Grayling Properties

What Grayling Properties does

Grayling Properties is an Irish integrated property management and asset management company headquartered at 29 Fitzwilliam Place, Dublin 2, operating across Dublin and Cork. The company's core operations span three service lines: asset management (portfolio optimization, annual business plans, cashflow forecasts, market commentary, and strategic advice on sales, risk management, and capital expenditure for institutional clients); property management (letting services, tenant management, 24/7 in-house maintenance, and regulatory compliance for over 1,800 institutionally owned units); and development management, anchored by branded co-living developments such as Rathmines House (110 units, Ireland's first large-scale office-to-residential co-living conversion) and Liberties House in Dublin 8. The company has retrofitted more than 1,000 apartments since 2015 and maintains approximately 1,000 additional units in its construction pipeline.

The technology stack underpinning operations includes an online tenant portal for maintenance and tenant interaction, an upcoming customized resident app featuring the Grayling Perks Card, Virtual Viewings 2.0 with 3D and 360-degree video tours, and applied predictive analytics that combine historical and real-time data for market forecasting and investment decisions. Revenue is generated through two primary streams: managed services fees from institutional investors and property companies (with Orange Capital Partners Ireland as a named client), and recurring monthly rental income from own-operated co-living units targeting young professionals, students, and digital nomads on all-inclusive billing. Go-to-market is enterprise sales-led, supplemented by content marketing, thought leadership in the Irish Times and Business Post, and joint venture partnerships with private equity for development projects, exemplified by the 2023 €27.5 million Cork Street acquisition with Crossroads Real Estate delivering 378 bed spaces.

The company is led by Co-Founder and Managing Director Tim Cahill and Managing Director Peter Horgan, with Aoife Gaffney appointed as Managing Director of the lettings division. Grayling operates on a private, founder/management-owned basis with no disclosed external funding or parent company, and has grown headcount to between 11 and 50 employees to support expansion of both institutional mandates and its branded co-living product line.

Name

Grayling Properties

Legal name

Grayling Properties

Website

https://graylingproperties.ie

Company type

Private

Operating status

Operating

Headcount range

11–50 employees

Short description

Grayling Properties is an Irish integrated property management and asset management firm managing over 1,800 institutionally owned residential units in Dublin, serving institutional investors with portfolio services and operating branded co-living developments for young professionals and students.

Ownership category

akta.pro rank

Product category

Residential Property Management

NAICS

Residential Property Managers (531311), Real Estate Property Managers (53131), Lessors of Residential Buildings and Dwellings (53111)

SIC

Real Estate Agents & Managers (For Others) (6531), Operators Of Apartment Buildings (6513)

akta.pro primary industry

Co-Living Property Management (BPAJAFAJ)

akta.pro secondary industries

Multifamily Apartment Property Management (BPAJAFAA), Residential Real Estate Asset Management (BPAJAMAA), Core Real Estate (Stabilized/Core-Plus) (FSAAAKAA)

Keywords

• Property management services
• Asset management services
• Co-living developments
• Residential property management
• Real estate portfolio management

Headquarters

HQ city

Dublin

HQ country

Ireland

HQ region

Europe

Offices2 records

Markets served

GTM type

B2B

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D, Infrastructure

Revenue model

1. Rental Income from Residential Units: Grayling Properties earns rental income from managing and operating residential apartments and studios across Dublin. Properties include co-living units at Rathmines House (110 units) and Liberties House, as well as general residential units. All units are fully furnished and target young professionals, students, and digital nomads.
2. Property Management Services: Comprehensive property management services for institutional investors and large-scale property owners, including letting services, maintenance management, tenant management, legal compliance, and financial reporting.
3. Asset Management Services: Portfolio management for property companies and large-scale investors, including annual business plans, cashflow forecasts, market commentary, strategic advice on sales, risk management, and capital expenditure.

Pricing tiers

Go-to-market motion2 records

Distribution channels3 records

Marketing channels5 records

Core offering

Grayling Properties provides property management and asset management services for institutional property owners in Ireland, managing over 1,800 institutionally-owned units across Dublin. The company also develops and operates branded co-living developments such as Rathmines House (110 studios) and Liberties House, delivering furnished, all-inclusive rental accommodation with premium amenities to tenants while providing end-to-end portfolio services to property investors.

Product overview

Grayling Properties is an Irish property management and development company offering a platform of integrated services: Asset Management (portfolio optimization, strategic advice, cashflow forecasting), Property Management (managing over 1,800 institutionally owned units with letting services, maintenance, and online tenant portal), and Development Management through branded co-living developments. Their two named product launches—Rathmines House and Liberties House—are premium co-living studios that anchor their development pipeline, while Property Management and Asset Management services provide ongoing revenue from institutional clients.

Differentiator

Problem solved

Functional benefit

Products and services

• Rathmines House An exclusive co-living development in Dublin's Rathmines neighbourhood, offering 110 fully furnished studio apartments (16-28 sqm) with all bills included. Features premium amenities including concierge, gym, coworking spaces, and rooftop terrace. Marketed as Ireland's first large-scale office-to-residential co-living conversion, targeting young professionals, students, and digital nomads.
• Liberties House A premium co-living development in Dublin 8 offering stylish, move-in-ready studio apartments with all bills included (rent, utilities, Wi-Fi). Features a gym, cinema room, co-working space, games lounge, library, and communal outdoor areas for students and young professionals.
• Property Management Services Comprehensive property management services covering over 1,800 institutionally owned units in Dublin, including letting services, tenant management, 24-hour emergency maintenance response, regulatory compliance, financial reporting, and an online tenant portal for building maintenance. Designed for institutional investors, REITs, and large-scale property owners.
• Asset Management Services Portfolio management services for property companies and large-scale investors in Ireland, delivering annual business plans including cashflow forecasts, market commentary, and strategic advice on sales, risk management, and capital expenditure to optimize property performance and value.
• Development Management End-to-end development management services covering acquisition, planning, retrofit, and delivery of residential property schemes, with a construction pipeline of approximately 1,000 units. Includes office-to-residential conversions and joint venture development projects.

Named customers1 record

Segments4 records

Ideal customer profiles4 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

AI capability2 records

Feature5 records

Scale indicators8 records

Recent moves6 records

Expansion highlights6 records

Broad incumbents

• Savills: Global property advisory offering property and asset management for institutional portfolios. Comparable managed-services offering to institutional investors, particularly in UK and Ireland real estate markets.
• Cushman & Wakefield: Global commercial real estate services firm managing institutional assets including residential. Directly comparable as a competing third-party property/asset manager for institutional owners in Dublin and Ireland.
• Greystar Real Estate Partners: World's largest PRS operator with vertically integrated development-to-operations platform. Comparable business model to Grayling but at global scale; relevant as the institutional benchmark for residential operating platforms.
• IRES REIT: Ireland-focused residential property company owning and operating a large multifamily PRS portfolio. Most direct Irish incumbent comparable to Grayling's 1,800+ unit managed institutional stock.
• Knight Frank: Global real estate services firm offering property management, asset management, and consultancy for institutional clients. Comparable service-line overlap with Grayling's asset and property management practice.
• Hibernia REIT: Irish REIT focused on property investment and development in Dublin. Comparable as an institutional Dublin real estate platform relevant to Grayling's investor base and development pipeline geography.

Direct peers

• The Collective: Co-living operator designing and running large-scale branded co-living schemes. Comparable to Grayling's co-living thesis (Rathmines House, Liberties House, Cork Street) but operating primarily in London.
• Quintain: Developer and operator of large-scale build-to-rent and co-living communities in the UK, including the Wembley Park neighbourhood. Closely comparable vertical integration across development, asset, and operational management.
• Get Living: UK-based build-to-rent and co-living operator managing large-scale residential schemes. Directly comparable to Grayling's integrated development, asset management, and operational model across PRS and branded rental communities.

Others

• Yardi: Property technology vendor providing the underlying property management software platform used by many residential operators. Relevant as the infrastructure-layer peer whose tools underpin Grayling's operational stack.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• LinkedInlinkedin.com/company/grayling-properties
• Instagraminstagram.com/graylingproperties

Revenue estimate

Valuation estimate

Number of profiles

Profiles1 record

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Grayling Properties