78StrongOn the RZLT map (3% land tax)· Residential Zoned Land Tax
On the 2027 RZLT map with no live permission for 10+ homes on it
2 more reasons
Built far below what the zoning allows: About 3,183 m² of buildings on 0.80 ha (plot ratio 0.40, 1 storey max) · source, 26 Sept 2026
0.80 ha zoned R2 (Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve t) · source, 14 Dec 2022
On the RZLT map, no permissionUnderused site
Area
0.80 ha
Zoning
R2
Homes
22–63 homes (indicative density 35 100dph)
RZLT draft-map submissions close (2028 map)
1 Apr 2027
Get an email when anything changes on this site.
Who to contact: Land Registry folio (€5 search) · No organisation on record for this land. The registered owner is on the Land Registry folio: search landdirect.ie by map (a small fee applies).
··
What could be built
22–63 homes (indicative density 35 100dph)
Loading capacity…
What it might be worth
Indicative, not a valuation
Loading planning history, what’s nearby and constraints…
Inspector recommendations are shown only where the inspector's report has been read and tagged; "not extracted" is not the same as "no recommendation". Sources: npad, 26 Sept 2026; acp, 25 Sept 2026; bcms, 25 Sept 2026
Deadlines running
Count
0
Radius m
250
Deadlines are computed once, by the connector that saw the event, from the statutory rule; never estimated here. Sources: acp, 25 Sept 2026; consult, 26 Sept 2026; moderngov, 25 Sept 2026; npad, 26 Sept 2026; rzlt, 25 Sept 2026
Similar schemes nearby
Base rate from past decisions nearby, not a prediction for this site
17 of 25 decided applications for 10+ homes within 2 km in 5 years were granted
Applications for 10+ homes granted
4
10
4 of 10 of those schemes that were appealed ended with a grant
Appealed schemes granted by the Commission
Base rate from past decisions nearby, not a prediction for this site. Small N means a wide range: treat anything under 10 decisions as anecdote. Sources: acp, 25 Sept 2026; npad, 26 Sept 2026
WEB2349/26: further information requested — RETENTION : The development consists of part retention and part proposed development at 146-147 Phibsborough Road.
Re
Zoning, services and constraints
Zoning and the RZLT map
Rzlt
Note
This land is on an RZLT map — the owner is liable for an annual 3 % tax.
Z2: Residential Neighbourhoods (Conservation Areas): To protect and/or improve the amenities of residential conservation areas.
R2
Existing residential
An established residential area. The objective is to protect existing residential amenity as well as to provide housing — which is the objective a neighbour'…
Objective text is quoted from the development plan as published on MyPlan (GZT). The plain-English line is our gloss. Sources: zoning, 26 Sept 2026; rzlt, 25 Sept 2026
Constraints
Buffer m
50
Available
Yes
Opw flood extent nearby
No
Kinds (1)
Kind
Count
Label
More detail
On the market
Years
3
Radius m
1,000
All sales
Count
1,445
Last sale
2026-09-17
First sale
2023-09-26
Median price
450,000
New build
Count
124
Max price
29,128,440
Min price
233,028
Median price
376,652
Sales are from the Property Price Register (new dwellings, VAT-exclusive where flagged). Positions are geocoded from addresses, not surveyed. Source: ppr, 25 Sept 2026
Planning applications: as of 22 Sept 2026 — National planning feed (NPAD); descriptions are truncated at source and applicants are organisations only, where a council register publishes them.
Appeals: as of 18 Sept 2026
Permitted, not started: as of 26 Sept 2026 — Grants of 10+ homes since 2017; 'not started' means no matched commencement notice.
WEB2349/26: ADDITIONAL INFORMATION — RETENTION : The development consists of part retention and part proposed development at 146-147 Phibsborough Road.
Re
WEB2734/26: APPLICATION DECLARED INVALID — RETENTION : (1) the retention permission for the previously unauthorised construction of an industrial unit at the rear
WEB2728/26: application received — PERMISSION & RETENTION (1) the retention permission for the previously unauthorised construction of an industrial unit a
WEB2734/26: application received — RETENTION : (1) the retention permission for the previously unauthorised construction of an industrial unit at the rear
WEB2455/26: application received — Alterations and amendments to previously granted planning application ref. 3391/20 and ABP Ref. -310686-21 . The works w
WEB2420/26: APPLICATION DECLARED INVALID — The works will comprise of alterations and amendments to the approved 2nr three-bedroom two storey townhouses totalling
WEB2420/26: application received — The works will comprise of alterations and amendments to the approved 2nr three-bedroom two storey townhouses totalling
WEB2349/26: application received — RETENTION : The development consists of part retention and part proposed development at 146-147 Phibsborough Road.
Re
WEB2323/26: APPLICATION DECLARED INVALID — PERMISSION & RETENTION The development consists of part retention and part proposed development at 146-147 Phibsborough
WEB2323/26: application received — PERMISSION & RETENTION The development consists of part retention and part proposed development at 146-147 Phibsborough
WEB2285/26: APPLICATION DECLARED INVALID — RETENTION & PERMISSION: The development consists of part retention and part proposed development at 146-147 Phibsborough
WEB2285/26: application received — RETENTION & PERMISSION: The development consists of part retention and part proposed development at 146-147 Phibsborough
WEB1500/26: GRANT PERMISSION — A proposed one & two-storey extension to rere, at 54, Shandon Drive, Phibsborough, Dublin 7, for Ellen Mackessy & Rustom
WEB1473/26: GRANT PERMISSION — Demolition of existing rear extension & construction of a new 1 storey rear extension, to provide kitchen, dining at gro
WEB1721/26: APPLICATION DECLARED INVALID — Planning permission for the alterations and amendments to previously granted planning application ref. 3391/20 and ABP R
WEB1721/26: application received — Planning permission for the alterations and amendments to previously granted planning application ref. 3391/20 and ABP R
5079/26: application received — Demolition of a store in the rear garden and the construction of a detached study and toilet at the rear of the back gar
WEB1213/26: GRANT PERMISSION — Permission is sought for the Construction of a non-habitable attic conversion, construction of a rear facing flat roof d
5058/26: APPLICATION DECLARED INVALID — Demolition of store and construction of study and toilet on the same site in the rear garden adjoining the lane.
Events from council registers, the Commission, BCMS, council meetings and the RZLT maps, each with its source link. Open clocks computed with statutory periods (s.34, s.37, s.50 PDA 2000, s.251 Christmas disregard) or as published.
Grants of 10+ homes. "Unbuilt" means no commencement notice has been matched; "lapsing" expires within a year. Sources: bcms, 25 Sept 2026; npad, 26 Sept 2026
Flood extents are OPW data we may not redistribute: shown as a yes/no and a link to floodinfo.ie. Sources: constraints, 11 Sept 2026; constraints.radon, 11 Sept 2026
Water and drainage
Radius m
2,000
Masked
Count
429
Reason
source licence forbids redistribution; see the operator's own register
Available demand capacity at the nearest substations.
Water, wastewater and electricity verdicts are in the value section; check them with Uisce Éireann and ESB Networks (links) before relying on them. Source: esbn, 11 Sept 2026
RZLT map: as of 11 Sept 2026 — Latest annual RZLT edition per council; parcels under 0.1 ha are left out.
Zoning: as of 11 Sept 2026 — Generalised zoning (MyPlan GZT) and council layers; Dublin councils only for now.
Council land disposals (s.183): as of 18 Sept 2026 — Only disposals the council minutes locate on a map are shown; the last three years.
Public land: as of 11 Sept 2026 — The LDA's register of relevant public land.
Constraints: as of 11 Sept 2026 — OPW flood extents are licensed for internal use only: shown as a yes/no and a link to floodinfo.ie.
Transport stops: as of 25 Sept 2026 — NTA GTFS; rail, Luas and Metro stops used for distance to rail.
Listings: as of 11 Sept 2026 — Daft listings: on-market badge and agent business name only; never exported.
Sites: as of 26 Sept 2026 — Rebuilt nightly from the layers above.
Scores: as of 26 Sept 2026 — Rule score v0: signal weights x recency x size x zoning fit. Not a probability.
Planning applications: as of 30 Jul 2026 — The DCC feed has nothing received after 2026-07-30; newer applications may be missing.
Ownership: date unknown — We do not hold Land Registry ownership. Use the folio link-out on each site (a small fee applies).
Receiverships: date unknown — Not tracked yet.
Servicing (Uisce Éireann, ESB): date unknown — Capacity registers are licensed for internal use only; shown as link-outs.
Area covered: date unknown — The four Dublin councils (DCC, DLR, Fingal, SDCC).