Property & Planning
Week of 2026-W37
Irish Property Market Intelligence
Weekly Transactions & Planning Applications Report | 7–13 September 2026
Source: PROPERTY | Period: 2026-09-07 to 2026-09-13
Dublin's €30m Mystery, Cairn Homes Goes West, and a Market Cooling at the Edges
The Irish property market registered 3 transactions in August 2026 — a 28.5% volume drop from July's 2,953 — but the headline number conceals a more nuanced picture. Median prices held almost flat at €365,096 (up just 1.1% on July), suggesting the market is cooling in volume without collapsing in value. The standout transaction of the period: a €30 million residential registration at Stoneybatter Place, Dublin 7 — a figure 65 times the county median that demands explanation. Meanwhile, 0 planning applications were received in the period, with Cairn Homes Properties Ltd filing for 85 units in Galway and a Clonburris SDZ scheme seeking 84 apartments in Dublin 22 — signals that the development pipeline remains active even as the register cools.
By the Numbers
| Metric | Value | Signal |
|---|---|---|
| National transactions (Aug 2026) | 2,110 | Down 28.5% vs Jul |
| National median price (Aug 2026) | €365,096 | Up 1.1% vs Jul |
| National average price (Aug 2026) | €425,602 | Down 7.6% vs Jul |
| Dublin median price (Aug 2026) | €461,019 | Down 0.5% vs Jul |
| Dublin transaction count (Aug 2026) | 685 | Down 27.4% vs Jul |
| Largest single transaction | €30,004,844 | Stoneybatter Place D07 |
| Planning applications received | 0 | Aug–Sep 2026 |
| Residential units in planning pipeline | 534 | Active pipeline |
County Price Tracker: Volume Falls, Values Hold
A deeper look at the August data reveals a market in transition rather than retreat. Transaction volumes fell sharply across every county compared to July — Dublin down 27%, Cork down 35%, Kildare down 45% — but average prices moved in mixed directions. Waterford posted the most dramatic average price increase, rising from €250,737 in July to €348,836 in August, a 39% jump on lower volume that likely reflects a compositional shift toward higher-value properties rather than genuine price inflation. Galway’s average climbed 11% to €390,928, while Limerick held relatively steady at €305,579. The data is drawn from transactions registered in August 2026; the underlying sales typically completed 4–6 weeks earlier.
County Price Tracker: August vs July 2026
| County | Avg (Aug) | Avg (Jul) | Price Change | Txns (Aug) | Txns (Jul) | Volume Change |
|---|---|---|---|---|---|---|
| Dublin | €611,797 | €725,402 | -15.7% | 685 | 944 | -27.4% |
| Cork | €361,577 | €356,322 | +1.5% | 235 | 362 | -35.1% |
| Kildare | €450,367 | €428,373 | +5.1% | 108 | 196 | -44.9% |
| Galway | €390,928 | €352,239 | +11.0% | 106 | 114 | -7.0% |
| Meath | €360,809 | €345,826 | +4.3% | 98 | 126 | -22.2% |
| Wicklow | €449,489 | €466,161 | -3.6% | 75 | 95 | -21.1% |
| Waterford | €348,836 | €250,737 | +39.1% | 68 | 64 | +6.3% |
| Limerick | €305,579 | €311,695 | -2.0% | 59 | 93 | -36.6% |
| Kilkenny | €367,716 | €401,399 | -8.4% | 54 | 48 | +12.5% |
Notable Transactions: The High-Value Register
Dublin’s premium residential market remained active in August, with multiple transactions above €1 million registered across the southside and coastal suburbs. The most notable addresses reflect the enduring premium on D4, D6, and the Dun Laoghaire-Rathdown coastal corridor.
| Address | County | Price | Type | Date |
|---|---|---|---|---|
| Stoneybatter Place, Rope Walk, D07NP2K | Dublin | €30,004,844 | Residential | 05 Aug |
| 4 Temple Gardens, Dublin 6, D06R8P0 | Dublin | €4,350,000 | Residential | 07 Aug |
| Athassel, 35 Silchester Rd, Glenageary, A96D2Y2 | Dublin | €3,450,000 | Residential | 21 Aug |
| 77 Wellington Rd, Dublin 4, D04Y8C1 | Dublin | €2,800,000 | Residential | 10 Aug |
| 16 Dartmouth Sq West, Ranelagh, D06DR58 | Dublin | €2,600,000 | Residential | 14 Aug |
| Kilmore House, Spencer Dock, IFSC, Dublin 1 | Dublin | €1,465,398 | Commercial | 07 Aug |
| 40 Jacobs Island, Blackrock, Cork, T12FWN6 | Cork | €920,000 | Residential | 13 Aug |
| Harbour Point Business Park, Little Island, Cork | Cork | €990,626 | Commercial | 07 Aug |
What the Transactions Alone Cannot Tell You
The Property Price Register is a lagging indicator — it tells you what sold six weeks ago, not what’s selling today. The real story of the Irish property market in September 2026 lies in the connections between the register, the planning pipeline, the corporate structures behind the transactions, and the broader economic context. A deeper look reveals a market shaped by institutional capital, infrastructure ambition, and a handful of corporate networks that are quietly assembling significant positions in Irish residential development.
The Radar: Three Signals Worth Watching
Two Stories That Deserve a Closer Look
Two entities from this period’s data stand out for deeper investigation: the Navystone/Stoneybatter corporate network behind the €30 million Dublin 7 transaction, and Cairn Homes’ accelerating national expansion. Both reveal something important about how Irish residential property is being assembled and delivered in 2026.
Navystone Stoneybatter Investco Limited — The €30m Question
Navystone Stoneybatter Investco Limited (CRO 728209) was incorporated on 24 October 2022 with a NACE code of ‘Development of building projects’ and is registered at 76 Baggot Street Lower, Dublin 2 (D02 EK81) — the same address as at least four other entities in the Navystone and Stoneybatter corporate family. The company has issued capital of €857,804 — a substantial figure for a development vehicle, suggesting significant equity deployment. Its two active directors are Ciaran McIntyre (appointed October 2022) and Alexander Walsh (appointed July 2023).
| Metric | Detail | Context |
|---|---|---|
| Company registered | 24 October 2022 | Post-pandemic development vehicle |
| Issued capital | €857,804 | High for a development SPV |
| NACE code | Development of building projects | Active development mandate |
| Registered address | 76 Baggot St Lower, D02 EK81 | Shared with 4+ related entities |
| Related entities at same address | Navystone Investco, Navystone HS JV II, Navystone Queen Investco, Navystone Queen Holdings, Stoneybatter Investments Holdings, Stoneybatter Investments Ltd | Corporate cluster |
| Transaction registered | €30,004,844 (05 Aug 2026) | 65x Dublin county median |
| Property classification | Second-hand residential dwelling | Likely bulk portfolio |
The question for Q4 2026: Will further transactions from the Navystone network appear in the register, and will CRO filings reveal the ultimate beneficial ownership structure behind the 76 Baggot Street cluster?
Cairn Homes Properties Ltd — The National Expansion Play
Ireland’s largest listed homebuilder is executing a national expansion strategy that is now visible in both the planning register and the stock market. Planning application 2660301 before Galway City Council — 85 units on 3.93 hectares at Tuam Road, Castlegar — is Cairn’s most significant Galway application to date. The scheme includes 61 houses (6 two-bed, 51 three-bed, 4 four-bed) and 24 duplexes, a creche, and major junction upgrades on the N83. A Natura Impact Statement was submitted alongside the application, indicating the site is near a designated area.
| Metric | Current Period | Context |
|---|---|---|
| Galway planning application | 85 units, 3.93ha, Tuam Road | Largest Galway application this period |
| Decision due date | 13 October 2026 | Galway City Council |
| Active launches (Sep 2026) | Holybanks Swords (25 homes from €495k) | Via Savills New Homes |
| ISEQ performance (4 Sep 2026) | Led Dublin risers | Per Business Post markets report |
| Scheme mix (Galway) | 61 houses + 24 duplexes + creche | Family-oriented, not apartment-led |
| Infrastructure commitment | New signalised junction N83/City North Business Park | Significant off-site works |
The question for Q4 2026: Will Galway City Council grant permission by the 13 October deadline, and will Cairn’s Galway entry trigger competing applications from Glenveagh and other national builders in the city?
Key People This Period
| Name | Role | Notable Activity | Connections |
|---|---|---|---|
| Ciaran McIntyre | Director | Director of Navystone Stoneybatter Investco Ltd since Oct 2022; linked to €30m D07 transaction | 76 Baggot St Lower corporate cluster; Navystone network |
| Alexander Walsh | Director | Director of Navystone Stoneybatter Investco Ltd since Jul 2023 | 76 Baggot St Lower; Navystone Queen entities |
| Eamon Waters | Developer / Businessman | Huntstown Bioenergy UC planning for Grafton St Victoria’s Secret site; Brown Thomas withdrew objection Sep 2026 | Business Post coverage 11 Sep 2026 |
| Cairn Homes (corporate) | Listed Homebuilder | 85-unit Galway planning application; Holybanks Swords launch; ISEQ riser 4 Sep 2026 | Savills launch article; Markets update |
| R Byrne (applicant) | Planning Applicant | Application 2660316 — new two-storey dwelling at 3 Rockbarton West, Salthill, Galway (H91 NW5P) | Galway City Council planning register |
One to Watch: Stoneybatter Residential Limited
Stoneybatter Residential Limited
| Metric | Detail |
|---|---|
| Registered | 17 September 2021 |
| Authorised capital | €1,000,000 |
| Issued capital | €100 |
| NACE | Development of building projects |
| Last accounts date | 31 December 2024 |
| Related entities | Stoneybatter Investments Holdings Ltd (709309), Stoneybatter Investments Ltd (703309) |
What they do: Stoneybatter Residential Limited is a development vehicle incorporated in September 2021 with €1 million in authorised capital — a significant capitalisation for a company with only €100 issued. The Sandyford address (Q House) is a well-known serviced office hub used by numerous property and finance entities. The company sits within a broader Stoneybatter-branded corporate cluster that includes holding companies and investment vehicles, all pointing toward a structured residential development programme in Dublin 7.
Why it matters: The €30m transaction at Stoneybatter Place registered in August 2026 — combined with the CRO network of Stoneybatter and Navystone entities at 76 Baggot Street Lower — suggests a coordinated institutional approach to assembling and monetising residential stock in one of Dublin’s most in-demand inner-city postcodes. With €1m authorised capital and accounts filed to December 2024, this company is active and funded. Readers who track PRS investment in Dublin 7 should monitor its CRO filings closely.
The number that matters: €1,000,000 authorised capital against €100 issued — a ratio of 10,000:1 that signals a company structured to absorb significant future equity deployment without returning to shareholders for authorisation. This is the architecture of a vehicle designed to scale.
Beyond the Register: Courts, Companies, and the Week Ahead
The Irish Courts: Planning Law in the Spotlight
No new High Court judgments were delivered in the specific week of 7–13 September 2026 that directly intersect with the property transactions or planning applications in this report. However, the courts’ recent planning jurisprudence continues to shape the development landscape. The most relevant recent judgment for property readers is Reilly & Ors v An Coimisiún Pleanála [2025] IEHC 659, delivered November 2025, which concerned a planning challenge to 31 residential units at Blackhorse Avenue, Dublin — a reminder that even modest residential schemes face judicial review risk. The Cairn Homes Galway application (2660301) includes a Natura Impact Statement, which adds a layer of environmental law complexity that could attract third-party challenges if permission is granted.
| Citation | Parties | Subject | Why It Matters |
|---|---|---|---|
| [2025] IEHC 659 | Reilly & Ors v An Coimisiún Pleanála | Planning challenge, 31 residential units, Blackhorse Ave Dublin | Judicial review of residential planning remains active; NIS requirements key |
| [2022] IEHC 7 | Ballyboden Tidy Towns Group v An Bord Pleanála | Planning challenge, Shannon Homes Construction ULC developer, South Dublin | Developer-backed SHD schemes remain vulnerable to community challenge |
| [2023] IEHC 14 | Jennings & Anor v An Bord Pleanála | Planning permission quashed, Dun Laoghaire-Rathdown, Colbeam Limited developer | Open space and density calculations remain grounds for quashing permission |
Property Markets & Plans: The Commercial Sector Stirs
Commercial property activity in the August register was modest but pointed. The €990,626 transaction at Harbour Point Business Park, Little Island, Cork — a well-established industrial and logistics park on the N25 corridor east of Cork city — reflects continued investor appetite for Cork commercial stock. The €1,465,398 transaction at Kilmore House, Spencer Dock, IFSC, Dublin 1 (floors 4, 6, and part lower ground) signals ongoing churn in Dublin’s financial services district. In the planning register, the Portarlington Canal Road Business Park application (2660586) — a two-storey office block with five light industrial units — is a rare example of speculative commercial development outside the major cities, suggesting confidence in the Laois/Kildare border economy.
| Address | County | Value / Units | Type | Significance |
|---|---|---|---|---|
| Harbour Point Business Park, Little Island, Cork | Cork | €990,626 | Commercial transaction | Cork industrial/logistics corridor |
| Kilmore House, Spencer Dock, IFSC, Dublin 1 | Dublin | €1,465,398 | Commercial transaction | IFSC office churn |
| Canal Road Business Park, Portarlington, Laois (2660586) | Laois | Office + 5 industrial units | Planning application | Speculative commercial outside major cities |
| MDA Business Park, Mountmellick, Laois (2660587) | Laois | EV + bike parking remodel | Planning application | Green infrastructure retrofit of existing business park |
| Daybreak, Collinstown, Westmeath (2621) | Westmeath | Change of use | Planning application | Retail to retail + off-licence — convenience sector expansion |
The Week Ahead
The dominant theme of this month’s report is the divergence between a cooling transaction register and an active planning pipeline. Volume is down 28.5% from July, but 534 residential units are in planning across the country — from Cairn’s 85-unit Galway scheme to the 84-unit Clonburris SDZ application. The €30m Stoneybatter transaction is the most intriguing data point: a bulk residential acquisition in one of Dublin’s most sought-after inner-city postcodes, executed through a corporate network that has been quietly assembling since 2021. The MetroLink cost escalation to €14.5–17.5 billion — reported by the Business Post this week — is a reminder that Ireland’s infrastructure ambition is running ahead of its delivery capacity, with direct implications for the construction labour market and, by extension, housing delivery timelines.
What to Watch:
- Galway City Council’s decision on Cairn Homes’ 85-unit Tuam Road application (due 13 October 2026) — a grant will confirm Galway as a viable market for national builders.
- Further CRO filings from the Navystone/Stoneybatter network at 76 Baggot Street Lower — any new company incorporations or capital increases will signal the next phase of their D07 strategy.
- September and October transaction registrations — the post-summer bounce should be visible by mid-October, and any failure to recover volume will be a genuine market signal rather than a seasonal artefact.