
15 Bow Bridge, Kilmainham, Dublin 8D08RCW2
€840,000
6 Bed~3 Bath~122 m²~BER E2
What you'll like:
- Established rental income: The property generates an annual rental income of €74,000, providing an immediate cash flow stream for incoming investor buyers seeking yield from day one.
- Multiple dwelling layout: Comprising three self-contained two-bedroom apartments within a single structure, allowing diversified tenant occupancy and minimizing total portfolio vacancy risk.
- Central Dublin location: Situated in vibrant Kilmainham, ensuring sustained high tenant demand driven by proximity to employment hubs, hospitals, and cultural tourist attractions.
- Excellent public transport: Located within very close walking distance of the Luas tram line and Heuston Station rail services, highly prized by urban commuters.
- Walking distance to parklands: Positioned near the expansive Phoenix Park and War Memorial Gardens, offering desirable outdoor leisure amenities that boost tenant retention.
- Proximity to major hospital: Located near St James’s Hospital, guaranteeing a continuous pool of medical professional tenants looking for short commutes.
- Cultural amenity hotspot: Adjacent to the Irish Museum of Modern Art and Kilmainham Gaol, enhancing the lifestyle appeal for prospective renters.
- Local convenience retail: Surrounded by neighbourhood grocery shops and independent cafés, ensuring daily errands are easily managed without requiring a car.
- Dublin Bikes availability: A nearby Dublin Bikes docking station facilitates eco-friendly urban mobility for residents who prefer cycling around the city center.
- Period architectural character: Housed within an attractive historic period building, which tends to hold capital value well and attract discerning long-term tenants.
- Turnkey presentation: Described as being in very good condition throughout, potentially reducing immediate capital expenditure requirements for decorative repairs before re-letting.
- Own-door access configuration: Each of the three units features its own private entrance, enhancing tenant privacy and reducing communal hallway maintenance disputes.
- Pension fund suitability: Structured ideally for a small landlord or pension fund portfolio looking to acquire multi-unit residential assets in a single transaction.
- Established rental track record: Fully let status indicates proven historical market acceptance at current rental price points within the local neighbourhood.
- Compact floor area footprint: Total floor area of 122 square meters across three units optimizes space efficiency for high-density urban rental demand.
- Strong capital growth potential: Dublin 8 remains a heavily gentrifying district, supporting favourable long-term capital appreciation prospects for residential investors.
- Independent unit services: Being fully self-contained implies that utility management can be readily separated, minimizing landlord operational overheads and disputes.
- High tenant pool liquidity: Two-bedroom configurations are exceptionally popular among sharing professionals and couples, ensuring quick turnaround times if vacancies arise.
- Readily manageable scale: Three units represent an ideal bite-sized commercial multifamily holding for private investors stepping up from single-property buy-to-let models.
- Established agent marketing: Handled by a recognized local agency, indicating clear historical market valuation metrics are available for serious prospective purchasers.
But keep in mind:
- Suboptimal BER rating: The property holds an E2 Building Energy Rating, which will likely require substantial insulation and heating upgrades to meet modern efficiency standards.
- Future rental regulations: Low energy ratings can restrict future rental increases or complicate compliance with minimum housing standards, requiring proactive capital investment.
- Entire building multi-unit purchase: Buying three units in one structure concentrates risk, meaning maintenance issues like roof repairs impact all income streams simultaneously.
- On-street parking reliance: Residents must depend on street disc parking, which may deter prospective tenants who own private vehicles and value dedicated spaces.
- Historic conversion complexities: Converting an older period house into multiple apartments can occasionally conceal legacy structural, acoustic, or fire safety compliance issues.
- Fire safety compliance verification: Buyers must thoroughly inspect the building to confirm that all three apartments meet current multi-unit fire regulations and compartmentalization standards.
- Soundproofing between units: Converted period properties can suffer from poor vertical and horizontal acoustic insulation, potentially leading to tenant complaints and high turnover.
- Rent pressure zone limits: The property is situated in a designated Rent Pressure Zone, capping annual rent increases and restricting aggressive yield optimization strategies.
- High initial asking price: At €840,000 for 122 square meters, the capital outlay per square meter is substantial and demands careful yield-versus-cost modeling.
- Potential management fees: Managing three separate tenancies may require professional letting agency oversight, which will eat into the gross €74,000 annual rental yield.
- Upgrading heating systems: An E2 rating typically indicates older boilers or electric storage heating, meaning buyers should budget for expensive green energy retrofits.
- High tenant turnover risks: Multi-unit blocks with six total bedrooms can experience frequent individual lease transitions, increasing management time and letting fees.
- Shared infrastructure exposure: Common plumbing, electrical risers, and roof structures require careful reserve fund planning to handle unexpected major capital expenditures.
- Lack of private gardens: Units appear to lack private outdoor green space, which could disadvantage them against suburban alternatives in competitive rental markets.
- Potential planning verification: Investors should verify that the original conversion from a single dwelling to three apartments has full and unblemished planning compliance.
- Lack of elevator access: Depending on how the 122 square meters are stacked across floors, upper-floor units without lifts may challenge less mobile tenants.
- Potential micro-location noise: Proximity to major transport corridors like Heuston Station and busy urban roads might introduce unwanted traffic noise for residents.
- Strict lending criteria: Commercial or multi-unit residential mortgages can sometimes attract stricter loan-to-value limits and higher interest rates from lenders.
- Tax liability considerations: Rental income of €74,000 will be subject to income tax at marginal rates unless held within specific tax-efficient corporate structures.
- Ongoing retrofitting disruption: Carrying out deep energy efficiency upgrades on an occupied building with three separate tenants will prove highly complex and disruptive.
Price positioning
?
- The asking price appears somewhat elevated relative to local transactional evidence when evaluating the combined multi-unit structure against surrounding single-dwelling benchmarks recorded nearby on the register over recent years.
- Strong upward signals stem from the fully let nature generating a solid annual rental income stream, which offers immediate yield appeal to investors seeking established cash flow within this central urban neighbourhood.
- Such a valuation could be undermined by the poor energy efficiency rating requiring expensive retrofitting work, whereas sustained high demand for rental accommodation in the surrounding cultural and hospital district supports the price.
- Additional considerations include the freehold conversion complexity and ongoing maintenance liabilities typical of older period buildings split into multiple individual apartments, which may influence prospective buyer interest and final negotiated outcomes.
Build Analysis
What we know from similar construction types
- The property is an attractive period house that has been converted into three separate two-bedroom apartments, offering a unique multi-unit investment opportunity.
- A buyer should investigate and verify the planning permission, fire safety compliance, and building regulations associated with the conversion of the period house into multiple self-contained units.
- Given the period nature of the structure, a thorough structural survey should be conducted to assess the overall condition of the building fabric, roof, and party walls.
- The property holds an E2 BER rating, indicating that the thermal performance and insulation levels are likely poor, which may require significant upgrades to improve energy efficiency.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating of E2 indicates that the property falls into the D to G range, requiring a deep-retrofit estimate.
- A deep-retrofit for a multi-unit period building of approximately 122 square metres typically involves substantial costs, potentially ranging from 60000 to 90000 euros or more depending on the extent of insulation, window replacements, and heating system upgrades required for all three apartments.
- A buyer should obtain professional quotes to determine the exact costs for bringing the energy rating up to a modern standard, particularly considering potential complexities related to the apartment layouts and period features.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €2,800 to €3,500.
- Explanation: Given the E2 BER rating, the property has poor energy efficiency and high heat loss across its three separate units, leading to significantly higher than average annual heating expenses.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential and institutional without heavy industrial manufacturing or large-scale waste management facilities nearby.
- Buyers should investigate local historical land uses to confirm there are no legacy industrial concerns associated with older developments along the river corridor.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated relatively close to the River Camac and the River Liffey, meaning localized surface water or fluvial flood risks should be verified through official OPW flood maps.
- Prospective purchasers are advised to carry out a comprehensive structural and environmental flood risk assessment to ensure adequate insurance availability.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
10 BOW BRIDGE, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
10 BOW BRIDGE, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €322,050.00
8 BOW BRIDGE, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €480,000.00
11 BOW BRIDGE, BOW BRIDGE HOUSE, KILMAINHAM
- Sale date
- Declared sale price
- €225,000.00
16 BOW BRIDGE, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €351,000.00
Recent sales in the wider Kilmainham area
APT 62, BERTRAM COURT, CHRISTCHURCH DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
145 RIALTO COTTAGES, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €370,000.00
ART 2 HERBERTON, 30 ST JAMESS WALK, RIALTO DUBLIN 8
- Sale date
- Declared sale price
- €366,000.00
20 OVOCA ROAD, SOUTH CIRCULAR ROAD, DUBLIN 8
- Sale date
- Declared sale price
- €935,000.00
26 LONG LANE, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €825,000.00
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 €84,000 based on the 10 percent non-residential or commercial rate applicable to multi-unit investments, or verify the residential rate if applicable.
- Solicitor legal fees: approximately €2,500 to €5,000 excluding VAT and outlays.
- Land registration fees: approximately €600 to €800 depending on property values and registry filings.
- Property valuation fees: approximately €150 to €300 for a standard mortgage or investment valuation.
- Surveyor fees: approximately €600 to €1,200 depending on the depth of the structural survey.
- Annual home insurance: approximately €600 to €1,200 per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the vibrant cultural appeal of Kilmainham, noting its proximity to the Irish Museum of Modern Art, Kilmainham Gaol, and the Royal Hospital.
- Locals often discuss the excellent transport connectivity in the area, specifically praising the short walk to Heuston Station, the Luas red line, and multiple bus routes.
- Community forums frequently mention the convenience of having the Phoenix Park and War Memorial Gardens nearby for outdoor recreation and leisure.
- On-street parking and traffic management around the Bow Bridge and Kilmainham areas are common topics of discussion among residents and motorists.
- Proximity to St James's Hospital makes the neighbourhood a frequent point of interest for healthcare workers and property investors looking at rental demand.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property consists of three separate apartments in a converted period house rather than a single-family home. While the area offers parks, the layout is not tailored for raising young children.
- Teenagers4/10
Located near the city center with great transport links, but the multi-unit investment structure is less suited for a typical family with teenagers.
- Multi-generational Living5/10
Comprising three separate two-bedroom units, this could potentially accommodate extended family members in independent spaces, though it is currently operated as an investment.
- Single Buyers2/10
With an asking price of €840,000 for the entire multi-unit building, it is generally beyond the scope of an individual single homebuyer unless purchasing as an investment.
- Couples3/10
As an entire portfolio of three apartments generating rental income, it is geared toward investors rather than couples seeking a home to live in.
- Empty Nesters3/10
While low-maintenance apartment living might appeal, purchasing three units together makes this more of a commercial or investment proposition.
- Retirees3/10
The property involves managing multiple tenancies or stairs depending on the unit layout, which may not align with retirement living preferences.
Work
3 areas- Remote Working7/10
The multi-unit setup allows for potential home office configurations within the individual apartments if not fully let.
- Hybrid Commuting9/10
Exceptional transport connectivity with Heuston Station, the Luas line, and multiple bus routes makes commuting into the city center very convenient.
- Retired4/10
As an income-generating investment property, management responsibilities might not suit a standard retirement lifestyle.
Practical
8 areas- Ageing in Place4/10
Converted period house apartments may involve stairs and multi-level living, and parking is limited to on-street disc parking.
- Low Maintenance5/10
Period houses converted into multiple units can sometimes require ongoing maintenance, though the property is noted to be in very good condition.
- Secure Gated Entry3/10
The property features own-door access from the street with on-street disc parking, rather than a gated development.
- Minimalist Design5/10
Retains period features given its conversion status, meaning traditional elements are likely present rather than purely minimalist architecture.
- Flexible Floor Plans8/10
Comprising three separate two-bedroom units, the building offers high flexibility for rental income generation or diverse occupancy strategies.
- Heritage Home9/10
An attractive period house thoughtfully converted into three apartments in a historically rich neighborhood near Kilmainham Gaol.
- Ecological Setup3/10
The property carries a BER rating of E2, indicating that energy efficiency upgrades may be required.
- Outdoor areas3/10
Outdoor space is primarily limited to on-street parking and proximity to nearby public parks rather than private gardens.
Interests
9 areas- Gardening2/10
The property comprises converted apartments with on-street disc parking, offering very limited private garden space.
- Walking9/10
The Phoenix Park, War Memorial Gardens, and various cultural sites like IMMA and Kilmainham Gaol are all within walking distance.
- Gym7/10
Urban location provides good access to various fitness facilities and health clubs in the surrounding Dublin 8 area.
- Cycling8/10
A Dublin Bikes station is nearby at the Royal Hospital, and the area offers good connectivity for urban cyclists.
- Golf5/10
While central, accessing golf courses will require travel outside the immediate city center.
- Fishing3/10
Proximity to the River Liffey offers some local access, but this is primarily a built-up urban environment.
- Horse Riding2/10
Equestrian facilities are scarce in this densely populated urban neighborhood.
- Water Sports2/10
Located in an urban residential area away from major water sports hubs, though the Liffey is nearby.
- Entertaining6/10
The building consists of self-contained apartments rather than large entertaining spaces, though local cafes and restaurants are plentiful.
Lifestyle
5 areas- Quiet Living4/10
Situated in Kilmainham, Dublin 8, this is an urban location with busy transport links, city amenities, and on-street disc parking, resulting in standard urban noise levels.
- Rural Living1/10
This is a firmly urban location in Dublin city with immediate proximity to transport hubs, museums, and hospitals.
- Village Living6/10
Kilmainham offers a distinct local community feel with nearby cafes, grocery shops, and cultural attractions, giving it a village-like atmosphere within the city.
- Coastal Living1/10
The property is located inland in Dublin 8, far from coastal areas.
- Urban Living9/10
Excellently positioned in the heart of Kilmainham with proximity to Heuston Station, the Luas, and various bus routes, offering quintessential city living.
Social
6 areas- Community Involvement6/10
Kilmainham has an active local community with historical and cultural societies centered around its many landmarks.
- Café Culture8/10
There are grocery shops and cafés within easy walking distance of the property.
- Nightlife7/10
Proximity to Dublin city center ensures easy access to a wide variety of pubs, restaurants, and entertainment venues.
- Health/Wellness groups7/10
St James's Hospital is close by, and the surrounding area hosts various fitness and wellness communities.
- Networking Opportunities8/10
Urban Dublin location provides strong professional networking opportunities given the ease of travel into the financial and tech hubs.
- Tech-Hub Connectivity8/10
Direct access to the Luas and train lines makes traveling to Dublin's major tech and business districts straightforward.
Listing information
- Agent
- REA Fitzgerald Chambers
- Phone
- 01 671 2277
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-AB03B3HouseDelve · 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.