Pre-opening | Property Bridges finances a 30-home complex in Pallaskenry, Limerick

26/05/2026 – ⏱ 5 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 announces the opening of an outstanding investment opportunity within the residential market of the Republic of Ireland. The project, promoted by the company IPD Construction Limited, consists of granting a Development Facility intended to finance the construction of a residential complex of 30 single-family homes named "Cois Curran", located in the municipality of Pallaskenry, in the strategic county of Limerick.

The transaction is structured under the fixed-interest-rate loan format, offering a nominal annual return of 7.50% over a total execution term of 22 months (with a minimum compliance period of 6 months). The volume of the global financing line amounts to €3,510,839, configuring an investment proposal that stands out for an innovative mitigated-risk design through a revolving credit drawdown system and a package of first-rank real guarantees.

Innovative Financial Structure and Phased Risk Management

With the objective of keeping leverage ratios at strictly conservative levels, the platform and the developer have designed a segmented and revolving financing structure. The general construction plan for the 30 approved homes has been divided into two well-differentiated operating stages: Phase 1, comprising the construction of the first 14 residential units, and Phase 2, made up of the remaining 16 units.

The loan granted by Property Bridges will operate as a revolving credit line with a maximum drawn-debt limit (peak debt) set strictly at €3.51 million. Under this scheme, the platform will first finance the material execution of the 14 homes of Phase 1. As the works progress and the first sales of this stage are formalized, the incoming capital flows will amortize the outstanding loan balance.

This reduction of the debt will free up the available capacity within the €3.51 million limit, allowing the developer to make new drawdowns to consecutively activate the works of Phase 2. This technical condition guarantees that the platform's maximum exposure will never exceed the set threshold, protecting investors' capital and keeping the loan-to-value (LTV) ratios under control throughout the entire project cycle.

Asset Analysis and Transaction Coverage Metrics

The project is developed on finalist land with an approximate surface area of 3.06 hectares (7.56 acres) that has a Final Planning Permission (FPP) fully granted for the construction of the 30 units. An independent appraisal report has determined that the market value of the land in its current state with permits amounts to €1,380,000. This amount includes the base land value of the 30 homes (€1,200,000) and a premium of €180,000 linked to the existence of surplus land with potential capacity to house 18 additional units under future regulations.

The economic projections for the development as a whole reflect a solid financial viability:

The mitigation of financial risks is strongly supported by the own resources contributed by the operator. IPD Construction Limited introduces into the project the rural-urban land completely free of debts and prior charges, computed as a capital contribution equivalent to €1.0 million. Additionally, the developer has disbursed in advance and injected into the budget the first €120,000 destined for the start of the urbanization and infrastructure works.

Technical Status of the Works and Construction Methodology

On site, the construction progress is notable and surpasses the phases of greatest technical uncertainty in real estate development. The general earthworks and urbanization works of the sector are 24% executed, with the most complex substructure phases having been resolved. The overall progress level of the entire development currently stands at 29%.

At the building level, execution is progressing at a good pace: the works on the exterior perimeter walls of units 1 to 9 are already fully underway, while the enclosure works of homes 10 to 14 have already begun. The construction system selected is based on the traditional methodology of concrete block walls with exposed brick facade, a well-established technique in Ireland that guarantees durability and excellent commercial acceptance. Property Bridges' Quantity Surveyor (QS) has reviewed the construction budget and the works plan, certifying that both parameters are correct and aligned with current market costs.

Location and Dynamics of the Residential Market in Limerick

The complex is located in Cois Curran, Pallaskenry, a consolidated municipality situated approximately 16 kilometers west of Limerick City, with immediate access to the N69 national road that connects the urban core with the strategic Foynes industrial axis. Pallaskenry stands out for combining the tranquility of a traditional environment close to the Shannon estuary with an excellent endowment of basic services, such as the St Kilian's primary education school and the Kingswood Community College.

The local housing market has a very favorable regulatory and demographic framework. The Limerick Development Plan 2022-2028 establishes a housing allocation of 62 new units for Pallaskenry during that period. By incorporating the 30 homes of Cois Curran, the project assumes practically half of the municipality's planned growth, consolidating the locality's urban center.

Independent appraisers confirm the existence of unsatisfied residential demand in the area, especially from first-home buyer profiles seeking single-family properties with high energy efficiency (Class A energy rating). Although the business plan envisages placing the units on the traditional open market —with estimated marketing timelines of between 6 and 8 weeks per completed home—, strong preliminary interest has been recorded from Approved Housing Bodies, which adds a solid safety cushion to the divestment strategy.

Developer Solvency and Guarantee Package

The borrowing entity is IPD Construction Limited, a company integrated within Roche Group. This family corporation has an industrial background of more than 30 years in Ireland's construction sector, with a history focused on large-scale residential, commercial and industrial developments, owning highly liquid tangible assets such as Applegreen service stations and finalist land reserves.

After having temporarily redirected its activity toward the development of hotel infrastructure on the African continent following the global financial crisis, the group has re-established its development activity in the Irish market with the successful delivery of two recent projects in the local Limerick area. The rigorous corporate, tax and anti-money-laundering checks (AML/KYC) carried out on the firm have concluded favorably.

As a safeguard of the capital of the platform's investors, the transaction has a robust scheme of cross-guarantees raised to a public deed before a notary:

Realty Investor

Our calendar brings together Europe's most outstanding opportunities in a single place, so you can plan and take advantage of every issue before the places run out. Act now:

Realty Investor

Your real estate crowdfunding, in one app.

Discover new opportunities. Invest through leading platforms. Manage your whole property portfolio from a single place.

The Realty Investor beta is now available. Explore the market, discover new projects and get to know the platform with simulated money, without putting in any capital.

Download the beta and start discovering a new way to manage your real estate investments.