
131 Kilmainham Square, Inchicore Road, Dublin 8D08N762
€495,000
2 Bed~2 Bath~83 m²~BER B
What you'll like:
- Top floor positioning: Occupying the top floor of the development ensures you will not experience any overhead footsteps or noise from neighbors above you.
- Penthouse style layout: The apartment offers a distinctive penthouse style layout featuring spacious rooms and high ceilings that enhance overall interior luxury.
- Dual aspect design: Enjoying a dual aspect orientation means the living quarters benefit from exceptional natural light throughout different times of the day.
- Generous floor area: Measuring approximately 83 square meters, the property provides comfortable living proportions well suited for professional couples or small families.
- Two double bedrooms: Both bedrooms are configured as large doubles offering ample space for furnishings and storage without feeling cramped or confined.
- Ensuite master bathroom: The main bedroom includes a private ensuite bathroom which adds daily convenience and privacy for the primary occupants.
- Main family bathroom: A separate main bathroom supports the second bedroom and visiting guests efficiently without compromising your personal private facilities.
- Integrated utility closet: The dedicated utility closet provides hidden space for laundry appliances keeping the main kitchen and hallway neat and organized.
- Private balcony access: A balcony is accessible from both the main living area and bedroom allowing seamless indoor-outdoor flow for relaxation.
- Underground designated parking: One secure underground parking space is included with the purchase protecting your vehicle from weather and street parking hassles.
- Modern construction era: Built in 2007, the development benefits from contemporary building standards compared to much older period conversions nearby.
- B energy rating: The impressive B energy rating indicates a thermally efficient home that should translate into lower seasonal heating and utility bills.
- Gas fired central heating: Reliable gas fired central heating ensures rapid and controllable warmth distribution throughout all rooms during the colder winter months.
- Secure gated development: The development offers a secure and private environment giving residents peace of mind regarding building safety and controlled access.
- Onsite cafe amenity: Having the Lime Tree cafe situated right on the ground floor provides incredible convenience for your morning coffee run.
- Adjacent hotel proximity: Being located directly beside The Hilton Hotel gives the immediate surroundings a polished hotel-adjacent feel and local convenience.
- Green space proximity: Residents enjoy close proximity to major Dublin green spaces including the expansive Phoenix Park and the historic War Memorial Gardens.
- Cultural attractions nearby: The Irish Museum of Modern Art is within easy walking distance offering world class cultural exhibitions on your doorstep.
- Excellent public transport: Heuston Station and numerous bus routes are located close by ensuring effortless commuting across the wider Dublin metropolitan area.
- Luas tram access: The local Luas light rail stop is within a convenient 10 to 15 minute walk providing rapid links into the city center.
But keep in mind:
- Fixed asking price: The asking price has remained completely static at four hundred ninety-five thousand euros with no recorded reductions during tracking.
- Management company fees: Buyers must investigate the annual management company service charges and sinking fund contributions which apply to this apartment development.
- Top floor stair reliance: Relying on the top floor means you will depend on the elevator working properly when carrying heavy groceries or luggage.
- Elevator maintenance costs: Multi-story elevator blocks often incur higher maintenance levies shared among owners if major mechanical overhauls become necessary over time.
- Underground parking security: You should verify the exact security measures in place for the underground parking area regarding unauthorized vehicle access.
- Balcony weather exposure: Top floor balconies can sometimes experience stronger wind gusts which may limit how often you can comfortably use outdoor furniture.
- Potential flight path noise: The location in Dublin 8 should be checked for any aircraft noise overhead from flight paths tracking across the city.
- Proximity to busy road: Inchicore Road can experience heavy traffic volumes during peak commuting hours so buyers should check potential traffic noise levels.
- Hospital ambulance sirens: The close proximity to St James Hospital means ambulance sirens may occasionally be heard from the property windows.
- Kitchen size limitations: The compact kitchen measures approximately 1.61 by 3.70 meters which might feel restrictive for keen home cooks or bakers.
- Bathroom natural ventilation: Check whether both the ensuite and main family bathrooms feature proper extractor fans or external windows to prevent moisture buildup.
- Storage capacity limits: Beyond the initial hallway storage and utility closet, buyers should verify if there is any separate secure external storage locker.
- Rental cap history check: Investors must verify whether the property has any previous rental caps applied under local residential tenancy board legislation.
- Development rules and bylaws: Review the specific management company bylaws regarding pet ownership, short term letting restrictions, and balcony clothes drying.
- Fire safety compliance: Given recent regulatory changes, buyers should have their legal representative thoroughly review the fire safety certification for the development.
- Communal area upkeep: Inspect the internal stairwells and shared hallways during viewings to ensure the management company maintains high cleaning and maintenance standards.
- Waste management facilities: Check the location and operational rules of the communal bin storage area to ensure convenient and clean refuse disposal.
- Bicycle parking availability: Cyclists should verify if there are secure dedicated bicycle storage racks provided within the underground parking structure.
- Future local developments: Investigate local city planning registers to check if any nearby vacant plots are designated for future high density construction.
- Broadband speed availability: Confirm the maximum broadband internet speeds available at this specific address if you require high bandwidth for remote working.
Price positioning
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- The asking price of €495,000 appears broadly aligned with baseline expectations for a top-floor two-bedroom apartment, positioned comfortably between recent localized transaction figures within the same development that range from lower entry points up to higher premium figures.
- Upward valuation signals stem from the penthouse style layout, favorable dual aspect positioning with expansive views, a strong B energy rating for efficiency, and the inclusion of a secure underground parking space in a well-regarded urban development.
- Support for this asking price level is reinforced by steady demand for well-connected properties near key transport hubs like the Luas and Heuston Station, while factors that could undermine the figure include competition from alternative units and broader macroeconomic lending constraints.
- Additional relevant context includes the stable pricing history since initial listing without recorded reductions, suggesting confidence from the selling agent in capturing fair market value without needing immediate downward adjustments to stimulate early buyer interest.
Build Analysis
What we know from similar construction types
- The property is a top-floor penthouse-style apartment situated within the Kilmainham Square development, historically known as 'The Old Chocolate Factory', which was completed around 2007.
- The apartment features a dual aspect, providing good natural light and views, along with an integrated balcony accessible from both the living room and the main bedroom.
- A B energy rating indicates a relatively modern and energy-efficient building envelope, which should result in lower heating costs compared to older developments.
- As a top-floor apartment in a multi-unit complex built in the mid-2000s, a buyer should investigate management company fees, sinking fund provisions, the condition of the roof, and fire safety compliance in common areas.
- The inclusion of an underground designated parking space should be verified regarding exact allocation and security measures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €800 to €1,100.
- Explanation: Given the B energy rating and a floor area of 83 square metres with gas fired central heating, the property should retain heat reasonably well, resulting in moderate energy consumption compared to lower-rated apartments of similar size.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban residential development with no major heavy industrial facilities or active landfills immediately adjacent.
- While the site has historical industrial heritage associated with the surrounding Dublin 8 area, any legacy concerns appear typical of inner-urban brownfield regeneration and should be verified by the buyer if specific doubts arise.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated on the top floor of a modern multi-story apartment development, significantly reducing direct surface flood risks to the living quarters.
- Buyers should review local OPW flood maps to assess the broader area's proximity to the River Liffey and potential surface water accumulation risks during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
234 KILMAINHAM SQ, INCHICORE RD, INCHICORE DUBLIN 8
- Sale date
- Declared sale price
- €395,000.00
452 KILMAINHAM SQ, INCHICORE RD, DUBLIN 8
- Sale date
- Declared sale price
- €569,000.00
513 KILMAINHAM SQ, INCHICORE RD, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €510,000.00
19 KILMAINHAM SQ, DUBLIN 8, DUBLIN
- Sale date
- Declared sale price
- €541,000.00
APT 11 KILMAINHAM SQUARE, INCHICORE ROAD, KILMAINHAM
- Sale date
- Declared sale price
- €595,000.00
Recent sales in the wider Dublin 8 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: €4,950 — 1% of €495,000.
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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 excluding VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage or acquisition valuation.
- Surveyor fees: approximately €400 to €800 for a standard structural survey.
- Annual home insurance: approximately €300 to €600 per year depending on the policy and contents cover.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of the location in Kilmainham, highlighting proximity to the LUAS red line, Heuston Station, and the Phoenix Park.
- Local forums often note the vibrant community feel around Kilmainham and Inchicore, with popular local amenities such as the Irish Museum of Modern Art and War Memorial Gardens nearby.
- Traffic congestion and parking availability along Inchicore Road and surrounding junctions during peak commuting hours are common topics of discussion among locals.
- Discussions regarding developments in the area often touch upon the balance between historical preservation, such as former industrial sites, and modern apartment living.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property is a two-bedroom top floor apartment measuring 83 square metres, which provides reasonable indoor space for a small family, though lacking a private garden.
- Teenagers6/10
Two double bedrooms offer adequate space for teenagers, and the central Dublin location provides great access to city amenities and transport links.
- Multi-generational Living3/10
A two-bedroom apartment layout with shared living spaces is generally too restrictive for comfortable multi-generational living.
- Single Buyers9/10
This penthouse-style apartment offers generous living space, two bathrooms, secure parking, and an excellent location close to the city centre, making it ideal for single buyers.
- Couples9/10
With two double bedrooms, an en-suite, open-plan living areas, and a balcony with views, the property is very well suited for couples.
- Empty Nesters8/10
The top-floor apartment offers low-maintenance living with elevator access, secure parking, and a convenient location close to cafes and parks, appealing to empty nesters downsizing from larger homes.
- Retirees7/10
The development is secure and private with lift access and local amenities nearby, though retirees should verify lift reliability and long-term service charges for ageing in place.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one bedroom to be easily configured as a dedicated home office, complemented by good natural light from the dual aspect.
- Hybrid Commuting9/10
With Heuston Station, regular bus routes, and the LUAS within a 10-15 minute walk, hybrid commuting to the city centre and beyond is exceptionally convenient.
- Retired7/10
The apartment is manageable and secure, though retirees should account for ongoing management fees typical of apartment developments.
Practical
8 areas- Ageing in Place6/10
The property offers single-level living and lift access, but buyers should verify long-term accessibility and lift maintenance provisions.
- Low Maintenance9/10
Being a modern apartment completed in 2007 with managed common areas and a B energy rating, exterior and structural maintenance responsibilities are minimal.
- Secure Gated Entry9/10
The development is described as secure and private with underground designated parking.
- Minimalist Design8/10
The penthouse-style open-plan layout lends itself well to modern, minimalist interior styling.
- Flexible Floor Plans6/10
The apartment has a fixed two-bedroom layout with a utility closet, offering standard flexibility typical of modern apartments.
- Heritage Home4/10
While located in a development known as 'The Old Chocolate Factory', the building was completed in 2007 and functions as a modern apartment rather than a traditional heritage home.
- Ecological Setup7/10
The property boasts a strong B energy rating (BER No: 119990521), indicating good thermal efficiency and lower carbon output than older building stock.
- Outdoor areas5/10
Private outdoor space is limited to a balcony accessible from the living room and main bedroom, though major parks are nearby.
Interests
9 areas- Gardening2/10
As a top-floor apartment with only a balcony, gardening options are restricted to potted plants.
- Walking9/10
The property is located right beside The Phoenix Park, War Memorial Gardens, and the Irish Museum of Modern Art, offering exceptional walking routes.
- Gym8/10
The central location provides easy access to numerous urban fitness facilities and commercial gyms in the surrounding Dublin 8 area.
- Cycling8/10
Proximity to Dublin Bike stations and cycle-friendly routes into the city centre and Phoenix Park supports a cycling lifestyle.
- Golf5/10
While golf courses require a short commute out of the immediate city centre, several clubs are accessible within the wider Dublin region.
- Fishing4/10
The River Liffey is nearby, but serious fishing opportunities require travel further afield.
- Horse Riding3/10
Equestrian facilities are limited within this urban setting and require travel to the outskirts of the city.
- Water Sports3/10
Inland location means water sports require traveling towards Dublin Bay or local aquatic centres.
- Entertaining7/10
The open-plan living and dining room combined with a balcony offering fantastic views provides a great space for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Being a top-floor apartment minimizes overhead noise, but its Dublin 8 location near major roads and infrastructure means urban ambient sounds are present.
- Rural Living1/10
Located in an established urban development in Dublin, this property offers no rural characteristics.
- Village Living5/10
Proximity to local cafes like Lime Tree cafe and nearby Kilmainham services provides a localized community feel within a broader urban setting.
- Coastal Living2/10
The property is located inland in Dublin 8, far from coastal areas, though the River Liffey is nearby.
- Urban Living10/10
Situated in Dublin 8 with easy access to the city centre, LUAS, bus routes, and local cultural landmarks, this property delivers a quintessential urban lifestyle.
Social
6 areas- Community Involvement6/10
The Kilmainham area has an active local community, though apartment living often involves a more independent social structure.
- Café Culture8/10
Lime Tree cafe is situated on the ground floor of the development, and additional cafes and restaurants are within easy walking distance.
- Nightlife7/10
Dublin city centre nightlife is easily accessible via short public transport trips, while local pubs and restaurants offer closer evening options.
- Health/Wellness groups7/10
Proximity to St. James' Hospital and various urban wellness centres ensures good access to health services and related groups.
- Networking Opportunities8/10
The central Dublin location provides strong proximity to business hubs and professional networking events across the city.
- Tech-Hub Connectivity8/10
Excellent digital infrastructure availability and easy access to Dublin's primary commercial and tech districts support strong connectivity.
Listing information
- Agent
- DNG Central
- Phone
- 01 679 4088
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-F9903DHouseDelve · 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.