SILICON DOCKS DUBLIN PRESENTS
When Jay and Simon first walked into Quinn's, they stepped over floorboards swollen from leaks and peered through the darkness with only their phones for light.
They saw a sleeping giant. Now it's waking up — as Dublin's most ambitious mixed-venue hospitality project, right at the gates of Croke Park. And you can own a piece of it.
Quinn’s
‘‘A festival every weekend’’
EIIS RAISE
ANNUAL DIVIDENDS
50%
4 Yr
TAX REFLIEF
TERM
12.5%
€2.3M
Phase 1 EIIS Closing Spring 2026.
€2.3M raised from 140+ investor. Last chance to avail of the 50% income tax reflief.
THE STORY
Waking the Sleeping Giant
Quinn's of Drumcondra was a beloved institution — the first and last stop for generations of GAA fans walking to Croke Park. But years of neglect had left it dark, damp, and silent.
In late 2023, Jay Bourke and Simon Kelly scrambled over walls and through the jungle that was next door, peeling back years of neglect. They saw what nobody else could see: not a ruin, but a sleeping giant that only needed a nudge to awaken.
Jay began building a small crew of completely dedicated men and the project began. That crew has grown. The sleeping giant is stirring.
Quinn's will be big but feel small — full of secret areas, bars, spaces, and corners. Unlike anywhere you've ever been in Dublin or the world. That's a promise.
"Dublin needs to wash away some of its grime with fresh ideas and new places. Quinn will be that and more."
-Jay Bourke
INSPIRED BY BERLIN
Quinn's isn't inspired by what Dublin already has — it's inspired by what Dublin needs. The team looked to Sisyphos in Berlin: a sprawling venue where every corner is different, every night is an event, and the energy never stops.
That's the blueprint. Coffee at noon, long lunch at Quinnin, match in Ray's, dance until 3am, sleep upstairs.
THE SPACES
Big but Feels Small
Full of secret areas, bars, spaces, and corners. Every space has its own identity, its own revenue stream, and its own vibe. Together they create something Dublin has never seen.
GROUND FLOOR 636M²
FIRST FLOOR 197M²
SECOND FLOOR 188M²
FOOD YARD - 859M²
THE EIIS OFFERING
Invest €10,000. Get back €18,750.
Quinn’s qualifies under Ireland EIIS scheme. Real income tax reflief alongside annual dividends. Here’s how €10,000 works over 4 years.
YEAR 1
YEAR 2
Invest & Relief
1st Dividend
You invest
€10,000
YEAR 3
YEAR 4
2nd Dividend
Exit
Dividend 12.5%
Dividend 12.5%
€1,250
€1,250
NET Cost
NET Cost
€10,000
-€2,500
+€8,750
Dividend 12.5%
Tax Relief (50%)
€1,250
€5,000
NET Cost
NET Cost
-€3,750
-€5,000
Capital Returned
Tax Relief
€5,000
125% @ 40% Rate
Total Dividends
€3,750
3x €1,250
Capital Back
€10,000
Original Investment
Total Profit
€8,750
87.5% Return on Investment
How the Tax Relief Actually Works
This is not a tax credit — it's a deduction from taxable income.
Quinn's Phase 1 qualifies at the highest rate of 125%. At 40% marginal rate = effective 50% back.
Invest €10K → Deduct €12,500 from income → Save €5,000. Real cost: €5,000 for a €10K stake.
PAYE taxpayers get immediate relief in the monthly paycheck.
Key Terms
| Minimum Investment | €10,000 |
| Term | 4 years (mandatory) |
| Company | Riacupio Developments Ltd |
| Relief Category | 125% (Initial Risk) |
| Effective Relief | 50% at 40% rate |
| Annual Dividend | 12.5% |
| Capital Return | Full at Year 4 |
EIIS investments carry risk including potential total loss. Shares must be held 4 years. No CGT loss relief on EIIS shares. In total loss at 125% relief, real loss = 50% of investment. Past performance doesn't guarantee future returns. Read the full IM and seek independent advice.
CONSTRUCTION PROGRESS
The Big Jobs List
All major structural item are now complete and now focused on decorative works and finishes.
We start to paint the walls and polish the floors, turn on the lights and chill the beer. The Mighty Quinn’s awakens.
Exterior
Remaining
- Hang awnings
- Rebuild entrance doors
Quinnin
Remaining
- Seal exterior doors & remove hoarding
- Final furniture placement
- Finishing touches to the bar
Main Bar
Remaining
- Decorative trim & finishing details
Dance Hall & Event Space
Remaining
- Install feature flooring
- Bar trim & joinery
- Build main entrance
Restaurant & Library
Remaining
- Full kitchen fit-out & equipment install
- Furniture placement & styling
Bedrooms
Remaining
- Carpet fitting throughout
- Final coat of paint
- Tiling & completion of en-suite bathrooms
Foodyard
In progress
- Vendor unit build-out begins
- Services, utilities & drainage
- Outdoor seating & landscaping
Shebeen
Coming soon
- Design finalisation & sign-off
- Full fit-out to commence
Hotel Development
Coming Soon
- Initial talks with architect underway
- Roofs and gutters fully repaired & weatherproofed
- Sewage and water systems completely renewed — thank you Irish Water
- All rotten timber removed and replaced throughout
- Beer lines and cellars fully upgraded — thank you Diageo
- Cold rooms rebuilt to perfection for the ideal pint
- Jungle next door cleared — now open space for hundreds
- Full rewiring and new plumbing throughout the building
- Upstairs bars transformed — watch Croke Park crowds from your stool
- Damp-proofing and structural repairs to every floor
- All external masonry repointed and restored
Last updated: February 2026 · Updates posted monthly
FINANCIAL PROJECTIONS
The Business Case
Revenue growth depends on events. Quinn’s capitalises on 15-25 major events at Croke Park annually, while creating its own calendar to drive regular trade.
Five Revenue Streams
Local Trade & DCU Market
Deep brand recognition in Dublin and DCU communities. The daily foundation.
Croke Park Event Revenue
Event-driven sales from GAA finals, major concerts, and Leinster Rugby matches.
Late-Night Venue Revenue
Weekend festivals and club nights for 1000+ patrons. Real dance music back in Dublin.
Guest Accommodation
9 boutique bedrooms now, with potential for 100 more as the site expands.
Food Yard Rental Income
Up to 20 rotating vendors. Dublin's largest outdoor food terrace.
Shebeen, coffee & other
Total at Maturity
Financial Forecast
Wages targeted at less than 22% of turnover
| TURNOVER | PROFIT & LOSS | CASH BALANCE | |
|---|---|---|---|
| Year 1 | €3.78m | -€0.75m | €0.9m |
| Year 2 | €4.52m | €1.17m | €2.0m |
| Year 3 | €4.41m | €1.21m | €3.2m |
| Year 4 | €4.97m | €1.27m | €4.5m |
Valuation Potential
Projected EBITDA ~€1.2M by 2027 at 8x–12x:
Why Now?
COVID and inflation cleared out weak players. Many exited — creating opportunity for fresh, well-capitalised venues.
Quinn's carries no warehoused tax liabilities or COVID-era loans. Wages under 22% of turnover.
THE TEAM
Built by People Who Build Things
"It is too difficult to write about yourself, so I have accepted the task of describing Jay Bourke, and why I believe he is the right person to transform Quinn's."
I have known Jay since 2006. I know him as a unique and often misunderstood person, but I also recognise his ability to spot trends and open great businesses that deliver profits and become icons of the city.
Dublin needs creators and inventors like Jay. Venues that excite us with their difference. Jay has never been motivated by profits — but he generates them through the unique venues he designs.
‘‘These things need a combination of people and place. Jay is the perfect fit to reimagine Quinn’s for the next 20 years.
- Simon Kelly
Jay's Track Record
| VENUE | OPENED FOR | SOLD FOR |
|---|---|---|
| Globe & Ri Ra | €500K | €3M |
| Bodega | €800K | €4.5M |
| Front Lounge | €600K | €2.8M |
| PYG | €1.2M | €6M |
| Market Bar | €900K | €5.5M |
| Savoy | €2M | €8M |
| Pantibar | €700K | €3.2M |
| Lunisa | €1.5M | €7M |
Jay's Three Rules of Profitability
- Be different, be unique.
- Don't waste money on fit-out.
- When you get a great offer — take it!
Jay Bourke
Founder & Creative Director
Ireland's most prolific venue creator. Globe, Ri Ra, Bodega, PYG, Market Bar, Front Lounge, Café Bar Deli — each a Dublin institution. Quinn's is his most ambitious project.
Simon Kelly
Co-Founder & Strategic Capital
Co-founder of Redquartz Group. 3M+ sq.ft commercial, 5,000+ residential units, 6,000+ hotel rooms, €3B+ GAV. The networks and structuring that protects investors.
GET INVOLVED
Request the Investor Memorandum.
Phase 1 is closing Spring 2026. Get in touch for full IM with financials, legal structure and subscription documents.