Sunday Property Round-Up 14th December 2025

Weekly Irish property market news and insights – for the industry, by the industry

Message from Carol Tallon:

This week in Irish housing, the distance between political narrative and lived reality became impossible to ignore.

Only the top 20% of earners can afford to rent a newly built apartment in Ireland in 2025.

Just the top 40% can afford to buy one. Even with Government supports, first-time buyers now need a combined income of €84,000–€129,000 to have any chance.
That isn’t market friction. It’s systemic exclusion.

So the backlash to a Department of Housing video advising young people to move back in with their parents should surprise no one. For many, that’s not a lifestyle choice – it’s the last safety net in a housing system increasingly dependent on private family capacity to compensate for public policy failure.

Housing insecurity is no longer generationally contained. The number of over-65s renting has doubled since 2011, while a 32% surge in suburban apartment prices –from €411,000 to €541,000 for a standard two-bed – reflects a delivery pipeline quietly drifting away from affordability towards fewer, more expensive typologies.

On supply, the story is equally sobering. Despite a very public instruction from the Taoiseach and Tánaiste for Dublin local authorities to rezone more land, results have been mixed at best, as long-standing infrastructure failures continue to undermine delivery. Rezoning without capacity doesn’t solve the problem – it redistributes pressure.

The EU Housing Summit took place in Galway this week, with an emergency housing knowledge exchange workshop across five sessions dealing with planning, procurement, compliance (including BCAR), viability, tackling vacancy and dereliction, and moving beyond public consultation towards meaningful participation and engagement. Huge thanks to every multidisciplinary speaker, panelist, rapporteur, attendee and organiser – it was a mammoth task, delivered within weeks, and it played out on a basketball court… Nothing about this event was ‘business as usual’, because ‘business as usual’ won’t deliver the scale of Ireland’s deficit.

As Ireland moves from housing crisis to housing emergency, the question is no longer what’s wrong – but what we are willing to change…

🔗 https://caroltallon.com/eu-housing-summit-galway-2025/

As always, you can contact me in confidence at carol@caroltallon.com

PROPERTY DISTRICT PRESS OFFICE

Below are the local and international stories that might be of particular interest:

Disappearing property ladder leaves people locked out of and locked into the housing market https://m.independent.ie/opinion/editorial/the-irish-independents-view-disappearing-property-ladder-leaves-people-locked-out-of-and-locked-into-the-housing-market/a1484492900.html

More than 66% of homeless people in Ireland are in Dublin, report finds: Focus Ireland highlights ‘urgent need’ for stronger prevention measures https://www.irishtimes.com/ireland/housing-planning/2025/12/11/more-than-66-of-homeless-people-in-ireland-are-in-dublin-report-finds/

Efforts to rezone land for housing yield mixed results as infrastructure failures bite: A month ago, CEOs of the four Dublin local authorities were hauled in to meet the Taoiseach and the Tánaiste and given ‘a clear message to rezone more land’. But it hasn’t gone as planned https://m.independent.ie/business/irish/efforts-to-rezone-land-for-housing-yield-mixed-results-as-infrastructure-failures-bite/a1768692550.html#

Video advising young people how to move back in with parents is ‘tone deaf’, TD says: Department of Housing says video was developed by young people and is based on their experiences https://www.irishtimes.com/ireland/housing-planning/2025/12/09/video-advising-young-people-how-to-move-back-in-with-parents-is-tone-deaf-td-says/

Only the top 20 per cent of earners can afford to rent an average apartment built in Ireland in 2025, while just the top 40 per cent of earners can afford to buy one https://www.irishtimes.com/business/2025/12/09/only-top-20-of-irish-earners-can-afford-to-rent-an-apartment-surveyors-say/

Too rich for social housing, too poor to rent or buy. Who will help Ireland’s squeezed middle? The challenge for the two big parties of Government is how to hold on to – or win back – this vital but disparate middle ground https://www.irishtimes.com/opinion/2025/12/13/cliff-taylor-too-rich-for-social-housing-too-poor-to-rent-or-buy-who-will-help-the-squeezed-middle/

EVEN WITH GOVERNMENT supports, first-time buyers need a combined salary of between €84,000 and €129,000 to be in with a chance of purchasing an apartment https://www.thejournal.ie/apartment-costs-6897249-Dec2025/

SCSI: 32% surge in the costs for apartments in suburban areas, from €411,000 to €541,000 per two-bedroom units, due to the change in apartment buildings being developed https://www.rte.ie/news/business/2025/1209/1547916-apartment-construction-housing/

Inside Out: Why healthy homes are now Ireland’s next housing challenge https://www.businesspost.ie/property/inside-out-why-healthy-homes-are-now-irelands-next-housing-challenge/

Minister defends housing plan as surveyors say apartments now cost up to €650k https://www.irishexaminer.com/news/arid-41757413.html

Exclusive: Land Development Agency to tap lender for up to €1bn in first ever debt deal https://www.businesspost.ie/property/exclusive-land-development-agency-to-tap-lender-for-up-to-e1bn-in-first-ever-debt-deal/

Number of over-65s renting their homes has doubled since 2011, fuelling ‘a ticking timebomb’ https://m.independent.ie/irish-news/number-of-over-65s-renting-their-homes-has-doubled-since-2011-fuelling-a-ticking-timebomb/a740822062.html#

Half of Irish businesses view housing as the biggest barrier to competitiveness: Housing was also highlighted as the most crucial infrastructure priority in new business sentiment survey https://www.irishtimes.com/business/2025/12/11/half-of-irish-businesses-view-housing-as-the-biggest-barrier-to-competitiveness/

Several residents of Ranelagh, Dublin 6 have been given permission by the High Court to pursue their legal challenge to the MetroLink rail project https://m.independent.ie/irish-news/courts/high-court-gives-go-ahead-for-challenge-to-metro-link-by-ranelagh-residents/a473659321.html#

‘It’s sad’: Irish firm Ross Engineering threatens to move operations to Denmark over planning delays https://www.businesspost.ie/companies/its-sad-irish-firm-ross-engineering-threatens-to-move-operations-to-denmark-over-planning-delays/

Additional 480 acres of land zoned for housing in Mayo https://www.con-telegraph.ie/2025/12/09/additional-480-acres-of-land-zoned-for-housing-in-mayo/#

Vodafone Ireland and Atlantic Technological University (ATU) have won €4.6 million from the European Union to develop digital training for engineering and construction apprentices in the west of Ireland https://www.irishtimes.com/business/2025/12/08/vodafone-and-atu-win-46m-eu-backing-for-digital-apprenticeships/

Welcome for Irish language ads growing, despite ‘gap in undertanding’ of version ‘as Gaeilge’: Up to 70% recall seeing ads in Irish if they’ve already seen the English version while only half say they saw an Irish language ad if they haven’t seen the English version. https://www.thejournal.ie/positive-response-to-public-sector-advertising-in-irish-6897199-Dec2025/

Local news in crisis: ‘We spend all of our money all of the time so we’re always short and scrambling’: It’s a tough time for the local newspaper industry, but they have one ‘superpower’ – the trust of their community https://www.irishtimes.com/life-style/people/2025/12/13/local-news-in-crisis-we-spend-all-of-our-money-all-of-the-time-so-were-always-short-and-scrambling-2/

If you missed last week’s round-up, you can catch up here: https://ipropertyradio.com/sunday-property-round-up/

As always, you might let me know if I have missed out on any relevant property news by emailing carol@caroltallon.com

PLACEMAKING: https://placeengage.com

Open public consultations and community engagement, in association with the Public Consultation Institute of Ireland

Beautiful – Sustainable – Together: Aligned with Aarhus Convention transparency and New European Bauhaus principles, PLACEengage empowers communities, planners, and developers across Ireland’s public and private sectors to collaborate more effectively — Learn more at www.PLACEengage.com PLACEengage: Better placemaking, together.

Renewed calls for extra supports as Limerick town’s population is set to double: Councillors welcome extra funding for cleaning, safety and coordination as Rathkeale prepares for its busiest season https://www.limerickleader.ie/news/local-news/1956850/renewed-calls-for-extra-supports-as-limerick-town-s-population-is-set-to-double.html

Rural pubs at risk of closing should be bought by the State and leased back to their communities, the Government has been urged https://extra.ie/2025/12/08/news/irish-news/rural-pubs-state

The Irish Natura and Hill Farmers’ Association (INHFA) has called for a “radical overhaul” of planning laws, claiming that the current set up “discriminates against rural areas” https://www.agriland.ie/farming-news/inhfa-claims-planning-law-discriminates-against-rural-areas/

Rural, Coastal & Islands

Our Rural Future: Public Consultation on Ireland’s Rural Development Policy 2026–2031: The Department of Rural and Community Development and the Gaeltacht has launched a public consultation to inform the next iteration of Ireland’s Rural Development Policy, Our Rural Future. This phase invites feedback on the draft vision, themes and priorities that will guide rural policy from 2026 to 2031 https://publicconsultation.ie/our-rural-future-public-consultation-on-irelands-rural-development-policy-2026-2031/

Kerry group wants to restore historic site to bolster Valentia’s bid for UNESCO World Heritage status https://m.independent.ie/regionals/kerry/south-kerry-news/kerry-group-wants-to-restore-historic-site-to-bolster-valentias-bid-for-unesco-world-heritage-status/a1162787613.html

CONSTRUCTION: https://breakingground.news

Insights tool: You can get a more comprehensive view of weekly and/monthly planning activities at all stages through Property District’s Development Heat Map: https://propertydistrict.ie/development-heat-map/

From risk to opportunity, the rising appeal of unzoned land https://www.businesspost.ie/property/from-risk-to-opportunity-the-rising-appeal-of-unzoned-land/

PMI data points to higher construction costs: Second month in a row of higher costs has implications for housing crisis https://www.irishtimes.com/business/2025/12/09/pmi-data-points-to-higher-construction-costs/

Collen, the Irish family-owned construction company, reported a 79 per cent rise in revenue to €1.18 billion in the year ended March 2025, with a strong surge in demand from the tech sector https://www.businesspost.ie/companies/revenues-surge-79-at-construction-firm-collen-in-tech-client-boom/

Joe O’Reilly’s Castlethorn plans major expansion, targeting 2,500 homes a year by 2028 https://www.businesspost.ie/property/joe-oreillys-castlethorn-plans-major-expansion-targeting-2500-homes-a-year-by-2028/

South Dublin Council locked in legal battle to tear down 28 modular homes: The local authority has the support of local residents, who claim the homes have already put a severe strain on the area’s infrastructure https://www.newstalk.com/news/modular-homes-brittas-2217120

Home builder Glenveagh Homes is to lodge plans in the coming days for 1,350 residential units on lands adjoining Belcamp Hall off the Malahide Road in north Dublin https://www.breakingnews.ie/ireland/glenveagh-to-lodge-plans-for-1350-homes-for-belcamp-in-north-dublin-1840957.html

Investigation begins following ‘fatal incident’ at Irish Glass Bottle construction site: Incident took place at site where vacant industrial land is being developed into new homes and offices https://www.irishtimes.com/ireland/2025/12/12/investigation-begins-following-fatal-accident-at-irish-glass-bottle-construction-site/

Dublin council swoops in with €100m rescue deal for Camden Yard https://www.thetimes.com/world/ireland-world/article/dublin-council-100-million-rescue-deal-camden-yard-development-d205zmfkk

Six-month setback in Cork for massive housing development of over 1,100 homes on outskirts of city https://m.independent.ie/regionals/cork/news/six-month-setback-in-cork-for-massive-housing-development-of-over-1100-homes-on-outskirts-of-city/a586471600.html

Proposals for 20 new affordable homes in Kanturk have been given the go ahead and it is hoped that work will start soon in an area that has been badly hit by Ireland’s decade long housing crisis https://www.corkbeo.ie/news/property/new-affordable-homes-scheme-north-33019566

Planning permission has been granted for the construction of 285 cost rental and social homes at The Gasworks site in Limerick https://www.rte.ie/news/regional/2025/1212/1548664-planning-apartments-limerick/

Major projects underway in Cavan | Anglo Celt https://www.anglocelt.ie/2025/12/11/major-projects-underway-in-cavan/#

Minister for Rural and Community Development and the Gaeltacht Dara Calleary has confirmed that approval has been issued to Mayo County Council for the construction of 16 social housing units at Churchfield Park, Knock https://www.con-telegraph.ie/2025/12/08/major-housing-boost-for-mayo-village/

Planning granted for 70 new homes in Killarney: Ross-Park Residential HS Limited has been granted planning permission to build 70 residential units on a site across the road from Lidl on the N72 Hans Liebherr Road https://www.radiokerry.ie/news/planning-granted-for-70-new-homes-in-killarney-463656

Romans left us lessons in long-lasting, low-carbon construction: Engineers working to develop greener concrete should look to the 2,000-year-old Pantheon for inspiration https://www.irishtimes.com/science/2025/12/11/romans-left-us-lessons-in-long-lasting-low-carbon-construction/

Is CRH about to become Ireland’s first indigenous $100bn company? Shares in the construction materials giant have soared since it moved its main listing to the US https://www.irishtimes.com/business/2025/12/13/is-crh-about-to-be-irelands-first-indigenous-100bn-company/

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REAL ESTATE: www.irishrealestate.news

Residential

One in seven homes sell for at least 20% over ask price https://www.rte.ie/news/ireland/2025/1208/1547796-prices-housing-market/

Have Irish property prices reached their peak? Five experts give their take — Property prices in Ireland continue to rise so is there merit in waiting to buy? https://www.irishtimes.com/property/residential/2025/12/11/have-property-prices-reached-their-peak-five-experts-give-their-take/

Average house in Ireland sold every 50 years as report highlights ‘lack of transparency in bidding’ for homes https://m.independent.ie/irish-news/average-house-in-ireland-sold-every-50-years-as-report-highlights-lack-of-transparency-in-bidding-for-homes/a1148981067.html#

How far property prices have risen in nine Dublin areas since the crash: Stark contrast between 2012/2013 sale prices and more recent sales, with some areas showing increases of more than 100 per cent https://www.irishtimes.com/property/residential/2025/12/11/then-and-now-how-far-property-prices-have-risen-in-nine-dublin-areas-since-the-crash/

Stability for tenants requires certainty for landlords — new 2026 rules miss that point https://www.businesspost.ie/property/stability-for-tenants-requires-certainty-for-landlords-new-2026-rules-miss-that-point/

Tipperary three-bed minutes from major town hits market for bargain https://extra.ie/2025/12/13/property/tipperary-three-bed-165k

Operation renovation: ‘Our house is a love story between two cultures, Irish and Italian… a perfect blend’ https://m.independent.ie/life/home-garden/interiors/operation-renovation-our-house-is-a-love-story-between-two-cultures-irish-and-italian-a-perfect-blend/a1756226378.html#

Property of the week

Cork’s Ballycotton reaches €1m+ price league with Ocean Drive and Troy House sales: A development of 11 new builds in the fishing village called Ocean Drive, selling at prices from €900,000 to €1.1 million https://www.irishexaminer.com/property/residential/arid-41754972.html

Commercial

Who owns what on O’Connell Street? https://www.thetimes.com/world/ireland-world/article/o-connell-street-property-owners-dublin-9mqctp79s

Return to form as Dublin offices tighten as take-up surges https://www.businesspost.ie/property/return-to-form-as-dublin-offices-tighten-as-take-up-surges/

Danish retailer Normal earmarked for Cork’s long-vacant Argos unit at Queen’s Old Castle https://www.irishexaminer.com/property/commercial/arid-41757962.html

Waterford people ‘leaving the city in droves’ to do their shopping in Kilkenny: Aontú’s Gary O‘Neill, a native of Ferrybank, has criticised the retail policies of Waterford City and County Council https://www.waterfordlive.ie/news/business/1960497/waterford-people-leaving-the-city-in-droves-to-do-their-shopping-in-kilkenny.html

Former Wexford Main Street pub sold for ‘well in excess of guide price’ before auction could take place https://m.independent.ie/regionals/wexford/wexford-district/former-wexford-main-street-pub-sold-for-well-in-excess-of-guide-price-before-auction-could-take-place/a1649682616.html#

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€159 million awarded under Disruptive Technologies Fund https://enterprise.gov.ie/en/news-and-events/department-news/2025/december/20251208.html

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