11 Curzon Street, Portobello, Dublin 8D08T2N4
€645,000
3 Bed~1 Bath~96 m²~BER G
What you'll like:
- Victorian architectural character: The property retains magnificent high ceilings exceeding 12 feet, intricate ceiling coving, centre roses, and original cast-iron fireplaces that provide exceptional aesthetic charm for buyers seeking period features.
- Bay window frontage: An attractive red-brick bay-fronted exterior paired with a traditional cast-iron railed front garden creates strong curb appeal on an established residential street close to the city centre.
- Prime urban location: Situated directly in the heart of Portobello just off the South Circular Road, offering ultimate convenience within easy walking distance of St Stephen's Green and Grafton Street.
- Exceptional public transport: Both the Harcourt Street and Charlemont Luas tram stops are within easy reach, providing swift and reliable commuter connections throughout the wider Dublin metropolitan area.
- Vibrant local amenities: Camden Street, Rathmines, and the Grand Canal are all close at hand, offering an eclectic selection of popular cafés, restaurants, bars, and independent local businesses.
- Substantial refurbishment potential: The layout provides a blank canvas across two levels, allowing ambitious buyers to completely modernise and customize the interior finishes to their exact personal specifications and modern tastes.
- Extension opportunities: The generous rear garden layout and precedent set by neighbouring properties indicate strong potential to extend and remodel the footprint, subject to securing the necessary planning permissions.
- Private rear garden: The rear garden features a lawn with mature trees and established planting, creating a surprisingly leafy and private outdoor sanctuary directly behind a bustling city centre location.
- Generous room proportions: The principal living room offers magnificent proportions measuring over 4 metres by 4.5 metres, creating an impressive formal reception space flooded with natural light from the street-facing bay window.
- Three double bedrooms: The accommodation includes three genuine double bedrooms featuring original cast-iron fireplaces and built-in wardrobes, providing practical sleeping quarters unusual for standard period cottages of this footprint.
- Historical coal cellar: A useful former coal cellar accessed from the breakfast room provides additional sub-floor storage and exciting architectural potential for creative integration during any comprehensive structural overhaul.
- Enclosed front garden: The property is neatly set back from the pavement behind an enclosed front garden featuring mature hedge growth, offering a traditional buffer from the urban streetscape.
- Established residential neighbourhood: Curzon Street is known as a quiet, desirable community address, making it a tightly held and highly sought-after enclave for long-term residential stability and capital growth.
- Footprint flexibility: The arrangement over two levels to the rear allows for clever zoning of living and sleeping quarters, giving creative architects plenty of structural options during the redesign process.
- Original joinery and features: Surviving internal architectural details give the home a tangible sense of history that new builds simply cannot replicate, appealing directly to heritage property enthusiasts.
- Strong resale value potential: Given the scarcity of period red-brick homes in this specific urban pocket, a successfully modernized residence here typically commands robust future market interest and value retention.
- Walkable lifestyle convenience: Daily errands, social outings, and professional commutes can be easily managed on foot or via bicycle, significantly reducing reliance on private motor vehicles.
- Manageable floor area: At 96 square metres, the home strikes a practical balance between spacious Victorian proportions and manageable ongoing maintenance overheads once modernised.
- Architectural precedent: Numerous neighbouring properties have already been successfully extended and modernised, de-risking the planning pathway for similar scale interventions by new owners.
- Distinctive street presence: The classic red-brick façade stands out proudly within the terrace, ensuring the property maintains a distinguished visual identity in one of Dublin's most fashionable city fringe addresses.
But keep in mind:
- Terrible energy rating: The property holds an exceptionally poor BER rating of G with a high energy performance indicator of 461.62, meaning comprehensive and costly insulation works are urgently required.
- Substantial modernization required: The entire dwelling requires comprehensive refurbishment and modernization across all rooms, representing a major financial and logistical undertaking for any incoming private buyer.
- Single bathroom configuration: The house currently features only one bathroom located on the ground level, which may prove inadequate for modern family living until a costly reconfiguration or extension is completed.
- Galley kitchen limitations: The current galley-style kitchen is narrow at just 1.65 metres wide, severely restricting workspace and appliance placement until a complete kitchen relocation or extension is executed.
- Restricted cellar headroom: The former coal cellar features restricted head height, which will limit its functional usage and complicate any attempts to convert it into habitable living space without underpinning.
- Significant capital expenditure: Beyond the initial purchase price, buyers must budget heavily for modern plumbing, rewiring, damp proofing, heating systems, and structural repairs typical of unmodernised Victorian houses.
- Disruptive renovation timeline: Occupancy will likely be impossible during the early stages of refurbishment, forcing buyers to rent elsewhere or manage a stressful, protracted construction project from afar.
- Planning permission hurdles: Any ambitious plans to extend the property or alter its protected or historic character may face strict local planning constraints and conservation rules imposed by the local authority.
- Party wall complexities: Terraced Victorian construction means any structural interventions, damp remediation, or side extensions must carefully account for shared party walls with immediate neighbours.
- On-street parking constraints: Being a central urban street with Victorian terraced housing, dedicated off-street parking is absent, meaning residents must rely on restricted permit parking systems.
- Hidden structural defects risk: Unmodernised period properties frequently conceal hidden issues such as dry rot, woodworm, crumbling lath and plaster walls, or outdated lead and galvanized pipework.
- Roof and timber inspection needed: Given the G energy rating and age of the building, buyers should commission a thorough professional survey to check the integrity of the roof timbers and slates.
- Single-glazed window replacement: Existing windows likely lack modern thermal and acoustic insulation, necessitating expensive custom joinery replacements to meet modern comfort standards and preserve period style.
- Inadequate ventilation risks: Older Victorian buildings rely on natural draughts, so adding modern insulation without a proper ventilation strategy could exacerbate serious condensation and damp problems.
- Drainage infrastructure age: The subterranean drainage and sewerage connections serving the property may be outdated earthenware pipes that require modern CCTV inspection and potential relining or replacement.
- Gardening and landscaping effort: The rear garden, while private, currently requires complete overhauling alongside any construction works to prevent building debris damage and to create usable outdoor living spaces.
- Lack of modern storage: Aside from the coal cellar and airing cupboard, built-in storage is minimal, requiring custom carpentry solutions throughout the bedrooms and living areas.
- Construction cost inflation: Sourcing reliable builders and materials for bespoke period home renovations in the current market can lead to severe budget overruns and timeline delays.
- Acoustic insulation deficiencies: Terraced city living combined with original single-glazed joinery may expose occupants to higher street noise levels from nearby bustling commercial thoroughfares.
- Heating system replacement: The presence of an airing cupboard and older fireplaces indicates the current heating infrastructure is obsolete and must be entirely replaced with a modern high-efficiency boiler setup.
Price positioning
?
- The asking price appears somewhat undervalued given the highly sought-after central location in Portobello, combined with the substantial floor area of ninety-six square meters and classic Victorian architectural features.
- A major upward valuation signal is driven by the potential to extend and fully modernize the property, whereas the severely poor G energy rating acts as a notable downward valuation signal requiring heavy capital expenditure.
- Substantial financial investment to upgrade the dismal energy rating and complete extensive structural refurbishments could significantly undermine the initial affordability, though strong neighborhood comparable values heavily support long-term capital growth potential.
- Relevant factors include the presence of original period features such as high ceilings and fireplaces, a private rear garden space, and exceptional proximity to the city center, transport links, and trendy lifestyle amenities.
Build Analysis
What we know from similar construction types
- The property is a handsome Victorian villa-style red-brick residence spanning approximately 96 m² over two levels, retaining period features such as high ceilings over 12ft, intricate coving, centre roses, and original cast-iron and marble fireplaces.
- The listing explicitly states that the property requires refurbishment and modernisation, presenting a major renovation project for a buyer.
- Buyers should investigate the structural integrity, damp levels, roof condition, and electrical and plumbing systems, given the age of the Victorian structure.
- There is a former coal cellar or storage area beneath the hallway and living room with restricted head height that should be inspected for ventilation, damp, and structural suitability for potential integration into future refurbishment plans.
- The rear garden offers potential to extend and remodel the property, subject to obtaining the necessary planning permissions, which buyers should verify with local planning authorities.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a very poor BER rating of G with an energy performance indicator of 461.62 kWh/m²/yr, indicating that the building envelope is highly inefficient and lacks modern insulation, heating, and double glazing.
- A comprehensive deep retrofit for a 96 m² Victorian home of this nature typically ranges from €60,000 to €90,000 or more, depending on the extent of internal insulation, window restoration or replacement, heating system upgrades (such as installing a heat pump), and ventilation improvements.
- Special care and specialist conservation techniques may be required during the retrofitting process to preserve original period features while upgrading thermal performance, which could increase overall labor and material costs.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500.
- Explanation: Given the poor BER rating of G and the floor area of 96 square metres, the property has very low energy efficiency, meaning significantly higher energy consumption to heat the high ceilings and older structure until extensive refurbishment and insulation upgrades are completed.
Pollution Safe
8/10Environmental situation to investigate
- The location is well-established as a residential neighbourhood in central Dublin without heavy industrial facilities or major waste processing plants nearby.
- Any historical urban legacy concerns typical of inner-city districts should be independently verified by prospective buyers during structural due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established urban setting, though buyers should note the general proximity of low-lying areas near the Grand Canal system.
- Prospective purchasers are advised to consult official local authority flood risk mapping and conduct a comprehensive environmental survey to confirm specific local vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
22 CURZON ST, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €1,100,000.00
Recent sales in the wider Portobello area
APT 62, BERTRAM COURT, CHRISTCHURCH DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
145 RIALTO COTTAGES, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €370,000.00
ART 2 HERBERTON, 30 ST JAMESS WALK, RIALTO DUBLIN 8
- Sale date
- Declared sale price
- €366,000.00
20 OVOCA ROAD, SOUTH CIRCULAR ROAD, DUBLIN 8
- Sale date
- Declared sale price
- €935,000.00
26 LONG LANE, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €825,000.00
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 €64,500 based on the 10 percent rate for residential property over €1 million or standard tiered rates depending on total value, estimated at roughly €6,450 to €19,350 typically.
- Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on property value and registration type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detailed inspection required for a period property.
- Annual home insurance: approximately €500 to €1,000 depending on the level of cover and the property condition.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight Portobello as a vibrant and highly walkable neighborhood with excellent proximity to the Grand Canal and city centre.
- Discussions on community boards often focus on the area's strong cafe culture, independent businesses, and the convenience of nearby Luas stops at Harcourt Street and Charlemont.
- Neighbourhood groups regularly share advice and ideas on sensitive refurbishments and extensions for the distinctive Victorian red-brick period homes common to the street.
- Local commentary occasionally notes typical inner-city challenges such as high demand for residential parking and busy traffic arteries along the surrounding main roads.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers three bedrooms and a rear garden, but it requires substantial modernisation and refurbishment, meaning safety and modern family amenities will need significant upgrading by the buyer.
- Teenagers6/10
Located centrally near the city centre, older children can benefit from proximity to educational and cultural hubs, though the layout requires reconfiguration to better suit teenagers.
- Multi-generational Living3/10
The two-level Victorian layout with a single bathroom and traditional configuration is less suited for multi-generational living without substantial extension work.
- Single Buyers7/10
An exciting project for a single buyer looking to put their stamp on a Victorian villa in a vibrant city location, provided they have the budget and appetite for renovation.
- Couples8/10
Fantastic potential for a couple wanting to create a bespoke city-centre home with period features, high ceilings, and generous reception spaces.
- Empty Nesters6/10
Offers manageable space and a private rear garden in a walkable urban setting, though stairs and ongoing maintenance of a period property should be considered.
- Retirees5/10
While the location is extremely walkable with great amenities nearby, the extensive refurbishment required and multi-level layout may present challenges for long-term retirement living.
Work
3 areas- Remote Working7/10
Generous room proportions allow for dedicated home office spaces, though buyers should verify broadband connectivity and upgrade the property's energy efficiency.
- Hybrid Commuting9/10
Exceptional convenience with both the Harcourt Street and Charlemont Luas stops within easy reach for effortless hybrid commuting.
- Retired6/10
Proximity to healthcare, social amenities, and public transport is excellent, though the scale of renovation required might be demanding.
Practical
8 areas- Ageing in Place4/10
The multi-level Victorian layout and the need for comprehensive modernization make it less immediately suitable for ageing in place without significant adaptations.
- Low Maintenance2/10
As a period Victorian property with a G energy rating and requiring full refurbishment, maintenance needs will be substantial initially.
- Secure Gated Entry3/10
Features a traditional open front garden with cast-iron railings rather than secure gated vehicular entry.
- Minimalist Design3/10
Characterized by ornate Victorian features, high ceilings, and traditional detailing rather than stark minimalism.
- Flexible Floor Plans7/10
Offers great potential to reconfigure and extend (subject to planning permission), allowing buyers to shape the layout to their needs.
- Heritage Home10/10
A handsome Victorian villa-style residence brimming with authentic period features including intricate coving, centre roses, and original fireplaces.
- Ecological Setup1/10
Currently carries a G energy rating and requires extensive thermal upgrades and modernization to achieve modern ecological standards.
- Outdoor areas6/10
Benefits from an enclosed front garden and a private, leafy rear garden laid predominantly in lawn with mature trees and extension potential.
Interests
9 areas- Gardening5/10
Features an enclosed front garden and a private rear garden with mature trees, offering a pleasant project for gardening enthusiasts.
- Walking10/10
Superb walkability to the city centre, local canals, parks, and vibrant surrounding neighbourhoods like Rathmines and Camden Street.
- Gym8/10
Proximity to central Dublin ensures easy access to numerous high-end fitness facilities, boutique studios, and health clubs.
- Cycling8/10
Flat city-centre terrain makes cycling a highly viable option for commuting and leisure, though secure indoor storage would need to be incorporated during renovation.
- Golf4/10
While there are courses accessible within the wider Dublin region, city-centre living requires travel to reach traditional golf clubs.
- Fishing3/10
Limited direct fishing opportunities nearby, aside from recreational angling further afield along the canals or coast.
- Horse Riding2/10
An inner-city location offering practically no immediate access to equestrian facilities.
- Water Sports4/10
Proximity to the Grand Canal offers some aquatic activity scope, but serious water sports require travel to coastal areas or specialized facilities.
- Entertaining8/10
The magnificent living room with its 12ft ceiling and period features provides an impressive entertaining space, complemented by a private rear garden.
Lifestyle
5 areas- Quiet Living6/10
Situated on an established residential street, though being in the heart of Portobello near the city centre brings typical urban ambient noise.
- Rural Living1/10
This is a firmly urban, inner-city Victorian setting with no rural characteristics.
- Village Living7/10
Portobello and nearby Camden Street offer a distinct village-in-the-city community feel with independent businesses and cafés within easy walking distance.
- Coastal Living2/10
Located well inland in Dublin 8, far from coastal amenities.
- Urban Living10/10
Unbeatable urban positioning within walking distance of St Stephen's Green, Grafton Street, and the Grand Canal, with excellent public transport links.
Social
6 areas- Community Involvement7/10
Established neighbourhood with an active local community and plenty of neighborhood associations typical of inner Dublin.
- Café Culture10/10
Surrounded by an eclectic and renowned selection of independent cafés, eateries, and bistros in Portobello and Camden Street.
- Nightlife9/10
Vibrant nightlife, bars, and entertainment venues are just a short stroll away in the city centre.
- Health/Wellness groups8/10
Abundant local wellness classes, pilates and stretching studios, and holistic centers accessible throughout Dublin 8 and the city center.
- Networking Opportunities9/10
Close proximity to Dublin's primary business and tech districts ensures endless professional networking potential.
- Tech-Hub Connectivity9/10
Highly accessible to Dublin's major tech employer hubs via foot, bike, or Luas.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-B06A51HouseDelve · 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.