
10 Arnott Street, Portobello, Dublin 8D08A7N9
€795,000
3 Bed~2 Bath~95 m²~BER D
What you'll like:
- Prime central location: Situated in the heart of Portobello, this property provides effortless walking access to St. Stephen's Green and the city center for daily convenience.
- Period red brick facade: The classic Victorian-era exterior styling offers immense kerb appeal and timeless architectural character highly sought after in this neighborhood.
- Generous ceiling height: The impressive master bedroom features lofty proportions and traditional cornicing, creating an airy, light-filled atmosphere with a true sense of historic grandeur.
- Modern gas boiler: A recently installed gas combi boiler from 2022 powers the heating and hot water efficiently, reducing immediate replacement concerns for the new buyer.
- Quiet one-way street: Positioned on a mature, low-traffic residential lane, the home enjoys peaceful surroundings despite its highly connected urban address.
- Extended kitchen space: The open-plan kitchen and dining area features striking Victorian-style lantern rooflights, flooding the rear of the house with natural daylight all year round.
- Private east courtyard: The enclosed outdoor courtyard offers a serene morning sun trap with pleasant garden outlooks and direct access to a secure rear pedestrian laneway.
- Landscaped front terrace: A west-facing front outdoor seating zone features mature hedging, providing a lovely buffer from the street and an inviting spot for evening sun.
- Solid fuel stove: The main living space contains a beautiful wood-fired Jotul stove, adding cozy focal warmth and rustic charm during colder winter months.
- Smart storage integration: Custom-built shelving and clever under-floor storage zones maximize the interior footprint, keeping living spaces uncluttered and exceptionally well organized.
- Walk-in shower room: The fully tiled upstairs family bathroom includes a modern double walk-in enclosure with an Aqualisa shower fed directly by the combi boiler.
- Flexible three beds: Offering three well-proportioned bedrooms across the layout, the home easily accommodates remote working needs or growing family requirements without sacrificing living zones.
- Original timber flooring: Varnished original floorboards on multiple levels preserve the historic integrity and authentic aesthetic of this charming Victorian villa style property.
- Walkable cafe culture: Residing adjacent to renowned local hotspots like Bibi's, Alma, and Brother Hubbard enhances daily lifestyle appeal for coffee enthusiasts and food lovers.
- Excellent public transport: Proximity to the Harcourt Luas stop ensures seamless cross-city commuting options without relying on a private vehicle or congested roads.
- Proximity to education: Families will appreciate the short distance to various respected local schools and prestigious institutions like Trinity College and the Royal College of Surgeons.
- Healthcare access: The nearby Meath Primary Health Centre provides essential medical services within comfortable walking distance, ensuring great peace of mind for occupants.
- Tankless hot water: Operating without a traditional immersion tank or water cylinder, the combi boiler system delivers on-demand hot water and frees up valuable interior space.
- Stable asking price: The advertised price of €795,000 has remained unchanged throughout tracking, suggesting a firm vendor stance and clear initial pricing strategy by the agent.
- Sensible footprint: Extending to approximately 95 square meters, the layout provides comfortable proportions that strike an ideal balance between manageable maintenance and spacious living.
But keep in mind:
- Disappointing D energy rating: The current D BER rating indicates poor thermal performance, meaning the buyer should budget for substantial insulation upgrades to improve energy efficiency.
- Single bathroom constraint: Servicing three bedrooms with only one main bathroom and an undersized downstairs WC could create morning bottlenecks for busy households or guests.
- Compact main bathroom: Measuring just over two square meters, the upstairs family bathroom offers very tight floor space with minimal maneuverability around fixtures.
- Enclosed east courtyard: While pleasant in the morning, the east-facing rear yard will lose direct sunlight by early afternoon, limiting prolonged outdoor relaxation in cooler months.
- On-street parking reliance: Like many Victorian urban roads, parking is restricted to local permit systems, requiring buyers to verify current council permit availability and costs.
- Historic structural maintenance: Older red brick terraced houses often require ongoing upkeep of lime mortar repointing, roof timbers, and damp mitigation measures to prevent costly surprises.
- Basement-level damp risk: Features like under-floor storage and lower ground living areas in older terraced homes demand careful diligence regarding potential moisture ingress or poor sub-floor ventilation.
- Limited ground floor WC: The under-stairs half bathroom contains only a toilet and sink, lacking full washing facilities which compromises convenience for main floor guests.
- Fixed vendor pricing: The lack of price movement since tracking began implies limited initial negotiation flexibility from the seller, requiring strong offers to secure a deal.
- No off-street parking: The absence of a driveway or garage means vehicles must be parked on the public street, exposing cars to weather and potential tight maneuvering.
- Acoustic transmission risk: As a traditional terraced property sharing party walls with neighbors, buyers should investigate potential sound transfer issues between adjoining dwellings.
- Complex roof maintenance: The attractive Victorian-style lantern rooflights require regular professional cleaning and careful joint inspection to prevent long-term water leakage or condensation issues.
- Gas infrastructure reliance: The heating system relies entirely on natural gas, leaving the household vulnerable to future fossil fuel price volatility and carbon tax increases.
- Urban traffic congestion: Although Arnott Street is quiet, surrounding arteries like Camden Street experience heavy daily congestion, impacting local air quality and ambient noise levels.
- High acquisition entry point: At €795,000 for a 95-square-meter D-rated home, the price per square meter reflects a significant premium driven purely by the highly desirable Portobello location.
- Lack of off-kitchen utility: The kitchen lacks a dedicated separate utility room, meaning laundry appliances must operate within the main kitchen or living zones.
- Staircase configuration steepness: Period villa-style homes often feature narrow or steep staircases, which could present mobility challenges for elderly residents or moving bulky furniture.
- Conservation area restrictions: Being located in a historic city neighborhood, buyers should check local planning constraints before attempting any exterior alterations, window replacements, or extensions.
- Underfloor ventilation check: The buyer should instruct a surveyor to thoroughly examine sub-floor timber health to ensure adequate cross-ventilation prevents dry rot beneath the wooden floors.
- Secondary glazing needs: Traditional timber sash windows, while aesthetically pleasing, often suffer from drafts and poor acoustic dampening, potentially necessitating costly retrofits or secondary glazing.
Price positioning
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- The asking price of seven hundred ninety-five thousand euros appears relatively fair, sitting comfortably within the spectrum of recent transaction values on the same street and reflecting typical market demand for a period villa-style home in this highly sought-after urban location.
- Valuation signals show robust support from nearby comparable completions ranging widely across different sizes, though the property's moderate D energy rating could introduce some downward pricing pressure compared to fully retrofitted alternatives nearby.
- Strong buyer interest is supported by prime urban positioning near major amenities and cultural hotspots, while potential value-undermining factors include the energy rating and the need for future efficiency upgrades to match contemporary standards.
- Relevant market dynamics indicate that stable pricing patterns without initial reductions reflect a confident vendor strategy, aiming to capture strong interest from buyers prioritizing central Dublin proximity over immediate turnkey energy efficiency.
Build Analysis
What we know from similar construction types
- The property is a terraced red-brick period villa-style residence measuring approximately 95 square metres, featuring a remodelled and extended layout with high ceilings and original timber floors.
- The home includes a gas combi boiler system installed in 2022 and roof lanterns over the kitchen/dining area.
- Buyers should investigate the structural integrity of the extended sections, the condition of the period red-brick facade and timber sash windows, and check for any potential dampness in the lower hall and underfloor storage areas.
- Verification of planning permission and building compliance for the rear extension and internal remodelling should be conducted by a surveyor.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D BER rating, which indicates that a deep retrofit is worth considering to improve energy efficiency and thermal comfort.
- A comprehensive deep retrofit including external or internal wall insulation, upgraded double or triple glazed windows, roof insulation, and heating system optimization could cost between 35,000 and 55,000 euros, depending on the extent of works required for a 95 square metre period home.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400. Given the property has a D BER rating and a floor area of 95 square metres with gas-fired central heating, energy efficiency is lower than modern builds, leading to higher heating demands during colder months.
Pollution Safe
9/10Environmental situation to investigate
- The location is well-established within a central urban residential zone, showing no apparent immediate proximity to heavy industrial facilities, incinerators, or active large-scale landfills.
- Any historical urban or legacy industrial uses in the broader canal corridor are typical of inner Dublin and generally do not present extraordinary local pollution concerns, though standard environmental due diligence is advised.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in the Portobello area of Dublin, where some nearby low-lying streets close to the Grand Canal can occasionally be vulnerable to heavy surface water accumulation during extreme weather events.
- Official mapping data currently shows no designated flood risk zones directly impacting this specific section of Arnott Street, suggesting a generally favorable baseline geographic profile.
- The home is built as a multi-level villa-style residence, though standard ground-floor level considerations remain important for typical urban drainage management during intense downpours.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 ARNOTT ST, DUBLIN 8, DUBLIN
- Sale date
- Declared sale price
- €555,000.00
33 ARNOTT STREET, DUBLIN 8, D08 A3P1
- Sale date
- Declared sale price
- €1,110,000.00
48 ARNOTT ST, DUBLIN 8, DUBLIN
- Sale date
- Declared sale price
- €955,000.00
8 ARNOTT ST, SOUTH CIRCULAR ROAD, DUBLIN 8
- Sale date
- Declared sale price
- €626,000.00
13 ARNOTT ST, SOUTH CIRCULAR ROAD, DUBLIN 8
- Sale date
- Declared sale price
- €787,000.00
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: €7,950 — 1% of €795,000.
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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: €1,500 to €3,000 excluding outlay and VAT
- Land registration fees: €400 to €800 depending on the property value
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on the level of detail required
- Annual home insurance: €400 to €800 depending on coverage and property type
Forum Talk
What people are saying about this area
- Residents in Portobello frequently highlight the area's exceptional walkability and proximity to the canal, St Stephen's Green, and the city centre.
- Local community forums often discuss the vibrant café culture, mentioning popular spots like Bibi's and Brother Hubbard as major neighbourhood perks.
- Parking and traffic calming measures on residential streets are common topics of discussion among locals due to the inner-city location.
- Locals note that the ongoing development of active travel routes and cycle lanes has improved connectivity towards the south inner city.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers three bedrooms and a secure east-facing courtyard, though the terraced red-brick layout and central urban setting mean less dedicated suburban garden space for young children to play freely.
- Teenagers7/10
Located in the heart of Portobello with excellent proximity to Dublin city centre amenities, public transport like the Luas, and local cafés, making it very appealing for teenagers desiring independence.
- Multi-generational Living4/10
Extending to 95 square metres across multiple split-level floors, the historic villa-style layout and period features lack the separate annexes or self-contained spaces typically ideal for multi-generational living.
- Single Buyers9/10
An exceptional option for a single buyer looking for a stylish, character-filled period home within walking distance of St. Stephen's Green, local tech hubs, and vibrant urban nightlife.
- Couples9/10
A fantastic fit for couples wanting a central Dublin base with character, featuring open-plan kitchen and dining areas, a cozy wood-fired stove, and a private courtyard for entertaining.
- Empty Nesters8/10
Offers single-level ground floor versatility and low-maintenance urban living close to medical centres, restaurants, and cultural spots, though stairs between levels should be noted.
- Retirees6/10
While close to healthcare facilities and city amenities, the split-level period layout and stairs might present challenges for long-term ageing in place without future modifications.
Work
3 areas- Remote Working8/10
Features flexible rooms and comfortable living spaces well-suited for a home office setup, though buyers should verify broadband speeds.
- Hybrid Commuting10/10
Exceptional location for hybrid workers needing access to Dublin's central business district, with the Harcourt Luas stop and major bus routes nearby.
- Retired7/10
Ideal for active retirees who appreciate cultural amenities, dining, and healthcare access within walking distance, though multi-level stairs should be considered.
Practical
8 areas- Ageing in Place5/10
While convenient for local amenities and healthcare, the split-level design, stairs, and raised features mean modifications would be needed for long-term accessibility.
- Low Maintenance7/10
Compact footprint of 95 sqm with modern upgrades including a gas boiler fitted in 2022, plus small, manageable courtyard and terrace spaces.
- Secure Gated Entry5/10
Features a secure pedestrian laneway behind the courtyard and landscaped front hedging, though it is a traditional open-street terraced home without a private gated development entrance.
- Minimalist Design6/10
Offers clean open-plan living spaces and custom built-in storage, though blended with classic period features and historic red-brick character.
- Flexible Floor Plans7/10
Remodelled and extended layout providing three bedrooms, adaptable lower ground living zones, and under-stairs amenities.
- Heritage Home9/10
An attractive red brick period villa-style property retaining high ceilings, cornicing, original timber floors, and period fireplaces.
- Ecological Setup6/10
Features an efficient gas combi boiler system and a D BER rating, though buyers should verify insulation and further green energy upgrade potentials.
- Outdoor areas6/10
Benefits from a private east-facing rear courtyard with views of neighbouring gardens and a landscaped west-facing front terrace with seating.
Interests
9 areas- Horse Riding2/10
An inner-city location devoid of local equestrian facilities or stables.
- Gardening4/10
Features a landscaped front terrace and an attractive private east-facing courtyard, offering compact container gardening opportunities rather than extensive planting space.
- Walking9/10
Superbly positioned for urban walkers, with St. Stephen's Green, the canal, and Dublin city center all easily accessible on foot.
- Gym8/10
Proximity to the city center ensures numerous commercial gyms, fitness studios, and health clubs are within a short distance.
- Cycling8/10
Flat inner-city location makes cycling a viable and fast commuting option across Dublin, though buyers should verify secure bike storage options.
- Golf4/10
Being in the city center means golf courses require travel to the outer suburbs or county boundaries.
- Fishing3/10
Limited local options aside from urban canal stretches; serious angling requires traveling outside the immediate city area.
- Water Sports3/10
While near the Grand Canal, dedicated water sports facilities require trips to Dublin Bay or local lidos.
- Entertaining9/10
Equipped with a spacious open-plan kitchen and dining area featuring a large island unit, flowing seamlessly through sliding glass doors to a private courtyard.
Lifestyle
5 areas- Quiet Living7/10
Situated on a quiet, mature one-way street in Portobello, offering a peaceful residential feel despite its highly central urban location.
- Rural Living1/10
This is a strictly urban residential setting in central Dublin with no rural characteristics, acreage, or countryside surroundings.
- Village Living7/10
Portobello provides a distinct urban-village atmosphere with local artisan cafes, boutique shops, and community pride just minutes from the city center.
- Coastal Living2/10
Located well inland in Dublin 8 with no direct proximity to the coast, beaches, or marine activities.
- Urban Living10/10
Unrivalled urban convenience located just a 10-minute walk from St. Stephen's Green, Camden Street, and major educational and employment hubs.
Social
6 areas- Community Involvement7/10
Set within a mature and established neighbourhood street with an active local community and vibrant nearby businesses.
- Café Culture10/10
Steps away from renowned local spots like Bibi’s Café, Alma, and Brother Hubbard, placing it at the epicenter of Dublin's premier cafe culture.
- Nightlife9/10
Close to Camden Street and the city center's diverse array of pubs, restaurants, and entertainment venues.
- Health/Wellness groups8/10
Close proximity to the Meath Primary Health Centre and numerous yoga, Pilates, and wellness studios across Dublin 2 and 8.
- Networking Opportunities9/10
Proximity to major professional hubs, tech companies, and educational institutions provides endless networking potential.
- Tech-Hub Connectivity9/10
Situated minutes from Dublin's core commercial and technology districts, making it highly connected for tech professionals.
Listing information
- Agent
- Felicity Fox Estate Agents
- Phone
- 01 633 4431
- Current status
- active
- Published on HouseDelve
- 8 November 2026
- Correction
- Report an issue
HD-BE7E55HouseDelve · 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.