Build-to-rent Developments Crowd Dublin Market with Perks, But Affordability Remains Contentious

New apartment complexes from the Liberties to Sandyford are putting forward a modern pitch: pay more per month for an all-in lifestyle, complete with gyms, communal lounges, parcel lockers, and co-working space. Build-to-rent projects, designed to court long-term tenants, have surged across Dublin as affordability remains out of reach for many would-be homeowners, even as interest rates have stabilised.

The push matters now more than ever. Dubliners who might once have stretched to buy a one-bed in Phibsborough or Blackrock are holding back amid record house prices, while the rental market remains fiercely competitive. As property ownership drifts further from reach, these high-end rental developments—at sites like Grand Canal Dock’s Quayside Quarter and Clancy Quay in Islandbridge—are reshaping the city’s housing conversation around lifestyle rather than equity.

From Concierge to Co-Working: What Tenants Get

At Quayside Quarter, managed by Greystar, tenants pay upwards of €2,500 for a one-bedroom and gain access to private courtyards, rooftop gardens, residents-only gyms, and even hosted yoga classes. Just downriver, Kennedy Wilson’s Capital Dock offers pet grooming rooms and a cinema among its amenities. Meanwhile, on South Circular Road, Clancy Quay tenants can use bookable workspaces, WiFi nooks, and 24-hour concierge services typically seen in boutique hotels. Flexibility is another key offer—tenancy agreements at these developments are often more accommodating than standard private lets, with easier break clauses and professional on-site management.

But these extras come at a price. According to figures from the Residential Tenancies Board (RTB), average Dublin rent for new tenancies hit €2,337 in Q1 2026—up 7% year-on-year. Within build-to-rent schemes, one-beds fetch €200-€400 more per month than similarly sized flats in older buildings. By comparison, the monthly mortgage on a €400,000 apartment (assuming a 20% deposit and 4.2% fixed interest over 30 years) would land at around €1,563, exclusive of management fees and taxes—if buyers can overcome the steep deposit barrier and secure a loan.

Cost or Convenience: Are Tenants Getting Value?

The appeal of build-to-rent is strongest for those seeking minimal hassle and maximum flexibility, according to letting agents familiar with the sector. “We’re seeing young professionals and recent arrivals, especially those with jobs in tech or finance around the Docklands, paying a premium for the all-in package,” said one local property adviser. Yet with record rent levels and city-centre competition, many tenants privately question whether the ‘lifestyle’ extras add up to real value—or simply lock them out of saving for a deposit of their own.

As the city’s skyline fills in with new residential towers along the North Wall and Cherrywood’s suburban fringe, the build-to-rent model isn’t likely to slow down. For now, tenants keen to balance comfort and cost can find independent advice via the Dublin Tenants Association or investigate newly launched cost-rental options—such as the LDA's schemes at Shanganagh—where rents are set below market rates. Comparing what’s on offer, and what you’re actually likely to use, remains key as Dubliners weigh housing options in a market short on easy answers.