My Department assesses, approves and records local authority social housing delivery on a project basis. As SHIP-funded construction projects by local authorities must, like all publicly-funded construction programmes, comply with the Public Spending Code and Capital Works Management Framework, my Department periodically issues Unit Cost Ceilings (UCCs) for each local authority area, for use as a key benchmark for the development and costing of scheme designs at capital appraisal stage.
While not a record of actual delivery costs, UCCs are based on an analysis of returned data from tendered social housing schemes over an extended period and are updated based on published tender index information. To monitor tender cost trends and to inform the UCC levels, my Department analyses the tender data for the construction cost element of new build schemes approved under the SHIP and CAS four-stage processes.
Outlined in the tables below are average construction costs per unit (incl. VAT) for each local authority, recorded as part of the aforementioned analysis for projects tendered in the years 2020 to 2022. The tables also set out the range of average unit costs across different projects. The range of costs recorded vary, depending on design, mix of unit types (e.g. bedroom numbers, apartment/house); and on the level of abnormal requirements for each scheme, for instance site conditions, demolitions, service diversions, site access requirements, etc. Average abnormal costs are also separately identified in the below tables.
2020
|
|
Construction Costs (incl. abnormals)
|
Abnormal Costs
|
|
Average Cost Per Unit
|
Range of Costs per Unit
|
Average Cost Per Unit
|
Carlow
|
160,010
|
160k - 160k
|
-
|
Cavan
|
171,281
|
141k - 182k
|
9,322
|
Clare
|
211,204
|
187k - 222k
|
37,939
|
Cork City
|
-
|
-
|
-
|
Cork County
|
212,373
|
180k - 232k
|
31,732
|
Donegal
|
211,942
|
208k - 213k
|
37,394
|
Dublin City
|
237,377
|
237k - 237k
|
19,138
|
Dun Laoghaire Rathdown
|
252,308
|
252k - 252k
|
29,736
|
Fingal
|
308,173
|
308k - 308k
|
65,971
|
Galway City
|
-
|
-
|
-
|
Galway County
|
210,668
|
190k - 244k
|
32,223
|
Kerry
|
190,458
|
175k - 226k
|
23,816
|
Kildare
|
-
|
-
|
-
|
Kilkenny
|
178,891
|
169k - 189k
|
28,807
|
Laois
|
198,769
|
169k - 227k
|
23,233
|
Leitrim
|
-
|
-
|
-
|
Limerick City
|
-
|
-
|
-
|
Longford
|
206,282
|
139k - 274k
|
14,452
|
Louth
|
244,460
|
244k - 244k
|
6,460
|
Mayo
|
214,969
|
215k - 215k
|
7,239
|
Meath
|
190,450
|
190k - 190k
|
35,442
|
Monaghan
|
-
|
-
|
-
|
Offaly
|
172,719
|
173k - 173k
|
18,833
|
Roscommon
|
157,554
|
152k - 168k
|
6,808
|
Sligo
|
-
|
-
|
-
|
South Dublin
|
238,312
|
236k - 242k
|
9,532
|
Tipperary
|
192,071
|
142k - 213k
|
28,105
|
Waterford City
|
202,213
|
191k - 248k
|
31,406
|
Westmeath
|
227,764
|
228k - 228k
|
29,858
|
Wexford
|
198,316
|
194k - 201k
|
28,668
|
Wicklow
|
209,397
|
184k - 233k
|
24,873
|
2021
|
|
Construction Costs (incl. abnormals)
|
Abnormal Costs
|
|
Average Cost Per Unit
|
Range of Costs per Unit
|
Average Cost Per Unit
|
Carlow
|
173,891
|
162k - 211k
|
-
|
Cavan
|
199,313
|
194k - 221k
|
41,778
|
Clare
|
208,300
|
208k - 208k
|
40,241
|
Cork City
|
267,998
|
268k - 268k
|
36,482
|
Cork County
|
204,670
|
192k - 240k
|
18,826
|
Donegal
|
189,986
|
190k - 190k
|
33,572
|
Dublin City
|
328,166
|
328k - 328k
|
35,403
|
Dun Laoghaire Rathdown
|
-
|
-
|
-
|
Fingal
|
285,599
|
286k - 286k
|
35,088
|
Galway City
|
302,336
|
302k - 302k
|
40,528
|
Galway County
|
187,313
|
177k - 205k
|
24,026
|
Kerry
|
195,565
|
186k - 206k
|
21,312
|
Kildare
|
-
|
-
|
-
|
Kilkenny
|
225,484
|
192k - 234k
|
37,202
|
Laois
|
-
|
-
|
-
|
Leitrim
|
223,698
|
217k - 232k
|
30,103
|
Limerick City
|
329,790
|
235k - 359k
|
29,675
|
Longford
|
-
|
-
|
-
|
Louth
|
-
|
-
|
-
|
Mayo
|
208,154
|
192k - 283k
|
22,881
|
Meath
|
218,297
|
218k - 218k
|
30,350
|
Monaghan
|
254,505
|
255k - 255k
|
12,822
|
Offaly
|
249,236
|
207k - 316k
|
28,407
|
Roscommon
|
-
|
-
|
-
|
Sligo
|
188,559
|
189k - 189k
|
7,317
|
South Dublin
|
-
|
-
|
-
|
Tipperary
|
217,399
|
177k - 248k
|
33,377
|
Waterford City
|
273,493
|
264k - 276k
|
52,315
|
Westmeath
|
232,428
|
232k - 232k
|
19,366
|
Wexford
|
254,185
|
254k - 254k
|
58,247
|
Wicklow
|
228,912
|
203k - 308k
|
10,747
|
2022
|
|
Construction Costs (incl. abnormals)
|
Abnormal Costs
|
|
Average Cost Per Unit
|
Range of Costs per Unit
|
Average Cost Per Unit
|
Carlow
|
-
|
-
|
-
|
Cavan
|
-
|
-
|
-
|
Clare
|
289,213
|
289k - 289k
|
66,834
|
Cork City
|
298,657
|
244k - 340k
|
49,475
|
Cork County
|
292,865
|
293k - 293k
|
62,088
|
Donegal
|
209,107
|
191k - 237k
|
15,729
|
Dublin City
|
386,391
|
381k - 390k
|
46,177
|
Dun Laoghaire Rathdown
|
311,235
|
257k - 325k
|
26,944
|
Fingal
|
242,003
|
242k - 242k
|
18,172
|
Galway City
|
-
|
-
|
-
|
Galway County
|
229,886
|
224k - 287k
|
17,299
|
Kerry
|
283,388
|
283k - 283k
|
31,091
|
Kildare
|
317,175
|
317k - 317k
|
30,045
|
Kilkenny
|
340,559
|
341k - 341k
|
47,678
|
Laois
|
-
|
-
|
-
|
Leitrim
|
-
|
-
|
-
|
Limerick City
|
-
|
-
|
-
|
Longford
|
236,571
|
237k - 237k
|
23,758
|
Louth
|
315,619
|
298k - 329k
|
35,794
|
Mayo
|
267,041
|
249k - 319k
|
42,355
|
Meath
|
304,398
|
302k - 316k
|
23,252
|
Monaghan
|
248,656
|
249k - 249k
|
33,894
|
Offaly
|
263,567
|
264k - 264k
|
24,589
|
Roscommon
|
194,389
|
180k - 213k
|
17,689
|
Sligo
|
242,150
|
206k - 301k
|
24,728
|
South Dublin
|
356,789
|
327k - 365k
|
35,884
|
Tipperary
|
-
|
-
|
-
|
Waterford City
|
302,349
|
302k - 302k
|
49,622
|
Westmeath
|
-
|
-
|
-
|
Wexford
|
-
|
-
|
-
|
Wicklow
|
320,747
|
251k - 338k
|
41,475
|
While the average construction costs per unit (incl. VAT) are shown in the above tables, there are other items that make up the all-in delivery costs for such projects, including:
- Design/technical fees: Design fees vary from project to project, depending on the location, size and complexity of a scheme and depending on whether design services are provided by a local authority in-house or via external appointment. As a guideline/indicator, design fee are generally expected to range between 7.5% to 12.5% of construction costs;
- Land cost: Land costs can vary significantly from project to project, depending on location and ownership status (e.g. land costs could vary from local authority owned land with little or no cost to land acquired at market value);
- Utilities: This includes connection fees for Irish Water, ESB, gas, etc. As a guideline/indicator, utility connection costs are generally in the order of €7k per unit;
- Other Costs: Other items that might make up the all-in delivery cost can include site investigations/surveys, archaeological requirements and Percent for Art contributions and they will vary from scheme to scheme.
In advancing social housing projects, a range of factors can impact on the costs for individual projects. Project-specific issues will always arise and can impact on how a project can be advanced and the costs for same. These factors are covered in the regular engagement that happens between my Department and local authorities which is focussed on facilitating the earliest possible delivery of new social homes.