ever imposing one again. The so-what: every large planning application in this month's pipeline faces the same legal risk. The six schemes proposing 1,298 units could each be challenged in the High Court — and the courts have shown they will quash permissions where procedural or policy grounds exist. The planning reform agenda is racing against the litigation calendar.

Tipperary's Twin Applications: A Developer Reading the Room Two planning applications received by Tipperary County Council on the same date — 3 June 2026 — for schemes in Clonmel (55 units, Ref. 2660539) and Templemore (56 units, Ref. 2660537) suggest a single developer or development group moving simultaneously on two sites. The Clonmel application at Gort Na Manach revives a site with a complex planning history (references back to 2005), while the Templemore application at Kiltillane includes a mix of house types from 1-bed duplexes to 4-bed semis. Tipperary County Council received 98 planning applications in the May–June window — the second highest of any authority after Donegal (147). This is not a coincidence: Tipperary's relatively low land costs, improving infrastructure, and growing commuter population (the M8 motorway connects Clonmel to Cork in under an hour) are making it an increasingly attractive development location. Watch for more coordinated multi-site applications in the county over the next 12 months.

The Radar: Three Signals Worth Watching

Signal 1: The Stalled Site Revival The Bolton Woods application in Callan, Co Kilkenny (Ref. 2660332) proposes demolishing three partially constructed houses from a 2006 permission that has since expired — and replacing them with 97 units. This is not a new development; it is a resurrection. Ireland has hundreds of stalled sites from the Celtic Tiger era, and the combination of rising regional prices and improved financing conditions is making them viable again. Bolton Woods, Callan is the canary: watch for similar stalled-site revival applications in Kilkenny, Tipperary, and Laois over the next 6–12 months as developers work through legacy land banks.

Signal 2: The Mine Worker Housing Precedent A planning application in Castletown, Galmoy, Co Kilkenny (Ref. 2660278) seeks permission for eight modular housing units for the exclusive occupation of workers at Galmoy Mine for the duration of the mine's life. This is an unusual application — employer-provided housing tied to a specific industrial operation. As Ireland's mining and data centre sectors expand, and as the housing crisis makes it harder to attract workers to rural locations, employer-provided housing may become a more common planning category. Watch for similar applications from large employers in rural areas where the housing market cannot absorb incoming workforces.

Signal 3: The Donegal Anomaly Donegal County Council received 147 planning applications in the May–June 2026 window — the highest of any local authority in the dataset, ahead of Tipperary (98), Cavan (81), and Galway (77). For a county with a relatively small population and limited urban centres, this volume is striking. A review of the applications shows a mix of individual rural dwellings, retention applications, and small residential schemes — consistent with a county where planning activity is driven by dispersed rural settlement rather than urban development. The signal: Donegal's planning system is processing a high volume of small, individual applications that collectively represent significant housing activity outside the national statistics. Watch for Donegal's transaction volumes to rise in 2027 as these permissions convert to completions.

The Deep Dive: Two Stories That Define the Market

Two entities this month warrant deeper investigation: the Lucan SDZ mega-scheme that is quietly reshaping South Dublin's housing mix, and the Lansdowne Place luxury apartment complex that has become Ireland's most visible test case for the investment apartment market. Both reveal structural forces that will shape the Irish property market for years to come.

The Lucan SDZ Amendment — Ireland's Largest Active Residential Application

The application SDZ26A/0009W, received by South Dublin County Council on 4 June 2026, is an amendment to an already-permitted 877-unit scheme on a 5.12-hectare site in the townlands of Gollierstown and Finnstown, south-west of Lucan. The amendment seeks to increase the total to 924 units — a net addition of 47 dwellings — while significantly reshuffling the dwelling mix across nine permitted blocks. The site's total gross floor area of 77,452 sq m (including a 5,443 sq m podium car park) makes this one of the largest single residential developments currently in the Irish planning system.

Metric	Original Permission	Proposed Amendment	Change
Total units	877	924	+47 (+5.4%)
Studio units	45	97	+52 (+115.6%)
1-bed units	388	460	+72 (+18.6%)
2-bed (3-person) units	86	86	No change
2-bed (4-person) units	317	240	-77 (-24.3%)
3-bed units	41	41	No change
Gross floor area	77,564 sq m	77,452 sq m	-112 sq m
Site area	5.12 ha	5.12 ha	Unchanged

  Reading Between the Lines: A Rental Market Play
  The dwelling mix amendment tells a clear story: the developer is optimising for the rental market, not owner-occupation. Studios and one-beds are the unit types most in demand from renters — particularly the young professional and student cohorts that dominate Dublin's rental market. The 24.3% reduction in two-bed (four-person) units — the unit type most associated with families and owner-occupiers — is a deliberate pivot. The SDZ framework at Lucan was designed to deliver a mixed-tenure community; this amendment moves the scheme further toward a single-tenure rental block. South Dublin County Council's decision on this amendment will be closely watched by housing policy observers. The question for the next planning cycle: will the council use its SDZ powers to push back on the mix change, or will it accept the developer's market logic?

The question for 2027: Will the Lucan SDZ scheme reach practical completion on schedule, or will the planning amendment trigger a fresh round of judicial review challenges that delay delivery by 12–18 months?

Lansdowne Place — When Apartments Become Assets

Lansdowne Place on Shelbourne Road, Dublin 4 is Ireland's most exclusive residential development — a joint venture between Ballymore and Hines that delivered luxury apartments in the D04 eircode at price points that were, at launch, considered aspirational. The Property Price Register now tells a different story: the Burbidge wing has become a trading floor. Roy Keane's €2.8 million sale — a 25.7% gain on his 2022 purchase price of €2.2 million — is the headline, but the pattern extends across the scheme. Two other Burbidge apartments sold in the past year for €1.8 million and €2.4 million, with sellers earning profits of €243,000 and €300,000 respectively.

Transaction	Purchase Price	Sale Price	Profit	Return
Keane apartment, Burbidge wing	€2,235,000 (2022)	€2,800,000 (2026)	€565,000	+25.3%
Burbidge apt (2023 buyer)	€1,557,000 (2023)	€1,800,000 (2025)	€243,000	+15.6%
Burbidge apt (2023 buyer)	€2,100,000 (2023)	€2,400,000 (2025)	€300,000	+14.3%
Dublin avg price (May 2026)	—	€537,109	—	County benchmark
Lansdowne Place premium vs Dublin avg	—	€2.8m	—	5.2x county avg

Why It Matters: The Investment Apartment Has Arrived Lansdowne Place is not just a luxury address — it is evidence that Ireland's premium apartment market has developed the liquidity and price discovery mechanisms of a mature investment asset class. Short-hold periods (3–4 years), transparent pricing via the Property Price Register, and consistent capital appreciation are the hallmarks of an investable asset. The so-what for policy: if high-end apartments are being bought and sold as investments rather than homes, the supply they represent is not permanently adding to the housing stock — it is circulating within a wealthy investor cohort. This is not a crisis, but it is a dynamic that housing ministers should monitor as they design future apartment planning policy.

The question for 2027: Will the Lansdowne Place model — luxury apartments as short-hold investments — spread to other premium Dublin schemes, and will the State respond with a capital gains tax or stamp duty measure targeting short-hold residential investment?

Key People This Period

Name	Role	Notable Activity	Connections
Roy Keane	Property investor / Former footballer	Sold Lansdowne Place apartment for €2.8m — €565k profit on 2022 purchase	Lansdowne Place, Shelbourne Rd, D04
Darragh O'Brien	Minister for Transport	Driving Dublin Airport (Passenger Capacity) Bill 2026 — removes 32m passenger cap	Dublin Airport cap abolition; Fingal County Council planning authority
Kieran Wallace	Managing Director, Interpath Ireland	Leading restructuring firm after 50% revenue jump; overseeing Ken Fennell succession	Interpath Ireland restructuring
Ken Fennell	Retiring MD, Interpath Ireland	34-year career in restructuring/insolvency; oversaw Stobart Air, Wirecard, Glass Bottle Site	Interpath Ireland; KPMG spinout; Bridgepoint acquisition
Mark Carney	Canadian Prime Minister	State visit to Ireland; signed strategic economic partnership; referenced OpenText €105m investment	Canada-Ireland partnership; Mayo ancestral connection

One to Watch: Kilkenny County Council

Kilkenny County Council — The Quiet Achiever of Irish Planning

Local Authority | Kilkenny City | Planning & Development | 41 applications received May–Jun 2026

Metric	Value
Planning applications received (May–Jun 2026)	41
Largest application (units)	97 units — Bolton Woods, Callan (Ref. 2660332)
Avg price change (Apr–May 2026)	+6.0% (€316,454 to €335,593)
Transaction volume change (Apr–May 2026)	+23.8% (42 to 52 transactions)
Affordability vs Dublin	€335,593 avg vs €537,109 — 37.5% discount

What they represent: Kilkenny County Council is processing a planning pipeline that reflects genuine market demand — rising prices, rising volumes, and a major stalled-site revival application. The Bolton Woods scheme in Callan revives a site that has been partially constructed since 2006, demolishing three incomplete houses to build 97 new units including a crèche. This is exactly the kind of brownfield/stalled-site development that Ireland's housing policy has been trying to unlock for years.

Why it matters: Kilkenny is the only county in this month's tracker showing both price growth and volume growth simultaneously — a genuine demand signal rather than a composition effect. The county's combination of relative affordability, improving connectivity (the M9 motorway), and growing remote-working population is creating a sustainable demand base. If the Bolton Woods application proceeds to grant, it will be one of the largest new housing schemes in the county in a decade. Watch for Kilkenny's transaction volumes to break above 60 per month in Q3 2026 as the market absorbs new supply.

The number that matters: 37.5% — the discount Kilkenny commands versus Dublin's average price. At €335,593, Kilkenny offers Dublin-quality connectivity at a price point accessible to first-time buyers priced out of the capital. That gap is the engine of Kilkenny's current market momentum.

The Broader Picture

The Companies Registration Office

The CRO data for the May–June 2026 period reflects the broader economic context in which the property market is operating. 0 new companies were registered in the period, with 0 companies showing CRO activity. 0 new business names were registered, with 0 showing activity. Of particular note in the property context: Ballymore Developments (One) Limited and Ballymore Developments (Two) Limited were registered in October 2025 at Royal Canal Park, Dublin 15 — consistent with a developer structuring SPVs for a major pipeline that may include the Lucan SDZ scheme. The registration of new development-sector SPVs is a leading indicator of future planning activity; watch for further Ballymore-related registrations as the Lucan scheme progresses through the planning system.

Entity	Company No.	Type	Registered	Relevance
Ballymore Developments (One) Limited	799022	LTD (Development of building projects)	Oct 2025	Potential Lucan SDZ developer SPV
Ballymore Developments (Two) Limited	799016	LTD (Development of building projects)	Oct 2025	Potential Lucan SDZ developer SPV
Castle Place CP Owners Management Company CLG	807991	CLG (Real estate management)	Feb 2026	New owners' management company — Limerick scheme completing
Grosvenor Place CLO 11 DAC	808220	DAC (Financial services)	Feb 2026	CLO vehicle — property-linked structured finance

The Irish Courts

The Irish courts continue to play a decisive role in shaping the property and planning landscape. The judgments index reveals a consistent pattern: An Bord Pleanála decisions are being challenged in the High Court at a rate that creates material uncertainty for every large planning application in the system. The most significant recent case with direct property market implications is Aer Lingus v Irish Aviation Authority [2024] IEHC 624, in which the High Court examined the Dublin Airport passenger cap — itself a planning condition — and the question of whether a stay should be granted pending a full hearing. The Business Post reported that the Cabinet is now moving to legislate the cap's removal entirely, bypassing the planning system. This is a significant precedent: when planning conditions become commercially unworkable, the State is willing to legislate around them.

Citation	Parties	Subject	Why It Matters
[2024] IEHC 624	Aer Lingus v Irish Aviation Authority	Dublin Airport passenger cap — planning conditions	State now legislating to remove planning cap — precedent for overriding planning conditions
[2023] IEHC 14	Jennings v An Bord Pleanála	Student accommodation permission quashed	ABP must properly consider site character — affects all urban infill applications
[2024] IEHC 186	Murphy v An Bord Pleanála	Co-living development permission quashed	Co-living permissions remain legally vulnerable — affects pipeline of similar schemes
[2022] IEHC 7	Ballyboden Tidy Towns v An Bord Pleanála	Planning permission judicial review — transport assessment	Inadequate transport impact assessment grounds for quashing — affects all large suburban schemes

Legal Risk: Every Large Application Faces Judicial Review The six large-scale planning applications in this month's pipeline — from the 924-unit Lucan SDZ amendment to the 42-unit Portlaoise scheme — each face the possibility of judicial review challenge. The High Court has shown it will quash permissions where An Bord Pleanála fails to properly reason its decisions, fails to consider site character, or grants permissions that materially contravene development plans. For developers, this means a planning grant is not the end of the process — it is the beginning of a potential 12–24 month legal exposure window. The planning reform agenda, including the new Planning and Development Act, is designed to reduce this risk, but the courts will have the final word.

The Week Ahead

The Irish property market in June 2026 is navigating a complex set of crosscurrents. The register shows prices softening at the national level — but Dublin is rising, Kilkenny is accelerating, and Wicklow's composition effects are masking genuine demand. The planning pipeline is the most encouraging signal: 997 applications in six weeks, with six large-scale schemes proposing over 1,200 units, suggests developer confidence is intact despite the legal and regulatory headwinds. The Lucan SDZ amendment — 924 units with a rental-optimised mix — is the single most important planning story of the month, and its outcome will set a precedent for how South Dublin County Council handles dwelling mix amendments in large permitted schemes.

  The Bottom Line
  Ireland's property market is not in crisis — but it is in transition. Prices are easing from their H2 2025 peaks, volumes are running below the December 2025 surge, and the planning system is processing a significant pipeline that will take 2–4 years to convert to completions. The structural story remains unchanged: demand exceeds supply, Dublin commands a premium that is increasingly unaffordable for first-time buyers, and the regions are quietly building a case for themselves. The Lansdowne Place flip story is a symptom, not a cause — but it illustrates a market where investment logic is competing with housing need for the same scarce units.

What to Watch:

South Dublin County Council's decision on the Lucan SDZ amendment (SDZ26A/0009W) — expected within 8 weeks of the 4 June 2026 receipt date.
June and July 2026 Property Price Register volumes — will the December 2025 transaction surge complete its registration journey, pushing monthly counts back above 5,000?
The Dublin Airport (Passenger Capacity) Bill 2026 — if enacted before the summer recess, it will remove a planning condition that has constrained Ireland's largest infrastructure asset for years, with knock-on effects for Fingal County Council's development plan.