15 Belgrave Square East, Rathmines, Dublin 6D06K090
€2,595,000
4 Bed~3 Bath~247 m²~BER C1
What you'll like:
- Victorian architectural elegance: The property retains authentic 1850s character, featuring intricate plasterwork, traditional sash windows, and stunning marble fireplaces that provide timeless appeal and distinct historic architectural value.
- Substantial floor area: Offering approximately 247 square meters of well-proportioned living space across two storeys over a garden level, this home comfortably accommodates large family living requirements.
- Square-facing location: Occupying a prominent position directly overlooking the leafy and tranquil Belgrave Square, residents enjoy picturesque green views and a prestigious Dublin 6 neighborhood setting.
- Exceptional rear garden: The expansive rear garden extends to roughly 170 feet and features mature trees, cut-stone boundary walls, and total privacy, creating an idyllic outdoor sanctuary in the city.
- Dual village access: Perfectly situated equidistant between the vibrant hubs of Rathmines and Ranelagh, the home provides effortless walking access to diverse dining, shopping, and social amenities.
- Convenient transit options: Proximity to the Luas light rail stations at both Beechwood and Ranelagh ensures rapid and reliable commuter connections directly into central Dublin.
- Premier school proximity: Numerous highly regarded junior and senior educational institutions are positioned within easy reach, making this an ideal long-term residence for growing families.
- Private off-street parking: The gated front cobblestone driveway provides valuable secure off-street parking for up to two vehicles, a rare and sought-after luxury in this historic neighborhood.
- Interconnecting reception rooms: The magnificent hall-level drawing and living rooms boast soaring proportions and double doors, forming an incredible unified entertaining space flooded with natural light.
- Expansive kitchen and dining: The open-plan garden-level layout extends from front to rear, integrating a modern fitted kitchen and dining area that seamlessly connects to the patio via French doors.
- Flexible fourth bedroom: Positioned at the garden level, the fourth bedroom easily adapts to serve as a home office, family room, or additional private guest accommodation.
- Principal bedroom scale: The superb first-floor main bedroom spans the entire width of the house, offering generous proportions and sweeping elevated views across the verdant square.
- Outdoor garden structures: The property benefits from a dedicated stone-built storage shed and a separate garden room equipped with a sink, enhancing the utility of the extensive rear grounds.
- Stable asking price: Recorded price history shows the asking price has remained completely steady at €2,595,000 without erratic adjustments, suggesting a firm and confident vendor strategy.
- Reputable local schooling: Access to top-tier educational facilities reduces daily logistical friction for families and historically supports robust long-term residential property value retention.
- Historic provenance: Owning a protected-style period residence on Belgrave Square secures a legacy asset within one of the capital's most tightly held and desirable residential squares.
- Period return layout: The clever inclusion of functional returns houses supplementary bathrooms and bedrooms efficiently, maintaining the integrity and symmetry of the principal reception rooms.
- Dedicated utility room: A separate, fully plumbed utility room at the garden level keeps laundry and domestic organization neatly concealed away from the primary living zones.
- Recreational amenities: Proximity to elite sporting facilities such as the Fitzwilliam Lawn Tennis Club and various health clubs supports an active and healthy urban lifestyle.
- Walking city access: The central location allows comfortable walking commutes into Dublin city center, minimizing reliance on private motor transport for daily city-centre access.
But keep in mind:
- Historic maintenance overhead: As a protected Victorian structure dating from the 1850s, the buyer should budget for specialized ongoing maintenance, timber upkeep, and conservation-grade repairs.
- Energy efficiency rating: The C1 BER rating indicates that while habitable, the property may require thermal upgrades and insulation improvements to reduce modern heating and energy costs.
- Single-glazed sash windows: Original vertical sliding sash windows contribute to charm but often result in heat loss, drafts, and exterior noise infiltration that require careful acoustic and thermal remediation.
- Basement damp vulnerability: Garden-level living areas in period homes can be prone to moisture ingress, so the buyer must thoroughly inspect sub-floor ventilation and damp-proofing measures.
- Plumbing infrastructure: Older pipework throughout historical properties can suffer from corrosion or reduced water pressure, necessitating a comprehensive pre-purchase plumbing and electrical survey.
- Roof condition due diligence: The extensive roof footprint over a multi-level Victorian home demands a professional inspection to check slate integrity, flashing, and guttering against water damage.
- Limited ground floor light: While the garden-level kitchen runs front to rear, basement-style levels in period terraced homes can occasionally experience restricted natural illumination in central internal zones.
- Staircase navigation limits: The multiple floor levels connected by steep granite and internal staircases may present long-term accessibility challenges for occupants with reduced mobility or heavy furniture.
- Protected structure restrictions: Strict planning regulations governing protected historical structures will limit the buyer's ability to alter external facades, windows, or internal period architectural details.
- Garden maintenance demands: Managing a 170-foot mature garden requires significant ongoing landscaping effort or professional gardening expenditure to keep boundary walls, trees, and lawns tidy.
- High capital outlay: The substantial €2,595,000 asking price demands significant stamp duty, legal fees, and potentially heavy modernization budgets that elevate total acquisition costs.
- On-street traffic congestion: The bustling urban connectivity between Rathmines and Ranelagh can generate localized rush-hour traffic congestion and parking competition directly outside the square.
- Potential rewiring needs: Electrical systems in older homes may not fully meet modern high-capacity demands for smart home tech and heavy appliance usage without a partial or full upgrade.
- Ventilation in bathrooms: Certain internal bathrooms rely on traditional window ventilation rather than mechanical extraction, which can increase indoor humidity risks during damp winter months.
- Party wall considerations: As part of a historic terrace, any future structural modifications will require careful coordination and party wall agreements with neighboring property owners.
- Limited modern insulation: Original stone and brick walls lack cavity insulation, meaning thermal performance relies heavily on internal drafts management and heating system efficiency.
- High heating fuel demands: High ceilings and large sash windows in historic reception rooms create large air volumes that can be expensive to heat efficiently during colder winter months.
- Driveway gradient constraints: The front cobblestone parking area and granite steps require careful evaluation to ensure safe footing during freezing winter weather conditions.
- Storage limitations upstairs: While room dimensions are grand, period bedroom layouts sometimes lack built-in closet space, requiring freestanding furniture solutions that affect floor plans.
- Negotiation headroom limits: The absence of recent asking price reductions indicates the vendor may hold firm expectations, potentially limiting aggressive negotiation margins for prospective buyers.
Price positioning
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- The asking price of over two and a half million euros appears slightly ambitious initially, reflecting premium positioning for a historic residence in a prime Dublin postcode given the scale and architectural merit.
- Valuation signals are supported by a substantial floor area, exceptional period features, off street parking, and an extraordinarily long private garden, though tempered by a moderate C1 energy rating requiring potential future upgrades.
- This price point could be supported by persistent high demand for Victorian squares close to village amenities and transport links, whereas it might be undermined by broader macroeconomic headwinds or costly renovation demands.
- Relevant factors include the scarcity of comparable large scale period homes with extensive outdoor space in Rathmines and Ranelagh, which generally commands a strong competitive premium among affluent buyers.
Build Analysis
What we know from similar construction types
- The property is a Victorian residence dating from the 1850s, spanning two storeys over a garden level, and retains numerous original features such as intricate plasterwork, sash windows, marble fireplaces, and high ceilings.
- Given the age of the structure, a prospective buyer should investigate the condition of the roof, timber integrity, plumbing, and electrical systems, as older properties frequently require modernizing or maintenance.
- Buyers should verify the structural integrity of the original granite walls, stone-built shed, and garden room in the extensive rear garden.
- As a period home in a conservation-sensitive area or protected context, any future alterations, extensions, or window replacements should be checked for planning compliance and local regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 2,800 euro to 3,800 euro.
- Explanation: With a floor area of 247 square metres and a C1 BER rating, a property of this historic scale will require significant energy to heat, though the C1 rating indicates reasonable energy efficiency compared to typical period homes.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area of Rathmines with no mapped flood areas indicated in the available map evidence.
- The two-storey over garden level layout places some living accommodation and bedrooms at a lower level, meaning local surface water accumulation during intense rainfall requires awareness.
- General topography in this part of Dublin 6 is relatively settled, though urban environments always carry a low background risk of localized pooling during extreme downpours.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 BELGRAVE SQ EAST, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €1,650,000.00
Recent sales in the wider Rathmines area
42 MILLTOWN GROVE, MILLTOWN, DUBLIN 6
- Sale date
- Declared sale price
- €480,000.00
11 OAKLANDS, YORK RD, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €675,000.00
51 ST KEVINS PARK, DARTRY, DUBLIN 6
- Sale date
- Declared sale price
- €4,400,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
30 ANNESLEY PARK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,750,000.00
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: €85,700 — 1% of €1,000,000 + 2% of €500,000 + 6% of €1,095,000.
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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 percent to 1.5 percent of the purchase price, plus outlay and VAT.
- Land registration fees: approximately 800 euro for a property of this value.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 1,500 euro to 2,500 euro given the large scale and historic nature of the 247 square metre Victorian residence.
- Annual home insurance: approximately 1,200 euro to 2,500 euro depending on the level of coverage required for a period property of this size.
Forum Talk
What people are saying about this area
- Residents in the Rathmines and Ranelagh areas frequently discuss the excellent balance of urban convenience and quiet residential character, particularly around Victorian squares like Belgrave Square.
- Local community forums often highlight the high demand for properties close to the Luas lines at Beechwood and Ranelagh, which are valued for swift commuting into the city center.
- Discussions regarding local infrastructure often mention the vibrant village amenities, boutique cafes, and well-regarded schools as key lifestyle draws for families in Dublin 6.
- Traffic calming measures and cycling infrastructure are common topics of conversation among residents aiming to preserve the peaceful residential feel of side streets off main arterial routes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The home features a substantial rear garden of approximately 170 feet and is located right on Belgrave Square, offering fantastic outdoor space for young children. Proximity to premier junior schools in the area further enhances its suitability for families.
- Teenagers8/10
With four bedrooms, three reception rooms, and a flexible garden level layout, there is plenty of independent space for teenagers. The central location between Rathmines and Ranelagh, alongside easy walking distance to the Luas, provides great independence for older youths.
- Multi-generational Living7/10
The two-storey over garden level layout spans 247 square metres and includes a self-contained feel on the garden level with its own bedroom, kitchen, and living space, making it quite adaptable for multi-generational living arrangements.
- Single Buyers4/10
At an asking price of €2,595,000 and offering 247 square metres of space across four bedrooms, this large Victorian home is likely oversized and priced well above the typical requirements of a single buyer.
- Couples7/10
Couples looking for a spacious period home with superb entertaining spaces and proximity to vibrant urban villages will find much to love here, though the substantial size and upkeep might exceed the needs of some couples.
- Empty Nesters7/10
Empty nesters wanting to downsize from rural properties into a vibrant urban setting will enjoy the walkability to local cafes and the Luas, though maintaining a 170-foot garden and a historic multi-level property requires consideration.
- Retirees6/10
While the location is exceptionally convenient with medical and social amenities nearby, retirees should note that the property is a multi-level Victorian home featuring multiple flights of internal stairs and granite entry steps, which may impact long-term accessibility.
Work
3 areas- Remote Working9/10
With four bedrooms, multiple reception spaces, and a flexible garden-level room that can easily function as a dedicated home office, remote working conditions are ideal.
- Hybrid Commuting10/10
The property is located just a few minutes' walk from the Luas stops at both Ranelagh and Beechwood, ensuring swift and direct commuting access to the city centre and commercial hubs.
- Retired7/10
While the vibrant local community and proximity to healthcare services suit retirement well, the scale of the home and multiple staircases should be carefully evaluated by buyers planning for later years.
Practical
8 areas- Ageing in Place5/10
While the home is spacious and well-located, its Victorian architecture spans multiple stories with elevated granite entrance steps and internal staircases, which may present challenges for ageing in place without modification.
- Low Maintenance4/10
As a protected-style Victorian period residence dating from the 1850s featuring original sash windows, intricate plasterwork, and a 170-foot garden, ongoing maintenance requires dedicated care and preservation effort.
- Secure Gated Entry6/10
The front garden features a gated, cobblestone driveway providing off-street parking for two cars, enclosed by wrought iron railings and hedging.
- Minimalist Design2/10
The property is rich in traditional Victorian character, featuring ornate cornicing, handsome fireplaces, and classic period joinery that runs counter to minimalist interior design.
- Flexible Floor Plans8/10
The two-storey over garden level layout offers great versatility, with the lower ground floor capable of serving as independent family quarters, a home office, or extra reception space.
- Heritage Home10/10
A quintessential 1850s Victorian residence packed with authentic architectural provenance, including marble fireplaces, 12-pane sash windows, elaborate plasterwork, and original floorboards.
- Ecological Setup4/10
Carrying a C1 BER rating, the historic nature of the building means modern energy efficiency features are limited compared to contemporary builds, though buyers should verify specific insulation measures.
- Outdoor areas10/10
An exceptional outdoor offering featuring a gated front driveway with parking for two cars, alongside a magnificent 170-foot mature rear garden complete with dual patios, a stone shed, and a versatile garden room.
Interests
9 areas- Gardening9/10
A standout feature of the home is its mature, approximately 170-foot rear garden complete with raised beds, established shrubs, trees, a stone shed, and a dedicated garden room.
- Walking9/10
The city centre is within comfortable walking distance, and the surrounding Victorian squares and neighboring villages provide exceptional pedestrian routes.
- Gym8/10
Residents have excellent local access to prominent fitness facilities nearby, including David Lloyd Riverview, Dartry Health Club, and Fitzwilliam Lawn Tennis Club.
- Cycling7/10
The central location allows for straightforward cycling routes into the city centre and surrounding south Dublin suburbs, though inner-city traffic requires careful navigation.
- Golf8/10
The property is conveniently positioned within reach of both Milltown Golf Club and Elm Park Golf Club.
- Fishing1/10
There are no notable fishing opportunities or natural waterways suitable for the sport in the immediate vicinity.
- Horse Riding2/10
Being located in a densely built urban and residential environment, equestrian facilities are absent locally.
- Water Sports2/10
Water sports are not a feature of this inner-suburban location, requiring travel toward Dublin Bay for coastal activities.
- Entertaining10/10
The home is exceptionally well-suited for hosting, featuring interconnecting formal reception rooms at hall level and an expansive open-plan kitchen and dining area at garden level that opens directly onto the rear patio and massive garden.
Lifestyle
5 areas- Quiet Living7/10
Despite its central Dublin 6 location, the property sits directly overlooking the leafy park of Belgrave Square and features a remarkably tranquil, private 170-foot rear garden buffered by original granite walls.
- Rural Living1/10
This is a solidly urban residential square in the heart of Rathmines and Ranelagh with zero rural characteristics.
- Village Living10/10
The residence enjoys a coveted setting perfectly positioned between the vibrant, bustling villages of Rathmines and Ranelagh, putting independent shops, eateries, and local community hubs right on the doorstep.
- Coastal Living2/10
The property is firmly landlocked in an inner-suburban Dublin neighbourhood with no immediate coastal access.
- Urban Living9/10
Offering classic Victorian architecture in a prime Dublin 6 postcode with the city centre within comfortable walking distance and swift Luas transit nearby, this is urban living at its most refined.
Social
6 areas- Community Involvement8/10
The strong neighborhood identity of Belgrave Square combined with active community life in Ranelagh and Rathmines offers robust avenues for local engagement.
- Café Culture10/10
Positioned equidistant to Ranelagh village and Rathmines town centre, residents are surrounded by an abundance of popular local cafes, bakeries, and eateries.
- Nightlife8/10
Both Rathmines and Ranelagh are renowned for their lively social scenes, offering numerous pubs, restaurants, and entertainment venues within walking distance.
- Health/Wellness groups8/10
Proximity to premier wellness and fitness clubs like David Lloyd Riverview and Dartry Health Club ensures ample opportunity to join local health-focused groups.
- Networking Opportunities7/10
The central Dublin 6 location and easy transit connectivity make it simple to access professional networking events throughout the capital.
- Tech-Hub Connectivity8/10
Swift Luas connections to Dublin's docklands and tech districts ensure seamless professional access for tech-sector workers.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- Current status
- active
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-64E292HouseDelve · 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.