In this article we cover:
- The recovery in one-off housing starts
- Where the most self-builds are happening
- Why the 2024 figures were unusually high
- How block, timber frame and ICF performed
- Why MMC uptake remains much higher in larger developments
A total of 2,313 one-off homes were started during the first six months of 2026, according to figures from the Department of Housing, Local Government and Heritage.
That was 616 more homes than during the same period in 2025, an increase of 36 per cent.
The rise follows a sharp fall in activity last year. One-off starts dropped from 6,328 in 2024 to 3,771 in 2025, a fall of around 40 per cent.
However, 2024 was not a typical year.
Many homeowners and developers brought projects forward to meet the deadlines for the development levy waiver and the Uisce Éireann connection charge refund scheme.
This led to major spikes in April and December 2024, which together accounted for around 40 per cent of all one-off starts that year.
Once those deadlines passed, commencements returned to a steadier pattern during 2025.
Donegal records the most one-off starts
In June 2026 alone, work started on 479 one-off homes. That was 17 per cent of all residential units commenced during the month.
Donegal recorded the highest number of one-off starts during the first half of the year, at 257.
Cork County followed closely with 251, while Galway County recorded 247.
Together, the three counties accounted for almost one-third of all one-off homes started between January and June.
Self-builds take a smaller slice of the market
Although one-off starts increased, self-builds made up a smaller share of the overall housing market.
A total of 15,946 homes of all types were commenced during the first half of 2026. One-off houses accounted for around 14.5 per cent of that total.
By comparison, they represented almost 23 per cent of all homes started during 2025.
This doesn’t mean self-build activity has fallen again. Instead, apartment and scheme housing starts have grown much faster.
Almost nine in 10 are block-built
The latest figures also give a clearer picture of how one-off homes are being built.
That means just over 88 per cent, or almost nine in every 10 one-off homes, were block-built.
Timber frame was the next most common method, but it remained a long way behind at 101 homes, or just over 4 per cent of the total.
ICF was used for 63 homes, while masonry brick accounted for 46.
One-off build methods at a glance
| Main construction material | Homes started, Jan–Jun 2026 |
| Masonry block | 2,041 |
| Timber frame | 101 |
| ICF | 63 |
| Masonry brick | 46 |
| Onsite timber frame | 11 |
| Precast concrete | 9 |
| Reinforced concrete | 9 |
| Structural steel | 9 |
| Light-gauge steel | 8 |
| SIPs | 5 |
The department only began collecting detailed material data through the Building Control Management System at the end of April 2025.
This means there isn’t enough information for a full like-for-like comparison between the first halves of 2025 and 2026.
Timber frame grows, but block drives the increase
Comparing the latest figures with the previous complete six-month period, from July to December 2025, shows some growth in alternative methods.
Timber frame starts increased from 83 to 101 homes, a rise of almost 22 per cent.
Masonry brick rose from 30 to 46 homes, while masonry block increased from 1,797 to 2,041, up almost 14 per cent.
ICF moved in the opposite direction, falling from 80 to 63 homes, a drop of just over 21 per cent.
There were signs of a more recent pick-up, however. ICF starts increased from 25 during the first quarter of 2026 to 38 in the second quarter.
Overall, there was little movement away from traditional block building.
All non-block methods combined increased from 258 homes during the second half of 2025 to 266 during the first half of 2026, growth of only 3 per cent.
This means almost all of the increase in one-off homes with a stated material came from masonry block builds.
