
12 Inchicore Square East, Inchicore, Dublin 8, Co. DublinD08DK1V
€595,000
4 Bed~2 Bath~134 m²~BER E
What you'll like:
- Generous Floor Area: The expansive 134 square meter layout provides plenty of room for a growing family to spread out comfortably across multiple living spaces.
- Four Bedroom Layout: Having four proper bedrooms offers excellent flexibility for larger families, home offices, or guest accommodation in a central Dublin location.
- Historic Architectural Character: Built around 1846 within a sought-after heritage railway works, the property exudes authentic period charm that appeals to historic home enthusiasts.
- Period Features Preserved: Attractive elements like feature fireplaces and ornate coving enhance the interior aesthetics, giving the reception rooms a distinct sense of historic elegance.
- Double Fronted Facade: The symmetrical and appealing double fronted exterior instantly elevates curb appeal and creates a welcoming first impression for arriving guests and visitors.
- Dual Reception Rooms: Two separate front reception spaces provide great versatility for formal entertaining, quiet relaxation, or designating specific zones for children and adults.
- Convenient Ground Wet Room: The inclusion of a downstairs wet room adds practical accessibility and convenience for busy households, guests, and post-garden cleanups.
- Open Plan Kitchen Dining: The expansive kitchen and dining zone creates a wonderful social hub for everyday family meals and hosting gatherings with friends.
- South East Facing Garden: The desirable orientation ensures the rear patio and garden receive lovely morning and midday sunlight, perfect for outdoor dining and relaxing.
- Private Gated Driveway: Off-street parking behind a gated front entrance is a rare and highly valued commodity in this central urban neighborhood, enhancing vehicle security.
- Detached Car Garage: The inclusion of a rear car garage offers invaluable secure parking, additional storage space, or a potential workshop project for hobbyists.
- Rear Laneway Access: Dedicated rear vehicular and pedestrian access via a laneway provides exceptional convenience for bringing in bikes, bins, and garden supplies.
- Renovation Potential: The property is brimming with untapped potential, allowing creative buyers to completely modernize the interior to their own specific tastes and standards.
- Vibrant Village Proximity: Being situated directly beside Inchicore Village places an assortment of independent coffee shops, local retailers, and amenities right on your doorstep.
- Cultural Attractions Nearby: The short walking distance to the historic Memorial Gardens and The Royal Hospital Kilmainham offers fantastic weekend leisure and green walking spaces.
- Excellent Public Transport: Regular bus services and a convenient ten minute walk to the LUAS red line ensure effortless, fast commuting into the Dublin city center.
- Proximity To Hospital: The close location to the new children's hospital development at St. James's makes this an exceptionally convenient spot for healthcare professionals.
- Stable Asking Price: The asking price has remained firm at five hundred ninety-five thousand euros without reductions, indicating steady seller confidence in the current local market.
- Double Fronted Living: The unique double fronted layout separates the family room and living room effectively, preventing the ground floor from feeling cramped or closed off.
- Understair Storage Space: Practical understair storage accessed via the central lounge helps keep household clutter hidden away and maintains a tidy, organized living environment.
But keep in mind:
- Very Poor BER Rating: The property carries a disappointing E rating, which signals severe energy inefficiency and will likely require substantial insulation upgrades to lower heating bills.
- Substantial Upgrades Needed: The heavy renovation potential implies that a buyer must budget significantly for modernizing outdated systems, finishes, and thermal performance elements.
- Historic Property Maintenance: Dating back to 1846, this home may present hidden structural, plumbing, or electrical challenges typical of older buildings that require careful surveying.
- Single Bathroom Upstairs: Having only one general family bathroom upstairs for four bedrooms could create morning congestion and queues for busy households.
- Electric Shower Installation: The family bathroom relies on an electric shower, which can sometimes provide lower water pressure and higher electricity consumption than plumbed systems.
- Exclusively Mid Terrace: As a mid terrace home, party wall considerations apply, and you share boundaries on both sides, which can occasionally transmit neighboring noise.
- Uncertain Structural Integrity: Given the age of the structure, the buyer should commission a thorough structural survey to check for damp, timber rot, and subsidence.
- Potential Insulation Costs: Bringing an E-rated Victorian-era home up to modern comfort standards will likely demand a considerable financial investment in external or internal insulation.
- Limited Price Flexibility: The asking price has stayed completely unchanged during tracking, suggesting the seller may be firm and unwilling to negotiate aggressively on price.
- Roof and Chimney Condition: The age of the building means the roof slates, flashing, and chimney stacks should be carefully inspected by a professional before closing.
- Window Glazing Efficiency: Older character windows may be single-glazed or drafty, requiring expensive replacements to improve the overall thermal efficiency of the house.
- Heating System Age: Buyers should investigate the age and condition of the central heating boiler, as an E-rated home often houses an outdated or inefficient heating setup.
- Parking Maneuverability: While a gated driveway is present, buyers should test the turning radius and front yard space to ensure it comfortably fits modern vehicle sizes.
- Garage Structural Check: The rear car garage should be inspected for roof condition, security doors, and dampness, as older outbuildings frequently require repair work.
- Upstairs Layout Constraints: The transition from the lounge to the four bedrooms via internal stairs should be evaluated for flow and whether any bedroom sizes feel compromised.
- Wet Room Waterproofing: Ground-floor wet rooms require meticulous waterproofing and ventilation to prevent chronic moisture issues from spreading into adjacent living areas.
- Drainage and Plumbing: Older properties in established urban areas often feature legacy cast iron or clay pipes that should be CCTV-surveyed to prevent unexpected blockages.
- Ventilation and Condensation: Poorly insulated historic homes can suffer from condensation buildup, requiring the installation of proper mechanical ventilation in kitchens and bathrooms.
- Local Traffic Congestion: Proximity to a busy village and major hospital developments could lead to increased local traffic density, commuter parking spillover, and street noise.
- Conservation Restrictions: Buyers should verify if the CIE Railway Works context carries any local planning restrictions or conservation rules that might limit exterior remodeling.
Price positioning
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- The asking price appears somewhat overvalued because the property carries a poor BER rating of E while requiring significant modernisation across its 134 square metres to meet modern energy efficiency standards.
- Overvaluation signals stem from the substantial capital expenditure required to upgrade the dated heating and insulation, which prospective buyers will factor into lower initial bids against the current baseline.
- Potential to support this price rests on the unique historic charm, rare double-fronted layout, and highly sought-after location featuring a south-east facing garden with a valuable rear car garage access.
- Relevant market dynamics indicate that despite steady asking prices, surrounding wider area sales reflect strong variances, meaning extensive renovation costs could heavily challenge achieving the full listed sum.
Build Analysis
What we know from similar construction types
- The property has a recorded year of construction of 1846, indicating a historic mid-terrace double-fronted building which will require careful inspection of traditional construction materials, structural integrity, and potential dampness.
- Features include multiple fireplaces, ornate coving, and a layout that has undergone various configurations over time, such as the addition of a wet room and a rear kitchen/dining extension.
- A buyer should investigate the condition of the roof, timber structures, and single or older-style glazing, given the age of the property.
- The presence of a rear car garage with laneway access requires verification regarding legal title, right of way, and current structural condition.
- Given the stated renovation potential and older build, a thorough structural survey is recommended to assess any required modernization of electrical, plumbing, and heating systems.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E, indicating that a comprehensive deep retrofit is required to achieve modern energy efficiency standards.
- A deep retrofit for a 134 square metre home of this age typically involves exterior or interior wall insulation, attic insulation, upgrading windows and doors, and replacing the outdated heating system with a renewable alternative such as a heat pump.
- Estimated costs for a comprehensive energy upgrade of this scale generally range from €45,000 to €70,000, depending on the extent of works required and potential SEAI grants available.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,200 to 2,800 euro.
- Explanation: Given the 134 square metre floor area and a poor BER rating of E, the property is likely to experience higher thermal heat loss, resulting in significantly increased energy consumption for heating compared to more modern homes.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general Inchicore area is not traditionally recognized as a high-risk flood zone, though buyers should consult local authority flood maps.
- Due to the urban setting and proximity to the River Liffey catchment in the wider district, pluvial or surface water drainage should be checked during heavy rainfall 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 Inchicore area
17 CATHERINES CLOSE, CARMANS HALL, DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
23 ST JAMES WOOD, SOUTH CIRCULAR RD, DUBLIN 8
- Sale date
- Declared sale price
- €418,000.00
17 REUBEN ST, DOLPHINS BARN, DUBLIN 8
- Sale date
- Declared sale price
- €670,000.00
46 TYRCONNELL PARK, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €752,525.00
5 DONORE RD, CIRCULAR RD SOUTH, DUBLIN 8
- Sale date
- Declared sale price
- €685,000.00
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
- Estimated stamp duty: €5,950 — 1% of €595,000.
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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 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required for a 134 square metre home.
- Annual home insurance: approximately 400 to 800 euro depending on the level of coverage and the older construction period.
Forum Talk
What people are saying about this area
- Residents frequently discuss the historic charm and strong community atmosphere of the CIE Railway Works neighborhood in Inchicore.
- Local forums highlight ongoing development around the area, including anticipation surrounding the new children's hospital at St. James's.
- Commuters often share updates on local transport links, noting the convenience of the nearby LUAS red line and regular bus services to the city centre.
- Discussions in the local community often center around proximity to recreational amenities like the Memorial Gardens and The Royal Hospital Kilmainham.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features four bedrooms and a south-east-facing garden, offering good space for young families, though buyers should verify the energy efficiency given the BER rating.
- Teenagers7/10
Four spacious bedrooms provide adequate room for teenagers, and the proximity to the city centre and public transport adds independence for older youths.
- Multi-generational Living5/10
While there are multiple rooms, the layout features a traditional two-storey mid-terrace configuration with two bathrooms, which may require adaptation for true multi-generational comfort.
- Single Buyers5/10
The asking price of €595,000 for a 134 m² home requiring renovation represents a significant investment for a single buyer, though it offers ample room for growth.
- Couples8/10
An exceptional four-bedroom home with multiple reception rooms and a garage gives couples plenty of space to live, work from home, and host guests.
- Empty Nesters6/10
The four-bedroom size might be larger than needed for empty nesters, and ongoing maintenance of a period property built in 1846 should be factored into their decision.
- Retirees5/10
The presence of stairs and the potential need for significant renovations may pose challenges for retirees looking to age in place without modifications.
Work
3 areas- Remote Working8/10
With four bedrooms and multiple reception rooms, there is exceptional flexibility to designate one or more spaces as home offices.
- Hybrid Commuting9/10
Outstanding connectivity with regular city centre bus services and the LUAS red line just a 10-minute walk away.
- Retired5/10
Suitable for active retirees who appreciate urban convenience, though the historic structure and renovation requirements should be carefully evaluated.
Practical
8 areas- Ageing in Place4/10
The two-storey layout with stairs between living areas and bedrooms, combined with a wet room on the ground floor, offers mixed suitability that would require careful assessment for long-term accessibility.
- Low Maintenance3/10
As a protected or historic property built in 1846 with noted renovation potential and a BER rating of E, ongoing maintenance and upgrade works are likely to be required.
- Secure Gated Entry7/10
Features a gated driveway and front garden, offering an added layer of privacy and security from the street.
- Minimalist Design3/10
The property is characterized by traditional period features including double-fronted facades, feature fireplaces, and ornate coving rather than minimalist architecture.
- Flexible Floor Plans8/10
With multiple reception rooms, sliding doors connecting living spaces, and four bedrooms, the layout provides notable flexibility for customization.
- Heritage Home10/10
Originally built in 1846 within the historic CIE Railway Works, this home is brimming with period character, ornate coving, and historical significance.
- Ecological Setup3/10
The current BER rating of E indicates that energy efficiency is low, meaning buyers should investigate upgrades to improve thermal performance and reduce environmental impact.
- Outdoor areas8/10
Benefits from a gated front garden, a south-east-facing rear patio and garden, plus a detached car garage with rear laneway access.
Interests
9 areas- Gardening6/10
Features a south-east-facing garden and front garden area, providing a pleasant space for gardening enthusiasts to develop.
- Walking8/10
Proximity to the Memorial Gardens and The Royal Hospital Kilmainham makes it an ideal location for regular walkers and outdoor strollers.
- Gym6/10
Urban location provides reasonable access to local fitness facilities, though buyers should investigate specific gym options in the immediate Inchicore area.
- Cycling7/10
The property includes a car garage with rear laneway access, which provides secure storage for bicycles for commuting or leisure.
- Golf5/10
Standard urban access to golf courses in the wider Dublin region, though none are directly adjacent to the immediate neighbourhood.
- Fishing3/10
Limited local freshwater fishing opportunities given the inner-city Dublin location, requiring travel to regional rivers or lakes.
- Horse Riding2/10
An inner-city residential square is unsuited for horse riding enthusiasts without traveling to specialized equestrian centres further out.
- Water Sports3/10
Proximity to the River Liffey is close, but dedicated water sports facilities require travel toward Dublin Bay or specialized urban centres.
- Entertaining8/10
Dual reception rooms, an open-plan kitchen and dining area, and a south-east-facing patio and garden create an excellent setup for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a historic square beside Inchicore Village, it offers a distinct community feel, though urban surroundings mean standard city noise levels should be expected.
- Rural Living1/10
This is an urban residential setting in Dublin 8, offering no rural characteristics.
- Village Living8/10
Positioned right beside Inchicore Village with its independent coffee shops, retailers, and local amenities, delivering a strong village-within-the-city atmosphere.
- Coastal Living1/10
The property is situated inland in Dublin with no direct coastal proximity.
- Urban Living9/10
Excellent urban positioning with regular bus services, a 10-minute walk to the LUAS red line, and close proximity to the city centre and St. James's Hospital.
Social
6 areas- Community Involvement8/10
The historic CIE Railway Works and Inchicore Village setting foster a strong sense of local community and active neighbourhood engagement.
- Café Culture8/10
Inchicore Village acts as a hive of activity with an assortment of independent coffee shops and local retailers nearby.
- Nightlife6/10
While local pubs and neighborhood spots exist, residents looking for extensive nightlife will typically head into Dublin city centre via the nearby LUAS or bus routes.
- Health/Wellness groups7/10
Proximity to parks, walking trails, and urban amenities supports local health and wellness activities.
- Networking Opportunities7/10
Easy access to Dublin city centre ensures strong connectivity for professional networking events and business hubs.
- Tech-Hub Connectivity8/10
Proximity to major Dublin employment zones and hospitals provides robust technological and professional infrastructure.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-A577FBHouseDelve · 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.