Silicon Docks Dublin

Direct-to-investor platform. Irish real estate, hospitality & start-ups. Dublin focused EIIS specialists.

[Silicon Docks Dublin @SiliconDocksVC]

1/ In 2007, Redquartz was involved in deals worth a combined value of over €3 billion.

By 2008, the banks owned most of it.

This is the story of what we built, what went wrong, what we built next — and the rules Silicon Docks runs on because of all of it.

[Silicon Docks Dublin @SiliconDocksVC]

The full EIIS guide is here — mechanics, worked examples at €10K / €25K / €50K, loss scenarios, and the pension comparison.
Free to read. No form required.
If you want to hear about qualifying deals when they open, there's an option to do that on the page too.
https://t.co/eeu0LbWECE

[Silicon Docks Dublin @SiliconDocksVC]

5/ There is a government scheme that lets Irish high earners eliminate — not defer — income tax on qualifying investments into Irish trading businesses.

It's called EIIS. The Employment and Investment Incentive Scheme.

The critical distinction most EIIS marketing gets wrong: EIIS is a deduction from taxable income. Not a tax credit. Not cashback.

At 40% marginal rate, a 125% deduction produces up to 50% effective income tax relief. But the actual benefit depends entirely on your marginal rate. If you're not paying income tax at 40%, the headline number doesn't apply to you.

[Silicon Docks Dublin @SiliconDocksVC]

9/ The window is closing.

EIIS was not renewed in Budget 2026. The scheme is set to expire 31 December 2026. Seven months from now.

The government is developing a new savings and investment scheme — but the details are still being finalised and it won't be operational until 2027 at the earliest. What it will look like, who qualifies, and whether it matches EIIS relief rates is not yet known.

What is known: EIIS exists today, is open today, and has a defined expiry date.

We've put the full guide together — mechanics, worked examples at €10K / €25K / €50K, loss scenarios, and the pension comparison in detail. Link in the reply.

We think you should understand this fully before making any decision.

[Silicon Docks Dublin @SiliconDocksVC]

4/ Meanwhile, people who do own property and try to build beyond their home hit a wall.

Ireland doesn't just tax different income types differently. It does so by a factor that changes everything.

Passive rental income: taxed at 40–50%.
Trading income through a corporate structure: 12.5%.

€100K in rent → you keep €50–60K.
€100K in trading income → you keep €87,500.

Same property. Same location. Completely different outcome depending on how it's structured.

[Silicon Docks Dublin @SiliconDocksVC]

For decades, building wealth in Ireland meant one thing: buy a house.

That era is over.

Property prices are at record highs. Rental yields are compressed. Passive income is taxed at 40–50%.

But the tax code is pointing somewhere else entirely. Most people haven't noticed. 🧵

[Silicon Docks Dublin @SiliconDocksVC]

3/ But that playbook had a flaw: it only works when house prices are rising and entry is affordable.

Today, the average Dublin home is north of €450K. Mortgage affordability is stretched. And for most people under 40, the idea of "buying your way to wealth" through a home feels more like survival than strategy.

The CGT exemption is still there. But the asset it applies to has become the hardest one to acquire.

[Silicon Docks Dublin @SiliconDocksVC]

2/ Your principal private residence is the only asset in Ireland completely exempt from Capital Gains Tax.

Buy for €200K. Sell for €600K. Keep every cent of the €400K gain. Zero tax.

No other asset class gets that treatment. Not shares. Not business sales. Not rental property. Nothing.

It made the family home the most tax-efficient wealth vehicle in the country — and an entire generation built their financial lives around it.

[Silicon Docks Dublin @SiliconDocksVC]

https://t.co/KVzvZa0RzZ

[Silicon Docks Dublin @SiliconDocksVC]

1/ In 2007, Redquartz was involved in deals worth a combined value of over €3 billion.

By 2008, the banks owned most of it.

This is the story of what we built, what went wrong, what we built next — and the rules Silicon Docks runs on because of all of it.

[Silicon Docks Dublin @SiliconDocksVC]

8/ The rules Silicon Docks operates by:

→ Zero bank debt on land. Ever.
→ Every deal is a fully ring-fenced SPV — legally isolated from every other transaction
→ Founders co-invest in every deal. Our money goes in first.
→ We own the investor relationship directly. No intermediaries.
→ We back trading businesses taxed at 12.5%, not passive rental income at 25%+
→ We only bring you a deal we'd put our own money into — because we do.

Built on experience. Rebuilt on lessons.

[Silicon Docks Dublin @SiliconDocksVC]

8/ The team has been building in the dark for years.
It's now in the light.

Jay Bourke is on site every day. The crew who cleared that jungle and built the structure are the same people finishing the fit-out now.

Quinn's has been here since 1849. We have treated that responsibility accordingly.

€3M raised. 150+ EIIS investors. Opening in May. The opportunity to join is closing.

All investments carry risk, including potential loss of capital. Not financial advice.

[Silicon Docks Dublin @SiliconDocksVC]

1/ This is 42–44 Drumcondra Road, sometime around 1900.

Patrick Cotter. Family grocer and wine merchant. Six shop assistants, two servants, and a horse.

A pub has stood on this site since 1849. The current building was purpose-built in 1910 when Cotter's business outgrew the original.

This is the story of what happened next — and what's happening now.

[Silicon Docks Dublin @SiliconDocksVC]

7/ Ray's Bar — The original Quinn's. Character preserved, infrastructure completely renewed. Beer lines, cellar, electrical — all new underneath. A new south-facing shopfront brings light into a space that never had it.

Quinnin — Coffee from 7.30am, wine till late, food all day.

The Event Space — 350m² purpose-built. New sound, new lighting, new everything. The best sonic experience in Dublin is the target.

The Restaurant and Library — First floor. A calm, elevated dining room overlooking the energy below. The Library preserves the original black floor that regulars still remember.

9 Bedrooms — Each styled in county GAA colours. Premium short-stay accommodation beside Croke Park. We look forward to the Corkman in the Kerry room.

Boxty — Quinn's first proprietary food brand. Focused, owned, margin-controlled. Coming soon to Deliveroo and Just Eat. Not just for Quinn's customers — for everybody in Dublin.

The Shebeen — Built entirely from materials reclaimed from the main build. Spend as little as possible. Let the atmosphere do the work. Traditional music. Hidden. Honest. Alive.