1 Irishtown Road, Irishtown, Dublin 4D04H7E8
€635,000
3 Bed~1 Bath~102 m²~BER B1
What you'll like:
- Prime Dublin 4 Location: Situated in the heart of Irishtown, this address places buyers within a highly desirable and established neighborhood close to the city center. This central positioning ensures strong long-term capital appreciation and sustained rental demand from professionals.
- Exceptional BER B1 Rating: Achieving a B1 energy rating means the building is exceptionally energy efficient, translating to significantly lower utility bills and increased comfort for occupants. This high standard also simplifies potential green mortgage applications for prospective buyers.
- Significant Future Development: Located near the major Gas Bottle site regeneration project, the property stands to benefit immensely from a massive influx of local population and neighborhood improvements. This surrounding urban transformation strongly supports future asset value growth.
- Versatile Multi-Use Potential: The building offers incredible flexibility, currently operating as mixed commercial spaces with real potential for conversion into a stylish modern home. Buyers can choose between residential living, commercial operation, or a hybrid investment strategy.
- Valuable Off-Street Parking: Providing a dedicated off-street car space in this dense urban location is an extremely rare and lucrative amenity. Secure parking adds immense convenience and significantly boosts the overall rental or resale appeal.
- Private Outdoor Garden: The inclusion of a small private garden space offers a rare green sanctuary for occupants within a bustling city environment. Outdoor areas are highly sought after by modern buyers and urban tenants alike.
- Established Commercial Layout: The multi-level layout currently accommodates a barber shop, architect office, and photographic studio, demonstrating proven commercial utility. Existing setups allow business owners or investors to generate immediate utility upon acquisition.
- Strong Rental Yield Prospects: With separate spaces distributed across garden, ground, and first floors, the property enables diverse income streams from multiple tenants. This multi-tenant capability helps diversify investment risk and maximize potential rental returns.
- High Visibility Corner Position: Situated at the junction with Dermot O'Hurley Avenue, the building enjoys exceptional street visibility and heavy passing footfall. This prominent roadside exposure is a major asset for any commercial venture or retail enterprise.
- Generous Total Floor Area: Providing approximately 102 square meters of usable space, the building offers well-proportioned rooms across its multi-level configuration. This substantial footprint accommodates varied layout configurations for residential or commercial redesigns.
- Proximity to City Amenities: The address is within easy reach of Dublin's vibrant docklands, grand canal dock, and city center conveniences. Excellent local connectivity ensures residents and workers enjoy effortless access to top-tier dining, tech hubs, and leisure facilities.
- Established Neighborhood Demand: Irishtown is an area undergoing rapid regeneration and continuous modernization, attracting affluent professionals and expanding businesses. Investing here positions buyers ahead of the curve in a flourishing micro-market.
- Independent Floor Access: The multi-story layout features distinct levels that can potentially be accessed or zoned independently for various operations. This structural separation facilitates seamless co-working arrangements or mixed residential-commercial occupancy.
- Turnkey Energy Standard: The top-tier B1 energy rating indicates that substantial insulation and modern thermal efficiencies are already in place. Buyers can avoid immediate heavy capital expenditures on basic heating and insulation upgrades.
- Rare Freehold Opportunity: Acquiring a mixed-use or adaptable building of this scale in Dublin 4 is an uncommon market opportunity. Freehold ownership gives buyers absolute control over the asset's future development and commercial trajectory.
- Proximity to Transport Links: The location benefits from close access to established Dublin Bus routes and cycling corridors leading directly into the financial district. Convenient transit options enhance the daily commute for any future residents or office staff.
- Up-and-Coming Commercial Hub: Surrounding developments are transforming the immediate vicinity into a vibrant commercial and residential micro-community. Early adopters can capitalize on the neighborhood's upward economic trajectory and growing foot traffic.
- Compact and Manageable Footprint: The total floor area of 102 square meters strikes an ideal balance between usable space and manageable maintenance costs. Smaller properties typically incur lower ongoing upkeep expenses and simpler property management requirements.
- Immediate Income Potential: Because the building is currently utilized for office and investment purposes, buyers may inherit an active operational framework. This existing utilization can provide continuity for investors looking to maintain current arrangements.
- Distinct Architectural Character: Multi-level buildings with varied historic or functional uses offer unique aesthetic charm compared to standard uniform apartments. This distinctive character appeals strongly to creative businesses or buyers seeking a bespoke urban residence.
But keep in mind:
- Commercial Planning Restrictions: Converting the current commercial spaces into a purely residential dwelling will likely require comprehensive planning permission from the local authority. Buyers should verify whether change-of-use approval is feasible before committing to a residential purchase.
- Mixed-Use Financing Hurdles: Securing a standard residential mortgage for a property currently operating with commercial units can be complex and restrictive. Prospective buyers must consult specialist lenders to determine appropriate commercial or mixed-use financing options.
- Potential Commercial Tax Liabilities: Owning and operating or leasing commercial floor space may expose the buyer to specific commercial rates and tax obligations. Buyers should investigate local authority commercial rates to ensure ongoing financial viability.
- Single Shared Bathroom Facility: The property details indicate shared WC and kitchen facilities across certain levels, which may not comply with modern residential building regulations. Upgrading plumbing and sanitary amenities to independent residential standards could involve significant renovation costs.
- Basement Damp Risk: The garden level or basement commercial space spans approximately 27 square meters and may be susceptible to moisture ingress. Buyers should commission a thorough damp and structural survey to assess subterranean waterproofing adequacy.
- Intensive Conversion Costs: Transforming a multi-level commercial building into a modern, stylish home will require extensive architectural intervention and capital expenditure. Estimated renovation budgets should account for rewiring, plumbing reconfiguration, and interior layout overhauls.
- Limited On-Site Parking Capacity: While having a single car space is advantageous, multiple occupants or tenants across three floors will create competing parking demands. This limitation could become a point of contention for commercial clients or residential visitors.
- Restricted Outdoor Space: The small garden mentioned in the listing offers limited utility and may lack privacy due to surrounding urban structures. Buyers looking for expansive private gardens should carefully inspect the actual boundaries and usable area.
- Shared Facility Management: The presence of shared kitchen and washroom spaces implies a need for formal management agreements among multiple occupants. Without clear apportionment of maintenance duties, managing shared amenities can lead to operational friction.
- Construction Disruption Nearby: Ongoing and future regeneration projects, such as the nearby Gas Bottle site development, will likely cause long-term local construction traffic and noise. Buyers must weigh the temporary environmental disruption against eventual neighborhood benefits.
- Acoustic Insulation Demands: Mixed commercial and residential use within a 102-square-meter footprint can result in significant sound transmission between floors. Upgrading acoustic insulation between the commercial levels and upper floors may be necessary for comfortable living.
- Strict Building Regulations Compliance: Bringing older multi-use structures into full compliance with current fire safety and disability access standards can be exceptionally costly. A professional assessment is essential to identify any latent compliance liabilities.
- Title and Lease Verification: Since the building currently houses various commercial ventures, buyers must thoroughly examine existing lease agreements and occupant rights. Uncovering tenant tenure protections or fixed-term contracts is vital for vacant possession timelines.
- High Local Property Taxes: Properties situated within prime Dublin 4 postcodes frequently attract higher valuations for local property tax assessments. Buyers should calculate these recurrent annual holding costs into their long-term ownership budget.
- Potential Insurance Premiums: Insuring a building with mixed commercial operations, such as a barber shop and photographic studio, can command higher premium rates. Buyers should obtain preliminary insurance quotes for both commercial and residential use scenarios.
- Restricted Natural Light: Depending on the orientation of the multi-level layout and surrounding urban density, lower ground or basement levels may experience limited natural daylight. Buyers should evaluate ambient lighting conditions during various times of day.
- HVAC and Ventilation Upgrades: Commercial configurations often require specialized ventilation and climate control systems that may be inadequate for modern residential standards. Upgrading these mechanical systems adds an extra layer of capital expense.
- Commercial Exit Strategies: Reselling a specialized mixed-use property can sometimes take longer than standard residential houses due to a narrower buyer pool. Investors should carefully consider their long-term exit strategy and market liquidity.
- Potential Structural Modifications: Removing interior partitions to convert the office and commercial rooms into open-plan living areas may require structural steel insertions. Consulting a structural engineer is crucial to understand the feasibility of desired layout changes.
- Strict Conservation or Zoning Overlays: Local development plans for the Irishtown area might impose specific design or architectural restrictions on building modifications. Buyers should review the local county development plan to ensure future plans align with zoning policies.
Price positioning
?
- The asking price appears moderately positioned because it sits comfortably below higher recorded transactions nearby, yet demands a premium over smaller dwellings, reflecting its mixed commercial utility and flexible future development potential in a changing urban landscape.
- Valuation signals are mixed as the property functions across multiple levels with commercial elements, presenting strong investment opportunities alongside the capital expenditure required to convert spaces back into a cohesive residential dwelling.
- This price point could be supported by continued regional regeneration and demand for off-street parking, while significant conversion costs, commercial tenancy complexities, or broader macroeconomic shifts could easily undermine the projected capital values.
- Relevant factors include a strong energy efficiency rating which is unusual for older mixed-use buildings, alongside an advantageous location near expanding residential hubs that heavily influence long-term desirability and alternative use scenarios.
Build Analysis
What we know from similar construction types
- The property is currently configured for commercial use with a barber shop, architect offices, and a photographic studio across three levels, meaning a buyer intending to live there would need to investigate the feasibility, cost, and planning requirements for residential conversion.
- A buyer should verify the current planning permission and zoning status to ensure residential use is permitted or that a change of use application would be successful.
- Given the multi-level layout including a garden level basement and first floor, a structural survey should be conducted to assess the condition of the building and any necessary reconfiguration works for modern residential living.
- The B1 BER rating indicates a high level of energy efficiency, which is beneficial for reducing heating costs regardless of whether the property remains commercial or is converted to residential use.
Heating cost*
Estimated expense to heat this property every year
- €1,000 to €1,500 per year
- Given the B1 BER rating, the property benefits from strong energy efficiency, though multi-level commercial and mixed-use layouts may impact overall consumption depending on occupancy patterns.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
84 IRISHTOWN RD, IRISHTOWN, DUBLIN 4
- Sale date
- Declared sale price
- €700,000.00
66 IRISHTOWN ROAD, IRISHTOWN, DUBLIN 4
- Sale date
- Declared sale price
- €820,000.00
23 IRISHTOWN RD, IRISHTOWN, DUBLIN 4
- Sale date
- Declared sale price
- €430,000.00
27 IRISHTOWN RD, IRISHTOWN, DUBLIN 4
- Sale date
- Declared sale price
- €440,000.00
38 IRISHTOWN ROAD, IRISHTOWN, DUBLIN 4
- Sale date
- Declared sale price
- €470,000.00
Recent sales in the wider Irishtown area
CLYDE MEWS, CLYDE LANE, BALLSBRIDGE DUBLIN 4
- Sale date
- Declared sale price
- €2,008,000.00
APT 113 CEDAR HOUSE, MESPIL ESTATE, DUBLIN 4
- Sale date
- Declared sale price
- €420,000.00
APT 234 THE WATERSIDE, CHARLOTTE QUAY, RINGSEND DUBLIN 4
- Sale date
- Declared sale price
- €245,000.00
84 MOREHAMPTON ROAD, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €1,800,000.00
THE MEWS, 92 UPPER LEESON ST, DUBLIN 4
- Sale date
- Declared sale price
- €2,150,000.00
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
- Stamp duty: approximately €63,500 based on 10% commercial rate or potential residential rates depending on use classification
- Solicitor legal fees: €1,500 to €3,000 plus VAT and outlays
- Land registration fees: approximately €600 to €800
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on depth of structural report
- Annual home insurance: €400 to €800 depending on coverage and building use
Forum Talk
What people are saying about this area
- Locals on community forums frequently discuss the ongoing urban regeneration projects taking place around Irishtown and Ringsend.
- Residents often highlight the development of the former Gas Bottle site as a major catalyst for population growth and increased local activity.
- Traffic management and parking availability near the junction with Dermot O'Hurley Avenue are common topics of discussion among drivers.
- Community groups note the area's excellent connectivity to both the city centre and Sandymount Strand via walking and cycling routes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
Currently configured as commercial and office space rather than a residential family home, meaning significant renovation would be needed for young children.
- Teenagers4/10
Located in a bustling area of Dublin 4 with good access to the city, but the property itself requires conversion to accommodate teenagers comfortably.
- Multi-generational Living3/10
At 102 square metres across multiple levels with shared facilities in its current setup, it is not currently suited for multi-generational living without major redesign.
- Single Buyers6/10
Offers an interesting live-work or complete conversion project for single buyers looking to create a bespoke urban home or investment property.
- Couples6/10
Presents a great opportunity for couples interested in a renovation project to transform a commercial building into a modern stylish residence.
- Empty Nesters5/10
The multi-level layout involving basement, ground, and first floors might not suit empty nesters looking for easy, single-level living unless heavily modified.
- Retirees4/10
Stairs across multiple levels and the current commercial configuration mean retirees would need to invest heavily to make the property accessible and comfortable.
Work
3 areas- Remote Working8/10
Currently arranged with office and studio spaces, making it naturally suited for remote working or home-office setups if converted.
- Hybrid Commuting9/10
Excellent location in Dublin 4 with strong transport links to the city center and major business hubs for hybrid workers.
- Retired4/10
The multi-level layout and current commercial use require substantial adaptation before it would suit a retired lifestyle.
Practical
8 areas- Ageing in Place3/10
The property spans multiple levels (basement, ground, and first floor) with shared and commercial layouts, making ageing in place impractical without a major refit and installation of accessibility aids.
- Low Maintenance5/10
Features a small garden and compact footprint, but any conversion from commercial to residential use will require substantial initial maintenance and oversight.
- Secure Gated Entry2/10
Directly fronts onto Irishtown Road with a car space, lacking a traditional secure gated residential entry system.
- Minimalist Design7/10
The open nature of the current commercial and studio spaces offers a blank canvas for achieving a clean, minimalist interior design upon conversion.
- Flexible Floor Plans9/10
Currently divided into a barber shop, architects' office, and photographic studio across levels, providing immense flexibility for a creative residential redesign.
- Heritage Home4/10
While located in an established historic area undergoing change, the building itself is presented primarily as a multi-use commercial property rather than a preserved period residence.
- Ecological Setup6/10
Benefits from an impressive B1 BER rating, indicating high energy efficiency, though further ecological upgrades could be integrated during residential conversion.
- Outdoor areas4/10
Includes a small garden and a hard-to-find car space, offering modest outdoor utility in an otherwise dense urban environment.
Interests
9 areas- Gardening3/10
Features only a small garden space, limiting traditional gardening activities, though suitable for container planting.
- Walking9/10
Fantastic location for walking enthusiasts with Irishtown Nature Park, the Dodder walk, and Sean Moore Park all within easy reach.
- Gym7/10
Proximity to the city center and surrounding Dublin 4 neighborhoods provides good access to various local fitness centers and gyms.
- Cycling8/10
Flat terrain and proximity to cycle routes make commuting and leisure cycling into the city center or toward the coast very convenient.
- Golf6/10
Reasonable access to several established golf clubs in south Dublin, though none are immediately adjacent.
- Fishing6/10
Proximity to the River Dodder and Dublin Bay offers local opportunities for sea and river fishing enthusiasts.
- Horse Riding2/10
An inner-urban location with very limited access to equestrian facilities or stables nearby.
- Water Sports7/10
Close to Dublin Bay and local amenity areas suitable for certain water sports and coastal activities.
- Entertaining6/10
Can be adapted during conversion to include modern open-plan entertaining spaces, complemented by its central Dublin 4 location.
Lifestyle
5 areas- Quiet Living5/10
Situated on Irishtown Road, which experiences regular traffic, offering a more urban atmosphere rather than a quiet suburban retreat.
- Rural Living1/10
Located firmly in the heart of Irishtown, Dublin 4, offering an entirely urban setting far removed from rural living.
- Village Living7/10
Irishtown and nearby Sandymount provide a strong urban-village feel with local shops, cafes, and community amenities close at hand.
- Coastal Living8/10
Very close proximity to Irishtown Nature Park, Sean Moore Park, and the coastline of Dublin Bay, making it ideal for coastal enthusiasts.
- Urban Living9/10
An excellent urban location in Dublin 4 with strong connectivity to the city center and surrounding docklands areas undergoing major development.
Social
6 areas- Community Involvement7/10
Irishtown has an active local community with strong neighborhood ties and local associations.
- Café Culture8/10
Close to Irishtown, Ringsend, and Sandymount village areas, which boast a vibrant and growing café culture.
- Nightlife7/10
Good access to local pubs and eateries, with the wider nightlife of Dublin's city center and docklands only a short distance away.
- Health/Wellness groups7/10
Proximity to local parks, community centers, and wellness providers supports participation in fitness and health groups.
- Networking Opportunities8/10
Situated near major tech and corporate hubs in the docklands, offering strong professional networking potential.
- Tech-Hub Connectivity9/10
Extremely close to Dublin's primary technology and financial hubs, including Grand Canal Dock and the Silicon Docks area.
Listing information
- Agent
- P J O'Dwyer & Company
- Phone
- 01 668 4000
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-27FD9DHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.