The number of new homes built in the Dublin area in 2006 rose to about 18,000 - but they were built mostly in Fingal and the figures mask a continuing lack of supply on the city's southside.
That is one of the key findings of a study, Urban Sprawl and Market Fragmentation in the Greater Dublin Area, published by the Society of Chartered Surveyors.
The study found that the recent surge in home-building comes after a significant under-supply of housing in the four Dublin local authority areas - a feature which, the society argues, has led to urban sprawl stretching up to 100km (60 miles)from Dublin.
The study also called for the establishment of a single authority or agency to manage planning and development on a regional basis, "rather thathe fragmented approaches that are now more evident than before".
It claims new home production in the recent past amounted to no more tha12,000 units a year, while people were creating a demand for 20,000 units.
And it predicts that "market fragmentation" is likely to take place in the coming years with well-placed properties maintaining strong values compared to "diverging" price trends in weaker locations - typically one and a half hours' drive from the city centre.
But the study, conducted by Dr Brendan Williams with Brian Hughes and Patrick Shields, warned that attempts "to constrain rather than manage the growth of Dublin" are unlikely to achieve their aim of balanced regional development, and instead could lead to further demand for housing in regional areas.
It cites population losses already occurring in relatively modern suburban areas of Dublin such as Tallaght, Blanchardstown and Templeogue, "which is leading to the potential under-utilisation of social infrastructure", such as schools, which, it says, are needed in developing areas in the hinterland.
The study is the third in a series and is available on the society's website at www.scs.ie