Design, Construction and Delivery of Cherry Orchard (Affordable for Sale) Housing Development

AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.

1. At a glance

Buyer Title CPV / category Estimated value Per-year Procedure type Lots Location Contract length Submission deadline Go-live / start | :-------------------- | :----------------------------------------------------------------- | :------------- | :-------------- | :------- | :------------- | :--- | :------- | :-------------- | :------------------ | :-------------- | The Land Development Agency Design, Construction and Delivery of Cherry Orchard (Affordable for Sale) Housing Development (Pro405) Not stated Not disclosed Not stated Not stated Not stated Not stated Not stated 2026-08-25T15:00:00+00:00 Not stated

2. Scope of Work

The Land Development Agency (LDA) is procuring a Development Partner to undertake the design, construction, and delivery of the Cherry Orchard Affordable for Sale (AFS) housing development. The scope encompasses the entire project lifecycle, from post-planning grant through to the delivery of AFS homes to purchasers. This includes managing marketing, sales, and conveyancing processes, and ensuring compliance with all building regulations and statutory requirements.

The Development Partner will be responsible for:

• Design and Construction: Undertaking all necessary design work and construction of residential homes, ancillary facilities, and associated site development works in compliance with approved planning permission.
• Project Delivery: Delivering the development on a phased basis, aligned with market absorption capacity, with an overall completion by a predetermined date.
• Marketing and Sales: Managing the marketing, sales, and conveyancing process for all AFS homes.
• Defects Management: Handling any post-handover defects.
• Affordable for Sale (AFS) Homes: Delivering AFS homes at pre-determined prices to a pipeline of pre-qualified purchasers under the Local Authority Affordable Purchase Scheme.
• Backstop Acquisition: Acquiring AFS homes at pre-agreed prices if they do not transact within 12 months of completion.
• Development Agreement: Operating under a Development Agreement that will set out agreed costs for delivery and associated unit costs for various home types. A building license will be provided for development completion.
• Design Team Appointment: The Development Partner has the option to appoint the incumbent Design Team post-tender, provided they were not involved in the procurement evaluation process.

The development is situated on a 6-hectare greenfield site in Cherry Orchard. The contract duration and specific start date are not stated.

3. Background & buyer context

The Land Development Agency (LDA) is a state-sponsored body established to increase the supply of housing and to support the delivery of key infrastructure. This procurement aligns with the LDA's broader development pipeline, which aims to deliver over 25,000 homes. The Cherry Orchard project is part of the LDA's "Advancing planning / detailed design" phase, with "Cherry Orchard Affordable for Sale" specifically identified. The LDA employs various delivery mechanisms, including direct delivery and partnerships, to achieve its housing targets. This procurement seeks a Development Partner to manage the end-to-end process for a specific affordable housing scheme. The market engagement event for this project occurred on June 23rd, indicating prior engagement with potential developers.

4. Eligibility & selection criteria

Bidders must meet the following minimum requirements to be considered:

• Turnover requirement: Certified statements of yearly turnover of €25 million per annum over any three of the last five financial years, OR €120 million in aggregate over the last five financial years preceding submission. Turnover must be related to Property Development works.
• Insurance:
• Employer’s liability insurance: €13,000,000 per occurrence.
• Public liability insurance: €13,000,000 per occurrence.
• Contractors all risk insurance: Full value of the works inclusive of VAT.
• Professional Indemnity Insurance: €6,500,000 (details to be confirmed at RFT stage).
• Certifications: Not specified for this tender.
• Past experience:
• Minimum of 10 years' experience in a development management role for the Lead.
• Minimum of 10 years' experience in construction design for the Lead.
• A minimum of 2 comparable reference projects must be submitted.
• Personnel:
• Lead personnel must have a minimum of 10 years' experience in a development management role.
• The Environmental, Health & Safety Manager must have a minimum specified experience (exact number of years not stated in the provided text).
• Key Design Team Members (Architect, Civil & Structural Engineer, Mechanical & Electrical Engineer) require previous completed projects experience.
• Assigned Certifier requires personnel CV submission.
• Geographic / facility constraints: Not specified for this tender.

5. Award criteria & scoring

The provided documents do not detail the award criteria or scoring methodology. The procurement process is at the Pre-Qualification Questionnaire (PQQ) stage, with a Request for Tender (RFT) to follow. Award criteria will be detailed in the RFT documents.

6. Submission requirements

Bidders must submit the following documentation as part of their application:

• Applicant Details: Full company information, including registration numbers, tax reference, parent company details (if applicable), and authorised representative information.
• Financial and Economic Standing:
• Certified Minimum Turnover: Annual turnover figures for the last five financial years (2021-2025), with confirmation of evidence included.
• Statement of Going Concern: Confirmation of evidence included.
• Insurance:
• Evidence of Insurances (as per Appendix D template).
• Evidence of Contractors All Risk Insurance (as per Appendix D template).
• Performance Bond: Evidence of Performance Bond availability.
• Health, Safety, Environmental and Quality Information: Evidence of HSEQ information.
• Self-Declaration Re Regulation 57: Evidence of Self-Declaration as per Appendix F.
• Technical and Professional Resources and Experience:
• Development Partner’s Proposed Project (organisational) Structure.
• Development Partner - Personnel CVs (as per Appendix B template).
• Development Partner - Previous Completed Projects (as per Appendix C template).
• Development Partner - Key Design Team Members (CVs and project experience as per Appendices B and C). This includes specific requirements for Architect, Civil & Structural Engineer, Mechanical & Electrical Engineer, and Assigned Certifier.
• Applicant Declaration: Signed declaration (Appendix A).

7. Key dates & process

Note: The document mentions that tender documents will be published on eTenders by July 2026.

8. Contract terms that matter

The procurement is for a Development Partner to be appointed under a Development Agreement. This agreement will define the overall agreed costs for the scheme and the associated unit costs for various home types. A building license will be provided to the Development Partner for the completion of the development. The Development Partner will be responsible for compliance with all building regulations and statutory requirements. Delivery will be on a phased basis, aligned with market absorption capacity, with an overall completion by a predetermined date. The AFS homes are to be delivered at pre-determined prices. A backstop is in place for homes that do not transact within 12 months of completion, where the LDA will acquire them at pre-agreed prices. The contract will include provisions for managing post-handover defects.

9. Risks, red flags & unusuals

• Turnover Requirement: The specified turnover requirement (€25m per annum over 3 of 5 years, or €120m aggregate over 5 years) is substantial, potentially limiting the pool of smaller specialist firms unless they form consortia.
• AFS Backstop: The provision for the LDA to acquire unsold AFS homes at pre-agreed prices within 12 months of completion introduces a financial risk mitigation for the Development Partner, but the specifics of the "pre-agreed" price are critical and will be detailed in the Development Agreement.
• Incumbent Design Team: The option for the Development Partner to appoint the incumbent Design Team, provided they were not involved in evaluation, suggests a potential preference for continuity but requires careful management to avoid conflicts of interest.
• Phased Delivery & Market Absorption: The requirement for phased delivery aligned with market absorption capacity necessitates robust market analysis and sales forecasting by the Development Partner.
• No Budget Disclosed: The estimated value is listed as "not disclosed," which is common at the PQQ stage but means bidders must price based on their own assessments of the scope and market conditions.

10. SME fit assessment

This tender is structured for larger, established entities with significant financial capacity and a proven track record in property development and construction.

• Credible Bidders: Viable bidders are likely to be established property development companies, construction firms with development arms, or joint ventures/consortia of such entities. They must demonstrate substantial annual turnover and extensive experience in managing complex housing developments from design through to sales.
• Consortium/Sub-contracting: The documentation allows for Joint Ventures and Partnerships, indicating that consortia are permitted and potentially encouraged to meet the financial and experience requirements. Sub-contracting is not explicitly mentioned but would be a standard operational aspect for a successful Development Partner.
• Indicative Bid-Prep Effort: Preparing a PQQ submission of this nature, particularly the financial and project experience sections, would likely require several weeks of dedicated effort from a bid team, including financial analysts, technical experts, and bid managers.
• Pwin Signal: The substantial turnover requirements and the nature of the Development Partner model suggest a competitive process among established players. The LDA's role as a state body and its pipeline of projects indicate a consistent pipeline of opportunities, but this specific project's scale and requirements point towards larger firms or well-structured consortia. There is no explicit mention of an incumbent for this specific development, but the option to retain the incumbent design team suggests a degree of existing project knowledge within the supply chain.

11. Where to dig deeper

• Source RFT Filename: LDA Cherry Orchard AFS - Applicant Submission Document_PRO405_24.07.26.pdf
• eTenders CFT ID: Not specified in the provided text.
• Contact Email: [email protected]
• Key Attachments:
• Appendix B - CV Template
• Appendix C - Project Experience Template
• Appendix D - Evidence of Insurance – Letter Template
• Appendix F – Applicant’s Self Declaration Regulation 57