13 Devoy Road, Inchicore, Dublin 8, Co. DublinD08R7DP
€395,000
3 Bed~2 Bath~63 m²~BER C
What you'll like:
- Canal side location: The property is ideally positioned directly along the scenic banks of The Grand Canal, offering pleasant waterfront views and outdoor walking amenities right outside your front door.
- LUAS transit proximity: Situated with the Red Line tram stop practically on your doorstep, providing exceptionally fast and convenient direct public transport access straight into the central business district.
- Gated private driveway: Features a valuable off-street parking driveway enclosed by a secure gate, which is a rare and highly sought after commodity in this established urban neighbourhood.
- Open plan layout: The ground floor boasts a modern dual aspect configuration combining the living, dining, and kitchen areas, creating a bright and highly sociable environment for daily living.
- Upgraded heating system: Equipped with a newly installed boiler which should offer improved energy efficiency and reliable home heating compared to older legacy systems in similar period houses.
- Dual bathroom setup: Includes a generous downstairs bathroom alongside a stylish master ensuite, providing excellent convenience and privacy for a multi occupant household or visiting guests.
- Outdoor entertainment deck: Features double doors opening from the kitchen onto a sunny rear garden complete with a dedicated decking zone, perfect for outdoor relaxation and hosting summer gatherings.
- Character bedroom features: The master bedroom incorporates an attractive ornate fireplace adding traditional period charm and visual interest to the primary sleeping quarters upstairs.
- Abundant storage options: Includes practical understairs storage and plenty of fitted high specification kitchen cupboards, helping buyers keep living areas neat and clutter free.
- Walking distance hospitals: Positioned within easy walking distance of the major new children's hospital development at St. James's, representing strong potential for medical sector rental demand.
- Proximity to parks: Close to wonderful green spaces including the Memorial Gardens, Royal Hospital Kilmainham, and the expansive Phoenix Park for weekend recreation and sports.
- Village lifestyle amenities: Located perfectly between the vibrant hubs of Inchicore and Kilmainham, granting immediate access to a wide array of local cafes, bars, shops, and restaurants.
- Breakfast bar addition: The kitchen incorporates a handy breakfast bar setup, offering a casual informal dining space that maximizes the functional utility of the open plan ground floor.
- Light filled interior: The dual aspect design of the main living spaces allows natural daylight to flood right through the heart of the home throughout the day.
- Established construction era: Dating back to 1940, the home benefits from the traditional robust build qualities typical of mid twentieth century urban residential architecture.
- Stable asking price: The tracked asking price has remained steadfastly unchanged at €395,000, indicating a firm pricing strategy from the vendor without erratic upward or downward revisions.
- Carpeted bedrooms: All three bedrooms are fitted with comfortable carpeting, creating a cozy and warm acoustic environment in the private upper floor sleeping quarters.
- Modern kitchen spec: The high specification kitchen enjoys attractive splashback tiling and generous counter space, satisfying the demands of contemporary home cooking enthusiasts.
- Attic access point: Includes a convenient landing hatch providing direct access to the attic space for additional storage capability or future spatial adaptation potential.
- Compact maintenance profile: With a total floor area of 63 square metres, the property offers a manageable footprint requiring minimal upkeep and lower ongoing domestic cleaning efforts.
But keep in mind:
- Modest floor area: Measuring only 63 square metres across a three bedroom layout, prospective buyers should inspect closely to ensure room sizes meet their long term space requirements.
- Energy efficiency rating: The dwelling carries a C energy rating, which means buyers should budget for potential future insulation or window upgrades to achieve optimal thermal performance.
- Historic pricing stasis: The asking price has remained locked at €395,000 with zero tracked movement, suggesting the seller may be holding out for a firm price with limited early negotiation flexibility.
- Compact rear garden: While sunny and decked, the overall outdoor plot size appears relatively modest, which may limit extensive gardening projects or large family recreational setups.
- Mid terrace positioning: As a mid terrace home, party walls are shared on both sides, meaning sound insulation and neighbour proximity should be carefully evaluated during viewings.
- Staircase configuration: Compact period footprints often feature steep or narrow staircases, so buyers should check accessibility for moving bulky furniture to the upper level.
- Bathroom location logistics: Having the primary full bathroom on the ground floor may prove inconvenient for overnight guests or middle of the night trips from the upstairs bedrooms.
- Upstairs ensuite scale: Incorporating an ensuite into the master bedroom within a 63 square metre envelope might mean tighter clearances in both the bedroom and the private shower room.
- Parking security verification: While a gated driveway is advertised, buyers should verify the exact boundary demarkations and turning circle tolerances for larger modern passenger vehicles.
- Traffic noise considerations: Proximity to major transport corridors and the LUAS line can occasionally introduce ambient street or tram noise, which warrants a daytime noise audit.
- Potential extension limits: Given the compact site boundaries typical of urban mid terrace dwellings, obtaining planning permission for major rear extensions might face spatial constraints.
- Electrical system checks: Because the property dates from 1940, buyers should commission a thorough electrical survey to confirm wiring meets modern safety standards despite newer boiler installations.
- Ventilation inspection: Dual aspect living helps airflow, but buyers should check for signs of damp or condensation in older solid or early cavity wall structures.
- Storage limitation check: Beyond understairs spaces and attic access, general built in wardrobe provisions across the three bedrooms should be inspected for practical adequacy.
- Urban density factors: The central Inchicore location brings high urban density, so prospective purchasers should investigate local parking permit rules for secondary visitor vehicles.
- St. James's development disruption: Ongoing major medical infrastructure construction nearby can generate local traffic congestion and heavy vehicle movements during peak weekday hours.
- Roof structure inspection: The condition of the original 1940 roof timbers and insulation layers should be professionally vetted during pre purchase structural surveys.
- Plumbing pressure review: Buyers should test the hot water pressure and flow rates to ensure the newly installed boiler adequately serves both the downstairs bathroom and the master ensuite simultaneously.
- Insurance cost variances: Older urban dwellings with C energy ratings can occasionally attract higher home insurance premiums, which should be factored into ongoing monthly ownership budgets.
- Future resale liquidity: The highly specific compact three bedroom sizing in an urban setting caters to a distinct demographic, which is worth considering for long term exit strategies.
Price positioning
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- The asking price appears modestly undervalued when benchmarked against recent neighbourhood trading patterns, sitting below several comparable local figures despite offering three bedrooms, a C energy rating, and a highly accessible city canal-side location.
- Signals of under valuation include an unchanged €395,000 listing figure that sits noticeably beneath several recent local housing figures, pointing towards a deliberate competitive pricing strategy designed to drive strong early market interest and competitive bidding.
- This attractive positioning could be supported by robust demand for well-located urban starter homes, though it might be undermined by the compact sixty-three square metre floor area and potential requirements for internal modernisation over time.
- Market participants should note that while the initial financial entry point looks inviting, high levels of buyer competition could easily push the final transaction sum considerably higher than the headline asking price during the bidding process.
Build Analysis
What we know from similar construction types
- The property was built in 1940, indicating a mid-20th-century construction standard that may benefit from a structural survey to assess the condition of original walls, roof timbers, and damp-proofing.
- The floor area is relatively compact at 63 square metres for a three-bedroom layout, so a buyer should investigate room proportions and storage capacity.
- Features include a new boiler and a dual-aspect open-plan living and kitchen area, suggesting previous modernization work.
- The buyer should verify compliance and building regulations regarding any historical internal alterations made to achieve the open-plan layout and the addition of the ensuite bathroom.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1000 to 1400 euro.
- Explanation: Given the 63 square meter floor area and a BER rating of C, the property is reasonably energy efficient, though heating expenses will vary based on individual usage patterns and fuel prices.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential with good proximity to major green spaces and water amenities like the Grand Canal, appearing largely free from heavy industrial pollution concerns.
- Buyers should investigate any potential legacy industrial sites in the wider urban regeneration zones of Dublin 8 as part of standard due diligence.
Flood Safe
6/10Water overflow reports to follow up
- The property is located directly along the banks of The Grand Canal, placing it in immediate geographic proximity to a significant artificial waterway corridor.
- While formal mapping does not explicitly highlight this exact address within a designated flood zone, canal-side locations generally warrant careful awareness regarding water levels and infrastructure maintenance.
- Standard urban surface water risks associated with heavy rainfall can still occur in low-lying Dublin streets, independent of major river or canal overflows.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1A DEVOY RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €510,000.00
32 DEVOY ROAD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €445,000.00
10 DEVOY RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €485,000.00
19 DEVOY RD, INCHICORE, DUBLIN 12
- Sale date
- Declared sale price
- €380,000.00
28 DEVOY RD, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €317,500.00
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: €3,950 — 1% of €395,000.
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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 1500 to 2500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 500 to 1000 euro for a structural pre-purchase survey.
- Annual home insurance: approximately 350 to 600 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently highlight the vibrant community feel between Inchicore and Kilmainham, noting the convenience of having both villages within walking distance.
- The proximity to the Grand Canal, Memorial Gardens, and the Phoenix Park is widely praised by locals as a major lifestyle benefit for outdoor activities.
- Commuters on local forums often discuss the benefits of the Red Line LUAS stop at Suir Road for quick access to the city centre.
- Locals frequently mention ongoing development in the wider Dublin 8 area, including discussions surrounding the new children's hospital at St. James's.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home offers three bedrooms and a sunny rear garden, which is great for young families, though the 63 m² floor area is compact for growing children.
- Teenagers5/10
Three bedrooms provide individual rooms, but the limited overall floor area (63 m²) means personal space for teenagers will be quite restricted.
- Multi-generational Living3/10
With a total floor area of only 63 m² and a mid-terrace layout, there is very little room to accommodate multi-generational living comfortably.
- Single Buyers8/10
A three-bedroom home provides fantastic space for a single buyer looking for a guest room, home office, or extra storage close to the city center.
- Couples8/10
The open-plan layout, two bathrooms, and canal-side location make this an appealing and manageable property for couples starting out.
- Empty Nesters7/10
The manageable size and low-maintenance features appeal to empty nesters, though stairs between floors should be noted for the future.
- Retirees6/10
The property offers a secure gated driveway and manageable upkeep, but retirees should consider whether a traditional two-story mid-terrace suits long-term mobility.
Work
3 areas- Remote Working7/10
Having three bedrooms allows one room to easily be designated as a dedicated home office for remote working.
- Hybrid Commuting10/10
With the Red Line LUAS stop right on the doorstep, hybrid commuting into the city centre and surrounding business districts is exceptionally convenient.
- Retired6/10
Retirees will appreciate the proximity to local services and healthcare facilities, though stairs are present.
Practical
8 areas- Flexible Floor Plans6/10
The open-plan ground floor is flexible for living and dining, though the overall square footage is fixed.
- Ageing in Place5/10
While local healthcare facilities and St. James's Hospital are nearby, the two-story layout requires stair climbing.
- Low Maintenance8/10
A compact 63 m² footprint, new boiler, and manageable outdoor space ensure lower ongoing maintenance burdens.
- Secure Gated Entry7/10
The property benefits from a private gated driveway providing off-street parking and security.
- Minimalist Design8/10
The stylish open-plan layout and laminate flooring lend themselves well to a clean, minimalist aesthetic.
- Heritage Home6/10
Built in 1940, the property carries some period charm, including an ornate fireplace in the master bedroom, while featuring modern updates.
- Ecological Setup6/10
Features a C BER rating and a new boiler, though buyers should verify further energy efficiency upgrades.
- Outdoor areas7/10
Features a private gated front driveway and a sunny rear garden complete with a decking area.
Interests
9 areas- Gardening4/10
There is a sunny rear garden with a decking area, but it offers limited scope for serious gardening enthusiasts due to its compact urban footprint.
- Walking9/10
Proximity to The Grand Canal, Memorial Gardens, Royal Hospital, and Phoenix Park provides outstanding walking and running routes.
- Gym7/10
The urban location provides good access to local fitness facilities and community health amenities.
- Cycling8/10
Flat terrain and proximity to the canal paths and city cycle lanes make commuting and leisure cycling very convenient.
- Golf5/10
While local courses require a short drive or public transport trip, the central location offers reasonable overall regional connectivity.
- Fishing4/10
The Grand Canal is on the doorstep, though urban fishing opportunities are naturally more limited compared to rural rivers and lakes.
- Horse Riding2/10
An inner-city Dublin location is highly unsuited for horse riding enthusiasts seeking local stables.
- Water Sports3/10
The canal offers limited recreational water activities, but major water sports facilities are located elsewhere in the city.
- Entertaining8/10
The stylish open-plan layout on the ground floor and double doors opening to a sunny decked garden create an excellent space for entertaining.
Lifestyle
5 areas- Quiet Living6/10
Positioned along the banks of The Grand Canal, the area offers pleasant scenic walks, though urban proximity brings some background city noise.
- Rural Living1/10
Located centrally in Dublin 8 near Inchicore and Kilmainham, this is an urban setting far removed from rural life.
- Village Living8/10
The location bridges the vibrant villages of Inchicore and Kilmainham, offering local shops, bars, and cafes within easy reach.
- Coastal Living2/10
The property is situated along an inland canal in Dublin rather than a coastal setting.
- Urban Living9/10
With the Red Line LUAS stop on the doorstep and proximity to the city centre and St. James's Hospital, urban convenience is exceptional.
Social
6 areas- Community Involvement7/10
The established neighborhoods of Inchicore and Kilmainham foster an active local community spirit.
- Café Culture8/10
A good selection of local cafes and eateries can be found right between Inchicore and Kilmainham.
- Nightlife7/10
Local pubs and bars are close by, with rapid access to the wider city centre nightlife via the nearby LUAS.
- Health/Wellness groups8/10
The surrounding area supports an active lifestyle with nearby parks and local fitness and wellness options.
- Networking Opportunities8/10
Easy access to Dublin's business hubs via public transport facilitates professional networking.
- Tech-Hub Connectivity9/10
Excellent public transport and central positioning make commuting to Dublin's major tech employers very straightforward.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-AE4B0DHouseDelve · 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.