An intelligence report on any Irish site.
We merge Ireland's public registers — ownership, planning, land, build, sale — into one sourced picture of your site.
For decisions on Irish development that cannot afford to be wrong.
What an intelligence report surfaces.
Four findings from the ongoing Viability investigation — the same kind of signal a commissioned intelligence report runs against your specific site. Each one is a join between registers that, independently, never speak to each other.
Irish developers filed 218 residential extension of duration applications in Q1 2026 — above the Q1 2021 Covid peak, when construction sites were physically closed. 75% of stalled sites face infrastructure or ground-condition cost burdens. Fewer than 3% sit in a flood zone. Planning is not what is stopping these homes.
An extension requires proof of substantial works. Sites that never broke ground often cannot qualify. At most one in twenty developers with expiring permissions files one — the rest let the permission lapse silently. The planning system's output is expiring faster than it is being replaced.
One-site developers sell under pressure. Institutional buyers acquire at discount. A tax designed to unlock land for housing is transferring it from developers who cannot build to buyers who can afford not to — and across 889 planning documents on RZLT-liable land, the tax is mentioned zero times.
NZEB, Part V doubling, SHD abolition, the Defective Blocks Act, Section 42B expiry, and RZLT — six policy changes took effect between grant and build. A developer who priced a scheme in 2019 budgeted for none of the ones that now apply. 22,769 residential permissions granted 2019-2021 sit in that window.
The themes we merge.
Every intelligence report is drawn from the same unified view of Irish land. Seven themes, joined at the planning application reference.
From the ongoing investigation.
Permitted but Caught Out: Six Policy Changes Hit 170,000 Permitted Homes Mid-Flight
A 2019 permission and a 2024 build are different regulatory products. Lapse rates exceed 80% regardless of developer size, but one-site operators lose everything when a permission expires.
The RZLT Paradox: A Tax on Small Developers That Accelerates Land Consolidation
85% of recycled RZLT sites change hands. One-site developers sell under pressure. Institutional buyers acquire at discount. The tax designed to unlock land is concentrating it.
The Silent Lapse: For Every Developer Who Asks for More Time, Twenty Walk Away
218 extension of duration applications made headlines. At most one in twenty developers with expiring permissions even files one.
Every report runs against
An intelligence report on your site.
Commissioned, authored, and reviewed — every claim sourced to the document it came from. A single report covers the development envelope, every prior permission on or adjacent, refusal patterns by ground, ownership and SPV chain, infrastructure status, comparable sales, ABP trajectory, and the open questions that will decide the outcome.
Turnaround in days. Scope and pricing confirmed before any work begins.