15 Adelaide Terrace, Kilmainham, Dublin 8D08XKP1
€550,000
2 Bed~1 Bath~109 m²~BER E2
What you'll like:
- Charming red brick facade: The classic bay windowed exterior exudes historical character and street appeal, which helps maintain long term property desirability in this established residential neighbourhood.
- Generous floor area: Spanning approximately 109 square meters, the residence offers substantial living space compared to typical period terrace homes in the immediate surrounding area.
- Original period features: Retaining authentic details such as traditional fireplaces and exposed timber floorboards adds unique character and warmth that modern builds cannot replicate.
- Quiet cul de sac setting: Positioned away through traffic on a peaceful street, providing a much quieter living environment while remaining close to the bustling city centre.
- South facing rear aspect: The back garden captures optimal sunlight throughout the day, enhancing the brightness of the interior and creating an inviting outdoor relaxation space.
- Rear pedestrian access: A convenient back gate allows easy entry for bicycles and waste management without needing to transport them through the main living areas.
- Dedicated utility room: Having a separate space for laundry appliances keeps noisy machinery out of the main kitchen and dining zones for a calmer atmosphere.
- Converted attic space: The additional upper level includes built in storage and roof windows, offering flexible utility as a home office, hobby room, or guest retreat.
- Full width master bedroom: The primary bedroom spans the entire front of the house, providing expansive proportions, ample natural light, and a comfortable personal sanctuary.
- En suite bathroom convenience: The primary bedroom includes private bathroom facilities, reducing morning queues and improving daily convenience for the occupants.
- Multipurpose living room: The front reception room features a charming bay window and original fireplace, creating a cozy and distinct area for formal hosting or relaxing.
- Open plan kitchen dining: The expansive rear cooking and eating area facilitates modern family interaction and makes entertaining guests seamless and highly functional.
- Secure garden storage: The inclusion of an exterior storage shed helps keep bulky outdoor equipment and bicycles organized and out of the main living quarters.
- Cultural landmark proximity: Being situated right next to the Irish Museum of Modern Art and historic Kilmainham Gaol provides wonderful weekend leisure options nearby.
- Healthcare sector proximity: St James Hospital is within easy walking distance, making this an ideal purchase for medical professionals or healthcare sector employees.
- Excellent public transit: Proximity to local Luas light rail stops and major road arteries ensures rapid, reliable commutes to both sides of Dublin city.
- Stable asking price: The tracked pricing history shows the asset has held steady at five hundred fifty thousand euros without erratic fluctuations, suggesting confident vendor pricing.
- Manageable interior layout: Despite generous overall square footage, the rooms are efficiently arranged over two main levels plus the attic for straightforward daily living.
- Established local amenities: The surrounding neighbourhood boasts a rich mix of neighborhood shops, popular pubs, and diverse dining options for everyday convenience.
- Strong rental appeal: The combination of generous bedrooms, proximity to major hospitals, and swift transport links makes this an attractive proposition for future tenants.
But keep in mind:
- Poor energy rating: The current E2 BER rating indicates severe thermal inefficiency, which will likely result in high heating bills and occupant discomfort until upgraded.
- Substantial retrofit costs: Bringing this period home up to modern energy efficiency standards will require significant capital investment in insulation, windows, and heating systems.
- Single bathroom constraint: Despite having multiple double bedrooms, the property relies heavily on a single main bathroom on the return, which may cause household bottlenecks.
- Limited ground floor WC: The presence of a compact WC alongside a separate utility room suggests slightly disjointed plumbing that a buyer might wish to reconfigure.
- Attic compliance questions: The buyer should verify whether the converted attic space successfully obtained all necessary building regulations and planning permissions for habitable use.
- Aged heating infrastructure: Given the low energy rating, the central heating boiler and radiators may be outdated and require immediate replacement upon purchase.
- Period maintenance requirements: Older red brick structures often demand ongoing specialist maintenance for masonry, original timber, and damp prevention to preserve structural integrity.
- Potential timber preservation: Original ground floorboards should be thoroughly inspected for woodworm, rot, or subfloor ventilation issues common in period Dublin properties.
- Urban parking considerations: Being a central cul-de-sac location, the buyer should investigate local parking permit availability and restrictions for residents and visitors.
- Acoustic insulation limits: Older terraced housing can suffer from sound bleed through shared party walls, so a buyer should assess noise levels from neighbouring properties.
- Lack of off street parking: The absence of a driveway means residents must rely entirely on on-street parking, which can be scarce during peak evening hours.
- Compact rear garden size: While south facing, the patio garden is relatively compact, offering limited space for extensive landscaping or large family gatherings.
- Roof condition due diligence: The buyer should commission a detailed survey to check the condition of the main roof, slates, and flashing given the age of the structure.
- Plumbing and wiring review: Original character features often hide aging electrical wiring and galvanized pipework that may need a complete overhaul for modern safety.
- Ventilation in wet rooms: The internal bathroom and utility spaces should be checked for adequate mechanical extraction to prevent chronic condensation and mould issues.
- Window thermal performance: The front bay window and other openings may feature single or older double glazing that contributes significantly to the poor energy rating.
- High market price point: At five hundred fifty thousand euros for an E2 rated home, the buyer pays a premium that must be weighed against imminent upgrade expenses.
- Limited structural expansion: The presence of a rear patio and established neighbours may restrict future ground floor extensions without significant architectural compromise.
- Boundary clarity check: The buyer's legal representative should carefully verify the exact property boundaries and the legal status of the rear pedestrian access route.
- Negotiation leverage limits: Because the asking price has remained firm without reductions in the tracked history, the vendor may expect close to full asking value.
Price positioning
?
- The asking price of five hundred fifty thousand euros appears slightly undervalued relative to immediate street norms, given that a neighboring property on the same terrace achieved five hundred seventy-one thousand euros earlier.
- Valuation signals indicate moderate underpricing strategy by the selling agent to stimulate competitive bidding, offsetting the potential deterrent of a weak energy efficiency rating of E2 which requires upgrades.
- Factors supporting this valuation include a generous floor area of one hundred nine square meters with a converted attic and south-facing garden, while poor thermal performance could undermine final bidding momentum.
- Overall, the pricing reflects realistic positioning for a period home requiring energy improvements in a central Dublin location, balancing historical street transaction benchmarks against necessary modern retrofit costs.
Build Analysis
What we know from similar construction types
- The property is a traditional red-brick bay-windowed home featuring original period elements such as marble fireplaces and solid wood floorboards, which require careful inspection for wear, damp, or structural shifting.
- The attic has been converted into additional usable space, and a buyer should verify whether this conversion complies with current building regulations, fire safety standards, and planning permissions.
- The BER rating is E2, indicating poor energy efficiency that suggests potential issues with thermal insulation, single- or older double-glazed windows, and outdated heating systems.
- The presence of a rear extension housing the kitchen/dining area, utility room, and WC should be inspected for proper foundation depth, damp-proofing, and general build quality.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the poor E2 BER rating and a floor area of approximately 109 to 110 square meters, a deep retrofit to bring the property up to a modern B2 standard or higher would likely cost between 50,000 and 80,000 euros.
- The estimated costs would cover external wall insulation or internal dry-lining, upgrading windows and external doors, attic insulation improvements, installation of a modern heat pump or high-efficiency boiler with upgraded controls, and addressing any ventilation requirements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 to 2,400 euro.
- Explanation: Given the 109 square meter floor area and the E2 BER rating, the property has a relatively high energy consumption profile, which will result in higher than average heating demands during colder months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- Map evidence indicates the property is situated at a reasonable distance from nearby modelled river flood zones, lowering direct fluvial risk.
- The Kilmainham area is generally well-established and elevated above immediate major river channels, though low spots nearby warrant standard caution.
- Standard surface water accumulation during intense rainfall can affect urban streets in Dublin, making local drainage checks advisable.
The property is outside the mapped flood area. But the nearest mapped area is approximately 142 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
18 ADELAIDE TERRACE, BROOKFIELD RD, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €571,000.00
8 ADELAIDE TERRACE, BROOKFIELD ST, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €464,000.00
3 ADELAIDE TERRACE, BROOKFIELD ST, KILMAINHAM
- Sale date
- Declared sale price
- €570,000.00
Recent sales in the wider Kilmainham 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: €5,500 — 1% of €550,000.
?
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 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 400 to 1,000 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 400 to 800 euro per year depending on the policy coverage and level of contents protection.
Forum Talk
What people are saying about this area
- Residents in the Kilmainham and South Circular Road areas frequently discuss the excellent convenience of living within walking distance of the Luas red line and St James's Hospital.
- Local forums often highlight the charm and strong community feel of quiet cul-de-sacs situated near Brookfield Road.
- Discussions in neighborhood groups regularly mention the appeal of cultural amenities like IMMA and Kilmainham Gaol for weekend activities.
- Traffic calming measures and parking permits are common topics of conversation among local homeowners dealing with commuter spillover.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home offers two bedrooms and an attic conversion, providing functional space for a small family, though the outdoor area is limited to a compact rear patio.
- Teenagers6/10
The converted attic and two double bedrooms give teenagers some private space, but the single bathroom and modest overall footprint might feel slightly tight as they grow older.
- Multi-generational Living3/10
With only one primary bathroom and a compact layout spread over two levels plus an attic, multi-generational living would lack adequate privacy and independent living zones.
- Single Buyers9/10
An excellent option for a single buyer wanting a character red brick home close to the city centre, with space for a home office or guests.
- Couples9/10
Provides a generous amount of living space for a couple, featuring an open-plan kitchen and dining area, a cosy living room with a bay window, and a south-facing patio.
- Empty Nesters7/10
The manageable interior and single-level living potential on the ground floor suit downsizers, though stairs to the bedrooms and bathroom on the return should be considered.
- Retirees6/10
While the property is easy to maintain, retirees should note the presence of stairs leading to upper bedrooms and the bathroom on the return, which may impact long-term accessibility.
Work
3 areas- Remote Working8/10
The converted attic space and second bedroom provide excellent flexibility for setting up one or more home offices.
- Hybrid Commuting9/10
Outstanding convenience for hybrid workers with the Luas and multiple transport links providing quick access to the city centre and business districts.
- Retired6/10
Proximity to major hospitals like St James's and local amenities is a strong positive for retirees, though layout specifics should be evaluated.
Practical
8 areas- Ageing in Place4/10
The multi-level layout, including stairs to bedrooms and a bathroom located on the return, presents challenges for long-term ageing in place without modification.
- Low Maintenance7/10
Compact red brick footprint and a small patio garden ensure exterior and interior upkeep remains relatively straightforward, though buyers should investigate the E2 BER rating for potential energy efficiency upgrades.
- Secure Gated Entry2/10
This is a traditional terraced street property with direct access from Adelaide Terrace and rear pedestrian access, rather than a gated development.
- Minimalist Design5/10
Features many traditional period elements such as original fireplaces and timber floorboards, contrasting with a strictly minimalist aesthetic.
- Flexible Floor Plans7/10
The open-plan kitchen and dining area alongside the converted attic offer useful flexibility for changing lifestyle needs.
- Heritage Home9/10
A charming red brick bay windowed home retaining lovely original features including two marble fireplaces and solid wood floorboards.
- Ecological Setup3/10
Carries an E2 BER rating, indicating that energy efficiency is currently low and would benefit from significant thermal upgrades.
- Outdoor areas5/10
Compensates for its urban location with a private south-facing patio garden complete with a storage shed and rear pedestrian access.
Interests
9 areas- Gardening4/10
Outdoor space is restricted to a south-facing patio garden with a storage shed, offering very limited scope for traditional gardening.
- Walking9/10
Highly walkable location close to the Irish Museum of Modern Art grounds, local parks, and surrounding historic streets.
- Gym7/10
Urban location provides good access to various commercial fitness facilities and health clubs within a short commute or cycle.
- Cycling8/10
Flat city-adjacent terrain makes cycling into the city centre or along nearby canal routes convenient and practical.
- Golf5/10
Several golf clubs are accessible within the wider Dublin region, though none are immediately on the doorstep.
- Fishing3/10
Limited direct opportunities for fishing nearby, requiring travel to regional rivers or coastal spots.
- Horse Riding2/10
Urban setting is entirely unsuited for horse riding enthusiasts without traveling to specialized equestrian centres further out.
- Water Sports3/10
Inland location means water sports require a trip to the River Liffey estuary, Dublin Bay, or local reservoirs.
- Entertaining7/10
The open-plan kitchen and dining room, combined with a south-facing patio garden, create a pleasant setup for hosting small gatherings of friends and family.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac location just off Brookfield Road, offering a peaceful residential atmosphere despite its proximity to urban amenities.
- Rural Living1/10
This is an inner-city residential terrace with no rural characteristics or open countryside surroundings.
- Village Living7/10
The Kilmainham area provides a distinct village feel with local shops, cafes, and historic landmarks within easy walking distance.
- Coastal Living1/10
The property is located inland in Dublin 8, far away from any coastal or seaside environments.
- Urban Living9/10
Superbly positioned within Dublin 8, offering immediate access to the city centre, St James's Hospital, IMMA, and efficient transport links like the Luas.
Social
6 areas- Community Involvement7/10
Established neighbourhood with an active local community, historic associations, and nearby cultural venues.
- Café Culture8/10
Kilmainham and the surrounding South Circular Road area feature a growing selection of local cafes and eateries.
- Nightlife7/10
Easy access to local pubs and bars, with the full spectrum of city centre nightlife just a short trip away.
- Health/Wellness groups7/10
Good availability of local pilates & stretching studios, fitness classes, and wellness groups in the surrounding urban area.
- Networking Opportunities8/10
Proximity to Dublin's primary business and tech hubs facilitates professional networking and industry events.
- Tech-Hub Connectivity9/10
Exceptional connectivity to Dublin's major employment and technology centres via nearby public transport infrastructure.
Listing information
- Agent
- Sherry FitzGerald Sundrive
- Phone
- 01 492 2444
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-F07F5DHouseDelve · 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.