Design and Build Contractor - 12no. homes at Cois na Feile, Abbeyfeale, Co. Limerick
Value
€4.5m
Deadline
06 Jul
06 Jul 2026
Value
€4.5m
Deadline
06 Jul
Design and build contractor for 12 homes in Abbeyfeale, Co. Limerick
Design and build contractor for 12 homes in Abbeyfeale, Co. Limerick
Bidder profile
Firms with experience in residential projects valued over €3.5 million, capable of managing timelines and quality standards.
Risks & flags
- High turnover requirement
- Potential exclusion of smaller contractors
- Ambiguity in performance expectations due to lack of SLAs/KPIs
Briefing
AI-generated analysis of the documents. Check the official notice and any amendments for current submission details.
1. At a glance
| Buyer | Clúid Housing Association |
|---|---|
| Title | Design and Build Contractor - 12no. homes at Cois na Feile, Abbeyfeale, Co. Limerick |
| CPV / category | Not stated |
| Estimated value | €4,500,000 |
| Per-year (if multi-year) | Not stated |
| Procedure type | Not stated |
| Lots | Not stated |
| Location | Abbeyfeale, Co. Limerick |
| Contract length | Not stated |
| Submission deadline | 6 July 2026, 11:00 AM |
| Go-live / start | Not stated |
2. Scope of Work
The contract involves the design and construction of 12 residential units at Cois na Feile, Abbeyfeale, Co. Limerick. The contractor will be responsible for all aspects of the project from initial design through to the completion of the homes, ensuring compliance with all relevant regulations and standards.
Key activities include:
-
Design Phase:
-
Development of architectural and engineering designs.
-
Compliance with local planning regulations and building codes.
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Construction Phase:
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Site preparation, including excavation and grading.
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Construction of residential units, ensuring a minimum of 600mm of topsoil over subsoil.
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Installation of utilities, including water, electricity, and sewage systems.
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Adherence to environmental and safety regulations throughout the construction process.
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Quality Assurance:
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Implementation of a quality management system to ensure all work meets specified standards.
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Regular inspections and testing of materials and workmanship.
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Completion and Handover:
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Final inspections and obtaining necessary certifications.
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Handover of completed units to Clúid Housing Association.
The project is expected to follow a structured workflow, including design reviews, construction milestones, and final inspections, ensuring timely delivery and adherence to budget constraints.
3. Background & buyer context
This tender is being issued as part of Clúid Housing Association's ongoing commitment to providing affordable housing in Ireland. The project aligns with national housing policies aimed at increasing the availability of social housing. Clúid Housing has a history of delivering similar projects and aims to address the housing shortage in the region. The procurement is timely given the increasing demand for housing solutions in Abbeyfeale and surrounding areas.
4. Eligibility & selection criteria
Bidders must meet the following eligibility and selection criteria:
- Turnover requirement: Minimum average annual turnover of €3.5 million over the last three years.
- Insurance:
- Public Liability Insurance: Minimum €6.5 million per accident.
- Employer’s Liability Insurance: Minimum €13 million per accident.
- Professional Indemnity Insurance: Minimum €5 million per claim.
- Certifications: Not specified for this tender.
- Past experience: Bidders must have completed at least one project with a contract value in excess of €3.5 million within the last five years.
- Personnel: Not specified for this tender.
- Geographic / facility constraints: Not specified for this tender.
5. Award criteria & scoring
Bids will be evaluated based on the following criteria:
| Criterion | Weight (%) | Sub-criteria | Pass/Fail Threshold |
|---|---|---|---|
| Price | 60 | Total cost of the project | Not specified |
| Quality | 40 | Design quality, sustainability | Not specified |
The evaluation will follow a Most Economically Advantageous Tender (MEAT) approach, balancing price and quality.
6. Submission requirements
Bidders must submit the following documents:
- Method statement / response document (template provided, maximum 20 pages).
- CVs of key personnel (maximum 2 pages each).
- Pricing schedule (template provided).
- Case studies of at least two comparable projects (value range: €3.5 million and above).
- Declarations including ESPD, Bona Fides, Tax clearance, and Conflict of Interest.
- Mandatory site visit: Date to be confirmed, contact details provided in the tender documents.
- Submission portal: eTenders, with specific format rules outlined in the tender documents.
7. Key dates & process
| Key Date | Date & Time |
|---|---|
| RFT issued | Not specified |
| Clarification deadline | Not specified |
| Mandatory site visit | Not specified |
| Tender deadline | 6 July 2026, 11:00 AM |
| Expected award | Not specified |
| Contract start | Not specified |
| Go-live / mobilisation | Not specified |
8. Contract terms that matter
Key contract terms include:
- Term + extension structure: Not specified.
- Payment terms: Payments will be made upon completion of milestones as outlined in the contract.
- Key SLAs/KPIs: Not specified.
- Liquidated damages: Not specified.
- Termination clauses: Standard termination clauses apply.
- IP ownership: All designs and documentation produced will be owned by Clúid Housing Association.
- Sub-contracting rules: Sub-contracting is permitted but must be disclosed in the tender submission.
9. Risks, red flags & unusuals
Potential risks and concerns include:
- The turnover requirement of €3.5 million may limit participation to larger firms, potentially excluding smaller contractors.
- The lack of specified geographic constraints may lead to a wider pool of bidders, but could also introduce challenges in managing local compliance and community engagement.
- The absence of detailed SLAs/KPIs may lead to ambiguity in performance expectations.
10. SME fit assessment
Small and medium-sized enterprises (SMEs) that can credibly bid should have:
- Experience in residential construction projects, ideally with a contract value exceeding €3.5 million.
- Relevant insurance coverage as specified.
- The capacity to manage the project within the required timelines and quality standards.
Consortium or sub-contracting arrangements are allowed, which may enhance the ability of smaller firms to participate. The indicative bid-preparation effort is estimated at 10-15 days, considering the documentation and compliance requirements. The presence of an incumbent contractor may influence the competitive landscape, but the project is open to new entrants.
11. Where to dig deeper
- Source RFT filename: Not specified.
- eTenders CFT ID: Not specified.
- Contact email: Not specified.
- Important attachments:
- Appendix B1 — List of Previous Works Projects
- Appendix B2 — Certificate of Satisfactory Execution
- Appendix D1 — Letter of Undertaking Bond
Can you bid?
Minimum turnover
€3,500,000
Public liability insurance
€6,500,000
Professional indemnity insurance
€5,000,000
Scoring
Most Economically Advantageous Tender
Documents (76)
3.4.1-HS-Works-Contractor_v3.1-25-11-2025.docx
51.5 KB · Contract / Agreement / Terms
PW-CF2_Contract_v2.8_25-11-2025.pdf
897.9 KB · Contract / Agreement / Terms
Appendix_A_Applicants_Self-Declaration__Regulation_57.docx
41.0 KB · Form / Declaration / Certificate
Appendix_B2_Certificate_of_Satisfactory_Project_Execution.docx
27.6 KB · Form / Declaration / Certificate
241258-PUNCH-XX-XX-DR-C-0101.pdf
1.5 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0200.pdf
559.4 KB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0301.pdf
1.3 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0420.pdf
1.4 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0500.pdf
698.4 KB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0501.pdf
1.6 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0502.pdf
602.4 KB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0525.pdf
4.4 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0550.pdf
1.8 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0601.pdf
1.7 MB · Drawing / Plan / Layout
241258-PUNCH-XX-XX-DR-C-0625.pdf
1.3 MB · Drawing / Plan / Layout
25.3009-MFC-XX-ST-DR-B-9100 (A1) (C01)-A1.pdf
1.2 MB · Drawing / Plan / Layout
25.3009-MFC-XX-ST-DR-B-9101 (A1) (C01)-A1.pdf
1.2 MB · Drawing / Plan / Layout
250715_Abbeyfeale_Part 8-SITE PLAN_SUBMISSION - Standard.zip
6.5 MB · Drawing / Plan / Layout
250715_Abbeyfeale_Part 8-SITE PLAN_SUBMISSION-A2-PA-01_Location Map.pdf
277.2 KB · Drawing / Plan / Layout
250715_Abbeyfeale_Part 8-SITE PLAN_SUBMISSION-A2-PA-02-Site Plan-Existing.pdf
740.7 KB · Drawing / Plan / Layout
250715_Abbeyfeale_Part 8-SITE PLAN_SUBMISSION-A2-PA-03-Site Plan-Proposed.pdf
2.1 MB · Drawing / Plan / Layout
250715_Abbeyfeale_Part 8-SITE PLAN_SUBMISSION-A2-PA-04_Demoltion Plan.pdf
418.1 KB · Drawing / Plan / Layout
250715_Abbeyfeale_Part 8-SITE PLAN_SUBMISSION-A2-PA-05-Boundaries.pdf
3.8 MB · Drawing / Plan / Layout
24-415-001 - TOPO SURVEY - ITM95 & OSGM15 datum - ISSUED 110225.pdf
315.0 KB
24-415-002 - UUS - (1of2) - ITM95 & OSGM15 datum - ISSUED 180225.pdf
818.1 KB
24-415-003 - UUS - (1of2) - ITM95 & OSGM15 datum - ISSUED 180225.pdf
999.1 KB
240717-Site Photos-Abbeyfeale.pdf
2.9 MB
241132 - EcIA - F - 30.09.2025.pdf
23.2 MB
241258-PUNCH-XX-XX-RG-C-001.pdf
317.7 KB
241258-PUNCH-XX-XX-RG-C-200.pdf
315.1 KB
241258-PUNCH-XX-XX-RP-C-0001-EPR_A0_C01.pdf
6.7 MB
25.0000-MFC-V1-XX-RG-B-9200 (S2) (P01).pdf
123.8 KB
250715-Demolition Record-Photos.pdf
3.2 MB
250715_Abbeyfeale_Part 8_DEMOLITIONS_SUBMISSION - Standard.zip
875.0 KB
250715_Abbeyfeale_Part 8_DEMOLITIONS_SUBMISSION-PA-06.pdf
421.5 KB
250715_Abbeyfeale_Part 8_DEMOLITIONS_SUBMISSION-PA-07.pdf
319.9 KB
250715_Abbeyfeale_Part 8_DEMOLITIONS_SUBMISSION-PA-08.pdf
509.0 KB
250715_Abbeyfeale_Part 8_HOUSE Sections_SUBMISSION-PA-20.pdf
1.5 MB
250715_Abbeyfeale_Part 8_HOUSE TYPES_SUBMISSION - Standard.zip
4.3 MB
250715_Abbeyfeale_Part 8_HOUSE TYPES_SUBMISSION-PA-10.pdf
274.1 KB
250715_Abbeyfeale_Part 8_HOUSE TYPES_SUBMISSION-PA-11.pdf
275.0 KB
250715_Abbeyfeale_Part 8_HOUSE TYPES_SUBMISSION-PA-12.pdf
274.6 KB
250715_Abbeyfeale_Part 8_HOUSE TYPES_SUBMISSION-PA-20.pdf
1.5 MB
250715_Abbeyfeale_Part 8_Sections_SUBMISSION-PA-12.pdf
274.6 KB
250715_PA30-Abbeyfeale_Part 8-LANDSCAPING-SUBMISSION - Standard.zip
6.8 MB
250715_PA30-Abbeyfeale_Part 8-LANDSCAPING-SUBMISSION-PA-30.pdf
2.1 MB
250718-Abbeyfeale-Part 8 Docs-Arch Statement-FINAL.pdf
4.2 MB
250718-Abbeyfeale-Part 8 Docs-Housing Quality Assessment + Schedule of Accomodation.pdf
1.0 MB
250916-Part 8 Cover Form and Application-Cois na Feile.pdf
800.6 KB
3. Clúid Greening Strategy.pdf
2.6 MB
3.4.2-HS-PSCS_v3.1-25-11-2025.docx
43.2 KB
3.4.3-HS-Works-Specialist-with-Design_v3.1-25-11-2025.docx
48.1 KB
4. Landscaping and Biodiversity Guide.pdf
10.5 MB
AASR - F - 2025.09.30 - 241132.pdf
8.9 MB
Abbeyfeale Chamber numbers.pdf
210.7 KB
Appendix_B1_List_of_Previous_Works_Projects_which_is_CEE.docx
32.9 KB · Appendix / Annex
Appendix_C_Bankers_Letter.docx
31.2 KB · Appendix / Annex
Appendix_D1_QW1_Letter_of_Undertaking_Bond.docx
35.2 KB · Appendix / Annex
CLU-025-02-01.pdf
1.8 MB
CLU-025-02-02.pdf
983.0 KB
CLU-025-02-03.pdf
1.4 MB
Cluid_Design-Guide-2025-2030_D8_digital.pdf
15.4 MB
Clúid_Greening-Strategy.pdf
2.6 MB
DER-BAT-2025-271.pdf
720.1 KB
desktop.ini
84 bytes
Final Development Description - A4 Site Notice - 4th October 2025 FINAL.pdf
499.8 KB
Final Development Description - Newspaper Notice - 4th October 2025 (002).pdf
176.3 KB
Final EIA Screening Report Cois na Feile_Abbyfeale_Co Limerick .pdf
1.7 MB
Final Planning Statement - 16 Sept 2025.pdf
1.2 MB
Forms_of_undertaking.docx
91.2 KB
IPI_Annex_v1.0_18-11-2024.docx
50.5 KB
Landscaping and Biodiversity Guide.pdf
7.0 MB
Project Information Memorandum Cois Na Fiele.pdf
1.4 MB
QW1-Part-1-v2.3-25-11-2025 Restricted Procedure Cois na Feile.docx
233.6 KB
QW_Part_2_v1.1_18-11-2024.docx
58.4 KB
Tender Doc Issued.zip
144.7 MB
Original notice text
Clúid Housing is seeking tenders from suitably qualified Works Contractors for the design and construction of 12no. homes at Cois na Feile, Abbeyfeale, Co. Limerick. Further details are available in the procurement documents published with this Contract Notice. The top 5no. scoring Applicants arising from Stage 1 Pre-Qualification, will be invited to Stage 2 - Invitation to Tender (assuming that number meet the minimum pre-qualification requirements published). If there is a tie for 5th position, Clúid reserves the right to invite 6no. Applicants to submit a tender. The Contractor and its design team will be PSCS and PSDP for this development. An independent Assigned Certifier will be appointed by Clúid Housing.
AI analysis updated 2 months, 1 week ago
Value
€4.5m
Deadline
06 Jul
Location
Cois na Feile, Abbeyfeale, Co. Limerick
Procedure
Restricted
eTenders ID
8320470
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