This morning, I read an interesting article from the Irish Times.
The article summarised the significant shift in Ireland’s social housing situation today, and it showed that the number of young, employed individuals applying for social housing keeps increasing dramatically. Many of these young people aged between 18-30 are still living with their parents.
As expected, this change is largely due to rising property prices and the increasing unaffordability of homeownership. And since the article is behind a paywall (which is why many readers are unable to view the article), I will summarise the key points from the article below.
Key Points
1. Rising Property Prices and Mortgage Challenges
In areas like Dublin 18, two-bedroom apartments launched at approximately €475,000 in 2023. To afford such a property, a buyer would need an income around €106,000, assuming a 10% deposit and a 30-year mortgage at 4% interest.
This financial barrier has made homeownership unattainable for many, even with government incentives like the Help to Buy scheme.
2. Shift Towards Social Housing
Developments such as Kiln View in Clay Farm include social housing units—35 one-bedroom and 20 two-bedroom apartments—offered through services like Dún Laoghaire Rathdown’s Choice Based Letting. These units provide income-dependent rents, offering more affordable options compared to private market rates.
3. Changing Demographics of Applicants
- A report from PTSB indicates that nearly half (46%) of prospective homebuyers are now considering social housing, with this figure rising to 61% among 18- to 24-year-olds. This marks a significant shift from traditional applicant profiles.
- Data from the Housing Agency reveals a notable increase in social housing applications from individuals under 30, particularly those under 26. Conversely, the proportion of unemployed applicants has decreased, with many new applicants being employed and living with family or friends.
4. Maximum Salary and Income Thresholds for Social Housing
- Eligibility for social housing requires applicants to show a lack of suitable alternative accommodation and to also meet specific income thresholds, which vary by location. For instance, in Dublin, a single person can qualify with a net income up to €40,000.
- Certain benefits, such as child allowance and fuel allowance, are excluded from income calculations. However, surpassing income limits can render an applicant ineligible, even if already on the waiting list.
5. Waiting Times and Housing Stock
- As of 2024, approximately 60,000 households qualified for social housing, with about 11,500 waiting for over seven years. While some local authorities have seen decreased waiting lists, others, like Galway and Donegal, have seen increases.
- In 2024, over 10,500 social homes were added to the housing stock.
How Modular Social Housing Can Bridge Ireland’s Growing Housing Gap.
Today, a significant number of Irish social housing applicants are not just long-term unemployed or economically inactive applicants. They are young, working individuals—many still living with their parents—struggling to secure affordable housing due to rising rents and unattainable property prices.
In response to this evolving reality, I believe the Irish government must urgently rethink its approach to social housing delivery. And if you know me by now, only one solution stands out – modular construction.
Especially, publicly funded modular social housing projects offer a promising and faster way to deliver high-quality, cost-effective homes, while reducing the growing waiting lists.
What Is Modular Social Housing?
Modular housing refers to homes built in sections off-site in controlled factory environments and then transported for quick assembly on location.
These units can range from compact one-bedroom dwellings to multi-unit apartment-style blocks and can match traditional buildings in both durability and energy efficiency.
Social Modular Housing in this case, simply means that these projects are mainly sponsored by the Irish government through Approved Housing Bodies or a new State-run construction body, instead of private developers. (See our blog post of one of Dublin Council’s recent social modular housing projects).
Key Advantages of Modular Construction for Social Housing.
| BENEFIT | POTENTIAL IMPACT |
|---|---|
| Faster Build Times | Modular homes can be constructed and installed 40-60% quicker than traditional builds. |
| Cost Efficiency | Factory production reduces waste and lowers costs, enabling better value per unit. |
| Flexibility | Units can be scaled or relocated to meet evolving local needs. |
| Sustainability | Due to improved waste-reduction building techniques, modular builds are often more energy efficient and produce a lower carbon footprint. |
| Minimal Disruption | Less on-site time means reduced disruption to communities and infrastructure. Also, modules being built in a factory means that disruptions due to rain or poor weather are difficult. |
How much can I earn and still qualify for social housing as a Single Person?
| County | Household net income | Gross income* |
|---|---|---|
| Dublin, Cork city, Galway city, Meath, Wicklow, Kildare | €40,000 | €51,000 |
| Carlow, Clare, Cork, Galway, Kerry, Kilkenny, Laois, Limerick, Louth, Waterford, Westmeath, Wexford | €35,000 | €42,000 |
| Donegal, Cavan, Leitrim, Longford, Mayo, Monaghan, Offaly, Roscommon, Sligo, Tipperary | €30,000 |
Why the Government Should Prioritise Modular Social Housing Now.
- To meet yearly housing targets – In order to try to alleviate the housing crisis, Ireland needs at least 50,000 homes built per year until 2030. Given that the state has not shown any signs that is capable of reaching these targets, a smarter way to build has to be adopted.
To make matters worse, reports show that Q1 2025 show that only saw 3,126 housing commencements. A record low in the last four years. Read Here.
2. To address Demographic Shifts – Young, working people living with parents represent a vital workforce. Delays in accessing affordable housing can stall their independence and economic contribution.
3. To Reduce Waiting Lists – Modular builds can quickly accommodate growing demand, especially in high-pressure urban centres.
4. To Improve Cost Controls – Delays due to weather & poor budgeting, and rising material and labour costs in traditional construction make modular methods a financially smarter alternative. The main reason for this is that factory designs are uniform, and greatly help with setting clear budgets.
5. To Support Mixed Communities – Modular developments can be integrated within private developments, fostering diverse and inclusive neighbourhoods.
6. To Respond to Climate Goals – As some councils pursue strong sustainable development targets (Meath Council), eco-conscious modular projects can offer a greener solution that reduces construction waste.
Lessons from Past Failures and Future Outlook
It is essential to acknowledge past issues, such as the Sisk modular social housing projects in Dublin, which suffered from cost overruns, fire safety issues, and oversight gaps.
These failures should not discredit modular housing, but rather highlight the need for:
- Stronger regulatory oversight
- Proper contractor selection and training
- Robust factory and site inspections
- Clear accountability structures
With these reforms in place, modular construction remains one of the most viable, scalable, and timely tools to combat Ireland’s deepening housing crisis.
Conclusion
Modular social housing is not a magic bullet, but it is a realistic, proven, and adaptable solution. As the Irish government faces rising demand from younger, working individuals trapped in housing limbo, now is the time to expand investment in modular projects.
With the right planning, oversight, and commitment, Ireland can reduce waiting lists, house its growing population, and take a meaningful step toward resolving its housing emergency.
