Corgan Releases Residency Reshaped: Dublin, Offering Insights into Ireland's Build-to-Rent Market
New research reveals how affordability and functionality are reshaping residential rentals in Dublin
Global architecture and design firm Corgan has released Residency Reshaped: Dublin, a new research report examining how affordability pressures, housing supply constraints and evolving work patterns are reshaping renter priorities across Dublin's build-to-rent market. Led by Corgan—Hugo, the firm’s research and innovation group, the study combines renter perspectives with industry insights to better understand the changing dynamics influencing Ireland's housing market. The findings provide developers, owners and operators with evidence-based guidance for designing build-to-rent communities that respond to residents' priorities while supporting long-term value in an increasingly competitive market.
Residency Reshaped: Dublin uses a mixed-methods research approach, combining a survey of more than 430 renters across Dublin with market analysis, secondary research, and interviews with renters, developers and property managers. By comparing industry assumptions with renters' lived experiences, the research highlights opportunities for developers, owners and operators to better align future build-to-rent communities with resident priorities.
As affordability concerns continue and demand for housing outpaces supply, the findings provide new guidance on what can have the greatest impact on resident satisfaction and retention. The research also challenges long-held assumptions about the role of amenities, location, technology and design.
Key findings:
Affordability Drives Choice: While location remains a key factor in housing selection, affordability is often the strongest driver of renter decision-making. Renters are not simply seeking the lowest price, but are evaluating overall value, balancing cost, location, amenities, safety, and quality of experience.
Retention Starts Inside the Unit: Contrary to the belief that lease renewals are driven primarily by pricing, management, or commute considerations, renters are most likely to stay when they are satisfied with the size, layout, and functionality of their unit. Affordability and location remain important, but the unit itself serves as the foundation of long-term satisfaction and retention.
Remote Work Continues to Shape Housing Preferences: With two-thirds of Dublin renters working remotely at least part of the week, reliable internet, privacy, quiet environments, and flexible living spaces have become essential expectations. Residents placed greater value on connectivity, adaptability and functional layouts than on dedicated work amenities alone.
Functionality Is the New Amenity: Dublin renters prioritise practical, high-use amenities including secure access, dependable Wi-Fi, coworking spaces, fitness facilities, parking, and smart-home technology features. Convenience, reliability and ease of use had a greater influence on satisfaction than lifestyle-focused amenity spaces
"Great design begins with understanding people, and we find that the most successful build-to-rent communities aren't designed around assumptions — they're designed around how people actually live," said Maurice O'Neill, Corgan’s Principal and Regional Practice Leader in Dublin. "Understanding what residents value most allows developers to prioritise investments that have the greatest impact, creating communities that are more competitive today and better positioned for the future."
The findings of Residency Reshaped: Dublin also show that renters consistently place greater value on practical day-to-day living than on aspirational amenities. While industry stakeholders often assume premium amenity packages drive satisfaction and retention, residents indicated that reliable management, comfortable living environments, strong digital connectivity and functional shared spaces have a greater impact on their overall experience. Similarly, while hybrid work continues to influence housing decisions, renters are seeking flexibility and adaptability rather than dedicated workspaces alone.
"Research is most valuable when it leads to better design decisions. Our approach helps clients move beyond broad industry trends to understand the behaviours, expectations and priorities shaping their own markets so they can make more informed decisions about where to invest and how to differentiate their communities," said Melissa Hoelting, Assistant Director of Corgan—Hugo. "By grounding those decisions in evidence rather than assumptions, we help developers and owners reduce uncertainty, providing a stronger foundation for making decisions that improve both the resident experience and long-term asset performance."
In 2025, Corgan published its inaugural Residency Reshaped report, surveying 1,480 renters across six U.S. markets: Atlanta, Austin, Dallas, Denver, Nashville, and Phoenix. The research examined the evolving build-to-rent housing sector and identified key gaps between industry perceptions and the lived experiences of renters. View media resources. To explore more Corgan research insights, visit News & Insights.
