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Series

The Viability Series

Data-driven investigation into why Ireland's housing delivery system is structurally broken

4 articles
Ireland Has a Viability Ceiling, Not a Planning Bottleneck
Part 1

Ireland Has a Viability Ceiling, Not a Planning Bottleneck

218 residential extension of duration applications in Q1 2026 — above the Covid peak. The acceleration started months earlier than anyone noticed.

Archa Intelligence·
The Silent Lapse: For Every Developer Who Asks for More Time, Twenty Walk Away
Part 2

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.

Archa Intelligence·
The RZLT Paradox: A Tax on Small Developers That Accelerates Land Consolidation
Part 3

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.

Archa Intelligence·
Permitted but Caught Out: Six Policy Changes Hit 170,000 Permitted Homes Mid-Flight
Part 4

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.

Archa Intelligence·
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