Pre-opening | Property Bridges finances €4,999,401 for the development of 30 homes in Dingle (County Kerry, Ireland), at 7.5% per year

28/07/2026 – ⏱ 3 min

This article is for informational purposes only and does not, under any circumstances, constitute investment advice or a recommendation.

The crowdfunding platform Property Bridges is preparing a real estate investment opportunity in Ireland. The operation consists of granting a loan for the residential development of 30 homes at Cnoc an Cairn, Relief Road, Dingle (County Kerry), to the borrower company Zinbar Grove Developments Ltd, part of the Moloney Group. Investors should keep in mind that any reference to return is inseparable from the corresponding risk, which is described below.

Financial Terms of the Operation

The facility amounts to €4,999,401 (including fees and monitoring costs), with an interest rate of 7.5% per year and a term of 22 months (with required completion at 21 months); this reference is subject to investment risk and is not guaranteed. The purpose is the construction of 30 residential units. The borrower contributes capital of approximately €2.22 million (unencumbered land valued at €1,200,000, an initial payment of €159,320 and 15% for each drawdown), which aligns its interests with those of the lenders. Property Bridges indicates that the project has already exceeded its capacity through Auto Invest and that, to allow more lenders to participate, investments will be limited to €5,000 per lender.

Asset Description and Development Status

The complex consists of 30 homes —15 one-bedroom apartments on the ground floor and 15 two-bedroom duplexes on the upper floors—, with an approximate gross internal area of 2,843 m², 32 standard parking spaces and one accessible space, on a triangular 0.412-hectare freehold site (Folio KY78680F) in the center of Dingle, zoned GZT (Town Centre). All homes will be built to a BER A3 energy rating in compliance with Part L of the regulations in force. As for progress, groundworks and substructure works are underway, with site works around 8% complete and overall development around 5%. There is a connection agreement with Irish Water (Ref. CDS2500200701), whose €175,000 fee must be paid as a condition precedent to the first drawdown. Under the Part V obligation, 3 units will be transferred to Kerry County Council.

Planning, Valuation and Collateral

Planning is final: Kerry County Council granted permission on 30 March 2023 (Ref. 22/1128) and An Bord Pleanála decided a third-party appeal in favor on 2 January 2025 (Ref. ABP 316415-23), with no further appeal mechanism available. On 9 March 2026, Keane Mahony Smith, chartered surveyors, carried out an independent Red Book (RICS) valuation establishing a gross development value (GDV) of €12,571,400 and a land value of €1,200,000. According to the operation's table, these figures place the maximum LTNDV at 45.1% and the maximum LTC at 69.5% (the operation summary records more conservative figures of 52.6% and 73.6% respectively, a difference the investor should verify in the documentation). The collateral package includes a first legal charge over the unencumbered freehold land and the personal guarantee of Billy Moloney. In addition, a sales-milestone clause has been agreed under which 10 units will be committed with deposits before month 19, providing early visibility of repayment. Works monitoring is handled by the independent inspector OCFPM Limited.

It should be borne in mind that repayment depends on the execution and sale of the homes according to the planned schedule, and that the borrower's estimated gross sales (€10,200,000) are more conservative than the GDV of the independent valuation.

Investing in this crowdfunding project carries risks, including the partial or total loss of the invested capital. The investment is not covered by the deposit guarantee schemes established under Directive 2014/49/EU nor by the investor compensation schemes established under Directive 97/9/EC, and no return might be obtained. This is not a savings product; it is recommended not to invest more than 10% of net worth in crowdfunding projects. In compliance with Regulation (EU) 2020/1503, it is recalled that non-experienced investors have a four-calendar-day pre-contractual reflection period during which they may revoke their investment offer at no cost and without justification. This crowdfunding project is not supervised by the CNMV or the Bank of Spain, and the information provided has not been reviewed by these institutions.

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