14 Kingsland Parade, Portobello, Dublin 8D08V8Y0
€595,000
2 Bed~1 Bath~60 m²~BER D
What you'll like:
- Prime central location: Situated in the heart of Portobello, this property provides exceptional pedestrian access to the city centre within fifteen minutes. This supreme convenience significantly enhances daily commute times and lifestyle appeal for urban professionals.
- Turnkey interior condition: The residence has been upgraded in recent years with modern finishes, allowing new owners to move in immediately without undertaking costly renovations. This minimizes initial capital outlays and stress for busy buyers.
- Open plan layout: The ground floor features a seamless flow between the living room and kitchen-dining area, creating a spacious and sociable environment. This configuration maximizes the utility of the sixty square meter footprint.
- Period architectural charm: Retaining classic Victorian features such as a marble fireplace and ceiling coving, the home combines historic character with contemporary upgrades. This distinctive aesthetic appeals strongly to buyers seeking traditional Dublin character.
- Abundant natural light: Well-proportioned rooms and thoughtful internal design ensure bright living spaces throughout the daytime hours. Good illumination improves overall mood and reduces reliance on artificial daytime lighting.
- Modern kitchen fittings: The contemporary handleless kitchen units are complemented by durable solid wood and stainless steel worktops. This functional workspace caters well to modern culinary needs and casual entertaining.
- Dedicated utility shed: A block-built shed in the rear courtyard houses both the gas boiler and washing machine, keeping laundry appliances separate from living areas. This preserves valuable interior floor space and reduces operational noise.
- Excellent public transport: Harcourt LUAS station and numerous bus routes along the South Circular Road are within easy walking distance. This connectivity provides effortless transit options across the wider metropolitan area.
- Vibrant neighborhood amenities: The surrounding streets offer acclaimed local cafes, restaurants, and specialist food shops contributing to a lively urban community. Residents enjoy immediate access to a thriving social and culinary scene.
- Proximity to waterways: The property sits right beside the leafy Grand Canal, offering scenic walking and cycling paths for recreation. This natural amenity provides a peaceful green escape within the dense urban fabric.
- Academic institutions nearby: Trinity College Dublin, Griffith College, and Portobello College are all within easy reach of the address. This makes the property a practical option for academics, students, or as a long-term investment.
- Quiet residential setting: Despite its central location, Kingsland Parade is noted as a quiet road offering respite from heavier traffic corridors. This creates a more peaceful domestic environment for residents.
- Built-in storage solutions: Both double bedrooms feature integrated wardrobes, and useful under-stairs storage maximizes organizational capacity. These additions help maintain a clutter-free and tidy living environment.
- Upgraded bathroom facilities: The first-floor shower room includes modern tiling, sanitary ware, and a Velux window for natural ventilation. A clean, updated wet room setup ensures comfortable daily routines.
- Stable asking price: The recorded asking price of five hundred ninety-five thousand euros has remained unchanged since tracking began, suggesting a firm vendor pricing stance. Buyers should verify if this reflects strong underlying interest or limited immediate flexibility.
- Manageable courtyard garden: The secluded rear yard provides a private outdoor sitting space that requires minimal maintenance compared to larger gardens. This suits buyers seeking low-upkeep outdoor areas for relaxation.
- Gas fired central heating: The property is equipped with an efficient gas central heating system housed in the external shed. This provides reliable warmth and hot water control throughout the winter months.
- Desirable master proportions: The spacious master bedroom spans the front of the house and benefits from generous proportions and built-in wardrobes. This provides a comfortable primary retreat with pleasant street views.
- Distinctive street view: The house enjoys a picturesque view looking directly down the full length of St Kevin's Road. This pleasant outlook enhances the immediate visual appeal from the front windows.
- High rental demand potential: Given the Portobello location and proximity to universities and tech hubs, the property offers strong appeal for future tenancy. This provides long-term flexibility should the buyer's circumstances change.
But keep in mind:
- Subpar energy rating: The property holds a disappointing D energy rating, which indicates poor thermal efficiency and higher heating costs. Prospective buyers should budget for insulation and window upgrades to improve comfort.
- Compact floor area: Measuring only sixty square meters across two floors, the living quarters are relatively small for a two-bedroom house. Buyers should consider whether this footprint accommodates their long-term spatial needs.
- Limited bathroom count: The home features only one bathroom located on the first floor, which requires downstairs occupants to walk upstairs. This constraint can create morning congestion for households with multiple residents.
- On-street parking reliance: Parking relies exclusively on residential disc permits on public streets, which can lead to availability issues. Buyers should verify the current local authority rules and costs for obtaining multiple permits.
- Potential retrofit expenses: Upgrading the D-rated building envelope to achieve modern energy standards will likely require substantial capital expenditure. Buyers should obtain professional engineering assessments before finalizing purchase offers.
- Absence of off-street parking: There is no driveway or designated garage space, meaning vehicles are parked entirely in public bays. This exposes cars to weather elements and potential street-side damage.
- Small outdoor footprint: The rear courtyard is compact and predominantly paved, offering little space for extensive gardening or children's play equipment. Green-thumbed buyers may find the lack of a traditional lawn restrictive.
- First-floor bathroom access: Having the sole shower room upstairs may present accessibility challenges for individuals with limited mobility or aging visitors. This layout feature should be carefully evaluated against personal health needs.
- Urban noise exposure: Despite being on a quieter side street, the central Portobello location brings inherent city noises such as traffic and nightlife activity. Noise-sensitive buyers should visit the area at different times to assess sound levels.
- Shared structural party walls: As a period terraced property, sound transmission through adjoining party walls could be an issue. Buyers should investigate the acoustic insulation between neighboring homes during their survey.
- Historic fabric maintenance: Older period properties often conceal hidden maintenance issues regarding damp, timber rot, or aging wiring beneath cosmetic finishes. A thorough structural survey is strongly advised to uncover any latent defects.
- Lack of private bicycle storage: Without a side entrance or garage, bicycles brought into the house must be maneuvered through the main hallway or stored in the small yard. This can cause logistical inconvenience for cycling enthusiasts.
- Uncertain vendor flexibility: The lack of asking price reductions since initial tracking indicates the seller may hold firm expectations. Buyers should prepare for potentially competitive negotiations in a supply-constrained market.
- Compact second bedroom: The rear second bedroom is smaller than the master, potentially limiting its utility as a comfortable double room or home office setup. Growing families might find the secondary bedroom dimensions restrictive.
- Open fireplace maintenance: The living room features an open fire, which requires regular sweeping and chimney inspections to operate safely. Traditional fireplaces also tend to draft heat outwards when not in use.
- Staircase configuration: The layout requires navigating stairs between the open-plan ground floor and the upstairs bedrooms and bathroom. This split-level arrangement may not suit families with very toddlers or accessibility constraints.
- Boiler location externality: Housing the gas boiler in the external yard shed exposes the heating unit to winter weather elements. Buyers should verify the unit's weatherproofing and protection against potential freezing pipes.
- Limited expansion potential: The tight footprint of the site and surrounding built environment leave very few options for physical home extensions. Future owners will likely be constrained to the existing sixty-square-meter envelope.
- High urban property valuation: At nearly six hundred thousand euros for a sixty-square-meter D-rated home, the price per square meter is substantial. Buyers are paying a heavy premium for the highly sought-after Portobello postcode.
- Basement or damp risks: Older terraced homes in canal-adjacent areas can occasionally be susceptible to rising damp or sub-floor moisture accumulation. A damp-specific inspection should be prioritized during the pre-purchase due diligence phase.
Price positioning
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- The asking price of €595,000 appears slightly elevated relative to recent verified street transactions, which range between €495,000 and €598,500, though number 16 sold for more at €675,000 recently.
- Signals supporting the valuation include its turnkey condition, recent comprehensive modernizations, and desirable Portobello setting, contrasting with minor downward pressure from a D BER rating.
- Factors that could support this asking price include high buyer demand for turnkey period properties close to the city centre, whereas factors undermining it involve potential energy retrofit costs.
- Given the steady recorded asking price history and active nearby transaction volume, the property is positioned moderately above the hyper-local street average, pointing to slight seller ambition.
Build Analysis
What we know from similar construction types
- The property is a two-story period home with a floor area of approximately 60 square meters, featuring a traditional layout with open-plan living and kitchen areas downstairs and two bedrooms upstairs.
- Recent upgrades include a new bathroom, kitchen, and flooring, alongside gas-fired central heating and double doors leading to a rear courtyard.
- Given the period nature of the construction, a buyer should investigate the structural integrity of the older walls, roof, and timber elements, as well as checking for adequate insulation and ventilation.
- A prospective buyer should verify whether any historic alterations comply with local planning regulations and building control standards, particularly regarding any modifications to the layout or rear extension.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a D BER rating, which indicates that energy efficiency is below modern standards and significant upgrades would be required to improve comfort and reduce heating costs.
- A comprehensive deep retrofit for a 60 square meter period home—including external or internal wall insulation, upgraded double or triple-glazed windows, roof insulation, and a renewable heating system such as a heat pump—is estimated to cost between 30,000 and 50,000 euros, depending on the extent of works and conservation constraints applicable to period properties.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Given the floor area of 60 square meters and a BER rating of D, the property is likely to have higher energy consumption compared to more modern, highly insulated homes. Gas-fired central heating is installed, but the lower energy efficiency rating means heating costs will be moderate to high depending on usage patterns and energy tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential and urban, appearing generally well removed from major heavy industrial sites, large modern landfills, or active waste incinerators.
- As with many inner-city urban locations, buyers should investigate potential legacy urban pollution or historical commercial land uses typical of inner Dublin neighborhoods.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated within an established urban area relatively close to the Grand Canal, meaning prospective buyers should review official OPW flood maps to assess any localized surface water or canal-related flood risks.
- There are no immediate indications of frequent flooding associated with the specific address, but local drainage capacity during extreme weather events is a matter recommended for professional verification.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
27 KINGSLAND PARADE, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €495,000.00
22 KINGSLAND PARADE, SOUTH CIRCULAR RD, DUBLIN 8
- Sale date
- Declared sale price
- €598,500.00
21 KINGSLAND PARADE, SOUTH CIRCULAR RD, PORTOBELLO DUBLIN 8
- Sale date
- Declared sale price
- €540,000.00
MARIA, 30 KINGSLAND PARADE, PORTOBELLO DUBLIN 8
- Sale date
- Declared sale price
- €582,500.00
16 KINGSLAND PARADE, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €675,000.00
Recent sales in the wider Portobello 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
14 Kingsland Parade, Portobello, Dublin 8
- Sale date
- Declared sale price
- €360,000.00
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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro for a standard pre-purchase structural survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of cover and policy add-ons.
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant lifestyle in Portobello, highlighting the close proximity to popular cafes like Alma and Grove Road, as well as the scenic walks along the Grand Canal.
- Local forums often note the high demand for properties in this specific pocket of Dublin 8 due to its central location and village-like community feel within walking distance of St Stephen's Green.
- Parking discussions in the area often revolve around the reliance on on-street disc parking, which can become competitive for residents and visitors during peak hours.
- Community groups occasionally mention traffic management and pedestrian safety initiatives implemented by the local authority along the South Circular Road and surrounding residential streets.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers two bedrooms and a turnkey interior which suits a young family initially, but the 60 square meter floor area and lack of a conventional family garden mean space will become limited as children grow.
- Teenagers4/10
With two double bedrooms and a compact layout, older children will find personal space very restricted, particularly with only one bathroom and limited shared living areas.
- Multi-generational Living2/10
The compact two-storey period layout with open-plan ground floor and a single bathroom does not support multi-generational living arrangements.
- Single Buyers9/10
An exceptional fit for a single buyer looking for a stylish, turnkey home in a central location with a spare bedroom for guests or a home office.
- Couples9/10
Perfect for couples seeking a vibrant city-edge lifestyle, offering a well-finished open-plan layout, two double bedrooms, and close proximity to cafes and transport links.
- Empty Nesters7/10
The single-level ground floor and manageable size appeal to downsizers, though stairs to the bedrooms and shower room should be considered for long-term comfort.
- Retirees6/10
While the location is extremely convenient for amenities and healthcare access, the two-story layout with stairs to the bathroom and bedrooms may present challenges over time.
Work
3 areas- Remote Working8/10
The second bedroom or open-plan living areas provide flexible options for a home office setup, complemented by potential for strong urban broadband speeds.
- Hybrid Commuting10/10
Ideally situated within walking distance of Harcourt LUAS station and multiple bus routes, making hybrid commutes into the city centre or financial districts effortless.
- Retired6/10
Convenient for retirees who value access to city amenities and healthcare, though stairs and on-street disc parking are practical limitations.
Practical
8 areas- Ageing in Place5/10
While the ground floor is manageable, the two-story configuration with stairs to the bedrooms and upper-level shower room makes long-term ageing in place less practical without modifications.
- Low Maintenance9/10
Recently upgraded throughout in turnkey condition with modern fixtures, a paved courtyard, and minimal garden upkeep required.
- Secure Gated Entry3/10
The property features direct on-street access from the public road rather than a gated development, relying on standard residential security measures.
- Minimalist Design8/10
Open-plan ground floor layout, clean lines, handleless kitchen units, and contemporary finishes lend themselves well to minimalist styling.
- Flexible Floor Plans6/10
The open-plan ground floor offers good flexibility for living and dining arrangements, though the overall footprint of 60 square meters is fixed.
- Heritage Home8/10
A charming period property featuring character elements like ceiling coving, an open fire with marble fireplace, and traditional proportions combined with modern updates.
- Ecological Setup4/10
As a period home with a D BER energy rating, energy efficiency is lower than modern builds, though buyers should verify if further upgrades have been made.
- Outdoor areas5/10
Features a private walled rear courtyard with a storage shed, providing a useful enclosed outdoor space despite its compact size.
Interests
9 areas- Gardening3/10
Outdoor space is restricted to a paved rear courtyard housing a shed and utility equipment, leaving very little room for traditional gardening.
- Walking10/10
Superb location for walkers, with the leafy Grand Canal on the doorstep and Dublin city centre less than a 15-minute walk away.
- Gym8/10
The central urban location ensures easy access to multiple commercial fitness centres and wellness facilities within the city.
- Cycling9/10
Flat city terrain and proximity to cycle lanes make commuting and exploring the city by bicycle highly convenient.
- Golf4/10
While golf clubs exist in the wider Dublin region, none are immediately adjacent, requiring travel out of the inner city.
- Fishing3/10
Limited angling opportunities nearby, though the Grand Canal runs close by for casual urban waterside access.
- Horse Riding1/10
An inner-city residential setting completely unsuited for horse riding activities or keeping equines.
- Water Sports3/10
Proximity to the Grand Canal offers minimal recreational water use, but serious water sports require travel to Dublin Bay or inland lakes.
- Entertaining7/10
The open-plan ground floor and double doors opening from the kitchen to the rear courtyard provide a great space for intimate social gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated on a quiet residential road despite its central Portobello setting, offering a peaceful retreat from the surrounding city activity.
- Rural Living1/10
Located in the heart of Dublin city with urban conveniences, high density, and street parking, offering none of the characteristics of rural life.
- Village Living8/10
Portobello provides a distinct urban-village feel with local cafes, eateries, and the Grand Canal creating a strong neighborhood community atmosphere.
- Coastal Living1/10
The property is landlocked in inner-city Dublin with no coastal proximity or marine views.
- Urban Living10/10
Prime inner-city location within walking distance of Dublin city centre, Trinity College, LUAS stations, and an array of popular restaurants and bars.
Social
6 areas- Community Involvement7/10
Portobello has an active, tight-knit community with local associations and neighborhood initiatives centered around the canal and local streets.
- Café Culture10/10
Surrounded by some of Dublin's finest cafes including Sister, Alma, Grove Road, Brindle, and Richmond right on your doorstep.
- Nightlife9/10
Exceptional access to city centre pubs, bars, restaurants, and entertainment venues within a short walk or quick public transport trip.
- Health/Wellness groups8/10
Proximity to central Dublin ensures easy access to numerous pilates, yoga, stretching, and fitness wellness studios.
- Networking Opportunities9/10
Close proximity to Trinity College, tech hubs, and the central business district provides abundant professional networking avenues.
- Tech-Hub Connectivity9/10
Dublin's primary tech employers and innovation quarters in the docklands and city centre are easily accessible via public transport or cycling.
Listing information
- Agent
- Mullery O Gara Estate Agents
- Phone
- 01 255 2489
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-B5253CHouseDelve · 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.