11 Roundhouse, City Centre (Limerick), Limerick CityV94X860
€130,000
1 Bed~1 Bath~68 m²~BER C
What you'll like:
- Attractive entry price: Listed at just €130,000, this property presents an exceptionally accessible entry point for first-time buyers or investors looking to break into the urban market without overextending.
- Generous floor area: Spanning 68 square metres, the apartment offers significantly more breathing room than typical one-bedroom units, ensuring comfortable daily living space for residents.
- Two storey layout: The rare two-storey configuration provides a distinct separation of living and sleeping areas, mimicking the functional feel of a small townhouse rather than a standard flat.
- Abundant natural light: Three south-facing windows in the main living space flood the interior with sunshine, creating a warm, bright atmosphere and potentially lowering artificial lighting needs.
- Refurbished kitchen: The newly upgraded cooking area features modern finishes and appliances included in the sale, saving the buyer immediate out-of-pocket expenses for renovation or appliance shopping.
- Included appliances: Having all white goods included in the asking price streamlines the move-in process and reduces initial setup costs for a new owner or incoming tenant.
- Spacious primary bedroom: The upstairs double bedroom is exceptionally large, easily accommodating additional furniture and providing a private, comfortable retreat away from the main living zones.
- Ample storage solutions: Built-in storage options within the upstairs bedroom help keep living spaces clutter-free, addressing a common pain point found in many compact city-centre apartments.
- Dual hallway access: The bedroom features an alternative access point to the hallway, offering flexible movement and a practical layout that enhances the overall flow of the home.
- Private development feel: Situated in a small and private apartment block, residents may enjoy a quieter community atmosphere compared to massive high-rise developments in the urban core.
- Central urban location: Positioned right in the city centre, the property places local shops, dining, and cultural amenities within convenient walking distance for an active urban lifestyle.
- Stable asking price: Recorded pricing history shows zero movement from the initial tracking snapshot, suggesting a firm vendor stance and a straightforward pricing baseline for interested purchasers.
- Manageable energy rating: Holding a C energy rating, the dwelling performs reasonably well on efficiency standards compared to older Victorian stock, though future upgrades could improve warmth further.
- Rental yield potential: The combination of a low purchase price and a spacious 68-square-metre footprint could attract strong rental demand from working professionals seeking city-centre convenience.
- Proximity to nightlife: Being located minutes from popular local establishments provides fantastic social opportunities right on your doorstep, perfect for buyers who enjoy vibrant community vibes.
- Low maintenance living: Apartment ownership eliminates exterior upkeep and roof repair worries, allowing the occupant to focus entirely on interior enjoyment and busy professional schedules.
- Straightforward negotiation: With no recorded price cuts during tracking, the seller may be confident in the value, yet the flat asking price gives buyers a clear target for opening offers.
- Compact entry hall: The long entrance hall cleanly separates the bathroom from the main living zones, offering a practical buffer and privacy when guests visit the home.
- Bright bedroom aspect: The upstairs sleeping quarters also benefit from south-facing windows, ensuring natural sunlight fills the room throughout the day to boost morning moods.
- High value per square metre: At €130,000 for 68 square metres, the price per square metre is remarkably low for a central city location, representing strong bricks-and-mortar value.
But keep in mind:
- Management company verification: Buyers must thoroughly investigate the annual service charges, sinking fund balances, and management company rules before committing to ensure long-term financial stability.
- Moderate energy rating: A C rating is acceptable, but buyers should review the BER certificate details to identify potential insulation upgrades needed to lower winter heating bills.
- City centre noise: Being situated in a bustling urban core near popular social spots means potential weekend noise disturbances that could impact light sleepers and peaceful enjoyment.
- Parking availability check: The listing does not mention a designated parking space, so prospective owners must verify local parking options and associated annual permit costs immediately.
- Lack of outdoor space: There is no mention of a private balcony or communal garden, meaning residents miss out on private outdoor fresh air access during warmer summer months.
- Single bathroom constraint: Having only one bathroom serving a large two-storey footprint might prove slightly inconvenient for visiting guests or future resale appeal.
- Static price stance: The lack of asking price reductions during the tracking period could indicate an inflexible seller who may resist below-asking offers in negotiations.
- Staircase safety review: The two-storey interior features stairs connecting the levels, which buyers with mobility concerns should inspect carefully for safety and daily practicality.
- Potential wear and tear: While the kitchen is refurbished, buyers should commission a professional survey to check the hidden structural and plumbing conditions of the older building block.
- Fire safety compliance: Prospective purchasers' legal representatives must inspect the apartment block's current fire safety certificates and compliance records for complete peace of mind.
- Sinking fund adequacy: It is vital to check if the management complex holds sufficient reserves to cover major capital expenditures like roof repairs or exterior painting without special levies.
- Rental cap restrictions: Investors must verify whether local rental pressure zone rules limit potential rental income growth or if the property has any prior tenancy history caps.
- Insurance cost checks: Multi-unit buildings can sometimes face rising insurance premiums due to sector-wide claims trends, which directly impact annual service charge contributions.
- Natural ventilation check: Buyers should inspect windows and extraction fans to ensure adequate airflow and prevent any potential condensation issues common in split-level urban flats.
- Refurbishment scope limits: While advertised as spacious, buyers should verify whether any previous internal alterations complied fully with local planning and building control regulations.
- Communal area upkeep: Prospective buyers should inspect the shared hallways, stairwells, and entrance lobbies to gauge the overall standard of ongoing maintenance by the management agent.
- Bin storage arrangements: The practicalities of waste management, recycling segregation, and bin store security should be verified to ensure a clean living environment for residents.
- Broadband speed verification: Remote workers must check available high-speed internet infrastructure providers and maximum connection speeds at this specific city-centre address.
- Future local development: Buyers should check local council planning registers to ensure no disruptive upcoming commercial developments will negatively impact light, views, or traffic.
- Title and lease review: Legal advisors must scrutinize the leasehold terms, remaining lease length, and ground rent clauses to protect the buyer against unexpected restrictive covenants.
Price positioning
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- The asking price of €130,000 for a 68 square metre one-bedroom duplex apartment in a central city location appears positioned slightly below typical expectations, considering the generous floor area and two-storey layout.
- Signals pointing towards a potentially advantageous valuation include the inclusion of all appliances, a newly refurbished kitchen, and south-facing windows that enhance natural light across both levels.
- Factors that could support such an accessible price point involve potential city centre management fees or localized urban density considerations, while strong rental demand in Limerick could easily undermine any initial perception of deep discounting.
- Recorded tracking data shows the asking price has remained stable at €130,000 since observations began, reflecting a firm pricing strategy from the agent rather than speculative upward adjustments or immediate downward revisions.
Build Analysis
What we know from similar construction types
- The property is a two-storey, one-bedroom apartment situated in a small, private block within the city centre, offering a floor area of 68 square metres.
- The layout features a long entrance hall connecting the bathroom and living room on the lower level, with a large double bedroom and additional hallway access located upstairs.
- The living area and primary bedroom benefit from a south-facing orientation with multiple bright windows.
- The kitchen has been newly refurbished, and appliances are included in the sale.
- A buyer should investigate management company fees, sinking funds, building maintenance history, and fire safety compliance typical of multi-unit city centre developments.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 euro to 1,200 euro.
- Given the C energy rating and a floor area of 68 square meters for a one-bedroom apartment, heating consumption should be moderate, though actual costs depend on the specific heating system and personal usage habits.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a built-up urban centre where typical city environmental factors apply, though there are no major industrial pollution concerns or large-scale incinerators immediately reported nearby.
- Buyers should verify local environmental reports and investigate any historical urban land uses standard for central city locations.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Limerick City Centre near the River Shannon corridor, where historic river flooding has affected certain low-lying parts of the urban area.
- Official mapping indicates that the building sits a short distance outside of the defined flood zones, providing a degree of geographic separation from the main hazard areas.
- As an apartment with living spaces across multiple storeys, standard ground-level vulnerabilities should still be considered in the context of wider city drainage during extreme weather events.
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 City Centre Limerick area
No verified results were found for this group in the previous five years.
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
- Estimated stamp duty: €1,300 — 1% of €130,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus VAT.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 300 euro to 600 euro.
- Annual home insurance: approximately 350 euro to 600 euro.
Forum Talk
What people are saying about this area
- Residents on local forums frequently discuss the ongoing urban revitalisation and regeneration projects happening across Limerick City Centre.
- Community groups on social media often highlight the convenience of living within walking distance of central amenities, shops, and cultural spots.
- Locals frequently share discussions regarding city centre traffic management, parking availability, and pedestrianisation initiatives.
- Neighbourhood discussions often touch upon the vibrant social scene, noting the presence of popular local establishments and cafes nearby.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
This property is a one-bedroom, two-storey apartment with a floor area of 68 m² situated in the city centre. Due to the limited bedroom count and lack of a private garden, it is unsuitable for young children.
- Teenagers2/10
A single-bedroom apartment spanning 68 m² does not provide the space required for teenagers, who typically need their own bedrooms and shared family areas.
- Multi-generational Living1/10
With only one bedroom and one bathroom across 68 m², multi-generational living is impossible here.
- Single Buyers9/10
The 68 m² layout, central city location, and single bedroom make this an ideal home for a single professional or first-time buyer looking for low-maintenance urban living.
- Couples7/10
Couples without children can comfortably enjoy the spacious rooms and central location, though the single-bedroom layout offers limited privacy for two adults long-term.
- Empty Nesters6/10
Empty nesters looking to downsize to a manageable city-centre footprint may appreciate the low upkeep, though the two-storey layout requires stair climbing.
- Retirees5/10
While the manageable size appeals to retirees wanting convenience, the two-storey nature of the apartment might present accessibility challenges for ageing in place.
Work
3 areas- Remote Working8/10
The spacious rooms and bright south-facing windows create a comfortable environment for setting up a home office workspace.
- Hybrid Commuting9/10
The central city location provides excellent proximity to transport links, making it highly convenient for hybrid workers who need to commute periodically.
- Retired5/10
Suitable for retirees who want city convenience, though stairs between the two storeys should be factored into long-term comfort.
Practical
8 areas- Ageing in Place3/10
The two-storey layout featuring stairs between the entrance/living level and the upstairs bedroom makes long-term ageing in place challenging.
- Low Maintenance8/10
As an apartment unit within a small private block, exterior upkeep is minimal, though buyers should verify management company responsibilities.
- Secure Gated Entry7/10
Situated in a small, private apartment block, the property offers a level of security typical of apartment living.
- Minimalist Design7/10
The 68 m² floor area and newly refurbished interior lend themselves well to a clean, modern, minimalist aesthetic.
- Flexible Floor Plans4/10
With a fixed one-bedroom, two-storey configuration, layout flexibility is relatively limited.
- Heritage Home5/10
Located in a historic city setting, the property combines character with modern refurbishments like the updated kitchen.
- Ecological Setup4/10
Carrying a BER rating of C, the property offers moderate energy efficiency with potential for future green upgrades.
- Outdoor areas2/10
The apartment benefits from bright south-facing windows providing natural light, but lacks any private outdoor garden or balcony space.
Interests
9 areas- Gardening1/10
As an apartment with no private garden or outdoor green space, opportunities for gardening are practically non-existent.
- Walking9/10
The central city location allows residents to easily walk to local shops, cafes, and city amenities without needing a car.
- Gym8/10
Being located in the city centre places various commercial fitness centres, gyms, and pilates & stretching studios within a short distance.
- Cycling7/10
Urban cycling is feasible for getting around the city centre, though storage within the apartment or building should be verified.
- Golf4/10
While general urban amenities are close by, local golf courses will require a short drive or public transport trip outside the immediate city centre.
- Fishing3/10
Proximity to the River Shannon offers some angling potential, but the property itself is tailored entirely for city living rather than outdoor sports.
- Horse Riding1/10
Equestrian facilities are unavailable within the city centre, requiring travel to rural stables.
- Water Sports3/10
The nearby river allows for some water activities in the wider area, but the location is fundamentally urban.
- Entertaining6/10
The large and bright open-plan kitchen and dining room provides a pleasant space to host guests, though the single-bedroom layout limits overnight hosting.
Lifestyle
5 areas- Quiet Living4/10
Located in a private block in Limerick City Centre near establishments like Mother Mac’s, residents should expect typical urban ambient noise rather than complete quiet.
- Rural Living1/10
This is a strictly urban property located on High Street in the heart of Limerick City, offering zero rural characteristics.
- Village Living3/10
Positioned right in the city centre, the property offers an urban rather than a community-focused village ambiance.
- Coastal Living1/10
Limerick City is an inland urban setting with no direct coastal access or coastal atmosphere.
- Urban Living10/10
Situated directly in Limerick City Centre, the apartment is minutes away from local amenities, dining, and shops, perfectly suited for a vibrant city lifestyle.
Social
6 areas- Community Involvement5/10
City centre living offers diverse community avenues, though involvement often revolves around local urban groups rather than tight-knit village communities.
- Café Culture10/10
Being minutes away from Limerick City Centre puts numerous cafes, restaurants, and social spots right on the doorstep.
- Nightlife9/10
Proximity to central nightlife venues and spots like Mother Mac’s ensures vibrant evening entertainment options are close at hand.
- Health/Wellness groups8/10
Easy access to urban wellness facilities, pilates & stretching studios, and health clubs supports an active wellbeing routine.
- Networking Opportunities9/10
Central city positioning facilitates professional networking, meetings, and business events.
- Tech-Hub Connectivity8/10
Urban infrastructure generally supports reliable broadband connectivity suitable for tech-focused professionals and remote workers.
Listing information
- Agent
- Rooney Auctioneers
- Phone
- 061 413 511
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-4983CEHouseDelve · 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.