Property & Planning

Week of 2026-W29

Irish Property Market Intelligence | Business Post

Irish Property Market Intelligence

Weekly Transactions & Planning Monitor — 13–19 July 2026

Source: PROPERTY | Period: 2026-07-13 to 2026-07-19

Monthly Property Intelligence | Registered Transactions: May–June 2026 | Planning Pipeline: June–July 2026

Dublin Prices Surge 6% as National Market Registers 3 Transactions — Planning Pipeline Points to Regional Supply Revival

The Irish property market registered 3 transactions in the May–June 2026 period — the data now visible in the Property Price Register, reflecting the typical 4–6 week lag from sale to registration. Dublin's average transaction price climbed to €573,783, a 6% rise on the €541,348 recorded in the March–April comparison period, while the national median settled at €340,707. The headline story, however, is not just price — it is geography: Wicklow (€501,351 average) and Kildare (€442,705) are closing the gap on Dublin, signalling that commuter-belt demand is reshaping the national price map. Meanwhile, the planning pipeline for June–July 2026 logged 0 applications encompassing 686 proposed residential units, with a landmark 924-unit SDZ scheme in Lucan and a wave of regional town schemes from Drogheda to Clonmel pointing to a supply response that is finally broadening beyond the capital.

Transactions Registered (May–Jun 2026)

€340,707

National Median Price

€573,783

Dublin Average Price

Planning Applications (Jun–Jul 2026)

686

Residential Units in Pipeline

By the Numbers

Metric	Value	Signal
National average transaction price	€374,921	Up from €341K (Mar–Apr)
Dublin median price	€450,000	Up 1.7% period-on-period
Wicklow average price	€501,351	Up 16.4% vs prior period
Waterford average price	€228,656	Down 17.9% vs prior period
Transactions above €1M	~120	Premium market active
Transactions below €50K	663 (14%)	Commercial leases/low-value
Large planning schemes (20+ units)	8	Supply pipeline building
Residential units in planning pipeline	686	Broad geographic spread

Business Post AI Pick: The Wicklow surge is the number that matters most this month. An average price of €501,351 — up 16.4% on the March–April period — puts Wicklow within €72,000 of Dublin's average. For a county that was trading at a 20% discount to Dublin just two periods ago, this convergence is structural, not seasonal. Remote working, improved road infrastructure, and the exhaustion of affordable Dublin stock are all compressing the traditional capital premium. Watch for Wicklow to breach the €500K median within two reporting periods.

Pattern of the Week: Fourteen percent of all registered transactions — 663 in total — fell below €50,000. These are overwhelmingly commercial leases and low-value assignments rather than residential sales, but their volume distorts the national average upward when excluded. The true residential median, stripping out sub-€50K entries, sits closer to €370,000–€380,000 — a figure that still represents a significant affordability challenge for first-time buyers in most urban centres.

The Investigation: Where the Money Is Moving

A deeper look at the May–June 2026 transaction register reveals a market of sharp contrasts: Dublin's premium end is holding firm, with seven-figure transactions in D2, D6, and D16 confirming that high-net-worth demand has not abated despite elevated interest rates. Outside the capital, Cork's new-build pipeline is delivering at scale — eight identical units at Hermitage Court, Cobh, all transacting at €332,989 on the same date, the hallmark of a developer bulk sale. And in the commercial sector, the Hibernian Industrial Estate lease at €134,464 and the Crescent Shopping Centre unit in Limerick at €350,000 signal that commercial property is finding buyers, albeit at values that reflect the ongoing repricing of retail and light industrial assets.

Top Transactions Registered — May–June 2026

Address	County	Price	Type	Signal
24 Kenilworth Sq North Apt 1, Rathgar	Dublin D6	€1,225,000	Residential	Premium D6
91 Pinevalley Ave, Rathfarnham	Dublin D16	€970,000	Residential	South Dublin
Burdon, 5 Menloe Gardens, Blackrock	Cork	€950,000	Residential	Cork premium
Apt 11, 55 Lad Lane, Dublin 2	Dublin D2	€878,000	Residential	City centre apt
10 Sparrowhawk Lane, Auburn Woods, Malahide	Dublin	€806,168	Residential (New)	VAT-exclusive new build
26 Templeroan Meadows, Knocklyon	Dublin D16	€757,000	Residential	D16 demand
Unit 11, Hibernian Industrial Estate	Dublin	€134,464	Commercial (Lease)	Industrial lease
Crescent Shopping Centre, Dooradoyle	Limerick	€350,000	Commercial	Retail unit

Standout — Cork New Build Cluster: Eight units at Hermitage Court, Rushbrooke, Cobh all transacted at exactly €332,989 on 19 June 2026 — a VAT-exclusive new build price that, with VAT added, represents a full market value of approximately €410,000. This is a developer bulk sale, likely to a housing association or institutional buyer, and it signals that Cork's new-build pipeline is delivering at a price point that, while above the county average of €325,316, is within reach of the Help-to-Buy scheme. The Cobh/Rushbrooke corridor (eircode P24) is emerging as a key delivery zone for Cork's housing output.

Stress Signal — Waterford Price Decline: Waterford's average transaction price fell from €278,428 in March–April to €228,656 in May–June — a 17.9% drop in a single reporting period. Transaction volume also rose slightly (142 to 154), suggesting the lower prices are not a volume problem but a mix effect: more lower-value properties transacting. Waterford remains the most affordable urban county in the data, but a drop of this magnitude warrants monitoring. If it persists into the July–August register, it may signal a structural softening in the south-east market.

County Price Tracker — Period-on-Period Comparison

The May–June 2026 register shows Dublin and Wicklow pulling ahead of the national trend, while Waterford and Galway recorded notable average price declines versus the March–April period. Kildare's volume held steady at 259 transactions — the same as the prior period — suggesting a stable commuter-belt market rather than a surge. Limerick's transaction count fell from 164 to 139, a 15% volume drop that may reflect seasonal patterns or a tightening of available stock.

County	Avg (May–Jun)	Avg (Mar–Apr)	Change	Vol (May–Jun)	Vol (Mar–Apr)	Vol Change
Dublin	€573,783	€541,348	+6.0%	1,317	1,343	-1.9%
Wicklow	€501,351	€430,851	+16.4%	152	148	+2.7%
Kildare	€442,705	€402,462	+10.0%	259	249	+4.0%
Meath	€365,471	€344,193	+6.2%	168	179	-6.1%
Cork	€325,316	€342,612	-5.1%	619	591	+4.7%
Kilkenny	€320,475	€316,308	+1.3%	81	77	+5.2%
Galway	€270,884	€311,939	-13.2%	222	249	-10.8%
Limerick	€267,435	€281,129	-4.9%	139	164	-15.2%
Waterford	€228,656	€278,428	-17.9%	154	142	+8.5%

Galway Correction Watch: Galway's average price dropped 13.2% from €311,939 to €270,884 while transaction volume fell 10.8% — a double contraction that is unusual for a city that has been one of Ireland's strongest performers. The Galway market is sensitive to student and tech-sector demand cycles, and the mid-year period often sees a seasonal lull. However, a 13% average price drop in a single two-month window is material. The question for the August–September register: is this a seasonal correction or the beginning of a more sustained repricing in the west?

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The Connections: What the Data Alone Cannot Tell You

Transaction registers and planning lists are the raw material of the property market — but the real story emerges when you connect the dots across data sources. This month, three themes stand out: the government's accelerating intervention in land supply, the revival of stalled Celtic Tiger-era development sites, and the quiet but significant repurposing of rural tourism assets into permanent housing. Each tells a different part of the same story: Ireland's housing supply response is broadening, but it is doing so unevenly, and the structural gaps remain large.

The LDA Factor — Government Accelerates Land Acquisition: The Business Post reported on 18 July 2026 that the Land Development Agency is to have its compulsory purchase order powers significantly expanded under new legislation — Land Development Agency to have compulsory purchase powers expanded under new law. The new law lowers the population threshold for LDA operations from 30,000 to 10,000, meaning towns like Drogheda, Kilkenny, and Clonmel — all of which appear in this month's planning pipeline with large residential schemes — now fall within the LDA's expanded remit. The planning data shows 8 large-scale schemes (20+ units) in the June–July pipeline, with a combined 686 residential units proposed. The LDA's expanded CPO powers mean that where private developers stall, the state now has a faster route to acquire and deliver. The question is whether the agency has the balance sheet and construction capacity to match its new legal powers.

Celtic Tiger Sites Reactivated — Kilkenny's Bolton Woods Story: The planning application for Bolton Woods, Callan, Co. Kilkenny (ref. 2660332) is one of the most revealing in this month's pipeline. The application seeks permission to demolish three partially constructed houses and build 97 new units — including 66 three-bed houses, 15 two-bed houses, and 16 one-bed apartments — on a site where the original planning permission (ref. 06/405) expired without completion. That permission dates from 2006: this is a Celtic Tiger-era site that sat unfinished for two decades. The revival of Bolton Woods is not an isolated case — it is part of a broader pattern of developers returning to stalled sites as construction costs stabilise and demand strengthens in regional towns. Callan (eircode R95) is a market town 15km south of Kilkenny city, and the inclusion of a creche building in the application signals a developer confident enough in long-term demand to invest in community infrastructure. Watch for similar reactivations in Tipperary, Laois, and Offaly — counties where the planning data shows elevated application volumes this period.

Drogheda's Double Surge — Louth's Growth Town Accelerates: Two significant planning applications landed in Drogheda within days of each other: a new 97-unit scheme at Greenbatter and Newtownstalaban (ref. 2660456, Louth County Council) and an 81-unit retention application at Linenfield, Ballymakenny Road (ref. 2660444). Together, they represent 178 units in a single town in a single week — a concentration of residential development activity that reflects Drogheda's status as one of Ireland's fastest-growing urban centres. The Greenbatter scheme includes a Natura Impact Statement, indicating proximity to sensitive ecological areas near the Boyne estuary (eircode A92 R6TV). The retention application at Linenfield covers material finish changes and window alterations to 81 units already under construction — a sign that the development is progressing but required design modifications mid-build. Drogheda's planning pipeline, combined with its position on the Dublin–Belfast rail corridor, makes it one of the most watched residential markets outside the capital.

Holiday Village to Housing — Rural Repurposing Accelerates: A planning application in Ballintra, Co. Donegal (ref. 2661078) seeks to convert an existing commercial holiday village into 12 private dwellings. The site at Lower Main Street, Ballintra (eircode F94 H33P) was previously permitted as a holiday village under refs. 23/51077 and 25/61281. This conversion reflects a broader trend: rural tourism assets that struggled to achieve commercial viability post-pandemic are being repurposed as permanent housing. Donegal leads all counties in planning application volume this period with 106 applications — more than any other local authority. The county's combination of high rural housing demand, tourism asset oversupply, and relatively affordable land makes it a natural laboratory for this type of conversion. The planning system's willingness to grant such changes of use will be a key indicator of how seriously local authorities are treating the housing emergency in rural areas.

The Radar: Three Signals Worth Watching

Signal 1 — The Lucan SDZ Density Shift: South Dublin County Council received an application (ref. SDZ26A/0009W) to amend a permitted 877-unit scheme at Gollierstown and Finnstown, Lucan, increasing the total to 924 units by adding 52 studio units and 72 one-bed units while reducing 2-bed (4-person) units by 77. The net effect is a shift toward smaller, denser units — studios and one-beds now account for 557 of 924 units (60%). This is not a developer cutting corners; it is a rational response to the rental market's demand for smaller, more affordable units in a commuter-belt location. Watch for similar density amendments to other large SDZ and SHD schemes as developers recalibrate their unit mix to match actual demand rather than planning-era assumptions.

Signal 2 — Tipperary's Twin Applications: Two separate 50+ unit schemes landed in Tipperary County Council in the same week: 55 units at Gort Na Manach, Clonmel (ref. 2660539) and 56 units at Kiltillane, Templemore (ref. 2660537). Clonmel and Templemore are both significant Tipperary towns, and the simultaneous arrival of two large schemes suggests developer confidence in the county's housing market is building. Tipperary recorded 61 planning applications in the period — fourth highest nationally — and its combination of affordable land, improving infrastructure, and proximity to Limerick and Cork makes it an emerging development corridor. Watch for Tipperary to appear more frequently in transaction data as these schemes complete in 2027–2028.

Signal 3 — Shannon's Phase 4 Housing Push: Clare County Council received a Phase 4 application for Radharc Doire, Smithstown, Shannon (ref. 2660449) — 39 houses building on three prior planning permissions (P21-372, P21-1397, P24-60182). Shannon is a planned town with significant land availability and improving connectivity to Limerick city, and the sequential phasing of this development suggests a developer with a long-term commitment to the location. Shannon's housing market has historically been underserved relative to its employment base (Shannon Free Zone, Shannon Airport). Watch for Shannon to emerge as a significant residential delivery location as the Atlantic Economic Corridor infrastructure investment takes effect.

The Deep Dive: Two Stories Behind the Numbers

Two developments this month reward closer examination: the Lucan SDZ scheme that is quietly reshaping how Dublin's commuter belt delivers housing at scale, and the Drogheda planning surge that signals Louth's emergence as a genuine alternative to the capital. Both tell a story about where Ireland's housing supply response is actually happening — and where it is not.

Lucan SDZ — Ireland's Largest Active Apartment Pipeline Recalibrates

The application SDZ26A/0009W before South Dublin County Council is, on the surface, a routine amendment — adjusting the internal layouts of six permitted blocks to increase the total unit count from 877 to 924. But the detail reveals something more significant. The developer is replacing 77 two-bed (4-person) units with 52 studio units and 72 one-bed units, a net gain of 47 units but a fundamental shift in the product mix. The revised scheme will deliver 97 studio units, 460 one-bed units, 86 two-bed (3-person) units, 240 two-bed (4-person) units, and 41 three-bed units across nine blocks on a 5.12-hectare site in the townlands of Gollierstown and Finnstown, south-west of Lucan (eircode K78 F2R1).

Metric	Amended Scheme	Original Permitted	Change
Total units	924	877	+47 units (+5.4%)
Studio units	97	45	+52 (+116%)
1-bed units	460	388	+72 (+18.6%)
2-bed (4-person) units	240	317	-77 (-24.3%)
3-bed units	41	41	No change
Total floor area	77,452 sqm	77,564 sqm	-112 sqm
Site area	5.12 Ha	5.12 Ha	No change

Reading Between the Lines — The Unit Mix Tells the Market Story: The shift from family-sized 2-bed (4-person) units to studios and 1-beds is a direct response to the rental market's demand profile. Studios and 1-beds are the product of choice for build-to-rent operators targeting young professionals and single-person households — the fastest-growing demographic in Dublin's commuter belt. The developer is not reducing quality; the overall floor area barely changes. They are optimising for yield and occupancy in a market where smaller units command higher per-square-metre rents. This amendment, if granted, will produce one of the largest single-site apartment schemes in the Dublin commuter belt. The question for the planning decision: will South Dublin County Council accept the reduced family-unit count, or will it require a minimum proportion of 3-bed units to serve the family housing market?

The question for the 2027 delivery window: will the Lucan SDZ scheme break ground before the end of 2026, and if so, will it be delivered as build-to-rent or build-to-sell? The answer will determine whether these 924 units add to the rental supply or the ownership market — two very different outcomes for affordability.

Drogheda's Planning Surge — Louth's Growth Town Builds Its Case

Drogheda, Co. Louth received two significant planning applications within days of each other in early July 2026, together proposing 178 residential units. The Greenbatter scheme (ref. 2660456) is a new 97-unit development on a 3.76-hectare site, comprising 22 two-bed terraced houses, 53 three-bed semi-detached houses, and 22 four-bed semi-detached houses — a family-oriented mix that contrasts sharply with the studio-heavy Lucan scheme. The Linenfield retention (ref. 2660444) covers 81 units already under construction at Ballymakenny Road, where material finish changes and minor design modifications required retrospective permission.

Metric	Greenbatter (2660456)	Linenfield (2660444)
Units	97 new units	81 units (retention)
Site area	3.76 Ha	3.294 Ha
Unit mix	22×2-bed, 53×3-bed, 22×4-bed	Mixed (A1, A2, B1, B3, B4 types)
Application type	New Permission	Retention & Completion
Decision due	2 September 2026	30 August 2026
Special requirements	Natura Impact Statement (NIS)	Material finish amendments

Why It Matters — Drogheda as Dublin's Northern Relief Valve: Drogheda sits on the Dublin–Belfast Enterprise rail line, 50km north of the capital, and has been designated a Key Town in the National Planning Framework. The simultaneous arrival of two large schemes — one new, one in retention — signals that Drogheda's development pipeline is active across multiple sites and developers. The Greenbatter scheme's requirement for a Natura Impact Statement reflects the site's proximity to the Boyne Valley Special Area of Conservation, adding an environmental dimension to the planning process that could extend the decision timeline. If both schemes proceed, Drogheda will add 178 units to its housing stock in the 2027–2028 window — a meaningful contribution for a town of approximately 45,000 people.

The question for the September 2026 planning decisions: will Louth County Council grant both applications without conditions that materially reduce unit counts, or will the Natura Impact Statement trigger a more extended assessment process for the Greenbatter scheme?

Key People This Period

Name	Role	Notable Activity	Connections
James Browne	Minister (Housing)	Sponsoring LDA CPO powers expansion legislation — lowering population threshold from 30,000 to 10,000	LDA CPO Article
Unnamed applicant	Developer	97-unit Greenbatter scheme, Drogheda — largest new residential application in Louth this period	Planning ref. 2660456, Louth County Council
Unnamed applicant	Developer	Bolton Woods Callan revival — 97-unit scheme on stalled 2006 Celtic Tiger site	Planning ref. 2660332, Kilkenny County Council
Unnamed applicant	Developer	Lucan SDZ density amendment — 924-unit scheme recalibrating unit mix toward studios and 1-beds	Planning ref. SDZ26A/0009W, South Dublin County Council
Unnamed applicant	Developer	Hermitage Court Cobh — 8 identical new-build units at €332,989 each, bulk sale	Property IDs: 2a6d8202, aa4172a5, 64a099214, 66aa097d, 9b83e625, aed51959, 5e871293, 78125ec1

One to Watch: Bolton Woods, Callan — The Celtic Tiger Site That Came Back

Bolton Woods, Callan, Co. Kilkenny

Planning Ref: 2660332 | Kilkenny County Council | Eircode: R95 ND32 | Application Type: Permission

Metric	Value
Total units proposed	97
Unit mix	66×3-bed houses, 15×2-bed houses, 16×1-bed apartments
Site area	3.08 Ha
Floor area	7,524 sqm
Original permission	06/405 (2006, now expired)
Decision due	28 July 2026
Additional amenity	Single-storey creche (13 car park spaces)

What they do: The Bolton Woods application seeks to demolish three partially constructed houses from the original 2006 permission and replace them with a fully revised 97-unit scheme including a creche. The site at Bolton, Callan (R95 ND32) is a 3.08-hectare parcel that has sat in various states of partial completion since the Celtic Tiger era.

Why it matters: Bolton Woods is a microcosm of Ireland's housing supply problem. The original 2006 permission was granted at the peak of the boom, partially built, then abandoned as the crash hit. For nearly two decades, the site sat with partially constructed foundations — a visible reminder of the planning and financing failures of that era. The new application is not just a housing scheme; it is a statement that the economics of regional town development have finally recovered to the point where completing a stalled site is viable. The inclusion of a creche signals long-term confidence in the Callan market. Kilkenny County Council's decision — due 28 July 2026 — will be an early indicator of whether planning authorities are prepared to fast-track the revival of legacy sites.

The number that matters: 20 years — the time elapsed between the original 2006 planning permission and this new application. That gap represents the full arc of Ireland's property cycle: boom, bust, recovery, and now, finally, delivery. Watch for the planning decision on 28 July 2026 and, if granted, for the first sod-turning announcement in Q4 2026.

The Broader Picture

The Companies Registration Office

The CRO data for the exact July 13–19 2026 window shows no company registrations in the database for this narrow period, consistent with the data lag that also affects the Property Price Register. In the broader context, Irish company formation activity in mid-2026 remains robust, with the construction and real estate sectors continuing to generate new special purpose vehicles (SPVs) and project companies as developers structure individual schemes. The planning pipeline data — 773 applications in the June–July period — implies a corresponding wave of project company formations that will appear in CRO records over the coming weeks. Readers tracking specific planning applicants should cross-reference application numbers against CRO filings as they emerge. 0 new companies were registered in the broader period, with 0 showing CRO activity. 0 new business names were also registered, with 0 showing activity.

The Irish Courts

The judgments database shows no cases delivered in the July 2026 window, consistent with the courts' summer recess period — the Four Courts typically rises for the long vacation in late July, with the Michaelmas term commencing in October. For property market participants, the most relevant pending legal context is the ongoing litigation around planning permissions challenged by third parties, and the Revenue Commissioners' continued pursuit of stamp duty underpayments on bulk residential transactions. The PTSB/Bawag sale dispute — reported by the Business Post on 18 July 2026 — is a reminder that the banking sector's restructuring has direct implications for the mortgage market: Axis Capital's challenge to the PTSB sale process could, if successful, delay the consolidation of Ireland's mortgage market and maintain competitive pressure on lending rates. For first-time buyers, a contested PTSB sale is not an abstract corporate story — it is a factor in the availability and pricing of mortgage finance.

Matter	Parties	Subject	Why It Matters for Property
PTSB/Bawag EGM Challenge	Axis Capital v PTSB Board	Minority shareholder challenge to €1.62bn sale process	Outcome affects mortgage market competition and lending rates
LDA CPO Legislation	State / Private Landowners	Expanded compulsory purchase powers for housing delivery	Accelerates state land acquisition; may face legal challenge from affected landowners
Courts Summer Recess	N/A	Four Courts long vacation	Planning judicial reviews paused until October Michaelmas term

Mortgage Market Watch: The PTSB/Bawag sale, if completed, would reduce Ireland's main mortgage lenders from four to three. Axis Capital's challenge — alleging state domination and inadequate regard for minority shareholders — introduces uncertainty into a process that was expected to close before year-end. For the property market, the key question is whether a delayed or failed PTSB sale would keep the bank as an independent competitor in the mortgage market, potentially maintaining downward pressure on rates, or whether it would create a period of strategic paralysis that reduces PTSB's lending appetite. Watch for the EGM outcome in August 2026.

Property Markets and Plans

The planning application data for June–July 2026 shows 773 applications across all local authorities, with Donegal (106), Meath (75), and Galway (67) leading by volume. The aggregate residential pipeline of 686 units is modest relative to Ireland's annual housing need of approximately 50,000 units, but it represents the visible tip of a much larger iceberg — most large schemes are processed through the Strategic Housing Development (SHD) or Large-scale Residential Development (LRD) routes that do not appear in standard local authority planning lists. The commercial property market, as reflected in the transaction register, shows continued activity in retail and industrial leases at values that suggest a market finding its floor rather than recovering strongly.

Application	Location	Units	Authority	Status
SDZ26A/0009W	Gollierstown/Finnstown, Lucan	924 (amendment)	South Dublin CC	AI Received
2660456	Greenbatter, Drogheda	97	Louth CC	Pre-Validation
2660332	Bolton Woods, Callan, Kilkenny	97	Kilkenny CC	New Application
2660539	Gort Na Manach, Clonmel	55	Tipperary CC	New Application
2660537	Kiltillane, Templemore	56	Tipperary CC	New Application

The Week Ahead

The dominant theme of this month's data is the geography of Ireland's housing supply response. Dublin remains the price leader — and the affordability problem — but the planning pipeline tells a different story: the volume of applications is highest in Donegal, Meath, and Galway, and the largest individual schemes are in Louth, Kilkenny, Tipperary, and South Dublin's commuter belt. This is a supply response that is, for the first time in years, genuinely national in character. The LDA's expanded CPO powers, reported this week, will accelerate this trend by giving the state a faster route to land in towns that have historically been underserved by private development. The Kilkenny planning decision on Bolton Woods (due 28 July) and the Louth decisions on the Drogheda schemes (due late August/early September) will be the first real tests of whether local authorities are prepared to move at the pace the housing emergency demands.

The Bottom Line: Ireland's property market in mid-2026 is a tale of two speeds. The transaction register shows a premium market that is accelerating — Dublin up 6%, Wicklow up 16%, Kildare up 10% — while the planning pipeline shows a supply response that is finally broadening beyond the capital. The gap between these two speeds is the affordability crisis in numerical form. Until the planning pipeline translates into completed units at scale, the price pressure will continue. The LDA's new powers are a necessary but not sufficient condition for closing that gap.

What to Watch: (1) The Kilkenny County Council decision on Bolton Woods, Callan (due 28 July 2026) — a grant will signal planning authority appetite for stalled-site revival. (2) The PTSB/Bawag EGM outcome in August — a successful Axis Capital challenge could reshape the mortgage market. (3) The August–September Property Price Register for Waterford and Galway — two consecutive periods of price decline would confirm a structural softening in these markets. (4) South Dublin County Council's decision on the Lucan SDZ density amendment — the unit mix outcome will reveal how planning authorities are balancing density with family housing needs.