10 Saint Vincent`s Cottages, Blackhorse Avenue, Dublin 7D07H6Y7
€450,000
2 Bed~1 Bath~58 m²~BER G
What you'll like:
- Unbeatable parkside location: Situated directly opposite the iconic Phoenix Park, residents enjoy immediate access to hundreds of acres of natural green space and recreational amenities.
- Active planning permission: The property includes pre-existing planning permission to substantially enlarge the footprint, allowing the buyer to bypass the lengthy application process.
- Rare off-street parking: Having designated parking accessed via a private rear lane is an exceptional convenience and highly unusual for historic cottages in this urban area.
- Private side garden: The inclusion of a dedicated side garden provides valuable outdoor living space and forms a key component for any future extension plans.
- Charming architectural character: As an end-of-terrace period cottage, the home retains authentic historical appeal that cannot be easily replicated in modern developments.
- End-of-terrace advantage: Being an end-of-terrace home typically grants extra privacy, better natural light penetration, and easier independent side access for builders or maintenance.
- Bright interior accommodation: The layout benefits from comfortable natural lighting throughout, creating an inviting living atmosphere despite the modest overall floor area.
- Cozy wood burner: The living room features an attractive wood-burning fireplace, serving as a functional and aesthetic focal point for cold winter evenings.
- Fitted kitchen units: The kitchen is already equipped with a range of modern floor and eye-level press units alongside integrated appliances ready for immediate use.
- Dedicated utility room: A separate utility room plumbed for a washing machine and tumble dryer keeps laundry appliances out of the main living spaces.
- Convenient transport access: The location offers easy connectivity to the city centre, Smithfield, and nearby public transport options including local bus routes and the Luas.
- Vibrant residential setting: Blackhorse Avenue is a highly regarded neighborhood prized for its community feel, local amenities, and proximity to urban conveniences.
- Manageable floor area: At approximately 58 square meters, the property presents a highly manageable footprint that minimizes initial cleaning and routine maintenance overheads.
- Hardwood flooring features: Several primary rooms feature quality hardwood flooring, adding a touch of traditional warmth and durability to the interior design.
- Functional bathroom layout: The main bathroom includes a full-sized bath with a shower attachment, catering adequately to both quick morning routines and relaxing baths.
- Alarm system installed: An existing security alarm panel is already fitted in the hallway, offering a baseline level of home protection for the new owner.
- Rear access lane: The private rear laneway facilitates convenient bin management, contractor access, and potential material delivery without disturbing the main entrance.
- Strong rental appeal: Properties immediately adjacent to the Phoenix Park command consistently high tenant demand, making this a potentially lucrative long-term investment asset.
- Scope for capital growth: Executing the approved extension plans could significantly increase the market value of the property well beyond the initial purchase price.
- Proximity to urban hubs: Quick access to bustling districts like Smithfield ensures residents are never far from trendy cafes, restaurants, cultural venues, and nightlife.
But keep in mind:
- Abysmal energy rating: The property holds a terrible G BER rating with an energy consumption of 390.61 kWh/m2/yr, indicating extreme thermal inefficiency.
- Substantial retrofit costs: Bringing this G-rated home up to modern insulation and comfort standards will require a significant capital investment in upgrades.
- Modest baseline size: At roughly 58 square meters, the current living accommodation is quite compact and may feel cramped for buyers without immediate expansion plans.
- Extension financial burden: While planning permission is in place, the buyer must budget heavily for construction costs to actually realize the potential larger home.
- Disruptive construction phase: Undertaking the approved extension will mean living through or managing a major building project with all associated noise, dust, and stress.
- Potential listed constraints: Buyers should verify if any local conservation restrictions apply to these historic cottages that might complicate or restrict planned renovation works.
- Uninsulated fabric risk: Historic cottages often lack cavity walls or damp proof membranes, meaning a buyer should investigate potential rising damp and cold bridging issues.
- Single bathroom limitation: With only one bathroom servicing the entire house, morning queues and lack of guest facilities could become frustrating for occupants.
- Compact dining space: The designated dining room is relatively tight at just over two by two meters, severely limiting table size and seating capacity.
- Heating system scrutiny: The buyer must thoroughly inspect the existing heating infrastructure, as a G rating often points to outdated or inefficient boiler units.
- Windows and doors check: Single or poorly double-glazed windows may need immediate replacement to stop heat loss and improve the home's dismal energy performance.
- Lane maintenance obligations: Ownership and maintenance responsibilities for the private rear laneway should be formally verified by the solicitor during conveyancing.
- Boundary clarity check: The exact legal boundaries of the private side garden and rear access must be confirmed to prevent future neighbor disputes over land.
- Potential structural quirks: Older cottages frequently hide structural settling, uneven floors, or outdated wiring that a thorough pre-purchase structural survey should uncover.
- Ventilation adequacy review: Due to the compact size and potential sealing during retrofits, buyers should check for adequate ventilation to prevent condensation and mold.
- Storage limitations built-in: Built-in storage options appear minimal across the floor plan, meaning occupants will need to rely heavily on creative freestanding furniture solutions.
- Proximity traffic impact: Blackhorse Avenue can experience heavy commuter traffic heading toward the city, potentially resulting in noise and congestion during peak hours.
- High upfront capital needs: Purchasing at the asking price and subsequently funding a major renovation will demand a very robust total budget from the buyer.
- Insurance cost factors: Insuring a G-rated period property can sometimes attract higher premiums or require specific policy conditions regarding older construction methods.
- Resale liquidity interim: Until the approved extension is actually built, the property remains a very small two-bedroom unit which might not suit all growing families.
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 traditional cottage dating back, which typically implies solid or single-skin masonry walls, limited natural damp-proofing, and minimal original insulation.
- Given the G BER rating, a buyer should investigate the presence of rising or penetrating damp, inadequate ventilation, and the condition of the roof and window structures.
- The listing notes that planning permission is already in place to substantially enlarge the home, so a buyer should verify the validity, conditions, and expiration dates of the existing planning permission, as well as review the approved architectural drawings.
- The presence of a private side garden and rear access via a laneway offers potential for extension, but a buyer should check title deeds to confirm exact boundary lines, rights of way, and maintenance responsibilities for the private lane.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a very poor G BER rating and a floor area of approximately 58 square metres.
- Bringing a cottage of this age and size up to a modern B2 BER standard would likely require a comprehensive deep retrofit.
- Estimated costs would range from €45,000 to €65,000, encompassing external or internal wall insulation, roof insulation, window and door replacements, upgrading the heating system to a heat pump or high-efficiency boiler, and improving airtightness and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800
- Explanation: The property has a poor BER rating of G and an energy performance indicator of 390.61 kWh/m2/yr for a 58 m² floor area, indicating significant heat loss. Heating costs will be exceptionally high unless energy efficiency upgrades are made, which the buyer should investigate.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential and established, showing low apparent proximity to major heavy industrial polluters or active large-scale landfills.
- Any historical industrial legacy or localized urban soil conditions should be independently verified by the buyer as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Dublin 7 area
7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €361,000.00
17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7
- Sale date
- Declared sale price
- €282,789.00
21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7
- Sale date
- Declared sale price
- €355,000.00
80 ST. EITHNE ROAD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
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% to 2% of the purchase price (€4,500 to €9,000)
- Solicitor legal fees: approximately €1,500 to €2,500 plus outlay and VAT
- Land registration fees: approximately €400 to €800 depending on the property value and registration type
- Property valuation fees: approximately €150 to €250
- Surveyor fees: approximately €500 to €1,000 depending on the level of survey detail
- Annual home insurance: approximately €400 to €800 depending on the policy coverage
Forum Talk
What people are saying about this area
- Residents frequently highlight the unmatched convenience of living directly opposite the Phoenix Park for walking, cycling, and leisure.
- Traffic calming measures and rush-hour congestion along Blackhorse Avenue and surrounding access routes are common topics of discussion among locals.
- Community forums often praise the area for its strong neighborhood character and proximity to local cafes, Stoneybatter, and Smithfield.
- Homeowners in the vicinity frequently discuss the high demand for properties with extension potential and off-street parking in this pocket of Dublin 7.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features two bedrooms and a compact floor area of roughly 58 square metres, making it tight for a growing family with young children, though the nearby Phoenix Park offers wonderful outdoor recreational space.
- Teenagers4/10
With only one bathroom and limited indoor living space across 58 square metres, accommodating teenagers could prove challenging due to a lack of independent living areas.
- Multi-generational Living2/10
The current two-bedroom cottage layout lacks the separation and square footage required for comfortable multi-generational living without extensive modification.
- Single Buyers9/10
This charming two-bedroom end of terrace cottage provides an ideal footprint for a single buyer looking to establish a home in a sought-after location with expansion potential.
- Couples8/10
An excellent option for couples seeking a character-filled property with off-street parking and close proximity to the Phoenix Park and city amenities.
- Empty Nesters8/10
The single-level cottage style offers manageable living space, though buyers should verify the extent of ongoing maintenance required for a period property, particularly given the G energy rating.
- Retirees7/10
The single-storey accommodation is convenient, but the poor BER rating and potential need for energy upgrades should be carefully investigated by retirees seeking low heating overheads.
Work
3 areas- Remote Working7/10
The second bedroom or dining room could be adapted for home working, though buyers should verify broadband speeds and connectivity in the area.
- Hybrid Commuting9/10
Exceptional convenience to transport links, including the Luas and easy access to Dublin city centre, makes hybrid commuting straightforward.
- Retired7/10
Well-suited for retirement living in terms of accessibility, provided the buyer budgets for energy efficiency improvements given the G BER rating.
Practical
8 areas- Ageing in Place8/10
Being a single-storey cottage eliminates stairs, making it potentially suitable for ageing in place, though doorways and bathroom layouts should be inspected for accessibility.
- Low Maintenance4/10
As an older period cottage with a G energy rating, the property may require ongoing maintenance and significant thermal upgrades that buyers should investigate.
- Secure Gated Entry3/10
The property features off-street parking accessed via a private lane, but lacks a formal secure gated entrance.
- Minimalist Design5/10
The traditional cottage structure features characterful rooms rather than open-plan minimalist volumes, though future renovations could alter this.
- Flexible Floor Plans7/10
Planning permission is already in place to substantially enlarge the home, offering excellent flexibility to reshape the floor plan to future needs.
- Heritage Home8/10
Retains charming period cottage features and character, presenting an authentic historical aesthetic opposite the Phoenix Park.
- Ecological Setup2/10
The current G BER rating indicates poor thermal performance, meaning substantial investment in insulation and heating systems is likely required.
- Outdoor areas7/10
Benefits from a private side garden and rear laneway access, offering valuable outdoor space in a prime location alongside the Phoenix Park.
Interests
9 areas- Gardening7/10
Features a private side garden that offers a rewarding canvas for keen gardeners to develop outdoor planting and landscaping.
- Walking10/10
Unbeatable location directly opposite the entrance to the Phoenix Park, providing vast expanses for daily walking and outdoor pursuits.
- Gym6/10
While private fitness facilities are not built-in, the urban location provides reasonable access to surrounding commercial gyms and fitness clubs.
- Cycling9/10
Proximity to the Phoenix Park and established city routes makes this an exceptional base for urban cycling enthusiasts.
- Golf6/10
Several Dublin golf clubs and courses are reachable within a reasonable commute, though not immediately adjacent to the doorstep.
- Fishing3/10
The urban setting offers very limited immediate opportunities for fishing enthusiasts without traveling further afield.
- Horse Riding6/10
The historic connection to the Phoenix Park provides relative proximity to equestrian amenities, though trail options remain constrained by city surroundings.
- Water Sports3/10
Inland location means water sports require travel to the coast or designated city-based river/canal hubs.
- Entertaining6/10
The living room opens via double doors to the private garden, creating a nice flow for entertaining in warmer weather, though indoor dining space is relatively compact.
Lifestyle
5 areas- Quiet Living6/10
Situated on Blackhorse Avenue near the Phoenix Park, the location offers a residential feel, though urban road noise and proximity to amenities mean it is not fully secluded.
- Rural Living1/10
This is a firmly urban and suburban setting in Dublin 7, offering virtually none of the characteristics associated with rural life.
- Village Living7/10
The property benefits from local community vibrancy and nearby neighborhood amenities along the fringes of the Phoenix Park and Smithfield areas.
- Coastal Living2/10
The property is located inland in Dublin and offers no direct access to coastal environments.
- Urban Living9/10
Superbly positioned for city living with easy access to Dublin city centre, Smithfield, and transport links like the Luas.
Social
6 areas- Community Involvement7/10
Located in a vibrant residential community with active local associations and neighborhood character.
- Café Culture8/10
Close proximity to Smithfield and surrounding city quarters offers a thriving café and dining scene.
- Nightlife8/10
Easy access to Dublin city centre ensures a wide array of pubs, restaurants, and entertainment venues are within reach.
- Health/Wellness groups7/10
The nearby Phoenix Park and surrounding urban districts host numerous running clubs, pilates & stretching studios, and wellness activities.
- Networking Opportunities8/10
Proximity to the central business district and tech hubs provides strong potential for professional networking.
- Tech-Hub Connectivity8/10
The central location offers great connectivity to Dublin's primary commercial and technological employers.
Listing information
- Agent
- Flynn & Associates Castleknock
- Phone
- 01 821 1311
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-E863F5HouseDelve · 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.