Michael Purcell of Billy O'Sullivan auctioneers says "time will tell" when asked to predict the strength of next season's new homes market.
His uncertainty is fairly typical of the mood among estate agents, who generally believe the fortunes of the market will hinge on the spending power of the first-time buyer.
The current lack of bridging finance means that those either scaling up or down to new homes are dependent on the sale of their existing homes - often a protracted business as second-hand houses are generally taking a minimum of six weeks to sell.
First-time buyers with no houses to offload represent a more straightforward purchase.
Purcell believes the Government abolition of 9 per cent stamp duty on new build residential properties may see investors re-emerge from Bacon-imposed purdah.
However, Conor O'Gallagher of Ross McParland contends that while investors might "be out looking in large numbers, unless mortgage interest relief is reintroduced, they will not be back spending in any substantial numbers.
"There might be the odd investment here and there but only where there's capital already there."
The planner's preference for high-density residential apartment and townhouse schemes means that the traditional three-bed semi-detached house with front and back gardens will be a scarce commodity next season, says Gerry Leahy of Leahy Property Consultants.
Among the few schemes that conform to the traditional is Blessington Abbey in Blessington, Co Wicklow, where four-bed semi-detached and detached houses will cost from £190,000 to £230,000 (€241,300 to €292,100).
Tyrellstown in Dublin 15 will have 12 different showhouses in its first phase launch of 400 two, three and four-bedroom houses. In what will eventually be a development of some 2,000 houses, prices will range from around £140,000 to £190,000 (€177,800 to €242,300).
Other housing schemes will include Ballyowen Lane in Lucan, being built by MW Properties, which comprises two and three-bedroom houses costing from £135,000 to £160,000 (€171,414 to €203,200).
Some report a levelling off of prices over the summer and while there are a spate of new launches in the autumn, Gerry Leahy believes a "severe shortage" in supply will be evident by spring .
The number of new releases next season "barely scratches the surface of what is needed", says Ken MacDonald of Hooke & MacDonald.
"Around 15,000 new homes are required and we are not going to get anywhere near that this year."
He disagrees that prices have levelled. "We estimated a 7 per cent rise which more or less tallies with the Department of the Environment and Local Government's figure of 6.2 per cent.
"Dublin prices have gone up, but not by anything like the rises in the last couple of years, and developers are very realistic in their prices in that they are pricing to sell."
While he reports a "pretty good clear-out" of last season's launches, others report a small degree of overhang.
Billy O'Sullivan auctioneers still has six two-bedroom duplex apartments left at St Raphael's Manor in Celbridge, Co Kildare.
Two-bedroom apartments in the Mountbrook Homes development cost £145,950 (€185,356). At 880 sq ft, the ground floor units have been popular with elderly couples downsizing to more manageable properties.
Leahy Property consultants says there are 26 two-bed own-door apartments left at Castleowen Rise in Lucan at £139,950 (€177,736) and eight left at Kilderry Hall in Ashbourne, Co Meath, at around £123,000 (€156,210).
In September, it will be releasing the last phase of Fernleigh in Castleknock, a mix of one, two and three-bed apartments from £140,000 to £220,000 (€177,800 to €279,400). The next phase of Waterville in Blanchardstown will comprise 80 two-bedroom apartments from £147,000 (€186,690).
HOK Residential still has nine three and four-bed houses at Templeogue Lodge priced from £255,000 to £289,000 (€323,783 to €366,954) and around nine four and five-bedroom townhouses at Mount St Anne's in Milltown from £545,000 to £675,000 (€692,150 to €857,250). There are plans to launch 30 duplex apartments there in September.
Ross McParland has a number of new developments coming on steam including the final phase of Knocklyon Gate, a scheme of one and two-bed apartments by Ellier which will cost from £140,000 to £184,000 (€177,800 to €233,680). Arklow Marina will include two and three-bed apartments and three-bed duplexes in its first phase priced at £125,000 to £210,000 (€158,000 to €236,700).
Applewood in Swords, Co Dublin, being built by Mennolly, will release a number of one and two-bedroom apartments from £120,000 to £144,000 (€152,400 to €182,880).
Charleville in Rathfarnham will be aimed at the mid to upper-end of the market with prices for a two-bed from £220,000 (€279,400), and Charleston in Finglas, Dublin 11, will have three-bed terraced and four-bedroom semi-detached houses from £150,000 to £180,000 (€190,500 to €228,600).
One of only a handful of city centre releases is the final phase of Clarion Quay in the IFSC where one-beds are expected to be around £200,000 (€254,000) and two-beds £250,000 (€317,500). The five penthouses are from £420,000 (€533,400).
New releases being sold through Hooke & MacDonald next season include the second phase of Collins Square beside Collins Barracks off the Quays where prices are expected to be around £140,000 (€177,800) for a one-bed and £170,000 (€215,900) for a two-bed. Sheelin MacSharry will be unveiling a new phase of Bushy Park House in Terenure. Two-bed units will cost from £250,000 (€317,500).
