140 Harold's Cross Road, Harold's Cross, Dublin 6WD6WF651
€400,000
105 m²~BER F
What you'll like:
- Prime parkside position: The property directly overlooks the local park, providing a pleasant open outlook and an attractive urban setting in a highly sought-after south city neighbourhood.
- Walkable city access: Situated within comfortable walking distance of St Stephen Green, allowing buyers to easily commute into the heart of the capital without relying on cars.
- Vibrant surrounding villages: The vibrant hubs of Portobello and Rathmines are a short stroll away, offering exceptional access to local cafes, restaurants, bars, and everyday retail amenities.
- Generous floor area: Extending to approximately 105 square metres, the accommodation provides a practical footprint that can support a comfortable family home layout once fully modernised.
- Exciting blank canvas: Requiring complete refurbishment throughout, it presents buyers with a rare opportunity to design, finish, and specify every detail to their exact personal taste.
- Flexible historic layout: Previously arranged as a three-bedroom house with two reception rooms, the interior offers a versatile base for contemporary architectural reconfiguration.
- Development potential: The generous site area and existing structure offer significant scope for expansion or creative redesign, subject to securing the necessary local planning permissions.
- Educational proximity: Griffith College is easily accessible nearby, making the location particularly attractive for academics, staff, students, or those seeking strong rental demand.
- Public transport links: The Luas Red Line is within easy reach, offering efficient and reliable connections across the wider Dublin metropolitan transit network.
- Grant eligibility potential: The property may be eligible for various vacant property refurbishment and SEAI energy upgrade grants, helping to offset initial capital expenditure on renovations.
- Established residential neighbourhood: Located in a mature and established part of Dublin 6W, ensuring long-term desirability and solid underlying capital value retention for homeowners.
- Strong rental appeal: Properties in this central south Dublin corridor traditionally command robust rental interest from professionals once brought up to modern building standards.
- Direct street access: Positioned with immediate frontage onto Harold's Cross Road at the junction with Gandon Close, ensuring straightforward vehicular and pedestrian ingress.
- Cash buyer suitability: Marketed specifically for cash purchasers, which can potentially streamline the acquisition process and reduce bureaucratic delays typically associated with mortgage approvals.
- Lifestyle convenience: The immediate area combines quiet green spaces with lively urban amenities, delivering an enviable work-life balance for future occupants.
- Architectural scope: The period proportions and layout provide a wonderful foundation for blending classic character features with sleek, modern glass and steel extensions.
- Investment upside: Buying a heavily discounted, unmodernised asset allows value to be added directly through skilled project management and high-quality construction work.
- Proximity to employment: Major commercial and employment hubs in Dublin city centre are within cycling distance, minimizing daily commuting times and transport costs.
- Community amenities: The wider Harold's Cross area features local sports clubs, community centres, and healthcare facilities that support comfortable, long-term suburban living.
- Clear project scope: The clearly stated requirement for total upgrading allows buyers to enter negotiations with eyes wide open regarding the scale of the required works.
But keep in mind:
- Very poor energy rating: The building holds an F BER rating, indicating severe thermal inefficiency and necessitating extensive insulation and heating upgrades to achieve comfort.
- Complete refurbishment required: The description notes that the home requires total upgrading throughout, meaning buyers must budget for a full-scale, disruptive structural overhaul.
- Cash buyer restriction: The listing specifies that the property is suited for cash buyers, effectively excluding traditional mortgage-dependent purchasers from acquiring the asset easily.
- Hidden structural defects risk: Unmodernised older properties frequently conceal damp, dry rot, subsidence, or outdated wiring that can dramatically inflate total renovation budgets.
- Planning permission uncertainty: Any major reconfiguration or extension plans will require successful local authority planning consent, introducing regulatory delays and refusal risks.
- Obsolete electrical systems: Older properties requiring complete overhauls typically feature outdated wiring and consumer units that must be entirely replaced to meet current safety codes.
- Inadequate plumbing infrastructure: Galvanised piping or outdated heating systems are likely present, requiring a complete replumbing of the entire 105 square metre footprint.
- Asbestos presence check: Older buildings undergoing heavy refurbishment may contain asbestos materials in old floor tiles, lagging, or roofs, requiring specialist testing and safe removal.
- Busy main road location: Situated directly on Harold's Cross Road, the property may experience significant traffic noise, congestion, and potential air quality impacts.
- Limited parking provisions: There is no explicit mention of dedicated off-street parking, which could pose daily convenience and vehicle security challenges on a busy arterial route.
- Roof integrity unknown: Given the poor BER rating and overall condition, the roof structure and coverings should be thoroughly investigated for leaks, sagging, or rot.
- Missing fixtures and fittings: The lack of functional bathrooms or modern kitchens means the property is entirely uninhabitable in its current state during renovation works.
- Party wall complexities: Semi-detached or terraced configurations along this road require careful management of party wall agreements with neighbours during structural alterations.
- Uncertain foundation depth: Older foundations may lack modern damp-proof courses, requiring expensive chemical injection or structural underpinning to prevent rising damp.
- High construction inflation: Engaging builders and sourcing materials for a complete renovation in the current market carries significant budget overrun and delay risks.
- Conservation constraints: Buyers should verify whether local architectural conservation guidelines apply to the streetscape, which could restrict certain exterior design changes.
- Drainage system condition: Clay or cast-iron drainage pipes beneath the property may be cracked or root-damaged, requiring expensive CCTV surveys and trenchless relining.
- Ventilation deficiencies: Lack of modern ventilation in unmodernised spaces often leads to severe condensation issues that must be engineered out during the refit.
- Unverified exact room counts: The listing notes bedrooms and bathrooms are not provided, meaning internal partitioning must be verified against legal title deeds carefully.
- Contingency budget necessity: The sheer scale of required works means buyers must retain a substantial financial buffer for unforeseen structural surprises discovered mid-project.
Price positioning
?
- The asking price appears undervalued relative to broader regional norms because the property requires substantial capital investment, extensive structural upgrades, and complete modernization across its entire floor area to meet current residential standards.
- Under-valuation signals are clearly evident in the exceptionally poor energy efficiency rating and the prerequisite requirement for cash buyers, which significantly narrows the pool of potential purchasers and limits immediate mainstream mortgage financing options.
- Such a pricing strategy could be supported by the sheer scale of anticipated construction costs and unexpected hidden defects, while it might be undermined by high underlying demand for urban regeneration opportunities in this location.
- Relevant considerations include the strategic positioning within a highly sought-after south city district close to essential amenities and local parks, offering substantial long-term value creation once extensive refurbishment works are successfully completed.
Build Analysis
What we know from similar construction types
- The property extends to approximately 105 sq. m and requires complete refurbishment and upgrading throughout, presenting as a renovation project for cash buyers.
- The accommodation was previously arranged as a three-bedroom house with two reception rooms, offering scope to reconfigure subject to the necessary planning permissions.
- Buyers should investigate the structural integrity, dampness, roof condition, and electrical and plumbing systems given the property requires total modernization.
- Buyers should verify any structural alterations or layout changes against local planning regulations and building control standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, indicating significant energy inefficiency and heavy reliance on a deep retrofit.
- A comprehensive deep retrofit including external insulation, window replacements, upgraded heating systems, and ventilation could cost between 50000 and 80000 euros or more, depending on the extent of structural work required during the overall refurbishment.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2200 euro to 3000 euro.
- Explanation: The property currently has a low BER rating of F and requires complete refurbishment, which typically results in poor thermal efficiency and higher energy consumption until upgrades are made.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
288 HAROLD'S CROSS ROAD, HAROLD'S CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €400,000.00
Recent sales in the wider Harold S Cross area
5 CORRIB RD, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €650,000.00
105 LARKFIELD GARDENS, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €702,000.00
25 WESTFIELD RD, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €1,255,000.00
63 CYPRESS GROVE RD, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €700,000.00
41 COLLEGE PARK, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €896,500.00
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
140 HAROLDS CROSS RD, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €306,500.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent to 2 percent of the purchase price, estimated around 4000 euro to 8000 euro for a 400000 euro property.
- Solicitor legal fees: estimated between 1500 euro and 3000 euro plus outlay and VAT.
- Land registration fees: approximately 200 euro to 800 euro depending on the value and registration type.
- Property valuation fees: roughly 150 euro to 300 euro required for mortgage or administrative purposes.
- Surveyor fees: estimated between 500 euro and 1200 euro, particularly important given the property requires complete refurbishment.
- Annual home insurance: approximately 400 euro to 900 euro depending on the level of coverage and property condition.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the vibrant community atmosphere and excellent walkability to Rathmines, Portobello, and St Stephen's Green.
- Discussion on social media often centres around the ongoing regeneration and popularity of Harold's Cross Park opposite the location.
- Local groups frequently discuss transport links, noting the convenience of nearby bus routes and accessibility to the Luas.
- Potential buyers in the area often share advice on undertaking major renovations, noting the availability of SEAI grants for BER F-rated properties.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property requires complete refurbishment and upgrading throughout, meaning it is not currently safe or suitable for young children to move into without extensive capital investment and construction work.
- Teenagers3/10
Due to the extensive renovation required across all 105 square metres of the dwelling, teenagers cannot comfortably reside here until significant structural and cosmetic works are completed.
- Multi-generational Living2/10
With the house currently requiring a complete overhaul from its previous three-bedroom layout, multi-generational living is not feasible without major redesign and potential extensions subject to planning permission.
- Single Buyers5/10
Cash buyers seeking a renovation project will find an exciting blank canvas here, though they should investigate the total costs of modernising the 105 sq. m space before committing.
- Couples5/10
Couples looking for a project home can take advantage of the superb Dublin 6W location to create a bespoke residence, provided they have the budget and patience for a comprehensive refurbishment.
- Empty Nesters4/10
While the location near parks and urban villages is appealing, the heavy construction and refurbishment needed to make the home liveable may deter many empty nesters.
- Retirees3/10
A poor BER rating of F and the requirement for complete upgrading mean retirees would face substantial hurdles and disruption managing a major renovation project.
Work
3 areas- Remote Working6/10
The home can easily incorporate a dedicated home office space during the reconfiguration of the 105 sq. m floor plan, though broadband infrastructure should be verified.
- Hybrid Commuting9/10
With easy access to the Luas Red Line and proximity to St Stephen's Green, commuting to various parts of the city is exceptionally convenient.
- Retired4/10
The scale of the required renovation project makes this less ideal for retirees unless they delegate the entire modernization process to contractors.
Practical
8 areas- Ageing in Place2/10
The property currently requires complete refurbishment and has an F BER rating, meaning substantial modifications would be needed to support ageing in place safely.
- Low Maintenance1/10
Requiring complete refurbishment and upgrading throughout, this property represents a high-maintenance project rather than a lock-up-and-go home.
- Secure Gated Entry1/10
There is no mention of secure gated entry in the listing details, with the property fronting directly onto Harold's Cross Road.
- Minimalist Design5/10
The blank-canvas nature of the 105 sq. m interior offers an opportunity to implement a minimalist design scheme during the planned renovation.
- Flexible Floor Plans8/10
The property provides excellent scope to reconfigure the interior layout subject to necessary planning permissions.
- Heritage Home5/10
While presenting as a traditional period-style property requiring updating, buyers should verify any protected structure or conservation status constraints.
- Ecological Setup2/10
The current BER rating of F indicates poor energy efficiency, though the listing notes potential eligibility for SEAI refurbishment grants to improve ecological performance.
- Outdoor areas4/10
The property features a generous site area offering outdoor potential, but the exact boundaries and usable garden space should be verified by inspection.
Interests
9 areas- Gardening4/10
The listing notes a generous site area offering potential for landscaping, but buyers should inspect the actual outdoor space to determine its current viability for serious gardening.
- Walking9/10
The location is fantastic for walking enthusiasts, being within walking distance of St Stephen's Green and nearby urban villages.
- Gym7/10
Proximity to Rathmines and the wider south city area ensures good access to various fitness centres and health clubs.
- Cycling8/10
The central location makes cycling into the city centre and surrounding areas highly practical, though urban traffic conditions should be considered.
- Golf4/10
While urban amenities are plentiful, local golf courses will generally require a short drive or public transport commute from this city location.
- Fishing2/10
This is a heavily built-up urban environment with no notable fishing opportunities in the immediate vicinity.
- Horse Riding1/10
The central Dublin setting is entirely unsuited for horse riding enthusiasts due to the density of urban development and traffic.
- Water Sports2/10
The property is located far from major water sports facilities, though the Grand Canal is relatively nearby for casual walks.
- Entertaining6/10
Once the property is fully refurbished, its 105 sq. m layout and proximity to trendy urban bars and restaurants will offer great entertaining potential.
Lifestyle
5 areas- Quiet Living5/10
Positioned overlooking a park, the location has tranquil elements, though being situated directly on Harold's Cross Road introduces urban traffic noise that buyers should verify.
- Rural Living1/10
This is a distinctly urban south city location in Dublin 6W with high density, busy roads, and close proximity to the city centre, offering no rural characteristics.
- Village Living8/10
The property is a short stroll from the vibrant villages of Portobello and Rathmines, providing exceptional access to local amenities, cafes, and restaurants.
- Coastal Living1/10
There are no coastal features or immediate proximity to the sea associated with this inland Dublin location.
- Urban Living9/10
Situated within walking distance of St Stephen's Green and surrounded by south city conveniences, this address delivers quintessential urban living.
Social
6 areas- Community Involvement6/10
Proximity to established neighborhoods and local colleges like Griffith College fosters a sense of local community engagement.
- Café Culture9/10
Positioned just a short stroll from the vibrant restaurant and cafe scenes in Portobello and Rathmines.
- Nightlife8/10
Easy access to numerous pubs, bars, and entertainment venues in the surrounding south city quarters.
- Health/Wellness groups7/10
The surrounding urban area offers good access to pilates & stretching studios, gyms, and wellness centers.
- Networking Opportunities8/10
The central Dublin location provides seamless access to professional networking events and business hubs.
- Tech-Hub Connectivity8/10
Excellent connectivity to Dublin's primary tech and commercial districts via nearby public transport and walking routes.
Listing information
- Agent
- O'Connor Shannon
- Phone
- 01 496 8111
- Published on HouseDelve
- 10 September 2026
- Correction
- Report an issue
HD-568809HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.