118a Ranelagh, Ranelagh, Dublin 6D06EK77
€350,000
2 Bed~1 Bath~47 m²~BER E
What you'll like:
- Vibrant Village Location: Positioned directly in the heart of Ranelagh Village, this property places trendy cafés, restaurants, and everyday conveniences right on your doorstep for an unmatched urban lifestyle.
- Short Luas Walk: Located less than a five-minute walk from the Luas Green Line station, ensuring rapid, reliable commuting access straight into Dublin city centre and surrounding areas.
- Vacant Possession Available: Offered to the market with no onward chain, this home enables a straightforward and potentially faster purchase process for eager buyers and investors.
- Impressive Ceiling Heights: Features generous ceiling heights of approximately 2.75 metres, which significantly enhance the sense of volume, light, and space throughout the interior living areas.
- Independent Access: Benefits from a dedicated private entrance situated to the right of the ground floor retail unit, offering improved privacy and separation from commercial activity.
- Attic Storage Space: Includes convenient access from the spacious landing area up into the attic, providing valuable extra storage potential rarely found in compact apartments.
- Well-Proportioned Master: The primary bedroom offers comfortable dimensions paired with practical built-in wardrobes, creating an inviting and functional private retreat for residents.
- Natural Light Sources: Both the compact kitchen and the fully tiled shower room feature exterior windows, ensuring essential natural ventilation and daylight penetration in functional zones.
- Compact Functional Kitchen: Equipped with essential appliances including an under-counter fridge, washing machine, and an oven with a hob, making it immediately ready for basic culinary use.
- Attractive Entry Price: Positioned at an asking price of three hundred fifty thousand euros, presenting an accessible entry point for first-time buyers aiming for a prime Dublin 6 postcode.
- Established Rental Demand: Situated in a highly sought-after rental hotspot where young professionals continually seek accommodation, offering strong upside potential for residential property investors.
- Character and Charm: Retains pleasing traditional character elements blended with laminate timber flooring in key rooms, providing a solid foundation for personalized interior decoration upgrades.
- Fully Tiled Bathroom: The shower room comes completely finished with tiled walls and floors around a two-piece white suite and shower unit, simplifying ongoing cleaning and maintenance tasks.
- Double Glazed Windows: Fitted with double glazed windows throughout, helping to improve interior acoustic insulation from bustling village street noise and enhance thermal efficiency.
- Bright Living Area: The main living room features a charming corner feature fireplace and laminate timber flooring, creating a cozy and welcoming communal space to relax daily.
- Manageable Floor Area: Extending to approximately 47 square metres, this apartment requires minimal upkeep costs and cleaning time, perfectly suiting busy urban professionals or downsizers.
- Desirable Dublin 6 Address: Located in one of the capital's most prestigious postal districts, historically demonstrating robust long-term capital appreciation and enduring property market desirability.
- Walkable Everyday Amenities: Grocery stores, boutiques, bars, and recreational spaces are all situated within an effortless stroll, reducing reliance on private cars for daily errands.
- Straightforward Layout: The accommodation flows logically from the wide entrance hallway through to the living spaces and bedrooms, maximizing the utility of the available square footage.
- Rental Yield Prospects: High local rental demand combined with a manageable purchase price creates favorable conditions for buy-to-let investors targeting steady rental income returns.
But keep in mind:
- Poor BER Rating: Holds a weak E energy rating on its BER certificate, which indicates poor thermal performance and will likely necessitate substantial insulation and heating upgrades.
- Above Commercial Premises: Positioned directly over a retail unit, a factor that buyers should investigate regarding potential commercial noise, odor transmission, and commercial mortgage restrictions.
- Electric Heating System: Relies entirely on electric heating rather than gas or heat pumps, which can lead to higher monthly electricity utility bills during colder winter months.
- Compact Kitchen Space: The kitchen measures a restricted 2.11 by 1.76 metres, offering very limited countertop preparation space and storage capacity for serious home cooking enthusiasts.
- Second Bedroom Size: The second bedroom is quite small at 2.85 by 1.94 metres, severely limiting its usability as a full double bedroom or a comfortable double home office.
- Potential Insurance Hurdles: Buyers should verify if mortgage lenders and insurance providers impose special policy conditions or higher premiums for apartments situated directly above commercial units.
- Street Noise Exposure: Located in a vibrant village center, residents may experience elevated ambient noise levels from nearby hospitality venues, pedestrians, and passing traffic at night.
- Limited Outdoor Space: The property appears to lack any private balcony, terrace, or shared garden space, which could be a significant drawback for pet owners or fresh air enthusiasts.
- Listing Discrepancy Check: The listing text contains conflicting neighborhood references mentioning Rathmines Village alongside Ranelagh, so buyers must verify the precise administrative location and boundaries.
- Management Company Uncertainty: Buyers must investigate whether a formal owners management company exists, what annual service charges apply, and what building maintenance is covered.
- Fire Safety Compliance: Purchasers should independently verify that fire safety standards and compartmentation between the ground floor commercial unit and this upstairs apartment comply with current regulations.
- Ventilation and Damp Risk: Given the E energy rating and compact footprint, buyers should check for historical condensation or damp issues, particularly in the fully tiled shower room.
- Access Stairway Width: The wide staircase leading directly from the street entrance requires regular physical effort for carrying groceries, luggage, or furniture up to the living quarters.
- Parking Availability Unclear: The listing does not mention dedicated parking spaces, meaning buyers should investigate local permit parking availability and associated annual council costs.
- Attic Insulation Status: While attic access is provided, buyers should inspect the actual insulation depth and structural load-bearing capacity to determine if storage use is safely viable.
- Appliance Age Unknown: The provided kitchen appliances under the counter and in the utility spaces should be checked for remaining lifespan and operational efficiency during a survey.
- Upgrading Costs Required: Bringing the property up to a modern energy efficiency standard will require significant capital investment beyond the initial purchase price and legal fees.
- Restricted Furniture Layouts: The specific room dimensions and door placements may restrict large furniture configurations, requiring careful measuring before purchasing bulkier items.
- Future Commercial Changes: Because the unit sits above a retail space, buyers have no control over what type of business might occupy the ground floor retail unit in the future.
- Resale Liquidity Factors: The unique combination of an E energy rating, commercial proximity, and compact size might influence future resale timelines compared to standard suburban houses.
Price positioning
?
- The asking price appears attractively valued primarily due to its compact forty seven square metre floor area and very poor energy rating, which together place it at a distinct discount compared to larger residential units in this premium postal district.
- Valuation signals show downward pressure stemming from the E energy rating, which will require immediate capital expenditure for efficiency upgrades, alongside potential lifestyle compromises associated with its positioning directly over a commercial retail unit in a bustling village setting.
- Such a pricing strategy could be heavily supported by the exceptionally desirable Dublin six village location and the immediate proximity to the Luas green line, though it could be undermined by high borrowing costs or future renovation expenses required to modernise the layout.
- Additional relevant factors include the absence of an onward chain offering transactional certainty for potential buyers, high rental demand among investors in this urban hub, and the practical challenges of managing a compact two bedroom layout with electric heating.
Build Analysis
What we know from similar construction types
- The property is an apartment situated directly over a retail unit, which is a mixed-use arrangement that a buyer should investigate regarding potential commercial noise, insurance availability, and lending criteria.
- The floor area is approximately 47 square metres, featuring high ceilings of around 2.75 metres, but a buyer should verify structural boundaries and party wall agreements related to the commercial unit below.
- Access is via a separate entrance leading to a wide hallway and staircase with attic access, which should be inspected for proper insulation, fire separation, and overall roof condition.
- The heating system is electric and windows are double glazed, though the energy rating indicates potential thermal efficiency upgrades may be needed.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is between 25,000 and 45,000 euro.
- Reasoning: The property has an E BER rating and spans approximately 47 square metres, requiring significant energy upgrades such as improved attic insulation, upgraded electric heating or installation of a heat pump where feasible, and potential external or internal wall insulation to achieve a higher BER.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1200 to 1600 euro.
- This estimate accounts for the property size of 47 square meters and the inefficient E BER rating, combined with the fact that the listing specifies electric heating.
Pollution Safe
9/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
65 RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,050,000.00
86 RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,275,000.00
84 RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,440,000.00
Recent sales in the wider Ranelagh area
19 NORTHBROOK WALK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €850,000.00
1 EASTMORE, BUSHY PARK RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €580,000.00
101 SANDFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,250,000.00
21 SANDYFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,200,000.00
284 LR KIMMAGE RD, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
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 1 percent of the purchase price, amounting to 3500 euro for a 350000 euro property.
- Solicitor legal fees: roughly 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 175 to 700 euro depending on the property value and registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: roughly 400 to 800 euro depending on the level of detail required.
- Annual home insurance: approximately 300 to 600 euro per year.
Forum Talk
What people are saying about this area
- Locals frequently highlight Ranelagh Village as one of Dublin's most vibrant and sought-after neighborhoods for dining and socializing.
- Residents often praise the excellent public transport connectivity, particularly the proximity of the Luas Green Line for commuting into the city centre.
- Community discussions often note the high demand for rental properties and compact homes in the Dublin 6 area among first-time buyers and investors.
- Parking and traffic congestion during peak hours in the immediate village centre are recurring topics in local forums.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The 47 square metre floor area and second-floor village-centre setting provide limited space and outdoor play options for young children, though local amenities are nearby.
- Teenagers5/10
The two-bedroom layout is compact for teenagers, but the vibrant Ranelagh location offers great accessibility and independence.
- Multi-generational Living1/10
With only 47 square metres and one bathroom, the property is entirely unsuitable for multi-generational living.
- Single Buyers9/10
An ideal footprint and location for single buyers seeking a low-maintenance home in the heart of Dublin 6.
- Couples8/10
Well-suited for couples starting out, offering two bedrooms and close proximity to village amenities and public transport.
- Empty Nesters6/10
Benefit from a manageable size and central location, though stairs access from the street and the lack of a lift should be considered.
- Retirees5/10
While local services are excellent, the internal staircase access from the ground floor and the apartment sitting over a retail unit may present practical challenges.
Work
3 areas- Remote Working6/10
Two bedrooms allow for a dedicated home office setup, though broadband speeds should be verified by the buyer.
- Hybrid Commuting10/10
With the Luas Green Line less than a five-minute walk away, commuting to the city center or key business hubs is exceptionally convenient.
- Retired5/10
Convenient for services and social life, though stairs access and the BER rating of E may require future upgrades for optimal comfort.
Practical
8 areas- Ageing in Place3/10
The property requires navigating an external staircase from the ground floor entrance and features an E BER rating, which may not suit long-term ageing in place without significant upgrades.
- Low Maintenance7/10
A compact 47 square metre apartment footprint means minimal interior upkeep, though buyers should verify management company arrangements for the building.
- Secure Gated Entry3/10
Accessed via a separate entrance directly from the street next to a retail unit rather than a gated development.
- Minimalist Design7/10
Efficient apartment layout with impressive 2.75-metre ceiling heights that lend a sense of volume to the space.
- Flexible Floor Plans5/10
Standard two-bedroom layout with fixed structural rooms, offering limited flexibility for major reconfiguration.
- Heritage Home6/10
Retains some character and charm typical of the location, though not classified as a protected historic structure.
- Ecological Setup2/10
The current BER rating of E indicates poor energy efficiency, meaning substantial upgrades would be required to achieve an ecological standard.
- Outdoor areas1/10
The property does not feature any private balcony, terrace, or garden space.
Interests
9 areas- Horse Riding1/10
Equestrian facilities are not available in this central urban location.
- Fishing1/10
No local fishing amenities nearby given the dense urban setting.
- Gardening1/10
There is no private garden or outdoor green space associated with the apartment.
- Walking9/10
Highly walkable neighborhood with extensive everyday amenities, dining, and parks within easy reach.
- Gym8/10
Urban location offers good access to local fitness facilities and wellness centers in the Dublin 6 area.
- Cycling7/10
Good cycling connectivity into the city center, though secure bike storage within the property footprint should be verified.
- Golf5/10
Several golf clubs are reachable within the wider Dublin area, though not immediately on the doorstep.
- Water Sports3/10
Access to water sports requires traveling further toward Dublin Bay or local aquatic centers.
- Entertaining5/10
While the living room is bright, the overall 47 square metre size limits large indoor gatherings, though the village bars and restaurants compensate externally.
Lifestyle
5 areas- Quiet Living4/10
Positioned directly in the heart of Ranelagh Village and over a retail unit, expect lively surroundings rather than secluded quiet.
- Rural Living1/10
This is an urban village-centre apartment with zero rural characteristics.
- Village Living10/10
Located right in Ranelagh Village, steps away from cafés, restaurants, bars, and boutiques.
- Coastal Living1/10
The property is located in an inland south Dublin suburb with no direct coastal proximity.
- Urban Living9/10
Excellent urban convenience with the Luas Green Line less than a five-minute walk away for rapid city access.
Social
6 areas- Community Involvement7/10
Vibrant local community with active neighborhood groups and local events in Ranelagh.
- Café Culture10/10
Ranelagh Village is renowned for its exceptional selection of cafés, eateries, and social spots right outside the door.
- Nightlife8/10
A lively local nightlife scene with numerous bars and restaurants within immediate walking distance.
- Health/Wellness groups8/10
Plentiful local options for fitness classes, pilates, stretching, and wellness groups in the vicinity.
- Networking Opportunities8/10
Proximity to the city center via the Luas provides strong access to professional networking events.
- Tech-Hub Connectivity8/10
Easy public transport links to major Dublin tech employers and hubs.
Listing information
- Agent
- Howley Souhan Estate Agents
- Phone
- 01 456 4560
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-29E7A2HouseDelve · 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.