11 Kickham Road, Inchicore, Dublin 8D08H5C1
€445,000
2 Bed~1 Bath~65 m²~BER F
What you'll like:
- Private gated driveway: The property features a convenient off-street parking space accessed via a secure front gate, providing rare and valuable vehicle security in this urban neighborhood.
- Generous rear garden: A remarkably large outdoor space extends to the rear, complete with a paved patio and a stylish pergola for comfortable outdoor dining and relaxation.
- Rear pedestrian access: A practical back laneway entrance allows for easy transport of bicycles, bins, and garden supplies without needing to carry them through the main house.
- Quiet cul-de-sac: Situated in a peaceful dead-end street, the home avoids through-traffic noise, offering a much more tranquil living environment for residents and visitors alike.
- Charming open plan: The ground floor seamlessly integrates the living, dining, and kitchen areas into a spacious layout that maximizes light and modern lifestyle flexibility.
- Abundant natural light: The dual-aspect design of the main living spaces ensures sunlight streams in from multiple directions throughout the day, creating a bright atmosphere.
- Character solid floors: Warm solid wooden flooring runs through the living areas and bedrooms, delivering durable quality and timeless aesthetic appeal compared to cheap laminates.
- Cozy solid fuel stove: A focal point in the living room provides efficient, comforting localized heat during colder winter months, reducing reliance on central heating systems.
- Understairs storage: Clever utilization of the space beneath the staircase provides practical hidden storage to keep household clutter neatly tucked away out of sight.
- Classic Belfast sink: The eye-catching U-shaped kitchen features a traditional deep ceramic sink that combines vintage farmhouse charm with robust everyday functional durability.
- Sophisticated fitted sliderobes: The main bedroom includes high-end sliding mirror wardrobes that optimize floor space while offering extensive organization for clothing and personal items.
- Ornate bedroom fireplace: A decorative original fireplace in the primary bedroom adds authentic period character and a wonderful visual focal point to the room.
- Generous family bathroom: The upstairs bathroom is notably spacious, providing ample room for all essential fixtures without feeling cramped or restricted during daily use.
- Convenient attic access: A landing hatch leads to upper roof space, offering potential for additional storage or future modification subject to standard engineering assessments.
- Prime village proximity: Positioned ideally between Inchicore and Kilmainham, residents enjoy immediate walking access to vibrant local cafes, independent shops, and neighborhood pubs.
- Excellent public transport: The nearby Red Line LUAS tram stop and local Dublin Bike stations ensure fast, reliable commutes into the bustling city centre daily.
- Green spaces nearby: The house sits within a short distance of the sprawling Phoenix Park, War Memorial Gardens, and Royal Hospital, offering endless outdoor recreation.
- Walking distance hospital: Proximity to the new children's hospital development at St James's makes this location exceptionally convenient for healthcare workers and medical professionals.
- Established 1930s build: Constructed in an era known for traditional solid craftsmanship, the house carries historical neighborhood appeal while offering scope for personalized upgrades.
- Ready patio pergola: The existing outdoor pergola structure saves the buyer time and money on landscaping, providing immediate shaded comfort for sunny afternoon entertaining.
But keep in mind:
- Poor BER rating F: An inefficient energy rating indicates significant heat loss, requiring the buyer to budget substantially for insulation upgrades and modern heating improvements.
- Older construction era: Built in 1930, the property likely requires thorough professional inspection regarding aging electrical wiring, historic plumbing, and potential structural timber wear.
- Solid fuel reliance: Depending on a solid fuel stove for primary heating can be messy, labor-intensive, and subject to upcoming local air quality regulations or restrictions.
- Compact floor area: Measuring only 65 square meters, the compact footprint may feel restrictive for growing families or buyers who require dedicated home office spaces.
- Single upstairs bathroom: Having only one bathroom located on the upper level means guests must traverse private quarters, and morning queues are likely for a two-bed home.
- Limited kitchen workspace: While U-shaped, the kitchen counters may offer restricted prep space for enthusiastic cooks due to the overall modest square footage of the house.
- Cul-de-sac parking pressure: Although the front features a gated driveway, visitor parking on the narrow cul-de-sac may prove challenging during evening and weekend hours.
- Laneway security risks: Rear pedestrian laneway access increases vulnerability to unauthorized entry, necessitating robust security lighting, heavy-duty locks, and boundary gate maintenance.
- Open plan layout trade-offs: The ground floor lacks physical separation, meaning cooking odors, kitchen noise, and living room sounds will easily travel throughout the entire level.
- Attic insulation unknowns: Without verified BER documentation details, the roof space insulation depth should be checked to prevent high winter heating bills and drafts.
- Single-glazed vulnerability: If any original windows remain, they could be major culprits for thermal loss and street noise infiltration, demanding costly double-glazing replacements.
- Potential damp issues: Older terraced houses with solid walls often suffer from rising or penetrating damp, requiring careful surveyor evaluation of exterior render and drainage.
- Plumbing capacity checks: The older piping infrastructure should be thoroughly inspected by a qualified plumber to ensure adequate water pressure and prevent catastrophic leaks.
- Electrical system upgrade: Vintage homes frequently feature outdated fuse boards that cannot handle modern electrical loads, potentially necessitating a costly rewiring project.
- Local regeneration disruption: Proximity to major medical developments like St James's hospital brings long-term construction traffic, noise, and localized parking congestion for years.
- Limited expansion room: The relatively small rear garden and mid-terrace configuration severely restrict major ground-floor extensions without sacrificing vital outdoor green space.
- Staircase steepness: Traditional 1930s staircases can be steeper and narrower than modern standards, posing potential mobility challenges for young children or elderly visitors.
- High retrofit costs: Bringing an F-rated property up to a modern, energy-efficient standard will demand significant capital investment beyond the initial purchase price.
- Ventilation and condensation: Tightly sealed modern sliderobes and double doors can exacerbate condensation issues in older homes unless proper mechanical or passive ventilation is installed.
- Boundary fence disputes: The buyer should verify the exact legal ownership and maintenance responsibilities for the shared side and rear garden boundary walls.
Price positioning
?
- The asking price appears modestly positioned relative to recent local transactions, suggesting potential under-valuation given that comparable neighborhood properties have regularly achieved higher figures on the open market recently.
- Strong valuation signals stem from comparing the list price directly against verified local sale data on the same road, where multiple completed transactions substantially exceed this particular financial figure.
- Potential factors that could support such a competitive pricing strategy include the poor energy rating requiring future capital investment, while strong buyer demand in this established urban location could easily undermine it.
- Additional relevance is found in the compact floor area and historical trading levels, which collectively indicate that the property represents an accessible entry point for buyers targeting this specific neighborhood.
Build Analysis
What we know from similar construction types
- The property was constructed around 1930 as a mid-terrace home, meaning it is a older traditional build that likely lacks modern insulation standards, cavity walls, and damp-proofing common in newer constructions.
- The BER rating of F indicates significant thermal inefficiency, and a buyer should investigate the potential for heat loss through walls, windows, and the roof space.
- Modifications such as the open-plan layout on the ground floor should be inspected to ensure that any removal of original interior walls was done with proper structural support.
- Rear pedestrian laneway access is present, so a buyer should verify security arrangements and boundary maintenance responsibilities.
- The presence of a solid fuel stove and an ornate fireplace in the bedroom means a buyer should check the condition of the chimneys and flues for safety and compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, which indicates that a deep retrofit is necessary to bring the home to a modern energy efficiency standard (such as a B2 rating or higher).
- Estimated deep retrofit costs for a 65 m² house typically range from €40,000 to €60,000, depending on the scope of works required.
- Key measures would likely include external or internal wall insulation, roof insulation upgrades, window and door replacements with double or triple glazing, and potentially installing an air-to-water heat pump system.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may help offset a portion of these upgrade costs, though the upfront capital requirement remains substantial.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,500.
- Explanation: Given the 65 square metre floor area and a low BER rating of F, the property likely has poor thermal efficiency, resulting in higher energy usage for heating.
Pollution Safe
8/10Environmental 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
118 KICKHAM RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €518,000.00
5 KICKHAM RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €555,000.00
42 KICKHAM RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €441,000.00
65 KICKHAM ROAD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €572,000.00
91 KICKHAM RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €482,000.00
Recent sales in the wider Inchicore 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
11 KICKHAM RD, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €437,500.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €4,450 to €8,900 depending on whether this is the primary dwelling and tiered rates.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlay.
- Land registration fees: around €170 to €700 depending on the application type.
- Property valuation fees: approximately €150 to €250.
- Surveyor fees: roughly €400 to €800 for a pre-purchase structural survey.
- Annual home insurance: approximately €400 to €800 depending on policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the great convenience of living between Inchicore and Kilmainham, noting the lively local café and restaurant scene.
- Proximity to the Phoenix Park, Memorial Gardens, and the Irish Museum of Modern Art (IMMA) is widely praised by locals as a major lifestyle benefit.
- The Red Line Luas and nearby Dublin Bike stations are frequently cited as reliable and quick transport links into the city centre.
- Discussion online often centres around the ongoing development of the new children's hospital at St. James's and its future impact on the wider community.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home offers two bedrooms and a large garden which is great for young children, though families should verify if the open-plan layout suits daily routines with toddlers.
- Teenagers5/10
With two bedrooms and 65 square metres of floor area, space may feel limited for growing teenagers who require more private living areas.
- Multi-generational Living2/10
The compact size and single bathroom make this mid-terrace home unsuitable for multi-generational living arrangements.
- Single Buyers9/10
An excellent option for single buyers seeking a manageable home with a private garden, close to the city centre and public transport.
- Couples9/10
Ideal for couples looking for a starter home or a property to settle in, offering a comfortable open-plan layout and great outdoor space.
- Empty Nesters7/10
Good for downsizers wanting a low-maintenance home with a manageable garden, though stairs and the 1930s build should be assessed for long-term comfort.
- Retirees6/10
The quiet cul-de-sac location and single-level garden are appealing, but buyers should consider that bedrooms and the bathroom are located upstairs.
Work
3 areas- Remote Working7/10
The open-plan layout allows for flexible setups, though buyers should verify broadband speeds and dedicated home office space.
- Hybrid Commuting9/10
Exceptional convenience with the Red Line LUAS and local transport links providing quick access to the city centre.
- Retired7/10
Well-suited for active retirees who appreciate local village amenities and a manageable property footprint.
Practical
8 areas- Ecological Setup2/10
The current BER rating of F indicates poor energy efficiency, meaning substantial eco-retrofitting will be required to improve environmental performance.
- Ageing in Place4/10
The presence of stairs and a BER rating of F suggest that significant energy efficiency upgrades and accessibility adaptations would be needed to age in place comfortably.
- Low Maintenance6/10
Being a 1930s mid-terrace home with an F BER rating, buyers should budget for potential maintenance and energy retrofit works.
- Secure Gated Entry7/10
Features a private gated driveway providing secure off-street parking, adding peace of mind.
- Minimalist Design7/10
The open-plan dual-aspect ground floor lends itself well to clean lines and minimalist interior styling.
- Flexible Floor Plans6/10
The ground floor is open plan, offering good flow, but the upstairs layout is fixed with two bedrooms and one bathroom.
- Heritage Home8/10
Originally constructed in 1930, the property retains charming period features like an ornate fireplace while offering modern updates.
- Outdoor areas8/10
Benefits from both a front gated driveway and a large sunny back garden featuring a paved patio, pergola, and rear pedestrian access.
Interests
9 areas- Gardening7/10
Features a large sunny back garden complete with a paved patio and pergola, offering solid potential for keen gardeners.
- Walking9/10
Proximity to the Phoenix Park, Grand Canal, Memorial Gardens, and Royal Hospital makes this a paradise for walking enthusiasts.
- Gym6/10
Urban location allows for reasonable access to nearby fitness facilities, though there is no dedicated home gym space.
- Cycling8/10
Dublin Bike stations nearby and manageable distances into the city centre make cycling a very viable transport and recreation option.
- Golf4/10
While there are general urban amenities, dedicated golf courses require travel outside the immediate locality.
- Fishing3/10
Limited direct fishing opportunities nearby, aside from general access along the wider regional waterways.
- Horse Riding2/10
An inner-city suburban location that is entirely unsuitable for horse riding interests.
- Water Sports3/10
Proximity to the Grand Canal offers minimal water activity potential, but serious water sports require trips to the coast or Liffey activity centres.
- Entertaining7/10
The open-plan ground floor combined with a sunny patio and pergola creates an inviting space for hosting guests outdoors and indoors.
Lifestyle
5 areas- Quiet Living8/10
The property is situated in a quiet cul-de-sac, offering a peaceful retreat despite its urban Dublin 8 location.
- Rural Living1/10
This is a distinctly urban setting with close proximity to city amenities, offering none of the characteristics of rural life.
- Village Living8/10
Positioned perfectly between the villages of Inchicore and Kilmainham, providing a strong sense of local community and convenience.
- Coastal Living1/10
The location is completely landlocked within Dublin and has no coastal proximity.
- Urban Living9/10
Fantastic urban convenience with the LUAS, Dublin Bikes, and city centre amenities all within easy reach.
Social
6 areas- Community Involvement7/10
The Inchicore and Kilmainham areas feature active local communities, historic landmarks, and neighborhood groups.
- Café Culture8/10
A variety of local cafes, bars, and restaurants are right on the doorstep between Inchicore and Kilmainham.
- Nightlife6/10
Local pubs are available, but residents seeking extensive nightlife will likely head further into the Dublin city centre.
- Health/Wellness groups7/10
Proximity to parks and urban amenities supports local fitness, pilates & stretching, and wellness classes.
- Networking Opportunities8/10
Easy access to central Dublin makes professional networking events and business hubs highly accessible.
- Tech-Hub Connectivity8/10
Close transport links to major Dublin business districts provide strong connectivity for tech and corporate workers.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-7734A5HouseDelve · 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.