12 Kingston Lodge, Drumcondra, Dublin 3D03AW71
€275,000
1 Bed~1 Bath~40 m²~BER E2
What you'll like:
- Convenient Village Location: Drumcondra Village is situated just a short stroll away, providing immediate access to local shops, cafés, and restaurants for your daily convenience.
- Excellent Transport Links: Several bus routes and the nearby Drumcondra Train Station are within easy walking distance, ensuring a swift commute to the city centre.
- Proximity To Airport: The M1, M50, and Dublin Airport are readily accessible by car, which is ideal for frequent flyers or commuters needing motorway access.
- Quiet Development Setting: The property is positioned within a popular and peaceful development overlooking mature landscaped grounds, offering a serene residential environment.
- Well Maintained Interior: The apartment is presented in very well-maintained condition, allowing a new owner to move in immediately without undertaking urgent cosmetic repairs.
- Bright Living Spaces: The living and dining area features a large window that floods the room with natural light, creating an inviting main gathering space.
- Generous Double Bedroom: The apartment includes a large double bedroom equipped with built-in wardrobes, maximizing floor space and providing practical storage solutions.
- Separate Functional Kitchen: Unlike studio layouts or open-plan compromises, the separate kitchen offers solid oak units, ample countertop space, and essential built-in appliances.
- Dedicated Storage Space: The entrance hall benefits from an integrated hot press and additional storage cupboards, helping to keep the living areas clutter-free.
- Communal Parking Access: Residents enjoy the added benefit of communal parking within the development, reducing the daily hassle of finding on-street parking spaces.
- Ideal First Purchase: Spanning approximately forty square meters, this compact layout presents an excellent entry-level opportunity for first-time buyers entering the property market.
- Strong Investor Appeal: The low-maintenance nature and high-demand rental location make this a reliable candidate for buy-to-let investors seeking steady rental yields.
- Intercom Security System: The entrance hall includes a built-in intercom system, enhancing visitor screening and general security for peace of mind.
- Walkway Proximity: Situated close to various recreational amenities and Dublin City cultural hotspots, residents have plenty of leisure options within easy reach.
- Established Neighborhood: Drumcondra is a well-established and highly sought-after Dublin neighborhood known for its strong community feel and enduring property desirability.
- Manageable Floor Area: At forty square meters, heating and general upkeep costs are naturally lower, making it a very economical home to run.
- Natural Light Exposure: The apartment layout benefits from pleasant dual aspects or window placements that maximize daytime sunlight across the principal rooms.
- Ready Appliances Included: The kitchen sale includes a washing machine, fridge, and cooker, saving the buyer initial setup costs upon closing.
- Bathroom Layout: The partly tiled bathroom includes a full-size bath with an overhead shower option, catering to both bath and shower preferences.
- Accessible Ground Proximity: The development grounds are attractively landscaped and maintained, providing a pleasant leafy outlook from the apartment windows.
But keep in mind:
- Poor Energy Rating: The property carries a weak E2 BER rating, indicating high potential heat loss and significant inefficiency in energy performance.
- High Heating Costs: Electric radiator central heating is installed, which can be considerably more expensive to run compared to gas or heat pump systems.
- Annual Service Charges: A yearly service charge of €1,395 applies, which directly impacts ongoing holding costs and should be monitored for future increases.
- Compact Floor Area: Measuring only 40 square meters, the apartment offers very limited physical space, which may feel restrictive for long-term living.
- Single Bedroom Limit: The layout strictly offers just one bedroom, restricting future flexibility if household size or lifestyle needs change over time.
- Carpet Flooring Wear: Both the living area and bedroom feature carpet flooring, which may require professional deep cleaning or eventual replacement by the buyer.
- Limited Kitchen Footprint: Measuring 2.50m by 2.20m, the kitchen provides tight working space that may challenge buyers who enjoy extensive cooking or baking.
- Communal Parking Uncertainty: While communal parking is available, unallocated spaces can sometimes be limited during peak evening hours or busy periods.
- Potential Insulation Upgrades: Due to the E2 energy rating, a buyer should investigate potential upgrade costs for wall insulation or double glazing.
- Lack Of Private Outdoor Space: The listing details do not mention a private balcony or terrace, meaning outdoor enjoyment is restricted to communal grounds.
- Baseload Energy Demand: Older electric radiators can draw heavy power loads, potentially pushing up electricity bills during the colder winter months.
- Management Company Review: Buyers must verify the financial health and sinking fund reserves of the management company to protect against unexpected special levies.
- Storage Limitations: While some hallway storage exists, the overall lack of expansive built-in utility space requires minimalist living habits.
- Bathroom Ventilation Check: The internal bathroom specifications should be inspected for adequate mechanical extraction to prevent moisture and mold buildup.
- Resale Market Vulnerability: Small one-bedroom apartments with weak energy ratings can sometimes experience slower liquidity during broader market downturns.
- Sound Insulation Inquiry: Buyers should investigate potential noise transfer between adjacent apartments within the development structure.
- Window Glazing Standard: The age and thermal efficiency of the current windows should be professionally verified during the structural survey.
- Water Pressure Verification: Hot water reliance on an internal hot press cylinder should be checked for capacity and recovery times during viewings.
- Future Retrofitting Costs: Bringing an E2-rated property up to modern energy standards could require substantial capital investment beyond the purchase price.
- Development Covenants: Buyers must carefully review the estate management rules regarding pets, sub-letting, and structural modifications before signing.
Price positioning
?
- The asking price appears somewhat undervalued compared to recent developments within the same residential scheme, where similar apartments have historically achieved higher transacted figures on the open market.
- Under-valuation signals include the relatively modest asking figure of two hundred and seventy-five thousand euros for a well-maintained one-bedroom unit situated close to the bustling amenities of Drumcondra Village and transport links.
- This attractive pricing could be supported by the poor energy efficiency rating and ongoing annual service charges, which might deter certain buyers and necessitate immediate outlays for thermal upgrades.
- Relevant factors influencing buyer interest involve the enduring demand from first-time purchasers and investors seeking convenient city-adjacent properties, which could generate competitive bidding and drive the final transaction price well above the initial guide.
Build Analysis
What we know from similar construction types
- The property is a one-bedroom apartment spanning approximately 40 square metres, located within an established development.
- Heating is provided via electric radiator central heating, which can be less efficient and more costly to run compared to modern gas or heat pump systems.
- The BER rating is E2, indicating poor energy efficiency that will likely result in higher heating bills and potential discomfort.
- A buyer should investigate the annual service charge, currently noted at 1,395, to understand what maintenance and insurance are covered.
- A structural survey and review of the management company's accounts, sinking fund, and upcoming maintenance works should be conducted by a qualified professional.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost is between 25,000 and 40,000 euro to upgrade the BER rating from E2 to a modern standard.
- Reasoning: The apartment features electric heating and poor energy performance, requiring comprehensive upgrades such as improved wall or window insulation, modern high-efficiency electric heating or heat pumps, and ventilation upgrades to achieve a significantly better BER.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,100 to 1,400 euro.
- The property has an E2 BER rating and uses electric radiator central heating, which generally results in higher energy consumption compared to more efficient modern heating systems.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established residential area of Drumcondra, generally free from major heavy industrial facilities or active large-scale polluting concerns.
- As with many urban locations, buyers should verify local municipal records regarding any historical legacy industrial uses or proximity to busy transport corridors.
Flood Safe
8/10Water overflow reports to follow up
- The general Drumcondra and surrounding Dublin 3 area is primarily characterized by low overall apparent regional flood risk, though localized surface water accumulation during extreme weather events should always be checked.
- Buyers are advised to review local authority strategic flood maps and consult specialist environmental reports to confirm the precise flood status of the development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 31, KINGSTON LODGE, CLONLIFFE RD DUBLIN 3
- Sale date
- Declared sale price
- €292,000.00
15 KINGSTON LODGE, CLONLIFFE RD, DRUMCONDRA DUBLIN 3
- Sale date
- Declared sale price
- €317,000.00
27 KINGSTON LODGE, CLONLIFFE RD, DRUMCONDRA DUBLIN 3
- Sale date
- Declared sale price
- €275,000.00
34 KINGSTON LODGE, CLONLIFFE RD, DUBLIN 3
- Sale date
- Declared sale price
- €320,000.00
29 KINGSTON LODGE, CLONLIFFE RD, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €340,000.00
Recent sales in the wider Drumcondra area
39 BRIAN ROAD, MARINO, DUBLIN 3
- Sale date
- Declared sale price
- €495,000.00
3 RUSSELL AVE, DRUMCONDRA, DUBLIN 3
- Sale date
- Declared sale price
- €537,000.00
13 GRIFFITH HALL, GLANDORE RD, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €375,000.00
35 MERCHANTS SQ, MERCHANTS RD, EAST WALL DUBLIN 3
- Sale date
- Declared sale price
- €130,000.00
30 VERNON DR, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €1,095,000.00
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 2,750 euro.
- Solicitor legal fees: approximately 1,500 to 2,500 euro excluding outlays and VAT.
- Land registration fees: approximately 175 to 400 euro depending on the registration type.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 400 to 800 euro depending on the level of survey.
- Annual home insurance: approximately 300 to 600 euro depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight Drumcondra as a highly walkable and convenient neighborhood with excellent proximity to the city centre.
- Local forums often discuss the great community vibe around Drumcondra Village, noting the abundance of popular local cafes, restaurants, and shops.
- Commuters often praise the area for its robust public transport options, specifically mentioning the convenience of local bus routes and Drumcondra Train Station.
- Discussions regarding developments in the wider Dublin 3 area occasionally touch on balancing new infill housing projects with preserving the mature character of established pockets.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With only 1 bedroom and 40 square metres of living space, this apartment lacks the space and bedroom count needed to accommodate young children.
- Teenagers1/10
The compact 1-bedroom layout is entirely unsuitable for teenagers who require their own independent living and bedroom spaces.
- Multi-generational Living1/10
The restricted footprint of 40 sqm and single bedroom configuration make multi-generational living impossible.
- Single Buyers9/10
This well-maintained 1-bedroom apartment provides an ideal, manageable entry-level property for single buyers looking for a convenient location.
- Couples6/10
While manageable for a single occupant, a 1-bedroom home of 40 sqm can feel quite tight for a couple long-term, though it works well as a starter home.
- Empty Nesters7/10
The low-maintenance nature and single-level layout make it appealing for empty nesters looking to downsize to a manageable property.
- Retirees7/10
The quiet development and manageable size suit retirees, though buyers should verify if upper-floor access requires stairs as there is no lift mention.
Work
3 areas- Remote Working6/10
The 1-bedroom layout requires working from the main living area, which may not be ideal for dedicated home-office setups.
- Hybrid Commuting9/10
Excellent transport links including bus routes and Drumcondra Train Station make hybrid commuting to the city centre very convenient.
- Retired8/10
The low-maintenance apartment setup and proximity to local amenities suit a retired lifestyle well.
Practical
8 areas- Minimalist Design8/10
The compact 1-bedroom footprint naturally lends itself to a minimalist lifestyle.
- Ageing in Place5/10
While low-maintenance, buyers should verify if there are steps or stairs required to access the apartment unit.
- Low Maintenance9/10
At 40 sqm with communal grounds managed by a service charge, upkeep is minimal.
- Secure Gated Entry5/10
The listing notes communal parking and a popular development, but buyers should verify specific gated security features.
- Flexible Floor Plans3/10
The layout is fixed with a separate kitchen, living room, and single bedroom, offering very limited flexibility.
- Heritage Home2/10
This is a standard apartment development rather than a period or heritage home.
- Ecological Setup3/10
The property carries an E2 BER rating, indicating that energy efficiency upgrades would be beneficial.
- Outdoor areas4/10
Benefits from communal landscaped grounds, though it lacks a private outdoor balcony or patio space.
Interests
9 areas- Gardening3/10
The property features communal landscaped grounds rather than a private garden, limiting individual gardening opportunities.
- Walking8/10
Great location for walking with Drumcondra Village and various local amenities within a short stroll.
- Gym6/10
While there is no private gym, the urban location ensures good access to nearby fitness facilities.
- Cycling7/10
The flat topography and proximity to the city centre make cycling a viable transport and leisure option.
- Golf5/10
Standard urban proximity to local golf courses, though none are directly adjacent to the development.
- Fishing2/10
Urban setting with no notable fishing amenities in the immediate vicinity.
- Horse Riding1/10
An inner-suburban location completely unsuited for horse riding activities.
- Water Sports2/10
Not located near major water sports hubs, being situated in an inland Dublin suburb.
- Entertaining4/10
The 40 sqm living and dining area is compact, restricting the ability to host large groups of guests comfortably.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular and peaceful development overlooking mature landscaped grounds, offering a quiet environment.
- Rural Living1/10
Located in Drumcondra, a vibrant urban and suburban area in Dublin 3, offering the opposite of rural living.
- Village Living8/10
Drumcondra Village is just a short stroll away, providing local shops, cafés, and a strong community village feel.
- Coastal Living2/10
The property is located inland in Drumcondra, far from coastal areas.
- Urban Living8/10
Provides excellent access to Dublin City Centre with its extensive retail, cultural, and leisure facilities within easy reach.
Social
6 areas- Community Involvement7/10
The peaceful development and nearby village offer good opportunities to engage with the local community.
- Café Culture8/10
Drumcondra Village is a short stroll away and boasts a wide range of popular cafés and eateries.
- Nightlife7/10
Proximity to Drumcondra and easy access into Dublin City Centre provides a vibrant selection of pubs and nightlife.
- Health/Wellness groups6/10
Standard urban access to local health and wellness groups in the surrounding Dublin 3 area.
- Networking Opportunities7/10
Proximity to the city centre facilitates networking and professional events.
- Tech-Hub Connectivity7/10
Good transport links and central access make connecting to Dublin's tech hubs straightforward.
Listing information
- Agent
- Sherry FitzGerald Drumcondra
- Phone
- 01 837 3737
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-458A4CHouseDelve · 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.