1 Arbutus Place, Portobello, Dublin 8D08R2X2
€825,000
2 Bed~2 Bath~109 m²~BER B
What you'll like:
- Design-led interior: The property features striking contemporary architecture with polished concrete flooring and exposed ceiling beams, offering an exceptionally stylish and distinctive aesthetic for modern buyers.
- B energy rating: Achieving a B rating indicates strong thermal efficiency and lower running costs, helping buyers save on heating bills while meeting modern environmental standards.
- Private courtyard: A secluded west-facing outdoor space captures afternoon and evening sunshine, providing a wonderful low-maintenance retreat for al fresco dining and relaxing in the city.
- Clever storage solutions: Ingenious built-in cabinetry, under-stair storage, and a dual laundry chute maximize the 109 square meters of floor space for optimal everyday living.
- Concealed utility area: A dedicated backstage preparation kitchen keeps laundry and kitchen clutter out of sight, ensuring the main open-plan living space remains effortlessly elegant.
- Flexible guest accommodation: The dining area incorporates an ingenious foldaway Murphy bed and partition, allowing the open-plan room to transform effortlessly into comfortable visitor quarters.
- Luxurious bathrooms: Both shower rooms feature high-end finishes, including extensive marble tiling, premium sanitary ware, and large roof lights flooding the spaces with natural light.
- Tranquil cul-de-sac: Tucked away just off Lombard Street West, the address combines a peaceful residential atmosphere with the convenience of an established inner-city enclave.
- Walkable location: Situated within approximately a ten-minute walk of St Stephen's Green and Camden Street, residents enjoy immediate access to top-tier dining, shopping, and leisure destinations.
- Separate office space: A dedicated external office and plant room provides highly practical versatility for remote working or hobby use away from the primary living quarters.
- High-spec kitchen: The contemporary Kube kitchen is appointed with durable stone worktops and a premium Fisher and Paykel range cooker, catering brilliantly to home cooking enthusiasts.
- Stable asking price: The asking price has remained firm at eight hundred twenty-five thousand euros without reductions, suggesting confident positioning and steady vendor expectations in the current market.
- Natural light optimization: Strategic roof lights and Crittall-style tri-fold doors ensure the interior is bright and airy throughout the day despite its built-up urban setting.
- Outdoor luxury features: The enclosed courtyard currently includes a Jacuzzi, adding an immediate touch of leisure and indulgence for prospective buyers who enjoy wellness amenities.
- Bespoke bedroom joinery: The principal bedroom features a dramatic slate wall, integrated bedside cabinetry, and stylish statement lighting, creating a sophisticated and relaxing private sanctuary.
- Versatile second bedroom: Arranged flexibly with fitted shelving and built-in wardrobes, the second room easily adapts into a dedicated dressing area or a comfortable guest bedroom.
- Quality flooring finishes: Combining polished concrete on the ground level with warm oak flooring upstairs, the home displays a cohesive and premium material palette across both floors.
- Robust central heating: Equipped with a reliable Viessmann gas boiler housed in the plant room, the home ensures dependable climate control throughout the winter months.
- Residents disc parking: The cul-de-sac benefits from resident parking provisions, offering a practical perk for vehicle owners navigating this central Dublin 8 location.
- Turnkey presentation: The meticulous attention to detail and imaginative transformation mean a new buyer can move in immediately without undertaking any major renovation works.
But keep in mind:
- Compact secondary spaces: Several functional rooms have very tight dimensions, such as the downstairs shower room, which measures less than a meter wide and requires careful physical inspection.
- Complex bespoke features: The heavy reliance on custom Murphy beds, hidden doors, and integrated joinery means potential buyers should verify their long-term mechanical reliability and maintenance costs.
- Urban environmental factors: Being located in the heart of Dublin 8 near busy commercial zones may expose the property to higher ambient city noise levels and traffic activity.
- Limited family expansion: With a floor area of roughly 109 square meters configured primarily as a one-to-two bedroom layout, the property offers limited scope for future household growth.
- Potential structural alterations: The extensive imaginative restructuring by current owners means buyers should have a qualified surveyor verify that all internal modifications comply with building regulations.
- Eaves storage constraints: The second bedroom utilizes eaves space for wardrobes, which could restrict headroom and limit practical clothing storage for everyday wardrobe needs.
- Specialized maintenance needs: Features like polished concrete flooring, extensive marble surfaces, and specialized joinery require specific cleaning protocols and might be costly to repair if damaged.
- High market entry point: At an asking price of eight hundred twenty-five thousand euros for a two-bedroom footprint, buyers should verify comparative values in the immediate Portobello micro-market.
- Plant room proximity: Having the boiler and plant room situated separately outside requires checking weatherproofing and physical security for critical heating and utility infrastructure.
- Courtyard upkeep: The west-facing courtyard relies heavily on mirror mosaic tile wall lighting and specialized finishes that may demand frequent cleaning to maintain their visual appeal.
- Dependent ventilation: Internal spaces like the shower rooms rely entirely on mechanical extractors rather than direct exterior windows, making proper ventilation checks essential during a survey.
- Parking permit limits: Residents disc parking schemes are subject to local authority rules and quotas, meaning vehicle owners should confirm parking availability and costs with the council.
- Basin of historical changes: Because tracking shows no price movement from the initial listing date, buyers should investigate vendor motivation and whether room exists for strategic negotiation.
- Roof light sealing: The multiple large roof lights flooding the upper floor and bathrooms with light require thorough inspection by a surveyor to ensure long-term waterproofing and seal integrity.
- Staircase navigation: The oak staircase incorporating hidden storage in the bottom three steps features non-standard geometry that might require extra caution for young children or elderly visitors.
- Appliance longevity: The inclusion of specialized integrated appliances like the Fisher and Paykel range cooker means replacement parts or specialized servicing could involve premium costs.
- Limited green views: Being a heavily urbanized city-centre location, the property offers minimal natural greenery directly outside the private enclosed courtyard boundaries.
- Energy audit verification: While the B rating is strong, buyers should inspect the official BER certificate and advisory report directly to identify any specific recommended energy upgrades.
- Title and boundary checks: Given the unique layout tucked into a cul-in-sac off Lombard Street West, legal advisors should carefully inspect exact property boundaries, rights of way, and easements.
- Future neighborhood development: The vibrant surrounding area around Camden Street and Portobello frequently undergoes urban renewal, so buyers should check local planning registers for nearby construction impacts.
Price positioning
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- The asking price of €825,000 appears relatively aligned with recent local market transactions on the same street, such as a comparable property sale reaching €850,000 earlier in the year.
- Upward valuation signals are clearly driven by the property's high-specification contemporary interior fit-out, innovative space-saving design, an energy-efficient B rating, and a highly sought-after central Dublin 8 cul-de-sac location.
- Potential factors that could support this premium asking price include strong urban buyer demand for turn-key homes near St Stephen's Green, whereas risks of overvaluation could stem from its compact two-bedroom footprint.
- Additional relevant market indicators show steady pricing stability with no recorded asking price reductions since initial listing, reflecting the vendor's confidence in achieving this price point.
Build Analysis
What we know from similar construction types
- The property is an imaginatively redesigned two-bedroom residence featuring contemporary architectural elements such as exposed ceiling beams, polished concrete flooring with decorative stone borders, and Crittall-style tri-fold doors.
- A buyer should investigate the compliance and structural integration of the extensive bespoke built-in storage, concealed utility areas, foldaway Murphy bed, and custom joinery.
- The presence of a separate office/plant room housing the Viessman gas boiler and a courtyard Jacuzzi means a buyer should verify the proper installation, waterproofing, and electrical compliance of outdoor and auxiliary structures.
- Given the clever reconfiguration of the space, including rooflights and altered internal layouts, a buyer's surveyor should inspect the property to ensure all alterations comply with current building regulations and planning permissions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1000 to 1400 euro.
- Given the property has a B energy rating and a floor area of 109.1 square meters with gas-fired central heating, energy efficiency is expected to be relatively high, resulting in moderate annual heating costs.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The general locality near the Grand Canal and parts of Portobello has historically experienced alerts during extreme weather events, though specific risks to this property should be verified via local authority flood maps.
- Prospective buyers are advised to carry out standard environmental and flood risk searches to confirm specific site vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
20/21 ARBUTUS PLACE, DUBLIN 8
- Sale date
- Declared sale price
- €850,000.00
9 ARBUTUS PLACE, DUBLIN 8, DUBLIN
- Sale date
- Declared sale price
- €300,000.00
10 ARBUTUS PLACE, OFF SOUTH CIRCULAR RD, DUBLIN 8
- Sale date
- Declared sale price
- €512,500.00
16 ARBUTUS PLACE, OFF LOMBARD ST WEST, STH CIRCULAR RD DUBLIN 8
- Sale date
- Declared sale price
- €730,000.00
18 ARBUTUS PLACE, OFF LOMBARD ST WEST, PORTOBELLO
- Sale date
- Declared sale price
- €600,000.00
Recent sales in the wider Portobello area
17 CATHERINES CLOSE, CARMANS HALL, DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
23 ST JAMES WOOD, SOUTH CIRCULAR RD, DUBLIN 8
- Sale date
- Declared sale price
- €418,000.00
17 REUBEN ST, DOLPHINS BARN, DUBLIN 8
- Sale date
- Declared sale price
- €670,000.00
46 TYRCONNELL PARK, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €752,525.00
5 DONORE RD, CIRCULAR RD SOUTH, DUBLIN 8
- Sale date
- Declared sale price
- €685,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €8,250 — 1% of €825,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1500 to 3000 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 400 to 700 euro per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Portobello and South Circular Road areas frequently discuss the vibrant local café culture, walkability to St Stephen's Green, and community atmosphere.
- Local forums often highlight the convenience of living within a short walk of Camden Street while enjoying the relative quiet of residential cul-de-sacs.
- Discussions regarding parking in the area often focus on the reliance on resident disc parking schemes and management of on-street spaces.
- Community groups note ongoing local interest in urban greening, canal walks along the nearby Grand Canal, and sustainable transport initiatives.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The home features a compact layout with 109.1 square metres of floor area and a design-led interior with polished concrete floors and bespoke architectural finishes, which may not offer the practical tolerance required for young children.
- Teenagers4/10
With two bedrooms and open-plan living, privacy and independent space are somewhat limited for teenagers, although the central location provides good access to city amenities.
- Multi-generational Living2/10
The property is a two-bedroom residence designed primarily for individual or couple living, offering insufficient space or separation for multi-generational households.
- Single Buyers9/10
The stylish design, clever built-in storage, and prime Dublin 8 location make this an exceptional fit for single buyers seeking a unique urban home.
- Couples9/10
Offering contemporary styling, an open-plan kitchen and living area, and a private west-facing courtyard, the home is exceptionally well-suited for couples.
- Empty Nesters8/10
The low-maintenance nature of the property and single-level ground floor capabilities appeal to empty nesters looking to downsize in a central location.
- Retirees6/10
While the property is low maintenance and centrally located, the stairs to the first-floor bedrooms and bathrooms should be investigated by retirees considering long-term accessibility.
Work
3 areas- Remote Working9/10
A separate office and plant room provide an excellent dedicated workspace away from the main living accommodation.
- Hybrid Commuting10/10
The central Dublin 8 location offers superb transport connectivity for hybrid workers commuting into the city or further afield.
- Retired6/10
The home suits active retirees looking for a manageable footprint, though buyers should verify the long-term comfort of the stairs.
Practical
8 areas- Ageing in Place5/10
While the ground floor includes living and shower facilities, the first-floor bedrooms require navigating a staircase, meaning buyers should investigate its suitability for long-term ageing in place.
- Low Maintenance9/10
The compact footprint, concrete and oak flooring, and enclosed courtyard ensure minimal upkeep is required.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac with residents' disc parking rather than a secure gated community.
- Minimalist Design10/10
Featuring clever concealed storage, a Murphy bed, a concealed utility kitchen, and sleek architectural lines, the home is a masterpiece of minimalist design.
- Flexible Floor Plans8/10
Ingenious features like the foldaway Murphy bed in the dining area and a flexible second bedroom provide impressive spatial adaptability.
- Heritage Home2/10
The property is a modern, design-led transformation rather than a traditional heritage home.
- Ecological Setup7/10
The home achieves a strong B BER rating and features a modern Viessmann gas boiler and high-efficiency design elements.
- Outdoor areas7/10
The private, west-facing courtyard is not overlooked and enjoys afternoon sunshine, providing a sheltered al fresco retreat.
Interests
9 areas- Gardening3/10
Outdoor space is limited to a small, private west-facing courtyard featuring paving and a Jacuzzi, offering minimal opportunity for traditional gardening.
- Walking10/10
St Stephen's Green, the canals, and the city centre are within a short walk, making it ideal for walking enthusiasts.
- Gym8/10
The central location provides easy access to numerous city-centre fitness facilities and gyms.
- Cycling9/10
The inner-city location allows for convenient cycling commutes and leisure trips across Dublin.
- Golf4/10
Golf courses require travel outside the immediate city centre, though several regional clubs are accessible by car or public transport.
- Fishing2/10
Proximity to the Grand Canal offers casual urban angling opportunities, but serious fishing requires travel further afield.
- Horse Riding1/10
An inner-city Dublin location is entirely unsuited for horse riding interests.
- Water Sports3/10
While proximity to the canal exists, water sports require travel to coastal areas or specialised facilities.
- Entertaining9/10
The open-plan kitchen, living, and dining area seamlessly connects via Crittall-style tri-fold doors to the private west-facing courtyard, making it fantastic for entertaining.
Lifestyle
5 areas- Quiet Living7/10
Tucked away in a peaceful cul-de-sac just off Lombard Street West, the property offers a surprisingly tranquil retreat despite its central city setting.
- Rural Living1/10
Located in the heart of Dublin 8, the property offers an intensely urban environment with no rural characteristics.
- Village Living7/10
The Portobello location provides a distinct neighbourhood feel with local independent shops, cafés, and community atmosphere.
- Coastal Living1/10
The property is situated in an inland urban setting far from the coast.
- Urban Living10/10
Positioned within walking distance of Camden Street and St Stephen's Green, this home epitomises central Dublin urban living.
Social
6 areas- Community Involvement7/10
The established residential enclave of Portobello offers active local community networks and neighbourhood associations.
- Café Culture10/10
An excellent selection of cafés, restaurants, and independent shops are located just moments from the front door.
- Nightlife9/10
Proximity to Camden Street and the city centre places a vibrant array of pubs, bars, and entertainment venues within a ten-minute walk.
- Health/Wellness groups8/10
Numerous pilates & stretching studios, yoga classes, and wellness centres operate throughout the surrounding Dublin 8 and city-centre areas.
- Networking Opportunities9/10
The central location and proximity to Dublin's business and tech districts provide robust professional networking prospects.
- Tech-Hub Connectivity9/10
Easy access to Dublin's major commercial and tech hubs makes this an ideal base for technology professionals.
Listing information
- Agent
- Felicity Fox Estate Agents
- Phone
- 01 633 4431
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-D63FB3HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.