11 Herbert Cottages, Ballsbridge, Dublin 4D04XT04
€695,000
2 Bed~1 Bath~68 m²~BER D
What you'll like:
- Prime Dublin 4 Location: Situated in a highly desirable enclave in Ballsbridge Village, this home places you within an easy stroll of upscale specialist shops, boutiques, cafés, and top-tier restaurants.
- Proximity To Herbert Park: Having Herbert Park virtually on your doorstep offers immediate access to expansive green spaces, weekend markets, and recreational facilities for a superior lifestyle.
- Walkable Transit Options: Lansdowne Road DART station and an excellent selection of nearby bus routes provide exceptionally convenient, rapid access to Dublin city centre and surrounding areas.
- Extended Period Charm: Dating from the early 1900s, this attractive stone cottage successfully blends historic character with modern living spaces across a well-configured 68 square metre floor plan.
- Comprehensive 2015 Renovation: The property was completely refurbished in 2015, meaning a prospective buyer can move in immediately without facing the daunting timeline and cost of major construction works.
- Abundant Natural Light: The living room and kitchen areas are flooded with daylight thanks to large flat rooflights, creating a bright and uplifting daily living environment.
- Seamless Indoor-Outdoor Flow: Large concertina doors lead directly from the living area onto a private rear garden terrace, expanding your entertaining space during warmer weather months.
- Private City Garden: The good-sized and private rear garden provides a peaceful outdoor sanctuary for relaxation and dining, which is a rare and valuable commodity in central locations.
- Turnkey Condition: Presented in ready-to-occupy condition, this residence eliminates the stress of immediate repairs and allows for a hassle-free transition for new owners.
- Practical Utility Room: A separate utility room keeps laundry appliances out of the main kitchen and living spaces, enhancing everyday household functionality and noise management.
- Cozy Wood Burning Stove: The inclusion of a wood burning stove in the living room adds a charming focal point and provides supplemental warmth during colder winter evenings.
- Attic Storage Space: The presence of attic storage gives residents a practical solution for stowing seasonal items, suitcases, and belongings out of sight to maintain clean living areas.
- Desirable Two Bedrooms: The layout features two well-proportioned bedrooms, making it ideal for first-time buyers, downsizers, or investors seeking flexible accommodation options.
- Proximity To Cultural Hubs: The Aviva Stadium and Sandymount Strand are both within easy reach, offering fantastic entertainment, sporting events, and coastal walking amenities close to home.
- Surrounding Neighborhood Amenities: The vibrant amenities of neighboring Donnybrook add even more dining, shopping, and social choices just minutes away from your front door.
- Strong Rental Appeal: Given the prime Dublin 4 postcode and turnkey status, the property represents an attractive, easily managed asset for future buy-to-let investors.
- Manageable Footprint: At approximately 68 square metres, the property offers a compact, easy-to-clean footprint that dramatically reduces ongoing maintenance and utility costs.
- Character Stone Façade: The traditional period stone exterior provides immense curb appeal and distinctive architectural character that modern developments simply cannot replicate.
- Quiet Residential Enclave: Positioned within a discreet cottage enclave, the property offers a peaceful retreat while remaining deeply connected to urban infrastructure.
- Resident Street Parking: On-street parking availability for residents helps ease the daily challenge of vehicle storage in this bustling central neighborhood.
But keep in mind:
- Conflicting Energy Ratings: The listing text mentions a B3 BER while the official rating details state D, so you must verify the true energy certificate before proceeding.
- Electric Heating System: The home relies on electric skirting board radiators, which can sometimes result in higher running costs compared to gas central heating systems.
- Inconsistent BER Data: With an energy performance indicator of nearly 250 kWh/m2/yr noted in the official data, buyers should budget for potential thermal upgrades to improve efficiency.
- Compact Floor Area: Measuring roughly 68 square metres, the home has limited overall square footage that may feel restrictive for growing families or those requiring extensive storage.
- Historic Property Maintenance: Being an early 1900s stone cottage, the structure may require specialized ongoing maintenance and careful damp management common in period buildings.
- Single Bathroom Constraint: Having only one bathroom serving both bedrooms could create morning congestion and lacks the convenience of an additional en-suite facility.
- Limited Off-Street Parking: Reliance on on-street resident parking means space is not guaranteed and vehicle security or availability can fluctuate during peak hours.
- Untested Services Warning: The selling agents explicitly note that no fixtures, fittings, or services have been tested, requiring you to commission thorough independent engineering checks.
- Flat Rooflight Longevity: The large flat rooflights that provide wonderful natural light should be inspected by a professional to ensure seals and flashing are free from leaks.
- Concertina Door Maintenance: The large folding glass doors connecting to the garden require regular hardware maintenance to ensure smooth operation and proper weather sealing.
- Small Second Bedroom: Measuring approximately 3.33m by 2.25m, the second bedroom is quite compact and might best function as a home office or nursery rather than a double room.
- Compact Master Bedroom: The master bedroom size of roughly 3 square meters by 3 square meters leaves limited room for bulky furniture alongside a standard double bed.
- Proximity Urban Noise: While central, being close to Ballsbridge Village and entertainment venues like the Aviva Stadium could introduce periodic traffic, pedestrian, or event noise.
- Potential Insulation Gaps: Older cottages, even when refurbished, can hide uninsulated stone walls or floors that require invasive interventions to achieve modern comfort standards.
- Stove Chimney Maintenance: The wood burning stove will require regular professional chimney sweeping and flue inspections to prevent fire hazards and ensure optimal drafting.
- Utility Room Ventilation: Depending on its placement within the floor plan, the separate utility room should be checked for proper moisture extraction to prevent mold growth.
- Investment Yield Uncertainty: At the asking price, you should carefully analyze local rental caps and yields to ensure the investment aligns with your financial return expectations.
- Insurance Premium Variations: Period cottages with stone construction and flat roof extensions can sometimes attract higher buildings insurance premiums or specific policy conditions.
- Future Extension Limits: Due to the footprint and tight urban plot configuration of cottage enclaves, obtaining planning permission for major future expansions may prove challenging.
- Resale Market Sensitivity: Properties of this specific size and price point in Dublin 4 can be sensitive to broader macroeconomic shifts and interest rate fluctuations.
Price positioning
?
- The asking price appears somewhat conservative and reasonably aligned given that an immediate adjoining property on the same enclave recently achieved an identical figure in a direct market comparison, indicating strong baseline alignment.
- Valuation signals are reinforced by the compact 68 square metre floor area, which is typical for extended period cottages in this prime postcode, balancing the premium location against modest overall accommodation size.
- Factors supporting this price point include the highly desirable Ballsbridge setting near Herbert Park and local amenities, while potential downsides involve the lower energy rating compared to fully modernised alternatives.
- Additional market relevance comes from historical lane transactions showing steady upward trajectory over recent years, providing solid underlying support for the vendor's current quoting strategy in a competitive capital environment.
Build Analysis
What we know from similar construction types
- The property is an extended period stone cottage dating from the early 1900s, which was reportedly refurbished in 2015.
- Features PVC double-glazed windows, flat rooflights, and concertina doors leading to the rear garden, which should be inspected for proper flashing, waterproofing, and potential maintenance issues common to extensions.
- Heating relies on electric skirting board radiators and a wood-burning stove, meaning a buyer should verify the efficiency and adequacy of this heating system.
- The listing details contain conflicting BER information, noting both D and B3 ratings, so a buyer should independently verify the official BER certificate and insulation levels.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the D BER rating mentioned in the official rating details, a deep retrofit to bring the property to a modern B2 or A standard could cost between 30,000 and 50,000 euros.
- This estimate would cover upgrading the electric heating system to a more efficient heat pump, enhancing wall and attic insulation, and ensuring airtightness, though the actual costs depend on the true baseline energy performance given the conflicting B3 mention in the text.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: Given the 68 square metre floor area and a D energy rating, heating efficiency is moderate, meaning energy consumption may be higher than average for properties of this size.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- While the area is largely elevated above major coastal flood zones, proximity to the River Dodder means specific surrounding streets can occasionally be monitored for flood alerts during extreme weather events.
- Prospective buyers are advised to check detailed local authority flood maps and historical catchment data to fully assess any localized risk.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
10 HERBERT COTTAGES, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €695,000.00
1 HERBERT COTTAGES, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €805,000.00
12 HERBERT COTTAGES, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €650,000.00
9 HERBERT COTTAGES, BALLSBRIDGE, DUBLIN
- Sale date
- Declared sale price
- €590,000.00
Recent sales in the wider Ballsbridge 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
11 HERBERT COTTAGES, BALLSBRIDGE, DUBLIN 4
- Sale date
- Declared sale price
- €301,101.00
Buyer fees*
Associated expenses guide
- Stamp duty: €6,950 calculated at 1% of the asking price up to €1 million
- Solicitor legal fees: approximately €1,500 to €3,000 plus outlay and VAT
- Land registration fees: approximately €175 to €400 depending on the registration type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,000 depending on the level of survey
- Annual home insurance: approximately €400 to €800 depending on the policy coverage
Forum Talk
What people are saying about this area
- Residents in Ballsbridge frequently discuss the vibrant local community feel, highlighting proximity to Herbert Park and the Dodder river.
- Local forums often note the high convenience of living within walking distance of Ballsbridge village, the Aviva Stadium, and Lansdowne Road DART station.
- Discussions regarding transport often mention excellent bus connectivity to Dublin city centre alongside resident parking schemes.
- Community groups occasionally share updates on local infrastructural improvements and general maintenance around the immediate neighbourhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The home has two bedrooms and a private garden, but its 68 m² floor area and period cottage layout offer limited indoor play space for growing families.
- Teenagers4/10
With only one bathroom and 68 m² of living space, privacy and independent space for teenagers would be notably restricted.
- Multi-generational Living2/10
The compact two-bedroom footprint lacks the separation, multiple reception areas, and extra bathrooms required for multi-generational households.
- Single Buyers9/10
An exceptional layout for a single professional or buyer seeking a stylish, turnkey period home in a prime Dublin 4 location.
- Couples9/10
Provides an ideal, manageable size for couples, featuring bright open-plan living spaces and a desirable village setting.
- Empty Nesters9/10
Single-level or cottage living with manageable proportions makes this an attractive option for downsizers looking to stay in a central neighborhood.
- Retirees8/10
The single-story cottage format minimizes stairs, though buyers should verify if any internal steps or accessibility adaptations are needed for long-term comfort.
Work
3 areas- Remote Working8/10
Bright, extended living spaces and a separate utility room provide a comfortable environment for home-based work, though dedicated office space is limited.
- Hybrid Commuting10/10
Excellent transport links including nearby bus routes and Lansdowne Road DART station make commuting to the city center effortless.
- Retired9/10
Proximity to local village shops, medical services, parks, and public transport makes this highly convenient for retirees.
Practical
8 areas- Ageing in Place8/10
Single-level cottage layout avoids internal stairs, though buyers should verify doorway widths and bathroom accessibility for long-term suitability.
- Low Maintenance8/10
Completely refurbished in 2015 as a turnkey property with PVC double-glazed windows and a manageable courtyard-style garden.
- Secure Gated Entry3/10
This is a traditional cottage setup with on-street resident parking rather than a secure gated development.
- Minimalist Design8/10
Clean lines, abundant natural light from rooflights, and an open-plan layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
The 68 m² extended footprint is well-optimized but offers limited scope for major layout changes due to its period cottage structure.
- Heritage Home9/10
An attractive and extended period stone cottage dating from the early 1900s with distinct character appeal.
- Ecological Setup5/10
Features double glazing and a wood-burning stove, though the BER rating of D indicates potential for energy efficiency upgrades.
- Outdoor areas7/10
Includes a good-sized and private rear garden terrace seamlessly connected to the living space via concertina doors.
Interests
9 areas- Gardening5/10
Features a private city garden and rear terrace, suitable for potted plants and container gardening rather than extensive cultivation.
- Walking10/10
Herbert Park is virtually on the doorstep, and Sandymount Strand and local village amenities are all within easy walking distance.
- Gym7/10
The central Dublin location provides good access to nearby fitness facilities and wellness centers.
- Cycling8/10
Flat terrain and central positioning make cycling into the city center and surrounding neighborhoods highly convenient.
- Golf6/10
Several established golf clubs in south Dublin are accessible via car or public transport from this location.
- Fishing2/10
The immediate urban and residential surroundings do not offer practical local fishing opportunities.
- Horse Riding2/10
Equestrian facilities are not locally available within the inner-suburban Ballsbridge setting.
- Water Sports6/10
Proximity to Sandymount Strand and Dublin Bay offers reasonable access to coastal and water activities.
- Entertaining8/10
Large concertina doors open from the living area onto a private rear garden terrace, creating a wonderful flow for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a desirable and established residential enclave, though urban proximity and local activity mean it is not a remote rural retreat.
- Rural Living1/10
Located in the heart of Ballsbridge, Dublin 4, offering an entirely urban and village lifestyle rather than countryside living.
- Village Living10/10
Positioned right in Ballsbridge Village with specialist shops, boutiques, cafés, and restaurants just a short stroll away.
- Coastal Living7/10
Sandymount Strand is within easy reach, offering coastal walks despite the primary setting being urban village residential.
- Urban Living10/10
Offers prime Dublin 4 city living with superb access to local amenities, transport links, and the city centre.
Social
6 areas- Community Involvement8/10
An established neighbourhood feel with active local parks, community spots, and village amenities.
- Café Culture10/10
Ballsbridge is renowned for its vibrant selection of local cafés, dining spots, and social venues.
- Nightlife7/10
Good local pubs and restaurants in the immediate area, with rapid access to wider Dublin nightlife.
- Health/Wellness groups8/10
Proximity to Herbert Park and local fitness hubs supports active wellness routines and group classes.
- Networking Opportunities9/10
Located in a prominent Dublin 4 business and residential district frequented by professionals.
- Tech-Hub Connectivity9/10
Proximity to major Dublin corporate and tech districts ensures excellent professional connectivity.
Listing information
- Agent
- Allen & Jacobs
- Phone
- 01 210 0360
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-00E928HouseDelve · 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.