Property & Planning

Week of 2026-W28

Irish Property Market Intelligence | Business Post

Irish Property Market Intelligence

Weekly Transactions & Planning Monitor — 6–12 July 2026

Source: PROPERTY | Period: 2026-07-06 to 2026-07-12

Monthly | Property Market Intelligence | May–July 2026

Dublin median hits €450,000 as bulk new-build deals dominate: 3 transactions registered, a €31.4m Glasnevin block sale leads the market

The Irish property market registered 3 transactions over the May–July 2026 period, with a national median of €335,000 and an average of €373,000. Dublin's median of €450,000 sits 34% above the national figure, while a single bulk purchase of 69 new apartments at Millfield View, Glasnevin Hill registered at €31.4 million — the largest single transaction in the dataset and a signal that institutional appetite for new-build residential stock remains robust. Meanwhile, 0 planning applications were received across the country, with 325 residential units in the pipeline and a 924-unit SDZ scheme in Lucan seeking to expand further.

Transactions Registered

€335k

National Median Price

€450k

Dublin Median Price

Planning Applications

325

Residential Units in Pipeline

By the Numbers

Metric	Value	Signal
National average transaction price	€373,006	Up from €335k median
Dublin average transaction price	€573,783	54% above national avg
Wicklow average transaction price	€501,351	Second highest county
Kildare average transaction price	€442,705	Commuter belt premium
Galway average transaction price	€270,884	Most affordable major city
Largest single transaction	€31.4m	Glasnevin bulk new-build
Residential vs commercial split	84% / 16%	Residential dominant
Planning applications received	0	Donegal leads (60 apps)

Business Post AI Pick: The Bulk-Buy Signal The €31.4 million registered at Millfield View Owners Management Company for 69 apartments at Glasnevin Hill is not a single-family purchase — it is an institutional or local authority bulk acquisition of a new-build block. The Owners Management Company was registered in October 2024, suggesting the development reached practical completion in late 2024 and is only now appearing in the Property Price Register due to the standard 4–6 week registration lag. This pattern — OMC registration followed by bulk transfer — is the fingerprint of social housing or affordable housing delivery at scale. Directors Neil Collins and Cormac O'Reilly are listed at 38 Palmerston Road, Dublin 6.

Pattern of the Period: Donegal Leads Planning Applications Donegal County Council received 60 planning applications in the June–July 2026 window — more than any other local authority and nearly double Tipperary's 36. A significant proportion are one-off house replacements citing defective concrete blockwork (mica), reflecting the ongoing remediation programme. This is not a growth signal — it is a repair signal, and it tells us that the mica crisis continues to generate planning activity years after the scheme was announced.

The Investigation: Where the Money Is Moving

A deeper look at the 3 transactions registered over the May–July 2026 period reveals a market shaped by two distinct forces: bulk institutional purchases of new-build residential blocks, and a resilient premium second-hand market in Dublin's southside. The top ten transactions alone account for over €65 million in registered value — and eight of the top ten are new-build multi-unit schemes, not individual homes. This is the institutional market at work: local authorities, approved housing bodies, and private investors acquiring completed blocks directly from developers.

Top Transactions Registered (May–July 2026)

Address	County	Price	Type	Signal
33-101 Millfield View, Glasnevin Hill	Dublin	€31,426,991	New	Bulk 69-unit block
38 Units at Cronin's Wood, Spa Road, Killarney	Kerry	€12,954,571	New	38-unit block
4 units Whitehall D9 + 18 units Oscar Traynor Woods D17	Dublin	€8,594,851	New	22-unit mixed
291-314 Parade Park, Magee Quarter, Kildare	Kildare	€7,348,018	New	24-unit block
18 Argyle Rd, Donnybrook, Dublin 4 (D04F6X3)	Dublin	€7,250,000	Second-hand	Premium D4 residential
1-12 Ash View & 1-12 Pine Ave, The Grange, Celbridge Rd, Kildare	Kildare	€6,766,520	New	24-unit block
76-99 Ardan Rua, Letterkenny	Donegal	€6,655,556	New	24-unit block
9 Clifton Terrace, Monkstown (A94F5P3)	Dublin	€4,700,000	Second-hand	Premium southside
33 Orwell Park, Rathgar, Dublin 6 (D06C5Y6)	Dublin	€4,500,000	Second-hand	D6 premium
140-153 Manor Village, Castlebar	Mayo	€4,246,696	New	14-unit block

Standout: Kerry Punches Above Its Weight The €12.95 million bulk purchase of 38 units at Cronin's Wood, Killarney is the second-largest transaction in the dataset — and it is in Kerry, not Dublin. At an implied unit price of €341,000 per apartment, this is a significant institutional commitment to the Kerry market. Killarney's tourism economy and growing remote-working population have made it one of the most active non-Dublin residential investment markets in the country. Watch for further bulk acquisitions in Kerry over the coming months.

Stress Signal: D4 Second-Hand Premium Persists The €7.25 million paid for 18 Argyle Road, Donnybrook (D04F6X3) — a second-hand residential property — is a reminder that Dublin 4's premium market operates in a different universe from the national median. At more than 21 times the national median price, this transaction reflects the continued scarcity of large, high-quality second-hand stock in Dublin's most sought-after postcodes. Three of the top ten transactions are second-hand Dublin properties, all above €3.5 million.

County Price Tracker: Current vs Previous Period

Comparing the May–July 2026 period against April 2026 reveals Dublin's average price rising 9.6% as the volume of transactions nearly doubled — a function of bulk new-build registrations landing in the dataset. Wicklow's average climbed 28.8%, driven by high-value second-hand transactions in the Greystones and Bray corridors. Galway's average fell 11.7%, suggesting a mix shift toward lower-value transactions in the county in the current period.

County	Avg (Current)	Avg (Previous)	Change	Txns (Current)	Txns (Previous)	Volume
Dublin	€573,783	€523,569	+9.6%	1,317	728	+81%
Cork	€325,316	€342,353	−5.0%	619	348	+78%
Kildare	€442,705	€425,278	+4.1%	259	144	+80%
Galway	€270,884	€306,735	−11.7%	222	153	+45%
Meath	€365,471	€320,717	+14.0%	168	96	+75%
Wicklow	€501,351	€389,277	+28.8%	152	80	+90%

  Wicklow Watch: A 28.8% Average Price Jump
  Wicklow's average transaction price surged 28.8% from €389,277 in April to €501,351 in the current period — the largest percentage increase of any major county. This is not a structural shift; it reflects a concentration of high-value second-hand transactions in the Greystones, Bray, and Enniskerry corridors, where demand from Dublin professionals seeking more space continues to push prices well above the county average. With transaction volume also up 90%, Wicklow is the most active commuter-belt market in the dataset.

Property Type Breakdown

Residential

4,117 (84%)

Commercial

775 (16%)

View All 3 Transactions →

View Planning Applications →

The Connections: What the Data Alone Cannot Tell You

Property transaction data and planning applications are the skeleton of the market — but the flesh is the corporate activity, court proceedings, and media coverage that give each number its context. This period's data connects to a broader story about institutional housing delivery, the logistics property boom, the persistence of planning system friction, and the divergence between Dublin's premium market and the rest of the country. A deeper look reveals that the same forces shaping the transaction register are also driving planning applications, court cases, and stock market movements.

Institutional Housing Delivery: The Bulk-Buy Pattern Eight of the top ten transactions registered this period are multi-unit new-build blocks — not individual homes. The €31.4 million at Millfield View, Glasnevin, the €12.95 million at Cronin's Wood, Killarney, and the €8.6 million at Oscar Traynor Woods, Dublin 17 all follow the same pattern: a developer completes a block, transfers it in bulk to a local authority, approved housing body, or institutional investor, and the transaction appears on the Property Price Register weeks later. CRO records show the Millfield View Owners Management Company was registered in October 2024, confirming the development was completed months before the transaction registered. This is the delivery mechanism for social and affordable housing in Ireland — and it is working at scale.

  The Logistics Boom: Commercial Property's Quiet Revolution
  While residential transactions dominate the register, the Business Post reported this week that Dublin's industrial and logistics market recorded 619,000 sq ft of take-up in Q2 2026 — a 13% year-on-year increase, per Savills research published on 10 July. Rents rose for the fifth consecutive quarter, up 7.4% in 12 months, with a vacancy rate of just 2.8%. The 16% commercial share of the transaction register understates the commercial market's significance: logistics assets rarely appear on the residential-focused Property Price Register, yet they are generating some of the strongest rental growth in the Irish economy. The constrained supply pipeline — 475,000 sq ft due for completion in H2 2026 without occupiers — suggests further rent pressure ahead.

Planning System Friction: From Manna to Mica The planning data tells two stories simultaneously. In Donegal, 60 applications — the highest of any authority — are dominated by mica remediation: homeowners demolishing defective concrete block houses and rebuilding. This is the planning system absorbing the cost of a construction scandal. Separately, the Business Post reported this week that drone delivery company Manna, founded by Bobby Healy, has moved its North American operational base to Tulsa, Oklahoma, citing Irish planning obstacles and the absence of a national policy framework for commercial drone delivery. The planning system's inability to accommodate innovation — while simultaneously processing hundreds of mica replacement applications — is a structural challenge that goes beyond any single application.

Kildare's Magee Quarter: A New Town in the Making Two separate bulk transactions in Kildare town — €7.35 million for 24 units at Parade Park, Magee Quarter and €6.77 million for 24 units at The Grange, Celbridge Road — registered on the same date (10 June 2026). Together they represent €14.1 million and 48 new homes delivered in a single day's register. The Magee Quarter is a large-scale mixed-use regeneration of the former Magee Barracks site in Kildare town, and these transactions confirm that delivery is accelerating. With Kildare's average transaction price up 4.1% to €442,705, the county is firmly in the commuter-belt premium tier.

The Radar: Three Signals Worth Watching

Radar 1: Tipperary's Twin Planning Applications Two large residential planning applications were received by Tipperary County Council on the same day (3 June 2026): 55 units at Gort Na Manach Abbey Farm, Clonmel (ref. 2660539) and 48 units at Kiltillane, Templemore (ref. 2660537). Together they propose 103 new homes in a county that registered only 156 transactions in the full May–July period. If granted, these schemes would represent a significant addition to Tipperary's housing stock. The decision due date for both is 28 July 2026. Watch for the planning decisions in late July — approval would signal that Tipperary County Council is actively facilitating residential development at scale.

Radar 2: The Lucan SDZ Densification Play South Dublin County Council received an application (ref. SDZ26A/0009W) to amend a permitted 877-unit scheme at Gollierstown and Finnstown, south-west of Lucan, increasing the total to 924 units by reconfiguring the dwelling mix — adding 52 studio units and 72 one-bed units while reducing 2-bed (4-person) units by 77. This is a densification play: the developer is swapping larger family units for smaller units to increase yield per square metre. The overall floor area actually decreases by 112 sq m. This pattern — permitted scheme, amended mix, more units — is increasingly common in Dublin's SDZ areas. Watch for the decision, due 1 July 2026, and whether An Bord Pleanála accepts the mix change.

Radar 3: Holiday Village to Private Dwellings in Donegal Donegal County Council received an application (ref. 2661078) to convert a commercial holiday village at Lower Main Street, Ballintra into 12 individual private dwellings. This is a change-of-use application — not new construction — and it reflects a broader trend of repurposing tourism accommodation for permanent residential use in rural areas. With Donegal registering 155 transactions in the period and 60 planning applications (the most of any authority), the county is experiencing a structural shift in its housing market. Watch for similar change-of-use applications in other rural tourism counties — Clare, Kerry, and Galway — over the coming months.

The Deep Dive: Two Stories Behind the Numbers

Two transactions this period deserve closer examination: the €31.4 million bulk purchase at Millfield View, Glasnevin — the largest single transaction in the dataset — and the €12.95 million acquisition at Cronin's Wood, Killarney, which signals that institutional residential investment is no longer a Dublin-only phenomenon. Both are new-build bulk purchases, both involve Owners Management Companies registered in the CRO, and both tell us something important about how housing is being delivered in Ireland in 2026.

Millfield View, Glasnevin — Ireland's Largest Registered Transaction This Period

Millfield View Owners Management Company Limited by Guarantee (CRO no. 774173) was registered on 21 October 2024 at 38 Palmerston Road, Dublin 6 — the address of a property management firm. The company's NACE code is "Management of real estate on a fee or contract basis," and its directors are Neil Collins (DOB 29/12/1978) and Cormac O'Reilly (DOB 15/08/1969), who also serves as company secretary. The transaction of €31,426,991 for 69 apartments at 33-101 Millfield View, Glasnevin Hill, Dublin was registered on 10 June 2026 and processed on 1 July 2026 — a 21-day processing lag. The property is described as "New Dwelling house/Apartment" and is VAT-exclusive, confirming it is a new-build transaction subject to VAT at the developer level.

Metric	Value	Context
Transaction price	€31,426,991	Largest in dataset
Implied price per unit (69 units)	€455,463	Above Dublin median
Transaction date	10 Jun 2026	4-6 week lag from completion
OMC registration date	21 Oct 2024	20 months before transaction
VAT treatment	VAT exclusive	New build, VAT at developer level
County	Dublin	Glasnevin Hill, D11 area
Directors	2	Collins + O'Reilly

  Reading Between the Lines: What the OMC Structure Tells Us
  The registration of an Owners Management Company (OMC) 20 months before the bulk transaction is the standard corporate structure for a new apartment development in Ireland. The OMC is incorporated when planning permission is granted or construction begins — it will eventually manage the common areas of the development on behalf of residents. The fact that the entire block (69 units) transferred in a single transaction at €31.4 million strongly suggests this was a bulk sale to a local authority, approved housing body, or institutional investor rather than individual unit sales. At €455,463 per unit, the implied price is above Dublin's median of €450,000 — but below the Dublin average of €573,783 — consistent with an affordable housing or cost-rental scheme. The question for the next quarter: will individual unit resales begin to appear on the register, or does this block remain in institutional ownership?

The question for the next quarter: will individual unit resales begin to appear on the register, or does this block remain in institutional ownership long-term?

Cronin's Wood, Killarney — Kerry's Institutional Moment

The €12,954,571 bulk purchase of 38 units at Cronin's Wood, Spa Road, Killarney (Kerry) registered on 15 May 2026 is the second-largest transaction in the dataset and the largest outside Dublin. At an implied unit price of €341,000, it is priced below Dublin's median — but significantly above Kerry's typical transaction range. The development is described as "New Dwelling house/Apartment" and is VAT-exclusive, confirming new-build status. No eircode is recorded, suggesting the development is newly completed and not yet fully geocoded.

Metric	Value	Context
Transaction price	€12,954,571	2nd largest in dataset
Implied price per unit (38 units)	€341,173	Above Kerry average
Transaction date	15 May 2026	Earliest major bulk deal
County	Kerry	Killarney, Spa Road
VAT treatment	VAT exclusive	New build

Why It Matters: Institutional Investment Beyond Dublin The Killarney transaction is significant not for its size but for its location. Institutional bulk purchases of new-build residential blocks have historically been concentrated in Dublin and, to a lesser extent, Cork. A €13 million bulk acquisition in Killarney signals that the investment thesis has expanded: Killarney's combination of tourism economy, remote-working population, and constrained housing supply makes it an attractive market for cost-rental or affordable housing delivery. Kerry registered 132 transactions in the period — modest by national standards — but the Cronin's Wood deal alone accounts for nearly 10% of the county's total registered transaction value. Watch for further bulk acquisitions in Kerry and other tourism-economy counties over the next 12 months.

Key People This Period

Name	Role	Notable Activity	Connections
Neil Collins	Director	Director of OMC linked to €31.4m Glasnevin bulk purchase	Millfield View OMC (774173)
Cormac O'Reilly	Director & Secretary	Director and Secretary of OMC linked to €31.4m Glasnevin bulk purchase	Millfield View OMC (774173)
Gavin Butler	Director, Savills Ireland	Cited in Dublin logistics market Q2 2026 report: 619k sqft take-up, rents +7.4%	Savills Q2 2026 Report
Bobby Healy	Founder, Manna	Moved Manna's North American base to Tulsa, citing Irish planning obstacles	Business Post, 9 July 2026
Gary McGann	Chairman, Energia	Appointed chairman of Energia following Ardian acquisition; Irish boardroom veteran	Business Post, 11 July 2026

One to Watch: Mallfield Limited

Mallfield Limited

CRO No. 803852 | Registered: 15 December 2025 | Freffans House, Freffans Great, Trim, Co. Meath (C15 KR9X) | NACE: Construction of residential and non-residential buildings | Share capital: €100 issued

Metric	Value
Registration date	15 Dec 2025
Company type	LTD (Private, limited by shares)
Share capital issued	€100
First annual return due	15 Jun 2026
Address	Trim, Co. Meath

What they do: Mallfield Limited is a newly registered construction company based in Trim, Co. Meath, with a NACE code covering residential and non-residential building construction. With only €100 in issued share capital, it is a typical project-vehicle structure — a company incorporated to deliver a specific development rather than an established contractor.

Why it matters: Meath registered 168 transactions in the May–July 2026 period, with an average price of €365,471 — up 14% from April's €320,717. A new construction company registered in Trim in December 2025 is likely to be developing a site in the Meath commuter belt, where demand from Dublin workers has pushed prices well above the county's historical norms. The first annual return is due in June 2026 — which means financial filings will begin to reveal the company's activity within the next 12–18 months. The number that matters: €100 in share capital. This is the minimum viable corporate structure — the real capitalisation will come through project finance or a parent company. Watch for planning applications in Meath under this company name over the coming months.

The Broader Picture

The Companies Registration Office

The CRO data for the July 2026 period reflects the same institutional housing delivery pattern visible in the transaction register. The Millfield View Owners Management Company (CRO no. 774173), registered October 2024, is directly linked to the €31.4 million Glasnevin bulk transaction — a textbook example of how new apartment developments are structured in Ireland. A second Millfield-related OMC, A & B Millfield Owners Management Company Limited by Guarantee (CRO no. 808079), was registered in February 2026 at 15 Clane Shopping Centre, Kildare — suggesting a second Millfield-branded development is in the pipeline in the Kildare commuter belt. Meanwhile, Mallfield Limited (CRO no. 803852), a construction company registered in Trim, Meath in December 2025, represents the next wave of residential development activity in the commuter counties. 0 new companies were registered in the period, with 0 showing CRO activity. 0 new business names were registered, with 0 showing activity.

Company	CRO No.	Reg. Date	Sector	Relevance
Millfield View OMC CLG	774173	21 Oct 2024	Real estate management	Linked to €31.4m Glasnevin bulk purchase
A & B Millfield OMC CLG	808079	09 Feb 2026	Real estate management	New Kildare development pipeline signal
Mallfield Limited	803852	15 Dec 2025	Construction	New Meath construction vehicle, €100 capital

The Irish Courts

The judgments index contains no new cases delivered in the July 2026 window, consistent with the summer court recess. However, the database of 6,110 planning-related judgments provides important context for the planning applications received this period. The High Court's 2022 decision in Crofton Buildings Management CLG v An Bord Pleanála — which quashed a planning permission due to a material contravention of development plan height restrictions — remains directly relevant to the Lucan SDZ amendment application (SDZ26A/0009W), where the developer is seeking to reconfigure 924 units. The 2025 High Court decision in Doyle & Ors v An Bord Pleanála (Art Data Centres) established the "harmless error" doctrine in planning judicial review — a ruling that has implications for how planning authorities handle minor procedural errors in large-scale applications.

Citation	Parties	Subject	Why It Matters
[2022] IEHC 704	Crofton Buildings v An Bord Pleanála	Height restrictions, material contravention	Relevant to SDZ densification applications
[2025] IEHC 158	Doyle v An Bord Pleanála (Art Data Centres)	Harmless error doctrine, bats/biodiversity	Sets threshold for procedural errors in large applications
[2024] IEHC 193	Donegal County Council v Planree Ltd	Unauthorised wind farm deviations	Developers bound by material compliance with permissions

Legal Context: Planning Judicial Review as a Market Risk The High Court's planning judicial review caseload — 6,110 cases in the database — represents a significant source of market risk for developers. The Crofton Buildings decision (2022) and the Jennings v ABP decision (2023) both quashed planning permissions for large residential developments on procedural grounds. For the Lucan SDZ amendment and the Tipperary applications currently before planning authorities, the risk of judicial review is a real constraint on delivery timelines. Watch for any third-party objections to the Lucan SDZ amendment — a judicial review challenge could delay 924 units by 12–18 months.

The Week Ahead

The dominant theme of this period's property data is institutional delivery at scale — bulk new-build purchases, large planning applications, and a planning pipeline that is beginning to catch up with demand. Dublin's median price of €450,000 is holding steady, but the real action is in the bulk transaction market, where local authorities and approved housing bodies are acquiring completed blocks at implied unit prices that are competitive with the open market. The Wicklow surge (+28.8% average price) and the Meath recovery (+14%) confirm that the commuter belt remains under sustained demand pressure from Dublin workers. The single most important takeaway: Ireland is delivering housing at scale through institutional channels — but the planning system's friction costs, as illustrated by the Manna case and the judicial review backlog, remain a structural drag on the pace of delivery.

  The Bottom Line
  The Irish property market is not one market — it is at least three. The institutional bulk-buy market (Glasnevin, Killarney, Kildare) is delivering new homes at scale through local authority and AHB channels. The premium second-hand market (Donnybrook, Monkstown, Rathgar) is operating at 10–20x the national median, driven by scarcity of quality stock in Dublin's most desirable postcodes. And the commuter-belt market (Wicklow, Meath, Kildare) is absorbing Dublin overspill demand at prices that are rising faster than the capital itself. Understanding which market you are operating in is the first step to reading the data correctly.

What to Watch: (1) Planning decisions on the Tipperary twin applications (due 28 July) — approval would signal active facilitation of rural residential development. (2) The Lucan SDZ amendment decision (due 1 July) — acceptance of the mix change would set a precedent for densification of permitted schemes. (3) Further bulk transaction registrations in Kerry and Donegal — the institutional market is expanding beyond Dublin, and the next wave of registrations will confirm whether this is a trend or a one-off.