11 Rugby Road, Ranelagh, Dublin 6D06C593
€1,095,000
4 Bed~2 Bath~123 m²~BER B
What you'll like:
- Prime Dublin 6 Location: Situated in the heart of Ranelagh within a quiet cul de sac, offering immediate walking access to local trendy eateries, bars, and shopping facilities.
- Excellent Public Transport: Positioned within a gentle stroll of the local LUAS stop, providing swift and easy access directly into the city centre and Dundrum Town Centre.
- High Energy Efficiency: Features a strong B energy rating with an indicator of 123.66 kWh per square metre, helping to ensure lower utility bills and improved comfort.
- Recently Refurbished Interiors: The entire family home has been newly updated and superbly presented, allowing the buyer to move in immediately without undertaking disruptive renovation works.
- Clever Modern Extension: The ground floor has been intelligently expanded to create an impressive open plan kitchen, living, and dining space tailored for contemporary family living.
- Abundant Natural Light: Features a large central skylight over the dining area and wide picture windows that flood the open-plan reception spaces with bright natural daylight.
- Charming Original Features: Retains desirable old world character in the front living room, including ceiling coving, a traditional bay window, and a coal effect gas fireplace.
- Flexible Living Layout: Bi-folding doors separate the front sitting room from the main kitchen area, giving buyers the option to create a cosy private room or an open space.
- Quality Kitchen Finishes: The fully fitted kitchen comes equipped with quartz countertops, subway tile splashbacks, a breakfast bar, and integrated modern appliances.
- Private Southerly Garden: The rear outdoor space enjoys a sunny southern aspect, featuring a spacious paved patio area that is ideal for outdoor dining and entertaining.
- Established Garden Landscaping: The back garden includes a well-maintained lawn area accompanied by mature planted beds filled with established shrubs, trees, and useful storage.
- Four Well-Sized Bedrooms: Accommodates families comfortably with four generous bedrooms upstairs, comprising two comfortable double rooms and two versatile single rooms.
- Practical Utility Room: Includes a dedicated ground-floor utility space complete with a washing machine, dryer, and extra built-in storage to keep laundry out of the main living areas.
- Convenient Ground Floor Shower: The downstairs utility area doubles as a shower room with a power shower, wash-hand basin, and toilet for everyday family convenience.
- Upstairs Family Bathroom: The main first-floor bathroom is fully tiled and features a bathtub with a power shower, a modern vanity unit, and a heated towel rail.
- Quality Flooring Throughout: Showcases attractive wide-plank laminate flooring across the ground level, combining visual warmth with high durability for busy household traffic.
- Built-In Storage Solutions: Multiple bedrooms feature custom-fitted sliderobes, wardrobes, and shelving, while built-in dining benches incorporate clever hidden storage compartments.
- Desirable School Proximity: Positioned within easy reach of some of Dublin's best educational institutions, including Gonzaga College, Muckross Park, and local national schools.
- Quiet Cul-De-Sac Setting: Tucked away safely off Oxford Road, shielding residents from heavy through-traffic while remaining close to bustling urban amenities.
- Chic Town Residence Appeal: Perfectly proportioned for buyers seeking a stylish, low-maintenance urban home in one of Dublin's most sought-after residential neighborhoods.
But keep in mind:
- Substantial Asking Price: Priced at €1,095,000 for a floor area of 123 square metres, which represents a high capital cost per square metre that buyers should carefully evaluate.
- Compact Front Garden: The front outdoor space is limited to a small walled area with minimal privacy, offering very little usable outdoor frontage or off-street parking potential.
- Limited Off-Street Parking: As the property lacks a driveway on a narrow urban road, buyers should investigate local parking permit availability and street restrictions.
- Two-Bathroom Limitation: Despite offering four bedrooms, the house has only two total bathrooms, which could create morning bottlenecks for a busy family or visiting guests.
- Potential Extension Boundaries: The single-story rear extension takes up a portion of the garden footprint, meaning future outdoor expansion or major landscaping is restricted.
- Attic Storage Constraints: The listing notes attic access on the first floor, but buyers should verify the insulation depth, structural loading capacity, and conversion potential.
- Single Room Sizes: Bedrooms three and four are designated as single rooms, which may offer restricted floor space for growing teenagers or dual-occupancy home offices.
- Party Wall Considerations: Being part of a traditional residential streetscape, buyers should inspect shared party walls for potential sound insulation or structural maintenance issues.
- Drainage and Surface Water: Due to the extended ground floor and patio layout, buyers should verify that surface water drainage around the rear extension is adequate.
- Boiler and Heating Age: While the B BER rating is positive, buyers should commission a surveyor to inspect the age and servicing history of the gas boiler and heating system.
- Sash Window Maintenance: The upper floor features traditional sash windows, which can require specialized maintenance, draught-proofing, or periodic restoration over time.
- Roof and Skylight Sealing: The large skylights in the dining area and return require careful inspection by a surveyor to ensure long-term weather sealing and prevent leaks.
- Barna Shed Condition: The rear garden includes a standard Barna storage shed, which may require ongoing maintenance, roof repairs, or eventual replacement by the new owner.
- Intense Local Demand: The Ranelagh market is exceptionally competitive, meaning buyers must act decisively and ensure their mortgage approval in principle is fully prepared.
- Boundary Line Verification: Buyers should instruct their legal representative to carefully check the title deeds and confirm the exact boundaries of the front and rear gardens.
- Ventilation in Utility Area: The ground-floor utility and shower room sits internally, so buyers should verify that mechanical extraction fans are fully operational to prevent damp.
- Potential Insurance Costs: Given the property value and urban location, buyers should obtain preliminary buildings insurance quotes to check for any area-specific risk factors.
- Future Alteration Planning: Because the property may sit within an architectural or conservation-sensitive zone, buyers should check local planning rules before making external changes.
- Garden Privacy Angles: While the rear garden has a southerly aspect, buyers should check surrounding overlooking windows from neighboring properties to assess private sightlines.
- Thorough Structural Survey: Given recent refurbishment work, buyers should commission an independent RICS surveyor to ensure cosmetic finishes have not masked underlying structural defects.
Price positioning
?
- The asking price appears heavily overvalued when compared against verifiable historical register transactions for properties on the exact same street, which generally recorded lower figures around the mid-seven hundred thousand euro range.
- The primary upward pricing signals stem from the comprehensive modern refurbishment, high energy rating, four-bedroom configuration, and a prime lifestyle location within walking distance of local urban amenities and transport links.
- Such a high valuation could easily be undermined by a lack of traditional property type classification or potential buyer resistance given the wide premium over established local street transaction history.
- Overall, while the exceptional interior standard and extensions add distinct value, the magnitude of the premium over nearby verified sales anchors the score firmly in positive territory.
Build Analysis
What we know from similar construction types
- The property is described as recently refurbished and cleverly extended, combining period features such as an original living room bay window and sash windows with modern finishes including an open-plan kitchen/living/dining space.
- A buyer should verify the quality and compliance of the extension works, including checking for appropriate planning permission and building control certification for the structural alterations, rear extension, and roof skylights.
- The integration of modern amenities like under-storage, built-in bench seating, utility room, and walk-in shower room should be inspected for proper plumbing and ventilation.
- Given the period nature of parts of the property, a survey is recommended to assess the condition of the roof, original masonry, and insulation levels that contribute to the current B BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1200 to 1600 euro
- Explanation: With a floor area of 123 square metres and a B energy rating, the property benefits from good thermal efficiency, keeping natural gas or alternative heating consumption moderate for a four-bedroom home.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential with no major heavy industrial facilities, active landfills, or waste incinerators located in its immediate vicinity.
- Any historical urban industrial uses in the broader Dublin 6 district are well-managed, though buyers should verify local environmental reports if concerned about legacy issues.
Flood Safe
8/10Water overflow reports to follow up
- The location is set on elevated inland terrain within South Dublin, generally reducing the risk of coastal or major river flooding.
- Localised surface water accumulation during extreme rainfall events is always a possibility in urban environments, and buyers are advised to check official OPW flood maps for detailed site-specific risk.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
42 RUGBY RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €777,000.00
37 RUGBY RD, RANELAGH, DUBLIN
- Sale date
- Declared sale price
- €706,000.00
43 RUGBY ROAD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €740,000.00
3 RUGBY RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €785,000.00
9 RUGBY ROAD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €850,000.00
Recent sales in the wider Ranelagh area
42 MILLTOWN GROVE, MILLTOWN, DUBLIN 6
- Sale date
- Declared sale price
- €480,000.00
11 OAKLANDS, YORK RD, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €675,000.00
51 ST KEVINS PARK, DARTRY, DUBLIN 6
- Sale date
- Declared sale price
- €4,400,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
30 ANNESLEY PARK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,750,000.00
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
- Solicitor legal fees: approximately 1500 to 3000 euro
- Land registration fees: approximately 500 to 800 euro
- Property valuation fees: approximately 150 to 250 euro
- Surveyor fees: approximately 500 to 1200 euro
- Annual home insurance: approximately 400 to 700 euro
Forum Talk
What people are saying about this area
- Residents frequently highlight Ranelagh as one of Dublin's most desirable urban villages due to its vibrant culinary and social scene.
- Local forums often discuss the exceptional convenience of the neighborhood, particularly praising the proximity of the Luas tram line for commuting.
- Community discussions frequently mention the high concentration of sought-after primary and secondary schools in the surrounding Dublin 6 area.
- Parking and traffic congestion on residential side streets during peak school and commuting hours are common topics among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Four bedrooms and a secure private rear garden make this an excellent choice for a young family, though stairs and split levels should be checked for child-proofing.
- Teenagers8/10
Four well-proportioned bedrooms and proximity to schools and transport links like the Luas provide great independence for teenagers.
- Multi-generational Living5/10
While there are four bedrooms and a ground-floor shower room, the layout is configured as a typical family home rather than true multi-generational independent living.
- Single Buyers7/10
A high-spec, turnkey home in a vibrant urban village, though the price point and size might exceed the needs of a single occupant.
- Couples9/10
Offers generous space, stylish open-plan living, and an enviable location close to trendy eateries and nightlife for couples.
- Empty Nesters8/10
Low-maintenance refurbished interiors and manageable garden space in a prime location appeal strongly to empty nesters looking to downsize locally.
- Retirees7/10
Convenient access to local amenities and a ground-floor shower room are plus points, but potential buyers should consider the double-story layout for long-term accessibility.
Work
3 areas- Remote Working8/10
Four bedrooms provide excellent flexibility to set up one or more dedicated home office spaces.
- Hybrid Commuting10/10
Situated within a short stroll of the Luas at Ranelagh, offering swift and efficient commuting to the city centre and major business hubs.
- Retired7/10
Walkable village location and low-maintenance refurbished condition suit retirement, though stairs require consideration.
Practical
8 areas- Ageing in Place6/10
Includes a ground-floor shower room, but the multi-story layout requires careful thought for long-term mobility needs.
- Low Maintenance9/10
Recently refurbished to a high specification with modern finishes, minimizing immediate upkeep requirements.
- Secure Gated Entry3/10
Standard residential cul-de-sac setting without a secure gated community entrance.
- Minimalist Design5/10
Blends old-world charm, such as original fireplaces and sash windows, with modern open-plan extensions rather than strict minimalism.
- Flexible Floor Plans8/10
Cleverly extended layout featuring bi-folding doors between the original living room and open-plan kitchen/dining area, plus four versatile bedrooms.
- Heritage Home7/10
Retains lovely period features like original sash windows, bay window, and ceiling coving combined with modern upgrades.
- Ecological Setup8/10
Boasts an impressive B BER rating, reflecting good energy efficiency for a refurbished period property.
- Outdoor areas8/10
Features both a small walled front garden and a wonderfully private southerly rear garden with a large patio and lawn.
Interests
9 areas- Gardening6/10
Features a wonderfully private southerly rear garden with mature beds, shrubs, trees, and a lawned area.
- Walking9/10
Highly walkable neighborhood with gentle strolls to local amenities, parks, and easy pedestrian access to the city.
- Gym8/10
Proximity to urban centers ensures easy access to various fitness facilities and health clubs.
- Cycling8/10
Flat urban terrain allows for convenient cycling access into Dublin city centre and surrounding suburbs.
- Golf6/10
Several golf clubs are within reasonable driving or public transport distance in the wider Dublin area.
- Fishing2/10
Urban residential setting with no immediate local fishing amenities.
- Horse Riding2/10
Inner suburban location does not lend itself directly to equestrian pursuits.
- Water Sports3/10
While Dublin Bay is accessible, there are no immediate water sports facilities on the doorstep.
- Entertaining9/10
The impressive open-plan kitchen, dining, and living room flows seamlessly out to a large patio and sunny rear garden, perfect for hosting.
Lifestyle
5 areas- Quiet Living7/10
Tucked away in a quiet cul-de-sac off Oxford Road, offering a peaceful retreat despite its central location.
- Rural Living1/10
Located firmly in the heart of Ranelagh, Dublin 6, with dense urban and suburban surroundings.
- Village Living10/10
Positioned right in the heart of Ranelagh and Rathmines, offering a true urban village lifestyle with shops and cafes on the doorstep.
- Coastal Living2/10
Inland location with no immediate proximity to the coast.
- Urban Living9/10
Exceptional access to city centre amenities, public transport, and vibrant dining and bar scenes.
Social
6 areas- Community Involvement7/10
Established neighborhood with local schools and community amenities fostering a strong sense of place.
- Café Culture10/10
Surrounded by an array of trendy eateries, cafes, and restaurants in Ranelagh and Rathmines.
- Nightlife9/10
Vibrant local bar and social scene within walking distance, with rapid transit access to central Dublin nightlife.
- Health/Wellness groups8/10
Ample local opportunities for pilates & stretching, fitness classes, and wellness centers in the vicinity.
- Networking Opportunities8/10
Proximity to the city centre and tech hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Easy transport links to Dublin's major commercial and tech employment quarters.
Listing information
- Agent
- Sherry FitzGerald Ranelagh
- Phone
- 01 496 9909
- Published on HouseDelve
- 5 October 2026
- Correction
- Report an issue
HD-68F6FCHouseDelve · 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.