Students 'denied full college experience' by lack of apartments

While thousands of apartments have been built in Cork recently, high costs and regulatory uncertainty have slowed delivery of much-needed student accommodation, writes Emer Walsh

A visualisation of BAM’s planned student apartments on Sullivan’s Quay in Cork, viewed from the Grand Parade. Image: Pedersen Focus

The most recent computer-generated images of developer BAM’s lodged plans for large-scale purpose-built student accommodation (PBSA) in Cork city centre have brought the issue of student living back to the forefront.

They come amid continued delays from the Government on its student accommodation strategy which is causing widespread uncertainty for developers, colleges, and, above all, students.

The latest plan to fill the void on Sullivan’s Quay following the demolition of the former tax office in 2019 is an ambitious student accommodation scheme spanning up to 11 storeys across two distinct blocks.

Sullivan's Quay plans

Developed by BAM, the buildings — if they make it through the planning process — would house just over 500 students across 67 apartments, ranging in size from four to eight bedrooms, with associated tenant amenity facilities such as a landscaped internal courtyard, a gym, an entertainment room, and a student hub.

BAM has plans to develop accommodation for 500 students on Sullivan’s Quay in Cork City centre on the site of the Revenue’s former building. Picture: Larry Cummins

What was initially earmarked for a 193-bed hotel just a stone’s throw from Cork City’s Grand Parade, the site, at the centre of Cove St, Drinan St, Meade St, and Sullivan’s Quay, would also benefit from public realm upgrades as part of the plans.

Recently-completed Cork student apartments 

This latest proposal for purpose-built student living follows almost a decade of high-level investment in the area, with major schemes spanning Cork City adding hundreds of beds for inbound students.

Lee Point 

Another such scheme is the 420-bed Lee Point development on Cork’s South Main St.

The view from one of the Lee Point student apartments on South Main St in Cork on part of the former Beamish & Crawford brewery site. File picture: Philip Lauterbach

This student apartment development was completed in 2020 by BAM and sits on the former Beamish & Crawford brewery site, where millions have also been invested into public realm upgrades.

Bróga House 

Others include the 100,000sq ft Bróga House, the 50-apartment development complex located on Washington St.

Bróga House, on Western Rd in Cork City was opened in 2022. Picture: Larry Cummins

Opened in 2022, the €35m scheme, reaching heights of six storeys, mainly consists of eight-bed modular clusters, with individual ensuite double bedrooms and shared living and kitchen spaces.

The project was backed by the global real estate investment, development, and asset management firm Round Hill Capital (Ireland).

Ashlin House

That firm also funded Ashlin House, the student complex on Bandon Rd. 

Ashlin House at Denroches Cross on Bandon Rd/Glasheen Rd was completed in 2022. Picture: Larry Cummins

The €53m accommodation complex, located beside popular student pub Annie Mac’s and directly across from Cissie Young’s, comprises 554 beds and spans five storeys.

Bottleworks apartments 

Shortly after construction was completed, Ashlin House was surpassed in size by the more recent Bottleworks student accommodation.

The Bottleworks student accomodation complex on the Carrigrohane Rd near County Hall in Cork. Picture: Larry Cummins

It is located at the site of the former Coca-Cola bottling plant on Carrigrohane Rd. 

The 10-storey flagship development added a further 623 beds for Cork’s growing student population, making it one of the largest student-focused living schemes in Ireland.

Crow's Nest 

Just down the road, the €30m, four-block Crow’s Nest development in Victoria Cross opened in 2023 in time for that academic year.

A view of Cork City including Cork County Hall and UCC Crow's Nest student apartments at bottom right. Picture: Larry Cummins

Delayed by two years due to the pandemic, the development complex, known now for its distinctive Jenga block design, comprises 255 bedrooms. 

Just one Cork scheme under construction 

Following on from the student accommodation boom of 2020-2024, which added around 2,000 extra beds for Cork City’s student population of about 35,000, just one student scheme is currently under construction.

Bellmount Developments, led by brothers Padraig and Seamus Kelleher, is currently working on the site of the former Kellehers Tyres service centre on Victoria Cross Rd.

The Kelleher brothers' Bellmount Developments is working on student apartments on the former Finbarr Galvin Motors site at Victoria Cross in Cork. Picture: Dan Linehan

The development, one of Bellmount’s many green-lit student accommodation schemes, was granted permission in 2020 and is set to provide 154 beds.

The developers also have planning permission for another strategic housing development, which aims to deliver 243 student beds at Wilton Rd in Victoria Cross. 

Reaching a height of 10 storeys, the 40 student apartments in total will range in size from single-bed studio units to eight-bed apartments.

Planning permission granted

Bellmount Developments also has planning permission for another 136 student bed spaces down the road at Dennehy’s Cross.

The proposed development is in close proximity to both UCC and Munster Technological University.

It also secured permission for more than 200 student beds on the nearby Orchard Rd, which will see the currently vacant car dealership at the site be demolished and replaced with the purpose-built student accommodation scheme comprising 78 apartments across seven storeys.

'An expensive business'

Building apartments of any kind in Ireland is already a tricky business. 

While they may be just what large cities need amid the current housing crisis, they’re a highly regulated and higher-risk form of housing, with a large number of schemes only made viable by Government funding or international finance.

From a cost perspective, they are more expensive per unit to build and more vulnerable to delays due to the increased likelihood of appeals at the planning stage. They are also more exposed to changes in Government policy, and carry long-term operational obligations such as building management and fire-safety responsibilities. 

These differ greatly from individual houses, where developers enjoy clean exits once they are delivered.

Average cost of €123k

According to Dublin-based construction consultants Mitchell McDermott, the average cost per bed of building a student apartments is €123,000.

Construction Industry Federation housing and planning director Conor O’Connell. Picture: John Sheehan

On a square metre basis, a student apartment costs approximately €4,000, which is significantly higher than the cost of standard apartments at €2,600-€3,000.

Construction Industry Federation housing and planning director Conor O’Connell, says:

Apartments are an expensive business.

Mr O’Connell says for standard, full-time residential apartments, viability usually relies on Government initiatives, such as the cost-rental scheme, or a deal from the Land Development Agency or an approved housing body.

“While there are subsidies available to make it happen, it is still very difficult,” Mr O’Connell notes.

“And worse, no such incentives exist for student accommodation schemes.”

Only 657 beds delivered last year 

Further research by Mitchell McDermott found that only 657 student beds were delivered in Ireland in 2025, reflecting a more than 50% drop in deliveries compared to the previous year. In 2026, the number of bed deliveries is forecasted to drop even further, with just 422 new beds estimated.

“Student accommodation is in a very difficult place at the moment,” says Fergal Beacon, divisional director at Mitchell McDermott.

Cost inflation has been really tough the last few years, and we’re seeing the residual effects of that now. Government policy also is not helping. 

Across Ireland, there are currently 15,000 student beds that have been granted planning permission but have progressed to the construction stage, according to research by Mitchell McDermott.

The distinctive Crow's Nest student apartments at Victoria Cross in Cork. File picture: Denis Minihane

Nationwide, just 2,146 beds are currently under construction, which Mr Beacon says is simply not enough to fulfil rising demand. A further 853 beds have been submitted for planning across the country, but these run the risk of joining the 15,000-bed delivery backlog already in place.

Just 154 beds under construction in Cork 

In Cork, there are currently just 154 beds under construction, those being one of the four schemes by Bellmount Development in the Victoria Cross area. 

The other three developments by the Kelleher brothers join the list of schemes that have not started construction despite their positive planning bid, with the total number of beds in this category at 1,723. Meanwhile, just 174 beds are currently submitted for planning permission.

Judicial review 

As of last week, there were 406 student accommodation beds in Cork under judicial review, in the case of the 50-apartment scheme at the site of the former St Joseph’s Convent on Model Farm Rd since being quashed by the High Court.

A visualisation of the proposed student apartments at the former St Joseph's convent on Model Farm Rd in Cork. The planning application has been returned to An Coimisiún Pleanála after the High Court quashed the original application. 

The application has been returned to An Coimisiún Pleanála for further deliberation following the positive outcome for the nearby Woodlawn Residents Association.

They opposed the development, citing traffic concerns, unreliable public transport, adverse visual impacts, and issues relating to the scheme’s density.

Speaking on the review, Kieran Coughlan, managing director of Lyonshall, the developers of the proposed scheme, said the decision to revert the application would inevitably lead to further delays, “leaving students without accommodation”. 

“We see the student horror stories every day across August and September as the new academic year approaches,” Mr Beacon adds.

Students sleeping in cars, or having to do 100km round journeys to commute from their family home to and from college. It’s not good, and it’s getting harder. 

"Everyone should have that student life that lets them transition into adulthood.”

Delayed Government strategy 

Property developers across the country are currently awaiting the publication of the Government’s student accommodation strategy. 

Initially scheduled to be released in mid-December, there remains no confirmed date for its release.

The strategy is estimated to target the delivery of 21,000 new-build private student beds between now and 2029. It also aims to increase the number of digs spaces for students to 10,000. How the final 10,000 beds will be delivered is yet to be determined.

Developers hold back due to strategy delay 

“This leaves developers in a very uncertain place,” Mr Beacon says. 

"We have 15,000 student beds with planning permission that have not moved. 

"People are waiting to see what is in this strategy before they act.

They don’t want to miss out on potential subsidies or incentives if they move now without knowing what is to come. The delay is putting all that on hold. 

Given that the viability of student accommodation is largely reliant on international finance, which has become harder to secure in recent years, Mr Beacon says a stable regulatory framework is essential to ensure certainty for investors.

The Bottleworks student accommodation complex on the Carrigrohane rd at the Lee Fields in Cork City. Picture: Larry Cummins

“There are rent caps for student accommodation schemes currently in place until 2029, along with the maximum tenancy agreement for purpose-built student apartments of 41 weeks.

“While this is mostly fine for inner-city developments, which can be rented out on a short-term basis over the summer months, there is no demand for that in the suburbs, adding to the costs borne by developers." Mr Beacon added: 

We need to see amendments to these to ensure student accommodation can continue to be delivered.

“We have had significant construction cost inflation over the last number of years, and it doesn’t seem to be going away. We’re still forecasting cost increases of 3%-4%.

“Construction will always be expensive, and more is needed from the Government to ensure purpose-built student accommodation will continue to be delivered.”

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