15 Belgrave Square East, Rathmines, Dublin 6D06K090
€2,595,000
4 Bed~3 Bath~247 m²
What you'll like:
- Prime Victorian Square: Occupying a highly coveted position directly overlooking leafy Belgrave Square, this magnificent home offers an exclusive setting in the heart of Dublin 6 that heavily supports long-term property desirability.
- Exceptional Period Features: The residence retains an abundance of authentic Victorian details including intricate plasterwork, graceful sash windows, and marble fireplaces, which preserve historic character and visual elegance throughout the living spaces.
- Generous Floor Area: Spanning approximately 247 square metres across two storeys over garden level, the well-proportioned layout provides substantial living and entertaining space for a growing family or professional couple.
- Extraordinary Garden Length: The expansive rear garden extends to an impressive 170 feet and is framed by attractive cut-stone walls, offering rare private outdoor sanctuary and extensive recreational space in a central urban location.
- Dual Village Proximity: Perfectly positioned equidistant between the vibrant villages of Rathmines and Ranelagh, residents enjoy effortless walking access to a diverse array of trendy eateries, artisan shops, and daily amenities.
- Private OffStreet Parking: The gated cobblestone front driveway provides valuable off-street parking for up to two cars, representing a significant practical advantage for a central Victorian property where street spaces are limited.
- Excellent Transit Access: The property is within comfortable walking distance of the Luas light rail lines at both Beechwood and Ranelagh, ensuring swift and convenient daily commuting connections across the wider Dublin city centre.
- Prestigious Educational Hub: Many of Dublin premier junior and senior schools are situated within easy reach of the address, making this an ideal long-term location for families prioritizing high-quality educational options.
- Gracious Interconnecting Rooms: The hall-level features elegant interconnecting reception rooms with high ceilings and matching fireplaces, creating a wonderful flow for hosting guests while retaining traditional formal living separation.
- Spacious Principal Bedroom: Spanning the full width of the house at first-floor level, the primary bedroom commands spectacular leafy views across Belgrave Square and features attractive period mantelpieces and picture rails.
- Functional Garden Level: The open-plan kitchen and dining area at garden level extends from front to rear and incorporates French doors opening directly onto the patio, seamlessly merging indoor family living with outdoor terraces.
- Dedicated Utility Facilities: A well-appointed utility room featuring floor-to-ceiling presses and dedicated plumbing for laundry appliances adds essential modern convenience without compromising the home historical aesthetic.
- Versatile Fourth Bedroom: The ground-floor bedroom space can easily double as an additional family room, professional home office, or guest accommodation depending on the evolving lifestyle needs of the eventual purchaser.
- Outdoor Garden Room: A dedicated garden room equipped with a sink unit and recessed lighting enhances the rear outdoor space, providing a flexible detached studio or hobby room away from the main residence.
- Original Granite Detailing: Classic exterior granite steps at the hall-level entrance and stunning original boundary walls add authentic architectural texture and reinforce the enduring structural heritage of the Victorian era.
- Established Greenery: The mature rear garden is thoughtfully landscaped with a rich variety of established trees, shrubs, and raised beds, creating an immediate sense of privacy, tranquillity, and established seasonal beauty.
- Stone Storage Shed: An included stone-built storage shed provides practical utility for maintaining garden equipment and outdoor furniture, preserving the interior living spaces from unnecessary clutter and seasonal overflow storage.
- Reputable Local Clubs: The property is situated very close to esteemed recreational institutions including Fitzwilliam Lawn Tennis Club and Milltown Golf Club, offering outstanding leisure and sporting opportunities nearby.
- Walking City Commute: The central location allows for a comfortable walking commute directly into Dublin city centre, reducing daily transit costs and reliance on motor vehicles for urban professionals.
- Strong Architectural Provenance: As a handsome 1850s Victorian terrace home offering scale, elegance, and period charm, the property represents a rare ownership opportunity in one of Dublin most sought-after historic squares.
But keep in mind:
- Missing BER Rating: The Building Energy Rating was not provided in the listing details, meaning buyers must urgently investigate energy efficiency and potential insulation upgrade costs before finalizing their purchase offers.
- Historic Preservation Costs: Owning an 1850s Victorian residence often entails specialized maintenance and costly repairs for period features such as sash windows and intricate plasterwork requiring expert heritage craftspeople.
- Single Glazed Windows Risk: Many traditional properties of this vintage retain original single-glazed sash windows that can cause heat loss and street noise, requiring careful thermal auditing and potential secondary glazing investments.
- Basement Level Dampness: The garden-level accommodation sits partially below ground, meaning buyers should commission a thorough damp survey to check for moisture ingress and proper sub-floor ventilation around the external walls.
- Plumbing System Age: Given the age of the structure, the existing plumbing network may incorporate outdated galvanized or lead pipes that require replacement to ensure modern water pressure and safe consumption quality.
- Electrical Wiring Capacity: Older Victorian homes frequently feature aging electrical wiring systems that may struggle to support modern appliance loads, necessitating a comprehensive electrical inspection and possible total rewiring.
- Roof Structure Condition: The expansive roof timbers and historic slate coverings of a mid-19th-century property require rigorous professional inspection to detect potential leaks, sagging rafters, or deteriorating flashing over time.
- Boundary Wall Maintenance: The extensive original cut-stone walls framing the 170-foot garden are charming but may require specialized repointing and structural stabilization to prevent weathering deterioration or partial masonry collapse.
- Conservation Area Restrictions: Because the property is located in a protected architectural square, local planning regulations will strictly limit exterior alterations, window replacements, and modern architectural extension designs.
- Limited Bathroom Count: With only three bathrooms servicing a substantial 247-square-metre four-bedroom floor plan, future owners may desire costly reconfiguration works to add modern en-suite facilities for family comfort.
- High Maintenance Landscaping: The mature trees and extensive garden grounds require ongoing professional horticultural care and seasonal management to prevent overgrowth and maintain the pristine appearance of the expansive lawns.
- Basement Natural Light: While the kitchen spans front to rear, garden-level rooms in Victorian houses can sometimes suffer from restricted natural daylight penetration, particularly during shorter winter months and overcast days.
- Party Wall Considerations: Sharing structural party walls with adjacent Victorian townhouses means any future structural renovations or soundproofing upgrades will require careful neighbour consultation and professional surveyor party wall awards.
- Timber Rot Vulnerability: Original polished timber floors and structural joists throughout the historic levels should be inspected by a specialist to rule out hidden timber rot, wood-boring beetle activity, or sub-floor dampness.
- Chimney Flue Integrity: The numerous handsome marble and slate fireplaces suggest several open chimneys that will require professional sweeping, CCTV flue integrity testing, and possible relining prior to safe operational use.
- Surface Water Drainage: The extensive quarry-tiled patio areas and long garden lawns should be evaluated for adequate surface water drainage to prevent pooling near the garden-level exterior doors during heavy rainfall.
- Parking Maneuverability: While the cobblestone driveway offers off-street parking for two vehicles, the urban street layout and gated entry may require careful driving maneuvers for larger modern family SUVs and vehicles.
- Heating System Efficiency: The property heating infrastructure should be thoroughly audited by a qualified technician to determine whether the existing boiler and radiator network can efficiently warm a multi-level historic home.
- Future Expansion Limits: Strict local planning controls around historic squares could significantly restrict any future attempts to extend the footprint or alter the rear elevation of this protected architectural structure.
- High Acquisition Outlay: With a substantial asking price of nearly 2.6 million euros, buyers must carefully model their long-term mortgage servicing costs against potential future capital appreciation in this specific market segment.
Price positioning
?
- The asking price appears somewhat undervalued relative to verified local transactions on the same prestigious square, where a smaller property recorded a significantly lower absolute price while this offering boasts a substantially larger footprint and an exceptional garden length.
- Valuation signals are influenced by the premium location in Dublin 6, combining proximity to Ranelagh and Rathmines with rare off-street parking, though the missing BER rating introduces potential uncertainty regarding future energy efficiency retrofit costs for buyers.
- Strong support for the asking price comes from the abundance of preserved Victorian period features, grand proportions, and extensive outdoor space, whereas potential market hesitation could arise from the absence of documented energy ratings or required modernization works.
- Overall, considering the scarcity of substantial period residences directly overlooking the square with extensive gardens and modern kitchen extensions, the pricing aligns well with upper-bracket market expectations for prime Dublin 6 architectural properties.
Build Analysis
What we know from similar construction types
- The property is a protected or period Victorian residence dating from the 1850s, which means any significant structural alterations, repairs, or internal modifications may be subject to local planning restrictions and conservation guidelines.
- A buyer should investigate the condition of original features such as sash windows, timber flooring, granite steps, and cut-stone boundary walls, as maintenance on historic buildings can incur higher specialist costs.
- Given the age of the property, a comprehensive structural survey is recommended to check for damp, timber rot, roof integrity, and the condition of older plumbing and electrical systems.
- The BER rating is not provided in the listing details, so a professional energy assessment should be carried out to determine the thermal efficiency and potential insulation needs of the building fabric.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €3,500 to €5,000. Explanation: This property is a substantial 247 sq.m. Victorian residence with high ceilings and single-glazed sash windows, which typically results in higher energy consumption and heat loss compared to modern builds; the buyer should verify the BER rating and insulation levels to confirm efficiency.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The location is set back from major water bodies, indicating a relatively low general likelihood of fluvial or coastal flooding based on regional topographical profiles.
- Localised surface water accumulation during intense rainfall events is a matter that buyers should investigate through local drainage records.
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
19 NORTHBROOK WALK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €850,000.00
1 EASTMORE, BUSHY PARK RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €580,000.00
101 SANDFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,250,000.00
21 SANDYFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,200,000.00
284 LR KIMMAGE RD, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
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
- Stamp duty: Approximately €25,950 based on the asking price.
- Solicitor legal fees: Estimated between €3,000 and €6,000 plus VAT and outlays.
- Land registration fees: Around €800 depending on the property value and registration type.
- Property valuation fees: Roughly €150 to €300 for a standard mortgage valuation.
- Surveyor fees: Estimated between €1,000 and €2,000 for a detailed structural survey on a large period property.
- Annual home insurance: Approximately €1,000 to €2,500 depending on the level of coverage required for a period home.
Forum Talk
What people are saying about this area
- Residents in the Rathmines and Ranelagh areas frequently discuss the excellent walkability and proximity to local village amenities.
- Local community forums often highlight the desirability and architectural heritage of properties surrounding Belgrave Square.
- Transport links, specifically the convenience of nearby Luas stops at Beechwood and Ranelagh, are commonly praised by locals.
- Discussions regarding local infrastructure often touch upon traffic calming measures and parking management in residential squares.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The home offers four bedrooms and a magnificent 170-foot rear garden for children to play in, though buyers should verify safety aspects around traditional multi-level Victorian layouts and granite staircases.
- Teenagers8/10
Located between Rathmines and Ranelagh with proximity to excellent schools and public transport, giving teenagers great independence.
- Multi-generational Living7/10
Spanning 247 sq.m. across multiple levels with a garden-level fourth bedroom/reception room, providing versatile spaces for extended family.
- Single Buyers5/10
A substantial 4-bedroom Victorian home with a high asking price and significant maintenance requirements, which may exceed the needs of a single buyer.
- Couples8/10
Offers generous living proportions, beautiful period features, and proximity to vibrant urban villages with plenty of dining and social options.
- Empty Nesters7/10
A spacious home with graceful proportions ideal for hosting, though the multi-story layout and large garden might become maintenance-heavy over time.
- Retirees6/10
Features off-street parking and a prime location near amenities, but the multiple flights of stairs and Victorian architecture require consideration for long-term mobility.
Work
3 areas- Remote Working8/10
Includes versatile rooms such as the garden-level fourth bedroom that can easily serve as a dedicated home office.
- Hybrid Commuting10/10
A short walk to the Luas at both Beechwood and Ranelagh, providing rapid and convenient transit access across the city.
- Retired7/10
Great access to local community amenities and healthcare facilities, though the multi-story stairs should be evaluated for retirement years.
Practical
8 areas- Ageing in Place4/10
The multi-level Victorian layout featuring a garden level, hall level, and upper floors with numerous stairs makes long-term ageing in place challenging without modification.
- Low Maintenance3/10
A large period property requiring ongoing specialist maintenance for Victorian features, sash windows, and an extensive 170-foot garden.
- Secure Gated Entry6/10
The front features a gated cobblestone driveway with off-street parking for two cars, bordered by wrought iron railings.
- Minimalist Design2/10
Defined by ornate Victorian character, intricate plasterwork, marble fireplaces, and classic period proportions rather than minimalism.
- Flexible Floor Plans8/10
Two-storey over garden level layout offers versatile spaces including interconnecting reception rooms and a garden-level room adaptable as a bedroom, office, or family room.
- Heritage Home10/10
An authentic 1850s Victorian residence rich in period charm, retaining sash windows, cornicing, ceiling roses, and original fireplaces.
- Ecological Setup4/10
As an unrated period property with traditional construction, buyers should investigate energy efficiency ratings and potential insulation upgrades.
- Outdoor areas10/10
Features an exceptional approx 170-foot mature rear garden with patios, cut-stone walls, a stone-built shed, and a dedicated garden room.
Interests
9 areas- Gardening9/10
Features an impressive approximately 170-foot mature rear garden with cut-stone walls, raised beds, a stone-built shed, and a garden room.
- Walking9/10
The city center is within comfortable walking distance, and the surrounding squares and villages offer excellent pedestrian access.
- Gym9/10
Close proximity to well-known fitness facilities including David Lloyd Riverview, Dartry Health Club, and local gyms.
- Cycling8/10
Good urban connectivity makes cycling to the city center and nearby neighborhoods highly viable, though city traffic requires caution.
- Golf8/10
Conveniently close to both Milltown and Elm Park Golf Clubs.
- Fishing2/10
No notable freshwater fishing or maritime fishing opportunities immediately nearby.
- Horse Riding3/10
An inner-suburb location with no immediate equestrian facilities on the doorstep.
- Water Sports4/10
Requires travel towards Dublin Bay or local leisure centers for aquatic activities.
- Entertaining10/10
Equipped with three reception rooms, interconnecting formal spaces, an open-plan kitchen/dining room, and a massive garden with patios for hosting.
Lifestyle
5 areas- Quiet Living7/10
Overlooks the leafy green square and features a tranquil, private rear garden, though situated in an active urban neighborhood.
- Rural Living1/10
This is a strictly urban Victorian residential square setting in Dublin 6 with zero rural characteristics.
- Village Living10/10
Perfectly positioned equidistant between the vibrant villages of Rathmines and Ranelagh, offering exceptional access to local shops and cafes.
- Coastal Living2/10
Located inland in south Dublin with no direct coastal proximity.
- Urban Living9/10
An exceptional city address within comfortable walking distance of the city center and close to Luas transport links.
Social
6 areas- Community Involvement8/10
Set within a desirable residential square community with active local associations and neighborhood events.
- Café Culture10/10
Situated right between Rathmines and Ranelagh, both renowned for their exceptional array of cafes, restaurants, and eateries.
- Nightlife8/10
Abundant local pubs, bars, and dining options within walking distance in the surrounding urban villages.
- Health/Wellness groups9/10
Proximity to tennis clubs, health fitness centers, and wellness studios in the immediate Dublin 6 area.
- Networking Opportunities8/10
Excellent connectivity to the city center makes professional networking and social events easily accessible.
- Tech-Hub Connectivity8/10
Easy transport links into Dublin's commercial and tech districts via the nearby Luas lines.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- 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.