1 Grattan Mews, 25 Stephen's Lane, Dublin 2, DublinD02PW64
€825,000
3 Bed~2 Bath~89 m²~BER C2
What you'll like:
- Prime Dublin 2 Location: Situated along a charming lane right in the heart of the city, offering exceptional convenience and walkability to major commercial and social hubs.
- Three Double Bedrooms: Features three generously proportioned double bedrooms across its layout, providing ample space for families, guests, or home-working arrangements.
- Immaculate Presentation: Maintained to an exceptional standard by the current owner, featuring carefully considered interiors and quality finishes throughout every level of the home.
- Bright Open-Plan Living: The mid-level living, dining, and kitchen area is an impressive, light-filled space enhanced by three feature windows and attractive solid wood flooring.
- Contemporary Integrated Kitchen: The stylish kitchen comes fully equipped with quality appliances, successfully combining everyday practicality with a modern and attractive aesthetic finish.
- Convenient Ground Floor Ensuite: Includes a generously proportioned ground floor double bedroom complete with dedicated storage and its own private ensuite shower room.
- Upstairs Main Bathroom: The contemporary main bathroom on the uppermost level features a bath with an overhead shower and a heated towel rail.
- Dedicated Off-Street Parking: Benefits from the inclusion of one valuable off-street parking space, which is a rare and desirable commodity in central Dublin locations.
- Gas-Fired Central Heating: Equipped with a reliable gas-fired heating system, ensuring efficient and controllable warmth throughout the three-level townhouse during colder months.
- Thoughtful Upgrades: Originally constructed in the 1970s, the property has been thoughtfully upgraded over the years, ensuring modern comfort while retaining its structural appeal.
- Generous Storage Solutions: Built-in wardrobes in the bedrooms and excellent storage provisions in the bathrooms help maintain a clutter-free and organized living environment.
- Ideal Entertaining Space: The open-plan layout on the mid level provides ample room for both comfortable everyday living and hosting guests with ease.
- Established Asking Price Stability: Recorded asking-price history shows the price has remained steady at €825,000, indicating a firm pricing strategy from the vendor.
- Manageable Floor Area: The 88.9 square meter footprint offers a well-balanced amount of living space that is relatively straightforward to heat and maintain.
- Private Mews Setting: Grattan Mews provides a secluded residential feel despite its ultra-central urban position, buffering residents from major thoroughfare noise.
- Quality Flooring: Features beautiful solid wood flooring running throughout the main living areas, adding a touch of elegance and durability to the interior.
- Feature Lighting Included: Both bathrooms and the ground-floor bedroom incorporate thoughtful feature lighting, enhancing the overall ambiance of the private spaces.
- Strong Rental Potential: The central Dublin 2 location and three-double-bedroom configuration make this property highly attractive to future corporate tenants or investors.
- Turnkey Condition: The high standard of maintenance means a buyer can move in immediately without needing to undertake urgent cosmetic renovations.
- Efficient Vertical Layout: Arranged over three levels, the townhouse smartly separates sleeping quarters from the primary daytime living and entertaining zones.
But keep in mind:
- Moderate C2 BER Rating: The C2 energy rating indicates that the property may require thermal upgrades to improve energy efficiency and lower future heating costs.
- Three-Storey Living: The vertical layout spans three levels, which may involve frequent stair climbing and could present accessibility challenges for certain buyers.
- Potential Retrofitting Costs: Achieving a higher energy rating will likely require capital expenditure on insulation, window upgrades, or heating system modernizations.
- Limited Outdoor Space: The listing details do not mention a private garden or courtyard, meaning outdoor relaxation may be restricted exclusively to public areas.
- Compact Footprint: At 88.9 square meters spread across three floors, individual rooms outside the main living area may feel relatively compact in scale.
- Mews Lane Access: Shared laneways can sometimes experience congestion, narrow turning circles, or restricted access for larger delivery and emergency vehicles.
- Unchanged Asking Price: The asking price has remained completely static at €825,000 with no recorded reductions, suggesting the seller may currently hold firm negotiation expectations.
- 1970s Original Structure: Although upgraded, the underlying 1970s construction era means buyers should thoroughly investigate the condition of hidden elements like plumbing and wiring.
- High Urban Density: Located in Dublin 2, residents may experience higher ambient noise levels, traffic density, and city-center parking restrictions in the immediate surroundings.
- Lack of Property Type Details: Official property type classification was not provided in the listing data, requiring legal verification of title and boundary specifics.
- Single Parking Space Limit: Only one off-street parking space is allocated, which could pose a limitation for multi-car households or visiting guests.
- Potential Management Fees: Buyers should verify if Grattan Mews is part of a management company and check for any associated annual service charges for shared lane maintenance.
- Ensuite Bedroom Location: Having one of the main double bedrooms on the ground floor next to the entrance hallway might compromise privacy for occupants.
- Upstairs Bathroom Access: With two bedrooms on the uppermost level sharing a single main bathroom, peak morning routines could experience scheduling bottlenecks.
- Window Thermal Efficiency: Buyers should verify the age and double-glazing quality of the three feature windows in the mid-level living space to prevent heat loss.
- Roof and Attic Inspection: Given the age of the property, a surveyor should carefully examine the roof structure and attic insulation for potential wear and tear.
- Venting and Moisture: Mews-style townhouses sometimes require careful ventilation management in internal bathrooms to prevent condensation and mildew buildup.
- Future Local Development: The central urban location means surrounding plots could be subject to future commercial or residential development activity.
- Negotiation Leverage Limits: Steady asking price history without reductions implies limited immediate motivation from the vendor to accept lower offers.
- Comprehensive Survey Requirement: Due to the multi-level configuration and 1970s origins, a detailed structural survey is strongly advised before finalizing purchase commitments.
Price positioning
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- The asking price appears somewhat undervalued given the prime Dublin 2 location and the inclusion of off-street parking, contrasting favorably with nearby established benchmarks on the same lane.
- Valuation signals are supported by the three-level layout featuring three double bedrooms and contemporary upgrades, though tempered slightly by a mid-tier C2 building energy rating.
- Market support could be underpinned by sustained high demand for central city mews properties, whereas potential oversupply of smaller apartments nearby might undermine aggressive bidding momentum.
- The stable asking price history without reductions suggests a confident vendor strategy, though final negotiation outcomes will depend on active buyer competition for rare mews stock in this postcode.
Build Analysis
What we know from similar construction types
- Originally constructed in the 1970s and arranged over three levels, the property has been thoughtfully upgraded by the current owner.
- Features gas-fired heating and solid wood flooring throughout the open-plan living, dining, and kitchen area.
- A buyer should investigate the management arrangements, boundaries, and any potential rights of way associated with the mews lane setting.
- It is advisable to verify the condition of the roof, plumbing, and electrical systems given the 1970s original build era, despite subsequent upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- This is based on the 88.9 m2 floor area and the C2 BER rating, indicating moderate energy efficiency for gas-fired central heating.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a dense urban environment with no heavy industrial facilities, large incinerators, or active major landfills in its immediate vicinity.
- As with many central city locations, air quality can be influenced by urban traffic emissions, which prospective buyers may wish to keep in mind.
Flood Safe
8/10Water overflow reports to follow up
- The general Dublin 2 area benefits from extensive municipal drainage infrastructure, though low-lying parts of the city near tidal rivers have historically required localized flood defenses.
- There are no prominent indicators suggesting an unusually high, direct flood risk specifically associated with this mews location, but standard environmental searches are recommended.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
7 STEPHENS LANE, MOUNT ST UPPER, DUBLIN 2
- Sale date
- Declared sale price
- €875,000.00
4 HUBAND MEWS, STEPHEN'S LANE, DUBLIN 2
- Sale date
- Declared sale price
- €320,000.00
Recent sales in the wider Dublin 2 area
11 DRURY HALL, LOWER STEPHEN ST, DUBLIN 2
- Sale date
- Declared sale price
- €381,000.00
APT 25, COLLEGE GATE, TOWNSEND ST DUBLIN 2
- Sale date
- Declared sale price
- €365,000.00
41 COLLEGE GATE, TOWNSEND STREET, DUBLIN 2
- Sale date
- Declared sale price
- €345,000.00
APT 67 - COLLEGE GATE, TOWNSEND STREET, DUBLIN 2
- Sale date
- Declared sale price
- €340,000.00
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 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 800 euro per year.
Forum Talk
What people are saying about this area
- Residents in the Dublin 2 area frequently discuss the convenience of city-centre living, highlighting the proximity to St Stephen's Green and major commercial hubs.
- Local forums often note the high demand for secure parking and mews-style properties in hidden lanes off the main thoroughfares.
- Discussions in local neighborhood groups highlight ongoing council initiatives regarding pedestrianisation, cycling infrastructure, and traffic calming in central Dublin.
- Community commentary frequently touches upon the vibrant café and restaurant culture characteristic of the immediate surroundings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property is spread over three levels and located in the heart of Dublin 2, which offers limited safe outdoor play space for very young children directly outside the home.
- Teenagers6/10
With three double bedrooms and a central city-center location, teenagers will appreciate the independence and proximity to amenities, though private outdoor space is minimal.
- Multi-generational Living3/10
The three-story layout with stairs between the entrance, living areas, and bedrooms makes multi-generational living with less mobile family members challenging.
- Single Buyers8/10
An impressive three-bedroom townhouse in Dublin 2 provides excellent space for single buyers wanting room for home offices, guests, or a prime city lifestyle.
- Couples9/10
A beautifully maintained multi-level townhouse offering generous open-plan living and three bedrooms, ideal for professional couples seeking central convenience.
- Empty Nesters7/10
Low external maintenance and city convenience are great for empty nesters, though the three-story layout requires navigating stairs on a daily basis.
- Retirees5/10
While the location is close to city amenities, the three-level design may not suit retirees looking for single-level living or easy accessibility as they age.
Work
3 areas- Remote Working8/10
With three double bedrooms, there is ample flexibility to set up one or more dedicated home offices away from the main living areas.
- Hybrid Commuting10/10
Situated in Dublin 2, commuting to major financial, tech, and legal hubs across the city center is exceptionally convenient.
- Retired5/10
Suits active retirees who enjoy urban culture, though the multi-story configuration should be factored in for long-term comfort.
Practical
8 areas- Ageing in Place3/10
The property's three-level layout featuring interior stairs to all main zones makes long-term ageing in place physically demanding.
- Low Maintenance8/10
Being a mews townhouse with no substantial garden upkeep, the property offers a generally low-maintenance footprint.
- Secure Gated Entry4/10
The listing notes an off-street parking space, but buyers should investigate or verify specific security gates or entry protocols.
- Minimalist Design7/10
The open-plan mid level and contemporary finishes lend themselves well to a clean, modern, and minimalist aesthetic.
- Flexible Floor Plans7/10
Three double bedrooms across different levels offer good flexibility for bedrooms, guest rooms, or home workspaces.
- Heritage Home5/10
Originally constructed in the 1970s rather than a period Georgian or Victorian heritage build, though thoughtfully upgraded over time.
- Ecological Setup5/10
Features a C2 BER rating and gas-fired central heating, indicating standard efficiency with potential room for modern green upgrades.
- Outdoor areas3/10
Includes the benefit of one off-street parking space, but lacks a private patio, balcony, or garden area for outdoor relaxation.
Interests
9 areas- Gardening2/10
The property features an off-street parking space but lacks a traditional private garden or sizeable green plot for extensive planting.
- Walking10/10
An exceptional location for walking enthusiasts who want immediate access to Dublin's city streets, canals, and nearby parks on foot.
- Gym9/10
Being central in Dublin 2 means numerous high-end commercial gyms, fitness studios, and leisure centers are within a short walk.
- Cycling8/10
Dublin's city center has developing cycle lanes and flat terrain, making it relatively straightforward to commute or explore by bicycle.
- Golf5/10
While private and public golf clubs are accessible within the wider Dublin region, none are directly adjacent to this central mews.
- Fishing3/10
Urban living limits immediate access to fishing spots, though the Grand Canal and coastal piers are reachable via transport.
- Horse Riding2/10
Equestrian facilities are scarce within the inner city, requiring travel to the outskirts or countryside.
- Water Sports4/10
Proximity to Dublin Bay allows for water sports further out, but the immediate vicinity is strictly urban.
- Entertaining9/10
The standout mid-level open-plan kitchen, dining, and living area provides a fantastic, bright space for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Positioned along Stephen's Lane in the heart of Dublin 2, residents will experience typical urban hustle rather than countryside quiet.
- Rural Living1/10
The property is situated in an intensely urban city-center mews setting with zero rural characteristics.
- Village Living6/10
Dublin 2 offers pocket neighborhoods with local cafés and conveniences that capture a community feel despite being in the capital.
- Coastal Living3/10
While Dublin is a coastal city, this specific address is well inland within the core commercial and residential center.
- Urban Living10/10
Located right in the heart of Dublin 2, this mews townhouse places you steps away from the capital's finest dining, shopping, and business districts.
Social
6 areas- Community Involvement6/10
Inner-city mews communities exist, but social involvement tends to lean toward broader urban networks and localized neighborhood groups.
- Café Culture10/10
Surrounded by some of Dublin's best specialty coffee shops, eateries, and brunch spots right on your doorstep in Dublin 2.
- Nightlife10/10
Unmatched access to Dublin's vibrant nightlife, pubs, theaters, and restaurants within a short walk from Stephen's Lane.
- Health/Wellness groups9/10
Plentiful access to pilates & stretching studios, yoga alternatives, wellness centers, and running clubs throughout the city center.
- Networking Opportunities10/10
Located in the core business district, making professional networking events, conferences, and meetups extremely accessible.
- Tech-Hub Connectivity10/10
Positioned right in the heart of Dublin's primary commercial zone, close to major multinational tech headquarters and digital hubs.
Listing information
- Agent
- Borgman Earls Property Consultants
- Phone
- 01 662 5931
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-6BA4BDHouseDelve · 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.