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Heuston south quarter · Buildable

Heuston South Quarter

South West Inner City · Dublin CityNew

Heuston South Quarter, St. John's Road West/Miltary Road, Kilmainham, Dublin 8. (www.heustonsouthquartershd.ie)

90StrongPermission running out· grant expires within a year, not started

399 homes granted 31 Mar 2022, expires 31 Mar 2027, not started

1 more reason

1.09 ha zoned M2 (Z5: City Centre: To consolidate and facilitate the development of the central ar) · source, 14 Dec 2022

Area: 1.09 ha
Zoning: M2
Homes: 399 homes (granted)
Permission expires: 31 Mar 2027

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Who to contact: Applicant: HPREF HSQ Investments Limited · Applicant on planning file ABP-311591 (DCC).

What could be built

399 homes (granted)

Loading capacity…

What it might be worth

Indicative, not a valuation

Planning history

Planning on and around the site

Radius m: 250

Near

Total: 23
Years: 5

Appeals

Total: 7
Tagged: 0

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, 25 Sept 2026; acp, 25 Sept 2026; bcms, 25 Sept 2026

Deadlines running

Count: 1
Radius m: 250

Clocks (1)

Kind	Basis	Summary	Days left	Deadline at	Deadline kind
permission_expiry	signal	Permission ABP-311591 expires unless works start (s.40 PDA 2000)	186	31 Mar 2027	permission_expiry

Deadlines are computed once, by the connector that saw the event, from the statutory rule; never estimated here. Sources: acp, 25 Sept 2026; consult, 25 Sept 2026

Loading planning history, what’s nearby and constraints…

More in Dublin City: development land · derelict sites · council land for sale · RZLT map

Similar schemes nearby

Base rate from past decisions nearby, not a prediction for this site

Years: 5
Radius m: 2,000
Min units: 10
Homes granted: 735

Schemes (10)

Council	Ref	Type	Units	Address	Decision
DCC	WEB2243/26	Permission	14	1-2 Chamber Street, at the junction with Ardee Street and Chamber Street, Dublin 8, D08 H3K5	ADDITIONAL INFORMATION
DCC	WEB1019/26	Permission	27	Site bounded by numbers 11 & no. 32 Hanover Lane, Dublin 8	GRANT PERMISSION
DCC	WEB1951/26	Permission	86	69D Donore Avenue, Dublin 8. The site is situated to the south and west of White Swan Business Centre, to the south east of properties on Elford	ADDITIONAL INFORMATION
DCC	WEB5590/25	Permission	189	1-6 Beresford Street, Dublin 7, D7T611. The site is bounded by Cuckoo Lane to the north, George's Hill to the east, Marys Lane to the south and Beresford St…	GRANT PERMISSION
DCC	WEB5546/25	Permission	13	Emmet Court, Saint Vincent Street West, Dublin 8 .	GRANT PERMISSION
DCC	WEB1433/26	Permission	12	13-18, Fegan's, Chancery Street & 1-1a St. Michans Place, Dublin 7 D07A275	GRANT PERMISSION
DCC	WEB1042/26	Permission	14	29 Bow Lane West, Dublin 8, D08V44T	GRANT PERMISSION
DCC	WEB6015/25	Permission	27	Lands at the Junction of Irwin Court and Irwin Street Kilmainham Dublin 8	ADDITIONAL INFORMATION
DCC	WEB2373/25	Permission	51	42 Marrowbone Lane, Dublin 8, D08 FY6W	GRANT PERMISSION
DCC	WEB5392/25	Permission	16	16-17 Grand Canal Place, The Liberties, Dublin 8, D08 AY88	REFUSE PERMISSION

Base rates (2)

N	Of	Text	Label
19	30	19 of 30 decided applications for 10+ homes within 2 km in 5 years were granted	Applications for 10+ homes granted
5	15	5 of 15 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, 25 Sept 2026

What's happening nearby

100 recent events

Recent activity within 250 m

25 Sept 2026 No longer: built far below what the zoning allows
About 173 m² of buildings on 1.09 ha (plot ratio 0.02, 5 storeys max)
source
24 Sept 2026 Permission lapsing within a year, not started
399 homes granted 31 Mar 2022, expires 31 Mar 2027
source
24 Sept 2026 Built far below what the zoning allows
About 173 m² of buildings on 1.09 ha (plot ratio 0.02, 5 storeys max)
source
10 Jul 2026 Further information requested · 248 m
WEB2240/26: further information requested — Proposed 2 No. Studio Apartments circa 78 sq.m area with private and public roof terraces and associated siteworks.
source
10 Jul 2026 Decision · 248 m
WEB2240/26: ADDITIONAL INFORMATION — Proposed 2 No. Studio Apartments circa 78 sq.m area with private and public roof terraces and associated siteworks.
source
23 Jun 2026 New application · 191 m
WEB2556/26: application received — RETENTION: Reinstatement of boundary wall to rear of site, bordering Camac River, including new foundation to support ma
source
10 Jun 2026 New application · 178 m
WEB2425/26: application received — (i) change of use of first-floor level office space to provide limited-term staff accommodation, related to the operatio
source
10 Jun 2026 Decision · 178 m
WEB2408/26: APPLICATION DECLARED INVALID — (i) change of use of first-floor level office space to provide limited-term staff accommodation, related to the operatio
source
9 Jun 2026 New application · 178 m
WEB2408/26: application received — (i) change of use of first-floor level office space to provide limited-term staff accommodation, related to the operatio
source
8 Jun 2026 Decision · 178 m
WEB2379/26: APPLICATION DECLARED INVALID — (i) change of use of first-floor level office space to provide limited-term staff accommodation, related to the operatio
source
5 Jun 2026 New application · 178 m
WEB2379/26: application received — (i) change of use of first-floor level office space to provide limited-term staff accommodation, related to the operatio
source
4 Jun 2026 Appeal decided · 186 m
ACP 500773: Refuse permission
source
22 May 2026 New application · 248 m
WEB2240/26: application received — Proposed 2 No. Studio Apartments circa 78 sq.m area with private and public roof terraces and associated siteworks.
source
20 May 2026 Appeal received by the Commission · 0 m
ACP 324296: Demolition of part of the podium and Basement Level -1 reinforced concrete slabs at the interface of the proposed Blocks
source
12 May 2026 Sale recorded (PPR) · 250 m
€387,000 · 7 MANOR HALL, MOUNTBROWN, JAMES ST · second-hand
source
20 Apr 2026 Sale recorded (PPR) · 160 m
€286,500 · 65 OLD KILMAINHAM VILLAGE, BOW LANE WEST, DUBLIN 8 · second-hand
source
24 Feb 2026 Commencement notice · 215 m
Work commenced at Bow Bridge, Dublin 8, D08 V8Y1 under 5423/22
source
18 Feb 2026 Further information requested · 99 m
WEB6015/25: further information requested — Abbey Building Contractors Limited intend to apply for planning permission on lands located at the junction of Irwin Cou
source
18 Feb 2026 Decision · 99 m
WEB6015/25: ADDITIONAL INFORMATION — Abbey Building Contractors Limited intend to apply for planning permission on lands located at the junction of Irwin Cou
source
13 Feb 2026 Appeal lodged · 186 m
WEB5717/25: appealed to An Coimisiún Pleanála (PL-500773-DS-26) — The development will consist of a new 2.6m wide 'vehicular access' to provide one off street car parking space with new
source
11 Feb 2026 Appeal received by the Commission · 186 m
ACP 500773: The development will consist of a new 2.6m wide 'vehicular access' to provide one off street car parking space with new
source
22 Jan 2026 Decision · 186 m
WEB5717/25: REFUSE PERMISSION — The development will consist of a new 2.6m wide 'vehicular access' to provide one off street car parking space with new
source
17 Dec 2025 New application · 99 m
WEB6015/25: application received — Abbey Building Contractors Limited intend to apply for planning permission on lands located at the junction of Irwin Cou
source
15 Dec 2025 Decision · 99 m
WEB5939/25: APPLICATION DECLARED INVALID — Abbey Building Contractors Limited intend to apply for planning permission on lands located at the junction of Irwin Cou
source
11 Dec 2025 New application · 99 m
WEB5939/25: application received — Abbey Building Contractors Limited intend to apply for planning permission on lands located at the junction of Irwin Cou
source
19 Nov 2025 New application · 186 m
WEB5717/25: application received — The development will consist of a new 2.6m wide 'vehicular access' to provide one off street car parking space with new
source
18 Nov 2025 Sale recorded (PPR) · 143 m
€461,000 · APT 53, BLOCK C, BOW BRIDGE PLACE · second-hand
source
13 Nov 2025 Sale recorded (PPR) · 171 m
€350,000 · 10 BOW BRIDGE, KILMAINHAM, DUBLIN 8 · second-hand
source
31 Oct 2025 Decision · 190 m
WEB5076/25: REFUSE PERMISSION — CHANGE OF USE: Maroon Properties Limited intend to apply for planning permission for a development at Bow Bridge Busines
source
17 Oct 2025 Sale recorded (PPR) · 250 m
€400,000 · APT 13 MANOR HALL, MOUNT BROWN, DUBLIN 8 · second-hand
source

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.

Homes planned nearby

Radius m: 1,000

As of

Computed at: 2026-09-26T06:08:07+00:00
Sites in table: 4,173

Totals

Homes: 3,538
Sites: 18
Lapsed: 202
Lapsing: 399
Started: 2,871
Unbuilt: 66
Not started: 465
Started pct: 81
Sites lapsed: 2
Sites lapsing: 1
Sites started: 13
Sites unbuilt: 2
Sites appealed: 0

Sites (15)

Council	Lat	LEA	Lon	Ref	Name
DCC	53.34	South West Inner City	-6.3	ABP-311591	Heuston South Quarter
DCC	53.34	South West Inner City	-6.29	WEB2373/25

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.
On site: Yes
Available: Yes

Zones (5)

Plan id	Fetched at	Objective text	Code	Label	Meaning
DCC_DP_OWN	11 Sept 2026	Zone Z9 - DEV PLAN 2022-2028	—	—	—
DCC_DP_OWN	11 Sept 2026	Zone Z5 - DEV PLAN 2022-2028	—	—	—
DU-001:DP:development-plan-2022-2028	11 Sept 2026	Z9: Amenity/Open Space Lands/Green Network: To preserve, provide and improve recreational amenity, open space and ecosystem services.	G5	Open space and amenity	Land zoned to stay open — parks, playing fields, amenity corridors. Built development is very hard to justify, which also means the view is protected.
DU-001:DP:development-plan-2022-2028	11 Sept 2026	Z5: City Centre: To consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design chara…	M2	Major town centre	The main town centre — retail, offices, civic uses, apartments.
DU-001:DP:development-plan-2022-2028	11 Sept 2026	Z5: City Centre: To consolidate and facilitate the development of the central area, and to identify, reinforce, strengthen and protect its civic design chara…	M2	Major town centre	The main town centre — retail, offices, civic uses, apartments.

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 (3)

Kind	Count	Label
niah	1	NIAH-recorded building
radon	1	Radon risk area
smr	2	Recorded monument

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.niah, 11 Sept 2026; constraints.radon, 11 Sept 2026; constraints.smr, 11 Sept 2026

Water and drainage

Radius m: 2,000

Masked

Count: 375
Reason: source licence forbids redistribution; see the operator's own register

Links (3)

Name	Note
Uisce Éireann wastewater treatment capacity register	Wastewater and water supply headroom per plant; check the plant serving this site.
Uisce Éireann pre-connection enquiry	The formal answer on whether a connection is feasible.
ESB Networks capacity heatmaps	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. Sources: esbn, 11 Sept 2026; uisce.wastewater; uisce.water

Sources

Site record (pipeline_site) · as of 26 Sept 2026
Permission lapsing within a year, not started · as of 31 Mar 2027
Zoning · as of 14 Dec 2022
npad · as of 25 Sept 2026
acp · as of 25 Sept 2026
lda_lands · as of 11 Sept 2026
consult · as of 25 Sept 2026
moderngov · as of 25 Sept 2026
rzlt · as of 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.
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).

Site pack generated 26 Sept 2026.

Name	Homes	Sites
HPREF HSQ Investments Limited	399	1
Sales Limited	51	1
Sumberry Limited	15	1

Public land nearby

Radius m: 1,000

Council items (1)

Council	Kind	Title	Item no	Committee	Fetched at
DCC	part8	South Central Area Matters	5.	South Central Area Committee	11 Sept 2026

Sources: lda_lands, 11 Sept 2026; moderngov, 25 Sept 2026

Transport and schools

Radius m: 1,000
Stop count: 73
Facility count: 5

Stops (10)

Name	Agency	Stop id	Distance m
Heuston Station	nta	8220DB007939	312
Heuston Station	nta	8220DB002637	320.1
Mount Brown	nta	8220DB001994	343.1
Mount Brown	nta	8220DB001943	344.1
Heuston Station	nta	8220CO10995	345.5
Heuston Station	nta	8220B10995	359.7
St James Hospital	nta	8220DB001942	363
Dublin Heuston	nta	8220IR0132	398.8
James's Luas	nta	8220DB001995	405.5
Conyngham Road	nta	8220DB001449	412.7

Schools (5)

Council	Ref	Kind	Name	Distance m
DCC	20429F	school_primary	ST. JAMES'S PRIMARY SCHOOL	717.7
DCC	20430N	school_primary	Canal Way Educate Together National School	757.5
DCC	60410I	school_postprimary	C.B.S. James Street	757.5
DCC	19151C	school_primary	ST JOHN OF GOD SP SCH	803.5
DCC	19589U	school_primary	GAELSCOIL INSE CHOR	887.9

Sources: gtfs, 25 Sept 2026; schools, 11 Sept 2026

Heuston South Quarter

What could be built

What it might be worth

Planning history

Planning on and around the site

Near

Appeals

Deadlines running

Clocks (1)

Planning history

Planning on and around the site

Near

Appeals

Deadlines running

Clocks (1)

Similar schemes nearby

Schemes (10)

Base rates (2)

What's happening nearby

Recent activity within 250 m

Homes planned nearby

As of

Totals

Sites (15)

Zoning, services and constraints

Zoning and the RZLT map

Rzlt

Zones (5)

Constraints

Kinds (3)

Water and drainage

Masked

Links (3)

More detail

On the market

All sales

New build

Sources

Applicants (3)

Public land nearby

Council items (1)

Transport and schools

Stops (10)

Schools (5)