Sunday Property Round-Up 30th November 2025

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

Message from Carol Tallon:

❝Housing Emergency: What should a real emergency response look like on the ground? Tell us ❞

Once again, homelessness in Ireland has reached a new record high of 16,766

This is the same week new figures from the RTB show that tenant evictions have surged again, with 5,405 termination notices recorded in Q3 (up 35%)

An opinion piece by Lorraine Courtney in the Irish Independent this week calls out how the ideological debate about square footage misses the point: the real crisis is the instability and lack of affordable homes that erode mental health, independence and opportunity. “A smaller apartment beats no home at all”

URGENT response to Ireland’s housing emergency: ‘Galway to host major EU Housing Summit in coming weeks’. Following previous calls by Midlands NorthWest MEP Ciaran Mullooly (Vice Chair of the Special Housing Committee in the European Parliament and part of Renew Europe) for emergency legislation to fast-track planning and housing delivery, the MEP will bring public and private sector practitioners together for a multidisciplinary action exchange on housing and infrastructure:

? What temporary or extraordinary measures would you support if an official housing emergency were declared?

? Where could planning, procurement or finance rules be safely adjusted or fast-tracked without compromising quality, basic rights and the common good?

? What could be done in the next 6–18 months, not just in the next decade?

We are not short on reports or housing plans. What we lack is an honest, shared picture of what ‘emergency mode’ would actually demand from government, regulators, funders, industry and the community. So, please consider this an open call, send through your ideas/project insights (which can be used with or without attribution, as you prefer), and join us in Galway on Friday 12th December.

Eoin Waldron, Offsite & MMC Consultant, Johanna Murphy, Estate Agent and private sector senior living advocate, and David Keniry, PPP specialist and organiser of the European Infrastructure Conference, recently shared their project experience and insights with Ciaran Mullooly on the ‘Mullooly Matters’ podcast in Brussels.

Finally, my thanks to Liz o’Kane, Owen Reilly, Pat Davitt and Clement Herron for sharing their views on ‘The Future of Estate Agency’ with me during an interesting panel discussion at the Business Post National Property Summit this week. The big takeaways for me – who has never been an estate agent – is that fees have not kept pace with the investment in people and tech that agencies need to make in order to add value in the intelligence age. We only skimmed the surface of the increasingly suprising M&A activity, however, this is a conversation we will continue to have.

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

PROPERTY DISTRICT PRESS OFFICE

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

Over 16,700 homeless last month in another record high https://www.rte.ie/news/ireland/2025/1128/1546360-homeless-figures/

European progressives must tackle housing crisis to beat far right, say researchers: Centre left can win broad support by addressing soaring house prices and rents, according to data analysis https://www.theguardian.com/world/2025/nov/27/european-progressives-must-tackle-housing-crisis-to-beat-far-right-say-researchers

Rent reforms ‘already’ improving sentiment among apartment developers, says Ires Reit: State’s largest private landlord on track to sell 50 apartments this year https://www.irishtimes.com/business/2025/11/25/rent-reforms-already-improving-sentiment-among-apartment-developers-says-ires-reit/

Are new rental rules really causing a landlords ‘mass exodus’ from housing market? Rise in number of eviction notices issued by landlords intending to sell their property comes before regulations take effect in March https://www.irishtimes.com/ireland/housing-planning/2025/11/29/are-new-rental-rules-really-causing-a-landlords-mass-exodus-from-housing-market/

Landlords issue 5,400 eviction notices as rent rules face fresh scrutiny https://www.irishexaminer.com/news/arid-41750106.html

‘There’s a seismic change looming’: Social housing bodies come under increasing scrutiny: Bigger not-for-profit AHBs have operations on a par with large companies, with assets worth billions of euro and monthly rental income of €10m https://www.irishtimes.com/ireland/housing-planning/2025/11/29/theres-a-seismic-change-looming-social-housing-bodies-come-under-increasing-scrutiny/

Bank of Ireland to offer bridging loans to help people downsize from large homes: Borrowing limit at drawdown 60% of valuation while interest rate on bridging loan is at 7% https://www.irishtimes.com/business/2025/11/27/bank-of-ireland-to-offer-bridging-loans-to-help-people-to-downsize-from-large-homes/ Also: Bank of Ireland calls for ‘formalised housing dialogue’ between state and industry https://www.businesspost.ie/banking/bank-of-ireland-calls-for-formalised-housing-dialogue-between-state-and-industry/

More than half of all homeless families are headed by a lone parent, finds Focus Ireland: Report recommends extra training for staff in statutory bodies https://www.irishtimes.com/ireland/social-affairs/2025/11/26/more-than-half-of-all-homeless-families-are-headed-by-a-lone-parent-finds-focus-ireland/

Outrage over housing sizes rings hollow when we just want somewhere to live: Instability and lack of decent accommodation profoundly shred a person’s mental health and well-being https://m.independent.ie/opinion/comment/lorraine-courtney-outrage-over-housing-sizes-rings-hollow-when-we-just-want-somewhere-to-live/a1518091918.html

Radical new rules to deter objectors from stalling key State projects: Thirty new actions will overhaul the delivery of vital projects and introduce ‘financial jeopardy’ to objectors: Government departments and State agencies could have their funding withheld or withdrawn if they fail to make land they own available for energy, water and transport projects https://m.independent.ie/irish-news/radical-new-rules-to-deter-objectors-from-stalling-key-state-projects/a706669755.html#

The life cycle of a judicial review: how legal and planning challenges have delayed a key Dublin project: Judicial reviews and delays in the planning system have stalled the Dublin drainage scheme for years – a project crucial to future housebuilding https://www.irishtimes.com/crime-law/courts/2025/11/29/the-life-cycle-of-a-judicial-review-how-legal-and-planning-challenges-can-delay-a-key-dublin-project/

Build Cork to catch up on housing deficit, and a Waterford every year: sector warns of system under strain https://www.businesspost.ie/property/build-cork-to-catch-up-on-housing-deficit-and-a-waterford-every-year-sector-warns-of-system-under-strain/

Pension fund ‘cheque books are closed’ to student accommodation, Elkstone boss warns https://www.businesspost.ie/property/pension-fund-cheque-books-are-closed-to-student-accommodation-elkstone-boss-warns/

Tánaiste says another hospital is needed in Mid-West & that Ennis has been ‘under-utilised’ https://www.clareecho.ie/tanaiste-says-another-hospital-is-needed-in-mid-west-that-ennis-has-been-under-utilised/

Sod turned on new €14 million property development at Shannon Airport Business Park: Shannon Airport Business Park expands with new sustainable commercial space to support regional businesses https://www.limerickleader.ie/news/business/1950685/sod-turned-on-new-14-million-property-development-at-shannon-airport-business-park.html

Government to allow for side-by-side building as amended defective blocks bill goes to Cabinet: Donegal 100% Redress TD Charles Ward has previously stressed the importance of allowing side-by-side building for vulnerable families. https://www.thejournal.ie/government-to-allow-for-side-by-side-building-as-amended-defective-blocks-bill-goes-to-cabinet-6885742-Nov2025/

NAMA bows out – but the self-congratulation continues: “reasonable” return of 12.9% pa; original valuation of the distressed assets was “about right”; and the eventual profit of over €5bn it made was “appropriate” https://www.businesspost.ie/analysis-opinion/nama-bows-out-but-the-self-congratulation-continues/

Property industry stalwart Shannon strikes out on his own with new business: Former divisional director at Cushman & Wakefield establishes Shannon Commercial, Chartered Surveyors & Property Consultants https://www.irishtimes.com/property/commercial-property/2025/11/26/property-industry-stalwart-shannon-strikes-out-on-his-own-with-new-business/

Documenting a building shift: Harrison Gardner asks are modern methods changing Ireland’s construction story — In ‘Constructing Tomorrow – Building Differently’, Gardner meets engineers, manufacturers, developers, Construction Federation of Ireland representatives and homeowners living in properties built using modern methods of construction (MMC) https://www.businesspost.ie/property/documenting-a-building-shift-show-asks-are-modern-methods-changing-irelands-construction-story/

CONSTRUCTION industry leaders came together this month for a networking session hosted by the Irish Embassy in London: Well attended event from The London Irish Construction Network (TLICN ) included a panel discussion on the challenges facing the construction sector https://www.irishpost.com/business/construction-industry-leaders-turn-out-for-networking-reception-at-irish-embassy-in-london-301375

Housing Unlocked: Are you currently house-hunting in the wider Galway area? If so, there’s an important housing event coming up on Thursday 11th December – Let us know, what are the biggest challenges to renting and buying in the region? *Come along on Thursday evening and learn about the range of housing supports available through local government, your credit union, and local services. Attendance is free, simply email bridmary.gordon@la.europarl.europa.eu

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.

Traffic study for Wicklow town enters crucial phase as gridlock reaches crisis point: ‘The town can’t cope any longer, we have records from emergency services on how they are being impacted.’ https://m.independent.ie/regionals/wicklow/wicklow-district/traffic-study-for-wicklow-town-enters-crucial-phase-as-gridlock-reaches-crisis-point/a470640265.html#

Bord na Móna under fire over approach to local wind farms https://www.shannonside.ie/news/bord-na-mona-under-fire-over-approach-to-local-wind-farms-278354

Laois villagers turn out for successful launch of new trail app: The Reusable 2GoCup Scheme was also launched in Ballinakill this weekend https://www.leinsterexpress.ie/news/local-news/1952782/laois-villagers-turn-out-for-successful-launch-of-new-trail-app.html

Where the three counties meet , bid to boost scenic border into tourist attraction — Limerick, Kerry, and Cork county councils to develop the scenic area near Mountcollins, Brosna, and Rockchapel https://www.limerickleader.ie/news/local-news/1946613/where-the-three-counties-meet-bid-to-boost-scenic-border-into-tourist-attraction.html

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/

Why this Laois community turned a replica 19th century thatched cottage ‘in the middle of nowhere’ into a café https://m.independent.ie/regionals/laois/news/why-this-laois-community-turned-a-replica-19th-century-thatched-cottage-in-the-middle-of-nowhere-into-a-cafe/a1633159658.html#

First part of South Kerry Greenway expected to be opened before Christmas https://www.radiokerry.ie/news/first-part-of-south-kerry-greenway-expected-to-be-opened-before-christmas-462190

CALL for more public lighting in isolated communities has come from Cllr. Denis McGee who believes that along with a lack of footpaths, this is impacting on the safety and wellbeing of people in these areas https://donegalnews.com/dark-days-for-public-lighting-in-rural-areas/

Why community ‘fulfils our basic need to belong’ and how to find yours: Loneliness is not a one-dimensional experience, nor is it always bleak or even permanent, despite results of recent data https://www.irishtimes.com/health/your-wellness/2025/11/27/why-community-fulfils-our-basic-need-to-belong-and-how-to-find-yours-2/

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/

Denise Tuffy of the Smart Offsite Association on the promise – and precarity – of Ireland’s offsite manufacturing sector: As the pressure intensifies to accelerate housing and infrastructure delivery, Ireland’s off-site manufacturers are ready. But readiness without demand is a missed opportunity https://www.pbctoday.co.uk/news/mmc-news/irelands-offsite-manufacturing-sector-capacity-what-our-members-need-now-robust-and-reliable-pipeline/157157/

Up to 41,000 apartments with planning permission lying idle in system: New figures highlight high attrition rate for proposed apartments in Greater Dublin Area https://www.irishtimes.com/business/2025/11/28/up-to-41000-apartments-with-planning-permission-lying-idle-in-system/

Hibernia, Cairn and Hines push to rezone south Dublin land for 14,500 new homes https://www.businesspost.ie/property/hibernia-cairn-and-hines-push-to-rezone-south-dublin-land-for-14500-new-homes/

Johnny Ronan-led developer hits out at Nama for laying the bedrock of the housing crisis https://www.businesspost.ie/banking/johnny-ronan-led-developer-hits-out-at-nama-for-laying-the-bedrock-of-the-housing-crisis/

Johnny Ronan firm loses legal battle with CIÉ over ambitious Tara Street tower site https://www.businesspost.ie/legal/johnny-ronan-firm-loses-legal-battle-with-cie-over-ambitious-tara-street-tower-site/

Kylemore Masterplan can open doors to build 5,000 homes, 8,000 jobs, and train station: The Kylemore Masterplan is set to regenerate Inchicore and Ballyfermot as rezoning plans allow for the creation of thousands of new homes and the https://www.dublinlive.ie/news/dublin-news/kylemore-masterplan-can-open-doors-32920030

Evara gets green light for 877 new homes in south Dublin https://www.businesspost.ie/article/evara-granted-planning-permission-for-877-house-and-apartment-development-in-adamstown/

Dublin City Council signs contract for construction of 487 homes in new Inchicore development: Construction is expected to begin in February https://www.thejournal.ie/inchicore-housing-development-contract-signed-dublin-8-6884054-Nov2025/

Businessman’s freehold claim on leafy Ranelagh square an ongoing headache for locals amid MetroLink concerns: Noel O’Gara’s assertion about the Victorian park is another problem to add to issues around the proposed rail stop and nearby office development https://m.independent.ie/irish-news/businessmans-freehold-claim-on-leafy-ranelagh-square-an-ongoing-headache-for-locals-amid-metrolink-concerns/a968776080.html#

A conditional planning grant in Clonakilty for West Cork’s largest ever house development, potentially worth over €100m, has been signalled under the large-scale residential development (LRD) process this week https://www.irishexaminer.com/property/commercial/arid-41749746.html

WORKS on one of the largest social and affordable housing schemes in East Galway is to commence before Christmas https://www.clareecho.ie/major-housing-scheme-to-break-ground-in-loughrea/

PLANS for Europe’s first twenty first century university town will remain shelved unless the second phase of the Limerick Northern Distributor Road (LNDR) is brought back to life https://www.clareecho.ie/lndr-can-unblock-ul-and-bring-south-clare-sdz-plans-for-university-town-back-to-life/

Bray housing development in jeopardy as Department flags concerns over cost of access bridge https://m.independent.ie/regionals/wicklow/bray-news/bray-housing-development-in-jeopardy-as-department-flags-concerns-over-cost-of-access-bridge/a604688815.html

Meath County Council granted planning permission to Lagan Homes for a new development on Fairyhouse Road in Ratoath. The scheme will include 66 houses and eight simplex/duplex apartments https://m.independent.ie/regionals/meath/news/plans-for-74-unit-residential-development-in-meath-approved/a1110530689.html#

New residential development featuring 34 homes and a childcare facility is seeking planning permission in Ballitore, Co Kildare https://www.kildare-nationalist.ie/news/new-housing-and-childcare-development-proposed-for-kildare-village_arid-78328.html

Plans lodged in Wexford to construct 92 homes in rapidly expanding part of town https://m.independent.ie/regionals/wexford/wexford-district/plans-lodged-in-wexford-to-construct-92-homes-in-rapidly-expanding-part-of-town/a1457234209.html

Delayed tender process opens for Stradbally fire station, with construction valued at €3.9m https://m.independent.ie/regionals/laois/news/delayed-tender-process-opens-for-stradbally-fire-station-with-construction-valued-at-39m/a1396347582.html#

Quarry to become filled recreation area in plan for 46 houses in Laois village: Revised housing plan sought in rural Laois village https://www.leinsterexpress.ie/news/property/1950603/quarry-to-become-filled-recreation-area-in-plan-for-46-houses-in-laois-village.html

Legal action on 30 year old derelict Portlaoise housing site: Laois County Council is urged to forcibly buy unbuilt site in housing estate https://www.leinsterexpress.ie/news/property/1953037/legal-action-on-30-year-old-derelict-portlaoise-housing-site.html

Green light for new Laois builders providers store with up to 50 jobs: Planning permission granted for Portlaoise builders store with garden centre https://www.leinsterexpress.ie/news/jobs/1953724/green-light-for-new-laois-builders-providers-store-with-up-to-50-jobs.html

New two-storey building approved for Offaly School of Special Education in Tullamore: The new building, to include 12 classrooms for pupils with special education needs, will be constructed at a 2.3 acre greenfield site owned by the Department of Education at Norbury Woods Avenue in Tullamore https://www.offalyexpress.ie/news/home/1950335/new-two-storey-building-approved-for-offaly-school-of-special-education-in-tullamore.html

Technical dispute over quarry samples emerges in defective concrete High Court case https://www.donegaldaily.com/2025/11/27/technical-dispute-over-quarry-samples-emerges-in-defective-concrete-high-court-case-3/#

Ballylongford Developments Ltd was granted permission to build 18 houses at Ballymacassy, Main Street, in Ballylongford https://www.radiokerry.ie/news/planning-granted-for-18-houses-in-north-kerry-village-462029

Multiple residential developments to be turned down in Kenmare due to lack of drinking water supply https://www.irishexaminer.com/news/arid-41750946.html

Value of Byrne family property empire soars to €306m: Assets include properties in Dublin and a hotel in Co Kerry https://m.independent.ie/business/value-of-byrne-family-property-empire-soars-to-306m/a158174501.html

Property developer Simon Kelly is being pursued by Pepper Finance over an alleged €15.6 million debt arising out of a loan drawn down nearly two decades ago, legal filings show https://www.businesspost.ie/legal/property-developer-simon-kelly-fighting-pepper-finance-over-alleged-e15-6m-debt/

‘Modular specialist Thurston files administration notice’ https://www.constructionenquirer.com/2025/11/28/modular-specialist-thurston-files-administration-notice/

Breaking Ground News: Appointments & #ConstructionCareers

BGN Construction Careers, your weekly newsletter from Breaking Ground news, keeps you updated on the latest job opportunities, while showcasing the very best employer brands and projects, across Ireland’s construction industry. Whether you are looking for your next role or planning your career path, stay connected with us for new openings, upskilling opportunities and industry news.

Get all the latest job details straight to your inbox: Sign up https://breakingground.news/sign-up-form/

REAL ESTATE: www.irishrealestate.news

Residential

Mortgages approvals hit highest level in three years: First-time buyers account for 60 per cent of all approvals in October while loans for movers tumble again https://www.irishtimes.com/business/2025/11/28/mortgages-approvals-hit-highest-level-in-three-years/

Warmer homes scheme: Applicants wait up to 22 months for retrofits to be completed https://www.irishexaminer.com/news/arid-41748450.html

Fix it up: A lost Georgian treasure in the Vale of Avoca: The partially renovated Tigroney House is a rare gem for anyone willing to invest in an impressive period home https://m.independent.ie/life/home-garden/homes/fix-it-up-a-lost-georgian-treasure-in-the-vale-of-avoca/a1893717894.html#

On the market: Four coastal homes in Cork and Kerry: These homes are ideal for house hunters seeking sea views and close communities https://m.independent.ie/life/home-garden/homes/on-the-market-four-coastal-homes-in-cork-and-kerry/a598049299.html#

Derelict Patrickswell houses must be delivered as affordable homes https://www.limerickpost.ie/2025/11/28/derelict-patrickswell-houses-must-be-delivered-as-affordable-homes/

Property of the week

The 12 standout homes of 2025 chosen by our property writers: An eclectic mix: from a chateauesque mansion in Malahide to a renovated lock house in Rathangan

https://www.irishtimes.com/property/residential/2025/11/25/the-12-standout-homes-of-2025-chosen-by-our-property-writers

Commercial

What is the most compelling opportunity now in Ireland’s commercial property market? While each sector has its merits, all the data is pointing in one direction https://www.irishtimes.com/property/commercial-property/2025/11/26/what-is-the-most-compelling-opportunity-now-in-irelands-commercial-property-market/

Workday takes a $8.4m hit after scrapping Grangegorman HQ plan https://www.businesspost.ie/tech/workday-takes-a-8-4m-hit-after-scrapping-grangegorman-hq-plan/

Café en Seine-owner lodges €13m in final renovation of Mercantile Hotel https://www.businesspost.ie/companies/cafe-en-seine-owner-lodges-e13m-in-final-renovation-of-mercantile-hotel/

The Salthill Hotel is making another effort to be allowed retain a glazed conservatory to the front of the building that was built without planning permission https://connachttribune.ie/salthill-hotel-in-new-bid-to-save-conservatory/

Coillte, the Irish forestry company, is seeking expressions of interest (EOI) from hospitality operators to provide tourist accommodation at Avondale Forest Park in Co Wicklow https://m.independent.ie/business/commercial-property/coillte-is-offering-an-opportunity-for-tourist-housing-at-parnells-avondale-home/a3859917.html

Fancy a project on the Wild Atlantic Way? HSE is selling three properties in coastal locations https://m.independent.ie/business/commercial-property/fancy-a-project-on-the-wild-atlantic-way-hse-is-selling-three-properties-in-coastal-locations/a733096638.html

Tesco outlet will anchor the neighbourhood centre in new Willows development https://www.meathchronicle.ie/2025/11/28/tesco-outlet-will-anchor-the-neighbourhood-centre-in-new-willows-development/

O’Callaghan family adds Cavan’s Hotel Kilmore to expanding portfolio https://www.businesspost.ie/property/ocallaghan-family-adds-cavans-hotel-kilmore-to-expanding-portfolio/

PODCAST: The Property Roundup on iPropertyRadio.com

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Further property resources at: https://www.amazon.com/Carol-Tallon/

PROPTECH, CONSTRUCTION TECH & SMART CITIES: https://prop-tech.ie/

Proptech Ireland is updating the database of 2025 Irish technology providers for the built environment – sign up here: https://prop-tech.ie/register/ and email product or service details to hello@prop-tech.ie

Proptech Ireland: Ireland’s CONSTRUCTION and REAL ESTATE ESG technologies resource hub. Confused about how and where to start on your ESG journey? Contact us 👉https://prop-tech.ie

Making the Case for an Irish Proptech Pilot Focused on Housing Delivery https://caroltallon.com/making-the-case-for-an-irish-proptech-pilot-focused-on-housing-delivery/

In Australia, a team has paired robotics with large-scale material handling to turn raw earth into load‑bearing walls at speed. The system aims to cut costs, shrink carbon, and push construction into places humans struggle to work https://www.reteuro.co.uk/25-168140-robot-builds-a-200-m-home-in-24-hours/

PODCAST: The Proptech Hot Seat on iPropertyRadio.com