11 Carlisle Avenue, Donnybrook, Dublin 4D04A0E1
€1,675,000
4 Bed~2 Bath~170 m²
What you'll like:
- Historic Period Details: Dating back to 1863, this end terrace residence features preserved architectural elements including working wooden shutters and sash windows that add immense traditional character.
- Prime Dublin 4 Location: Situated quietly off Marlborough Road, the property places residents within easy walking distance of both fashionable Donnybrook and Ranelagh village hubs.
- Substantial Floor Area: Providing approximately 170 square meters of living space, the layout easily accommodates growing family requirements across multiple well-proportioned rooms.
- Comprehensive 2009 Renovation: The current owners undertook significant refurbishment and extended the property, ensuring modern comforts blend seamlessly with original Victorian architecture throughout.
- Light Filled Kitchen Extension: The expansive kitchen and breakfast room boasts a 3.4-meter ceiling height and a large roof light, creating a bright social heart for the home.
- Underfloor Heating Comfort: The extended kitchen area benefits from underfloor heating, providing efficient and comfortable warmth during colder winter months for daily household activities.
- Dedicated Guest Shower Room: A newly appointed ground floor shower room featuring a WC and rainwater shower head offers exceptional convenience for visitors and residents alike.
- Flexible Attic Conversion: The converted attic space includes multiple Velux windows and built-in sliderobes, functioning perfectly as a private home office or dedicated playroom.
- Tranquil Cul De Sac: Positioned at the very end of a peaceful cul de sac, the home enjoys reduced passing traffic and a serene neighborhood atmosphere.
- Victorian Square Views: Overlooking a beautifully railed private Victorian Square, the front of the property enjoys a picturesque and leafy green outlook every day.
- Proximity To Herbert Park: A mere gentle stroll leads to Herbert Park, offering manicured lawns, weekend markets, playgrounds, and comprehensive sporting facilities for recreation.
- Excellent School Catchment: Some of Dublin's finest junior and senior educational institutions, including Muckross Park College and Gonzaga College, sit comfortably close by.
- Superior Public Transport: The address is exceptionally well-connected via the nearby Luas Green Line and numerous reliable bus routes along the Quality Bus Corridor.
- Private Rear Courtyard: The paved rear courtyard features a glass-roofed pergola, creating a sheltered and low-maintenance outdoor space ideal for alfresco dining.
- Solar Panel Installation: The integration of solar panels supports sustainable energy usage and helps reduce household utility expenses over the long term.
- Charming Front Garden: The front garden is meticulously maintained with Buxus hedging, specimen planting, and bay trees alongside a neat cobble block pedestrian pathway.
- Integrated Modern Kitchen: Fitted with a Neff six-ring range, extractor hood, and integrated dishwasher, the kitchen successfully combines high-end culinary functionality with sleek design.
- Abundant Storage Solutions: Built-in wardrobes, eaves storage in the attic, utility cupboards, and under-stairs spaces ensure the home easily swallows up family clutter.
- Feature Cast Iron Fireplaces: Multiple bedrooms and the main drawing room showcase decorative cast iron fireplaces, enhancing the authentic historic ambiance of the interior spaces.
- High Walkability Index: Daily errands, fine dining, and cultural hubs can all be accessed on foot without needing to rely constantly on a private car.
But keep in mind:
- Exempt BER Status: The listing indicates a BER exemption, but buyers should independently verify energy efficiency ratings and potential retrofit costs for comfort.
- Restricted Parking Arrangements: On-street parking relies on permits for up to three cars which are subject to formal Dublin City Council approval and fees.
- Attic Space Calculation: The quoted 170 square meter total floor area explicitly includes a 25 square meter attic room, which may impact standard mortgage valuation metrics.
- Limited Off Street Parking: The front garden is entirely pedestrianized with lawn and hedging, meaning there is no dedicated private driveway for secure vehicle charging.
- Period Property Maintenance: Dating from 1863, historic structures often require specialized, ongoing maintenance for lime mortar, timber decay, and damp management.
- Single Bathroom Return: The main family bathroom is located on the return level, requiring family members in upper or lower bedrooms to navigate stairs frequently.
- Compacted Plot Dimensions: Being an end terrace within an urban Victorian square means the outdoor garden footprints are relatively compact compared to suburban homes.
- Potential Conservation Restrictions: Due to the historic nature of the Victorian square and period buildings, local planning guidelines might restrict future exterior alterations.
- Urban Noise Factors: Despite the quiet cul de sac setting, proximity to major transport corridors like the QBC could introduce ambient traffic sounds.
- Party Wall Considerations: As an end-terrace property, shared structural walls require careful neighbor consultation for any future internal soundproofing or extension works.
- Compact Fourth Bedroom: Bedroom four on the ground floor appears relatively cozy, which might limit its long-term viability as a primary double bedroom.
- Roof Light Maintenance: The extensive roof lights in the kitchen and attic will require regular professional cleaning and seal inspections to prevent future leaks.
- Glazing Heat Loss: Original sash windows, while aesthetically pleasing, can be less thermally efficient than modern double glazing unless professionally upgraded or retrofitted.
- Internal Staircase Steepness: Accessing the upper floors and the converted attic involves navigating traditional staircases that may pose mobility challenges for toddlers or elderly guests.
- Courtyard Drainage Capacity: The enclosed paved rear courtyard should be inspected to ensure surface water drains adequately during heavy Irish rainfall events.
- Plumbing System Capacity: Prospective buyers should verify the age and capacity of the hot water cylinder and gas boiler to ensure they support peak family demand.
- Electrical System Age: Buyers should commission a comprehensive electrical survey to confirm whether the 2009 renovation included a full rewiring of older circuits.
- Boundary Demarcation Check: The exact legal boundaries along the front garden and shared paths should be meticulously verified against the title deeds by a solicitor.
- Insurance Premiums: Insuring a Victorian period property can sometimes attract higher premiums due to the specialized nature of rebuilding historic architectural features.
- Future Development Surroundings: Buyers should check local planning registers to ensure no nearby infill developments might impact the light or privacy of the courtyard.
Price positioning
?
- The asking price appears reasonably aligned with local comparable transactions when accounting for the property size, high specification refurbishment, and prime positioning within an exclusive Dublin postal district.
- Upward valuation signals stem from the extensive 2009 extension, period features, attic conversion, and proximity to sought-after urban villages, Herbert Park, and excellent educational facilities.
- Potential factors supporting this valuation include strong buyer demand for finished Victorian properties in this specific enclave, whereas broader economic shifts or mortgage rate changes could undermine buyer enthusiasm.
- Overall, the pricing reflects typical market premiums commanded by modernized family homes in this specific neighborhood, balancing historical charm against contemporary living requirements.
Build Analysis
What we know from similar construction types
- The property is a period end-terrace residence dating back to 1863, which means a buyer should investigate the condition of original structural elements, roof integrity, and timber preservation.
- A significant refurbishment and extension was carried out in 2009, including a high ceiling kitchen with a large roof light and underfloor heating; a buyer's surveyor should inspect the quality and compliance of these works, including planning permissions and building regulations applicable at the time.
- The attic has been converted into extra usable space, accounting for a portion of the overall square footage; a buyer should verify that the attic conversion complies with current building control and fire safety standards.
- The BER rating is listed as exempt, typical for protected structures or certain period properties, but a buyer should investigate energy efficiency measures and insulation levels installed during the 2009 refurbishment, such as the inclusion of solar panels.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,800 and €2,400.
- Explanation: Given the floor area of approximately 170 square metres and the lack of an official BER rating for this period property, heating costs can vary significantly. While the home features gas fired central heating, underfloor heating, and solar panels added during its 2009 refurbishment, older Victorian structures often require more energy to heat compared to modern builds, so buyers should investigate the energy efficiency further.
Pollution Safe
9/10Environmental situation to investigate
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
3 CARLISLE AVENUE, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €1,455,000.00
16 CARLISLE AVE, DONNYBROOK, DUBLIN 4
- Sale date
- Declared sale price
- €812,000.00
Recent sales in the wider Donnybrook 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 €16,750 (assuming the 1% residential rate for properties up to €1 million, and 2% on the balance above €1 million on an asking price of €1,675,000).
- Solicitor legal fees: estimated between €2,000 and €4,000 plus VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: around €150 to €300 for a mortgage or independent valuation.
- Surveyor fees: approximately €600 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: estimated between €500 and €1,000 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently discuss the exceptional walkability and convenience of living between the vibrant villages of Donnybrook and Ranelagh.
- Local forums often highlight the desirability of proximity to Herbert Park, noting its weekend markets and excellent family amenities.
- Transport connectivity is a common topic, with praise for both the nearby Luas Green Line and the QBC bus routes into the city centre.
- Discussion around local schools often emphasizes the high concentration of well-regarded educational institutions within walking or cycling distance.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers four bedrooms, an attic conversion ideal as a playroom, and is close to local parks and reputable schools, making it very suitable for young families.
- Teenagers8/10
With four bedrooms, an attic conversion, and proximity to several secondary schools and city amenities via public transport, teenagers will have ample space and independence.
- Multi-generational Living5/10
While the 170 sq m layout provides generous space across multiple floors, the period terraced layout with stairs may pose accessibility challenges for older family members.
- Single Buyers6/10
The property offers excellent space and a prime location near villages and transport, though the asking price and maintenance of a period home are substantial for a single occupant.
- Couples9/10
An exceptional home for couples seeking a spacious period residence close to urban villages, cafes, and restaurants with strong transport links to the city centre.
- Empty Nesters7/10
The low maintenance front garden and manageable rear courtyard appeal to downsizers, though multi-level living might become less practical over time.
- Retirees6/10
Proximity to local village amenities and healthcare is a plus, but the multi-story Victorian layout and stairs could be a drawback for long-term retirement living.
Work
3 areas- Remote Working9/10
The converted attic space and dedicated study room provide fantastic, quiet environments for home offices.
- Hybrid Commuting10/10
Unbeatable connectivity with both the Luas Green Line and numerous QBC bus routes nearby, making city-centre commuting effortless.
- Retired6/10
Convenient access to local amenities and community spaces, though multi-level period stairs require consideration for retirement years.
Practical
8 areas- Ageing in Place4/10
The four-story Victorian layout featuring multiple flights of stairs makes long-term ageing in place challenging without modifications.
- Low Maintenance7/10
The property has been significantly refurbished and extended, featuring modern comforts, double glazing, and an easily manageable paved courtyard and front garden.
- Secure Gated Entry3/10
The property is an end-terrace period residence opening directly to the street/square with on-street permit parking rather than a gated community.
- Minimalist Design4/10
The home is characterized by classic Victorian period features such as sash windows, cornicing, and cast-iron fireplaces rather than minimalist aesthetics.
- Flexible Floor Plans8/10
The combination of a study, four bedrooms, and a flexible converted attic space offers great versatility for changing family or working needs.
- Heritage Home10/10
A stunning 1863 end-terrace period residence retaining wonderful historic character alongside modern architectural extensions.
- Ecological Setup7/10
The property benefits from solar panels, modern gas-fired central heating, and underfloor heating installed during its 2009 refurbishment.
- Outdoor areas6/10
Features a manicured front garden and a private rear courtyard equipped with a glass-roofed pergola for sheltered outdoor dining.
Interests
9 areas- Gardening4/10
Features a neatly maintained front lawn and a paved rear courtyard with a glass roof pergola, offering limited space for dedicated gardening enthusiasts.
- Walking9/10
Herbert Park is just a gentle stroll away with its mile-long perimeter path, alongside highly walkable access to nearby villages and city routes.
- Gym7/10
The local Dublin 4 area offers good access to fitness facilities, and the converted attic space provides a potential option for home workouts.
- Cycling8/10
Flat terrain and well-connected roads into the city centre make cycling a viable and popular commuting or recreational option from this location.
- Golf6/10
Several established golf clubs in the wider South Dublin region are accessible by car or public transport.
- Fishing2/10
The central urban setting provides no immediate access to fishing spots.
- Horse Riding2/10
Equestrian facilities are not readily available within this dense urban neighborhood.
- Water Sports4/10
Proximity to Dublin Bay offers eventual access to water sports, though travel is required to reach coastal facilities.
- Entertaining9/10
The extended kitchen and breakfast room with high ceilings, underfloor heating, and patio doors opening to the sheltered rear courtyard create an exceptional entertaining space.
Lifestyle
5 areas- Quiet Living7/10
Positioned at the end of a peaceful cul-de-sac overlooking a Victorian square, offering a quiet retreat despite its central location.
- Rural Living1/10
Located in an established, highly urbanized residential suburb of Dublin 4 with no rural characteristics.
- Village Living10/10
Situated right between the highly desirable villages of Donnybrook and Ranelagh, putting vibrant local shops, dining, and community amenities on the doorstep.
- Coastal Living4/10
While Dublin is a coastal city, this specific inland residential location is not directly on the coast.
- Urban Living9/10
Excellent urban positioning in Dublin 4 with immediate access to Luas transport, QBC routes, and premier Dublin dining and cultural hubs.
Social
6 areas- Community Involvement8/10
Strong community feel bolstered by the nearby parks, local village events, and active neighborhood amenities.
- Café Culture10/10
Positioned between Donnybrook and Ranelagh, two of Dublin's premier areas for cafes, bakeries, and social dining.
- Nightlife8/10
Close proximity to an array of local pubs, bars, and restaurants in Donnybrook and Ranelagh, with easy access to city-centre nightlife.
- Health/Wellness groups8/10
Proximity to Herbert Park tennis courts, bowling club, and various local fitness classes supports an active wellness lifestyle.
- Networking Opportunities8/10
A prime Dublin 4 address with great proximity to business hubs, professional residents, and city networking venues.
- Tech-Hub Connectivity8/10
Excellent public transport links provide swift access to Dublin's major tech employers and office districts.
Listing information
- Agent
- Hunters Estate Agent
- Phone
- 01 668 0008
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-312096HouseDelve · 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.