1 The Orchard Bushfield Avenue off Marlborough Road Dublin 4 , Dublin 4, DublinD04F6Y9
€795,000
2 Bed~1 Bath~87 m²~BER D
What you'll like:
- Prime Dublin 4 Location: Situated in a highly sought-after neighborhood within walking distance of Ranelagh, Donnybrook, and Herbert Park, ensuring enduring property value and lifestyle convenience.
- Quiet Cul-de-Sac Setting: Tucked away in a peaceful enclave off Marlborough Road, offering residents a tranquil living environment free from heavy through traffic despite central positioning.
- South Facing Garden: Features an enclosed private rear patio capturing optimal sunlight throughout the day, providing an ideal low-maintenance outdoor space for relaxing or entertaining.
- School Grounds Backdrop: The property overlooks the private grounds of Muckross Park girls school, ensuring a pleasant, permanent green outlook and enhanced privacy at the rear.
- Deceptively Spacious Layout: Offers 87 square meters of well-proportioned interior accommodation plus additional attic space, providing significantly more room than typical compact terrace homes in this area.
- Bonus Attic Conversion: Includes a flexible attic room on the upper level, offering valuable extra square footage that can serve as a home office, hobby space, or storage.
- Excellent Public Transport: Within easy reach of the LUAS tram line at Ranelagh and multiple major bus routes including the S6 and 11, facilitating seamless city commutes.
- Proximity to Green Spaces: Located minutes from Herbert Park, giving residents immediate access to extensive recreational facilities, weekend markets, playgrounds, and scenic walking trails.
- End of Terrace Advantage: Positioned at the end of the terrace, benefiting from a side passage with a secure gate that allows convenient independent access to the rear garden.
- Established Neighborhood Amenities: Surrounded by a vibrant choice of fine eateries, traditional pubs, and boutique shops in Ranelagh village, satisfying all daily lifestyle and social needs.
- Renowned Educational Options: Close to numerous prestigious primary and secondary schools such as Gonzaga, Muckross Park, and Sandford Park, making it an exceptional long-term family investment.
- Front Parking Convenience: Benefits from designated parking at the front of the residence, which is a significant premium advantage for properties situated this close to Dublin city center.
- Natural Gas Heating: Equipped with a gas central heating system providing reliable and efficient warmth throughout the house during the cooler winter months.
- Double Glazed Windows: Fitted with double glazing throughout the property to effectively minimize outside street noise and improve overall interior thermal retention.
- Bright Open Plan Living: The kitchen, breakfast, and sunroom area features double doors opening directly onto the patio, creating a bright and connected living experience.
- Built-In Wardrobes: Both primary bedrooms feature practical built-in storage solutions, maximizing floor space and offering immediate convenience for incoming occupants.
- Scenic Upper Views: The second-floor bedroom offers lovely views across the south city towards the Dublin mountains, adding a pleasant natural backdrop to daily life.
- Aircoach Airport Access: Convenient proximity to local Aircoach stops ensures direct, hassle-free public transportation access to Dublin Airport for frequent travelers.
- Secure Side Access: The gated side passage enhances residential security and makes it easy to bring bicycles, garden equipment, or waste bins around to the rear.
- Solid Investment Fundamentals: Combines a premier postal code with strong rental demand and historical appreciation, making this a fundamentally secure asset for property portfolio growth.
But keep in mind:
- Subpar Energy Rating: Holds a D BER rating, which indicates poor thermal efficiency and suggests that the buyer will likely need to invest in upgrades to reduce utility costs.
- High Entry Price Point: Asking €795,000 for an 87-square-meter property with a D rating means buyers are paying a steep premium almost entirely driven by the prestigious Dublin 4 location.
- Single Bathroom Facility: Features only one bathroom to service the entire two-bedroom plus attic home, which may cause household bottlenecks during busy morning routines.
- Unclear Attic Compliance: Buyers should verify whether the attic conversion complies with local planning permissions and building regulations for habitable or residential structural use.
- Compact Bathroom Space: The single bathroom relies on a shower unit rather than a full bathtub, which could be a drawback for households with young children.
- Wood Panelling Maintenance: Extensive wood panelling throughout the hallway, stairway, and bathroom may require ongoing maintenance or painting to prevent dated aesthetic appeal.
- Potential Boundary Queries: As an end-of-terrace property adjacent to school grounds, the buyer should check legal boundaries and easements regarding the side passage and rear walls.
- Restricted Garden Size: The rear outdoor space is a paved patio rather than a traditional lawn, limiting options for gardening enthusiasts or those seeking green grass areas.
- Limited Expansion Potential: Due to the enclosed cul-de-sac plot and surrounding constraints, significantly extending the main footprint of the house could prove structurally challenging.
- Urban Noise Exposure: Despite the quiet cul-de-sac, proximity to bustling main roads and popular village centers means ambient traffic and social noise could still be noticeable.
- Parking Space Limitations: While front parking is available, buyers should confirm whether spaces are formally deeded, designated, or subject to local permit and visitor restrictions.
- Upgrading Costs Required: Given the D energy rating and traditional interior finishes, buyers should budget additional capital for modernizing kitchen units, flooring, and insulation.
- Roof and Insulation Check: The presence of an attic room necessitates a thorough surveyor inspection of roof timbers, insulation depth, and potential ventilation or damp issues.
- Gas Boiler Age: Buyers should inspect the age and servicing history of the gas central heating boiler to budget for potential replacement within the near future.
- Window Seal Inspection: Double glazing units should be professionally checked for blown seals, drafts, or condensation issues given the age and exposure of the terrace.
- Plumbing System Capacity: The water pressure and plumbing infrastructure should be tested by a professional to ensure it adequately supports modern appliances and simultaneous shower use.
- Electrical Wiring Audit: The buyer should commission a full electrical survey to confirm that the fuse board, wiring, and socket counts meet current safety and modern living standards.
- Surface Water Drainage: Given the extensive patio paving in the rear garden, verify that adequate surface water drainage is installed to prevent pooling during heavy rainfall.
- Local Traffic Congestion: Commuting out of the immediate Ranelagh and Donnybrook area during peak rush hours can involve heavy traffic delays on arterial routes.
- Future Development Proximity: Buyers should check local planning registers for any upcoming commercial or residential developments in the immediate vicinity that could alter neighborhood dynamics.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace townhouse featuring two bedrooms plus an additional attic room, spanning approximately 87 square meters.
- The listing indicates double glazing and gas central heating are installed, but a buyer should investigate the age and efficiency of the boiler and heating system.
- The presence of an attic room should be verified by a surveyor regarding building regulations, planning compliance, and structural suitability for habitable use or storage.
- Buyers should check the boundary lines, party walls, and the condition of the side passage and rear patio area overlooking school grounds.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, which indicates that energy efficiency is suboptimal and thermal performance could be significantly improved.
- A deep retrofit to bring the property to a higher energy rating (such as a B2 or A rating) would likely involve external or internal wall insulation, roof insulation upgrades, window and door replacements if not sufficiently thermally broken, and potentially the installation of a heat pump or solar panels.
- Estimated deep-retrofit costs for a property of this size (87 sqm) with a D rating generally range from EUR 35,000 to EUR 55,000, depending on the extent of works and contractor pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,000.
- Explanation: Given the property has a D BER rating and an 87 m² floor area with gas central heating, energy efficiency is lower than modern builds, leading to higher annual heating consumption.
Pollution Safe
8/10Environmental situation to investigate
- The location is well-established residential with no major heavy industrial plants or active municipal waste incinerators immediately adjacent.
- Urban air quality is generally typical of inner-suburban Dublin, though buyers may wish to investigate local traffic volume impacts on air purity along nearby arterial routes.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established South Dublin residential enclave well above major coastal flood risk zones.
- Buyers should verify local drainage capacity with the local authority during heavy rainfall events, as surface water pooling can occasionally affect paved cul-de-sacs in the wider postal district.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Dublin 4 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 1% on the first €1,000,000, equating to €7,950 for an asking price of €795,000.
- Solicitor legal fees: estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: typically around €150 to €300 for mortgage purposes.
- Surveyor fees: generally range from €500 to €1,200 depending on the level of detail required for an 87 m² home.
- Annual home insurance: estimated between €400 and €800 per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight Ranelagh and Donnybrook as highly desirable neighborhoods due to their proximity to Herbert Park and village amenities.
- Local community boards often discuss traffic management and parking restrictions around Marlborough Road during school drop-off and pick-up times.
- Public transport connectivity via the nearby Luas green line and multiple bus routes receives consistently positive feedback from commuters.
- Homeowners in the area often share tips on retrofitting older properties to improve BER ratings from D up to B or A standards.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The home is within walking distance of Herbert Park with playgrounds and has numerous primary and post-primary schools nearby, though the 2-bedroom layout and compact size may feel tight for growing families.
- Teenagers6/10
Proximity to Ranelagh and Donnybrook offers great independence and activities for teenagers, but the two-bedroom property provides limited private space for adolescents.
- Multi-generational Living3/10
With only 87 square metres of floor area, two bedrooms, and one bathroom, the home is largely unsuited for multi-generational living arrangements.
- Single Buyers9/10
An excellent choice for single buyers seeking a vibrant Dublin 4 location with manageable maintenance and strong convenience.
- Couples9/10
Ideal for couples looking for a well-located home close to village amenities, parks, and public transport options like the LUAS.
- Empty Nesters8/10
Downsizers will appreciate the low maintenance, enclosed south-facing patio, and proximity to parks and shops, though stairs to the attic and first floor should be considered.
- Retirees7/10
The property offers a secure and convenient lifestyle near essential amenities, but potential buyers should investigate whether the multi-level layout suits long-term mobility needs.
Work
3 areas- Remote Working8/10
Includes flexible spaces such as bedroom work tables and a quiet environment, ideal for home-based professionals.
- Hybrid Commuting9/10
Conveniently positioned near the LUAS at Ranelagh, major bus routes, and the Aircoach for effortless commuting.
- Retired8/10
A manageable and secure home close to parks, medical facilities, and social groups for retirees.
Practical
8 areas- Ageing in Place5/10
The multi-level layout including stairs to bedrooms and the attic means buyers should investigate accessibility for long-term ageing in place.
- Low Maintenance9/10
A small footprint, paved patio garden, and modern double glazing ensure low ongoing upkeep.
- Secure Gated Entry7/10
Benefits from a side passage with a security gate and a private cul-de-sac setting.
- Minimalist Design8/10
Clean lines, bright spaces, and efficient room layouts lend themselves well to minimalist styling.
- Flexible Floor Plans7/10
Includes two bedrooms plus an additional attic room, offering flexible options for a home office or guest space.
- Heritage Home7/10
Blends old-world charm characteristic of its Dublin 4 pocket with practical modern updates.
- Ecological Setup5/10
Features gas central heating and double glazing, though the BER rating of D suggests potential for energy efficiency upgrades.
- Outdoor areas7/10
Features an enclosed private south-facing rear patio overlooking school grounds, complemented by a garden shed.
Interests
9 areas- Gardening4/10
Features an enclosed private rear patio rather than a traditional lawn garden, best suited for container planting.
- Walking10/10
Outstanding walking access to Herbert Park, Ranelagh, Donnybrook, and local amenities without needing a car.
- Gym8/10
Proximity to vibrant urban centres ensures good access to local fitness facilities and health clubs.
- Cycling8/10
The central location provides flat, accessible routes into the city centre and surrounding south Dublin areas.
- Golf6/10
Several well-known golf clubs in south Dublin are reachable via short drives or public transport links.
- Fishing2/10
Very limited direct access to fishing spots from this central urban residential enclave.
- Horse Riding2/10
Equestrian facilities are scarce in this densely developed part of Dublin 4.
- Water Sports4/10
Dublin Bay and its associated water sports are within a reasonable commute, though not immediately adjacent.
- Entertaining8/10
The open-plan kitchen, breakfast, and sunroom with double doors to a south-facing patio provide a lovely space for intimate gatherings.
Lifestyle
5 areas- Quiet Living8/10
Nestled in a quiet cul-de-sac off Marlborough Road, the property provides a peaceful retreat despite its central urban location.
- Rural Living1/10
Located in a densely populated and highly central Dublin 4 neighbourhood with virtually no rural characteristics.
- Village Living10/10
Situated within minutes of Ranelagh main street and Donnybrook Village, offering an authentic and vibrant village lifestyle.
- Coastal Living4/10
While coastal areas of Dublin Bay are accessible, the location is firmly suburban-urban rather than coastal.
- Urban Living9/10
Exceptional urban convenience with easy access to Dublin city centre, public transport, dining, and cultural amenities.
Social
6 areas- Community Involvement8/10
Strong community feel fostered by nearby village hubs, local parks, and active neighbourhood associations.
- Café Culture10/10
Steps away from Ranelagh and Donnybrook, which boast some of Dublin's finest cafes, eateries, and artisan shops.
- Nightlife9/10
Surrounded by traditional pubs, wine bars, and restaurants within easy walking distance.
- Health/Wellness groups8/10
Proximity to Herbert Park and local wellness centres supports pilates & stretching classes and fitness groups.
- Networking Opportunities8/10
High accessibility to the city centre and tech hubs makes networking straightforward and convenient.
- Tech-Hub Connectivity8/10
Well-connected to Dublin's major commercial and tech districts via public transport and cycling routes.
Listing information
- Agent
- Vincent Finnegan
- Phone
- 01 298 4695
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-BE9DC4HouseDelve · 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.