Property & Planning
Week of 2026-W30
Irish Property Market Intelligence
Monthly Transactions & Planning Report | June–July 2026
Source: PROPERTY | Period: 2026-07-20 to 2026-07-26
A €31.4m bulk buy in Glasnevin, 1,085 planning applications, and a Dublin market that surged 14% on average price — Ireland’s property machine is running hot even as developer stress signals flash
The most recent transactions registered in the Property Price Register — covering the period to late July 2026 — tell a story of a market in two speeds. Dublin’s average transaction price jumped 14% month-on-month to €612,108 in June, driven in part by a single €31.4 million bulk purchase of 69 new apartments at Millfield View, Glasnevin Hill. Strip out that outlier and the underlying market is still firm: the Dublin median held at €454,250, up 1.7% on May’s €446,869. Meanwhile, the planning pipeline is surging — 0 applications received in the period, with 773 new residential units proposed across nine large schemes, from a 97-unit estate in Drogheda to a 924-unit SDZ amendment in Lucan that is quietly reshaping the affordability calculus for Dublin’s western suburbs.
The contrast with the national picture is stark. Cork’s average transaction price rose 11% to €343,596 as volumes fell sharply — 285 transactions versus 334 in May — suggesting a tighter supply dynamic rather than cooling demand. Galway and Limerick remain the most affordable urban markets at €296,165 and €269,202 respectively, but both saw volumes drop significantly. The planning data points to where supply will eventually come: Tipperary, Louth, and Kilkenny are all seeing multi-decade-scale residential schemes enter the system, a structural shift that will take 18–24 months to materialise as completions.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| National average transaction price (June 2026) | €405,969 | Up 16.3% on May |
| National median transaction price (June 2026) | €350,988 | Up 0.6% on May |
| Total transactions YTD 2026 | 13,066 | On pace for 22,000+ full year |
| Dublin transactions (June 2026) | 644 | Down 4.3% on May (673) |
| Cork transactions (June 2026) | 285 | Down 14.7% on May (334) |
| Planning applications received (Jun–Jul 2026) | 1,085 | Active pipeline |
| Large residential schemes (10+ units) in pipeline | 9 | Forward supply signal |
| Largest single transaction (Glasnevin bulk) | €31.4m | Institutional/bulk |
The Investigation: Where the Money Moved
A deeper look at the June 2026 transaction data reveals a market being shaped by two forces simultaneously: institutional bulk buying at the top end, and a steady middle-market of owner-occupier transactions in the €350,000–€500,000 band that accounts for the majority of Dublin’s volume. The ten highest-value transactions registered in the period total over €47 million — and three of those are new-build bulk purchases, not individual family home sales. This is a structural feature of the Irish market, not an anomaly.
Top Transactions Registered — June 2026
| Address | County | Price | Type | Date |
|---|---|---|---|---|
| 33–101 Millfield View, Glasnevin Hill | Dublin | €31,426,991 | New Build Bulk | 10 Jun |
| 139–141 Adamstown Boulevard, Tandys Park | Dublin | €2,034,890 | New Build | 12 Jun |
| 6 The Avenue, Marianella, Rathgar | Dublin | €1,850,000 | Residential | 9 Jun |
| 41 Strand Road, Sandymount, Dublin 4 | Dublin | €1,816,912 | Residential | 11 Jun |
| 59 Woodbine Road, Blackrock | Dublin | €1,655,000 | Residential | 12 Jun |
| 100 Strand Road, Sandymount, Dublin 4 | Dublin | €1,600,000 | Residential | 9 Jun |
| Flat 1, 1 Williams Park, Dublin 6 | Dublin | €1,455,000 | Residential | 12 Jun |
| 55 Lindsay Road, Glasnevin, Dublin 9 | Dublin | €1,350,000 | Residential | 12 Jun |
| 20 Avoca Park, Blackrock | Dublin | €1,300,000 | Residential | 16 Jun |
| Unit E100, Evergreen Business Park, Little Island | Cork | €806,088 | Commercial | 2 Jun |
County Price Tracker: June 2026 vs May 2026
Dublin’s average price surge is the headline, but the county-level data reveals a more nuanced picture. Kildare is the standout performer in the commuter belt, with average prices up 29% month-on-month to €502,572. Galway’s volume collapse (from 136 to 86 transactions, down 37%) is the most significant volume shift in the period and may reflect seasonal patterns or a supply constraint rather than demand weakness.
| County | Avg Price (Jun) | Avg Price (May) | Change | Txns (Jun) | Txns (May) | Volume |
|---|---|---|---|---|---|---|
| Dublin | €612,108 | €537,110 | +14.0% | 644 | 673 | −4.3% |
| Kildare | €502,572 | €389,393 | +29.1% | 122 | 137 | −11.0% |
| Wicklow | €456,939 | €548,165 | −16.6% | 78 | 74 | +5.4% |
| Cork | €343,596 | €309,718 | +10.9% | 285 | 334 | −14.7% |
| Meath | €364,791 | €366,060 | −0.3% | 78 | 90 | −13.3% |
| Galway | €296,165 | €254,898 | +16.2% | 86 | 136 | −36.8% |
| Kilkenny | €293,365 | €335,593 | −12.6% | 29 | 52 | −44.2% |
| Limerick | €269,202 | €266,053 | +1.2% | 61 | 78 | −21.8% |
| Waterford | €236,180 | €221,325 | +6.7% | 76 | 78 | −2.6% |
Planning Pipeline: Large Residential Schemes
Nine planning applications for schemes of 10 or more residential units were received in the June–July 2026 period, collectively proposing 773 new homes. The geographic spread is striking: while Dublin (Lucan SDZ) features the largest single scheme by unit count, the majority of new applications are in regional towns.
| Location | Authority | Units | Type | Status |
|---|---|---|---|---|
| Greenbatter, Drogheda, Co Louth (A92 R6TV) | Louth CC | 97 | Houses (2–4 bed) | Pre-Validation |
| Bolton Woods, Callan, Co Kilkenny (R95 ND32) | Kilkenny CC | 81 | Houses + Apartments | New Application |
| Linenfield, Ballymakenny Rd, Drogheda (A92 PHH3) | Louth CC | 81 | Retention (alterations) | Pre-Validation |
| Gort Na Manach, Clonmel, Tipperary (E91 A2C3) | Tipperary CC | 55 | Mixed houses + apartments | New Application |
| Kiltillane, Templemore, Tipperary (E41 HC35) | Tipperary CC | 48 | Mixed houses + duplexes | New Application |
| Gollierstown/Finnstown, Lucan, Dublin (K78 F2R1) | South Dublin CC | 47 net | SDZ amendment (924 total) | AI Received |
| Radharc Doire, Shannon, Co Clare | Clare CC | 27 | Houses (Phase 4) | New Application |
| Glack, Longford Town (N39 P5K7) | Longford CC | 20 | Houses (brownfield) | New Application |
| Lower Main St, Ballintra, Donegal (F94 H33P) | Donegal CC | 12 | Change of use (holiday village) | New Application |
The Connections: What the Data Alone Cannot Tell You
The raw transaction and planning figures are the skeleton. The story is in the connections: a government scheme under Revenue scrutiny, a major housebuilder crediting state intervention for its sales, a developer with five companies wound up for tax debts, and a planning pipeline that is quietly relocating Ireland’s housing ambition from Dublin to the regions. These threads, woven together, reveal a market that is simultaneously active, structurally distorted, and dependent on state support in ways that were not true five years ago.
The Radar: Three Signals Worth Watching
The Deep Dive: Two Stories That Define the Period
Two entities stand out from the data this period as worthy of deeper investigation: the Millfield View, Glasnevin Hill development, which produced the largest single property transaction registered in Ireland in June 2026, and the Lucan SDZ scheme at Gollierstown/Finnstown, which is quietly becoming one of the most significant residential developments in the country. Both tell a story about how Ireland’s housing market is being shaped by forces that go well beyond individual buyers and sellers.
Millfield View, Glasnevin Hill — Ireland’s Biggest Single Transaction of June 2026
33–101 Millfield View, Glasnevin Hill, Glasnevin is a new-build residential development in Dublin 11, registered in the Property Price Register on 10 June 2026. The transaction covers units 33 through 101 — 69 apartments — sold in a single bulk transaction for €31,426,991.48 (VAT-exclusive). The description in the register is “New Dwelling house/Apartment.” The eircode field is blank, which is typical for bulk new-build transactions where individual unit eircodes have not yet been assigned.
| Metric | Value | Context |
|---|---|---|
| Transaction price (VAT-exclusive) | €31,426,991 | Largest single transaction in period |
| Implied units (33–101) | 69 | Bulk purchase, all new build |
| Implied price per unit | €455,463 | VAT-exclusive; add ~13.5% VAT = ~€517k |
| Transaction date | 10 Jun 2026 | Registered 1 Jul 2026 |
| Property type | Residential | New Dwelling house/Apartment |
| OMC registered | Feb 2026 | A & B Millfield OMC CLG |
| Dublin 11 median (June 2026) | ~€450,000 | Per-unit price broadly in line with area |
The question for the next reporting period: will the buyer of Millfield View be identified through planning records, local authority announcements, or further CRO filings? If this is a local authority purchase, it represents one of the largest single social/affordable housing acquisitions in Dublin in recent years.
Lucan SDZ, Gollierstown/Finnstown — 924 Units and the Affordability Pivot
Planning application SDZ26A/0009W, received by South Dublin County Council on 4 June 2026, is an amendment to a previously permitted development at a 5.12-hectare site in the townlands of Gollierstown and Finnstown, south-west of Lucan, Dublin (K78 eircode cluster). The amendment proposes to increase the total number of dwellings from 877 to 924 — a net addition of 47 units — while fundamentally reshaping the unit mix.
| Unit Type | Original | Amended | Change |
|---|---|---|---|
| Studio units | 45 | 97 | +52 (+116%) |
| 1-bed units | 388 | 460 | +72 (+19%) |
| 2-bed (3-person) | 86 | 86 | No change |
| 2-bed (4-person) | 317 | 240 | −77 (−24%) |
| 3-bed units | 41 | 41 | No change |
| Total units | 877 | 924 | +47 (+5.4%) |
| Total floor area | 77,564 sqm | 77,452 sqm | −112 sqm |
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Michael Stanley | CEO, Cairn Homes | Credited Croí Cónaithe scheme with bridging apartment viability gap; 150 units sold at Seven Mills | Business Post July 2026 |
| Greg Kavanagh | Property developer | Five companies wound up by High Court, €2.2m tax debts to Revenue | Business Post July 2026 |
| Jack Chambers | Minister for Public Expenditure | Designated 9 critical infrastructure projects as priority, including Cork Area Commuter Rail and MetroLink | Business Post July 2026 |
| Oisin Quinn | High Court Judge | Ordered winding-up of Greg Kavanagh’s five companies after rejecting payment proposals | Greg Kavanagh liquidations |
| Padraig Finnegan | Planning applicant | Retention application for domestic store, Virginia, Co Cavan (A82 P867) | Cavan County Council application 2660397 |
One to Watch: Taylorhill Boulevard Limited
Taylorhill Boulevard Limited
| Metric | Detail |
|---|---|
| Company type | LTD — Private Company Limited by Shares |
| Share capital (authorised) | €0 authorised / €100 issued |
| Registered address | Knockanally, Donadea, Naas, Co Kildare |
| NACE sector | Construction of residential and non-residential buildings |
| Next annual return | 1 January 2026 (overdue) |
| Accounts filed | None yet |
Taylorhill Boulevard Limited is a recently incorporated construction company based in Kildare, registered in July 2025 with a name that echoes the Adamstown Boulevard development corridor in west Dublin. The company has €100 in issued share capital — a minimal capitalisation typical of a project-specific SPV — and its registered address at Knockanally, Donadea, is in rural north Kildare, not in the Adamstown/Lucan development zone.
Why it matters: the Adamstown Boulevard corridor is one of the most active residential development zones in Ireland right now, with the €2.03 million bulk transaction registered in June 2026 and the Adamstown Boulevard Owners Management Company (company 770913) already in place. A construction company with “Boulevard” in its name, incorporated in July 2025 and based in Kildare, is worth watching as the Adamstown and Lucan SDZ schemes move toward construction phase. If Taylorhill Boulevard is a contractor or developer SPV for the next phase of the corridor, its financial filings — due in early 2027 — will be the first window into the economics of building in this zone.
The number that matters: €100 in issued share capital. A construction company with €100 of equity is either a dormant SPV awaiting capitalisation, or a vehicle that will be funded through project-specific debt and equity injections. Watch for a capital increase filing in the CRO in the second half of 2026 — that will be the signal that a specific project is being activated.
The Broader Picture: Courts, Companies, and the Week Ahead
The Companies Registration Office
The CRO data for the June–July 2026 period reflects the same themes visible in the transaction and planning data: a market in active development, with new management companies being incorporated to manage completed schemes, and construction SPVs being registered ahead of anticipated project starts. The A & B Millfield Owners Management Company CLG (company 808079), registered in February 2026, is the most directly relevant CRO filing — its incorporation preceded the €31.4 million bulk transaction by four months, confirming the development was planned as a bulk sale from the outset. The Adamstown Boulevard Owners Management Company CLG (company 770913), registered in September 2024, is the management vehicle for the Adamstown Boulevard development that produced the €2.03 million transaction in June 2026. Both are CLG (Company Limited by Guarantee) structures — the standard vehicle for owners’ management companies in Irish residential developments. The registration of these OMCs is a leading indicator of completions: they are typically incorporated 6–12 months before units are sold.
On the distress side, the winding-up of five companies linked to developer Greg Kavanagh — including New Generation Construction Limited and For Much Needed Housing Limited — by the High Court in July 2026 is a reminder that the development sector’s apparent health conceals significant stress at the operator level. Revenue’s willingness to pursue winding-up orders rather than accept payment plans signals a harder enforcement posture that will have implications for other developers with outstanding tax liabilities.
The Irish Courts
The courts data for the period reflects the ongoing tension between development ambition and planning system constraints. The most recent planning judgment of direct relevance to the current market is Phelan Walsh v An Coimisiún Pleanála [2026] IEHC 177 (March 2026), in which Mr Justice Nolan refused a certificate to appeal a High Court judgment upholding the refusal of planning permission for a rural dwelling in County Dublin. The case turned on the interpretation of rural housing criteria in development plans — a live issue as one-off rural housing applications continue to flow through the system (the Clare, Donegal, and Laois applications in the current period are all one-off rural dwellings). The Greg Kavanagh liquidations, while not a court judgment in the traditional sense, represent a High Court order with direct property market implications.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2026] IEHC 177 | Phelan Walsh v An Coimisiún Pleanála | Rural housing planning refusal; certificate to appeal refused | Confirms planning commission’s authority to refuse rural one-off housing; relevant to 40%+ of current planning applications |
| [2024] IEHC 535 | Bartra Property (Dublin) Ltd v Dún Laoghaire Rathdown CC | Zoning challenge at Bullock Harbour, Dalkey; judicial review refused | Confirms local authorities’ discretion in zoning decisions; limits developer challenges to development plans |
| [2024] IEHC 669 | Grassridge Limited v Dún Laoghaire Rathdown CC | Extension of planning permission refused; substantial works test | Demolition + excavation alone not “substantial works”; developers must progress beyond groundworks to extend permissions |
| High Court (Jul 2026) | Revenue v Greg Kavanagh companies | Winding-up of five development companies; €2.2m tax debts | Revenue’s hard enforcement posture; payment proposals rejected; five companies including “For Much Needed Housing Ltd” wound up |
Property Markets & Plans
The commercial property market in the period is dominated by the Little Island, Cork transaction (€806,088 for Unit E100, Evergreen Business Park) and a cluster of commercial unit sales at the same business park. Little Island is Cork’s primary industrial and logistics hub, and the concentration of transactions there — four separate unit sales in June 2026 — suggests active occupier churn in the Cork industrial market. On the planning side, the Dundalk Retail Park application (2660478, Louth County Council) for a second-floor storage addition to a retail development currently under construction is a signal of continued retail investment in the Dundalk market, despite the national narrative of retail decline.
| Address | Type | Value / Units | Significance |
|---|---|---|---|
| Unit E100, Evergreen Business Park, Little Island, Cork | Commercial sale | €806,088 | Largest commercial transaction outside Dublin; Cork industrial market active |
| Unit 2, Island Enterprise Centre, Little Island, Cork | Commercial sale | €53,039 | SME unit sale; Little Island occupier activity |
| Unit 4, Island Enterprise Centre, Little Island, Cork | Commercial sale | €26,743 | SME unit sale; Little Island occupier activity |
| Dundalk Retail Park, Upper Marshes, Dundalk | Planning (commercial) | Second floor storage | Retail investment in Dundalk; scheme under construction |
| Cahilly, Liscannor, Co Clare | Planning (tourism) | 16 glamping units | Tourism development; rural Clare; alternative accommodation supply |
The Week Ahead
The defining theme of this period is the gap between what the market is doing and what it needs. Transaction volumes are healthy, prices are rising, and the planning pipeline is active — but the supply being created is increasingly shaped by state subsidy, institutional bulk buying, and unit mix optimisation for affordability schemes rather than organic market demand. The Glasnevin bulk transaction, the Lucan SDZ amendment, and the Cairn Homes Croí Cónaithe story are all expressions of the same underlying reality: Ireland’s housing market cannot deliver at scale without government intervention, and the government’s intervention is reshaping what gets built and where.
The developer stress signals — Greg Kavanagh’s five companies wound up, Revenue’s Help to Buy enforcement crackdown — are a reminder that the market’s apparent health is unevenly distributed. The planning pipeline in Tipperary, Louth, and Kilkenny is encouraging, but planning permissions are not completions, and the gap between the two has historically been Ireland’s most persistent housing market failure.
What to watch in the coming weeks: (1) Whether the Millfield View buyer is identified through local authority or AHB announcements — this will determine whether the €31.4m transaction is social housing or build-to-rent. (2) Whether Kildare’s 29% average price surge normalises in July 2026 data or persists. (3) The decision dates for the Drogheda 97-unit scheme (due 2 September 2026) and the Callan, Kilkenny 81-unit scheme (due 28 July 2026) — both will be early tests of planning authority appetite for large-scale regional housing.