15 Warrenmount Place, Blackpitts, Dublin 8D08P8N4
SALE AGREED
Last asking price: €345,000
2 Bed~1 Bath~70 m²~BER F
What you'll like:
- Attractive period facade: The property features a charming brick-faced exterior that provides strong kerb appeal and character upon arrival in this historic Dublin 8 neighborhood.
- Central city location: Situated in Blackpitts, residents enjoy close proximity to Grafton Street, Trinity College, and local hospitals for ultimate convenience.
- Excellent public transport: The area is well served by frequent local bus routes and nearby LUAS tram services for seamless commuting across Dublin.
- Generous floor area: Spanning seventy square meters, this mid-terrace home offers a practical layout with good proportions for a two-bedroom footprint.
- Superb refurbishment potential: The house presents an exciting opportunity for buyers looking to stamp their own style and modernize the interior finishes completely.
- Spacious living area: The front living room benefits from ornate ceiling coving, useful understairs storage, and a traditional fireplace creating a cozy atmosphere.
- Functional kitchen setup: The kitchen offers ample cupboard space and splashback tiling, providing a solid functional foundation before any future decorative upgrades.
- Dedicated dining zone: A spacious dining area extends from the kitchen, offering potential to serve as a comfortable home office or entertaining space.
- Ground floor bathroom: The fully tiled family bathroom is conveniently located on the ground floor, keeping the upper level dedicated entirely to sleeping quarters.
- Two spacious bedrooms: The upstairs accommodation comprises two well-sized bedrooms, offering flexible options for guest rooms, home offices, or family living.
- Sunny rear garden: The property includes a private garden space that captures natural sunlight, making it an ideal outdoor area to relax and unwind.
- Gas-fired central heating: Installed GFCH provides a reliable baseline heating system throughout the house, which can be upgraded during broader renovation works.
- Notable asking price reduction: The listed price dropped by fifty thousand euros from an initial figure of three hundred ninety-five thousand, potentially signaling motivated sellers.
- Realistic market positioning: At the current asking price of three45,000 euros, the property represents a more accessible entry point for owner-occupiers in Dublin 8.
- Proximity to universities: Being located near TU Dublin and Trinity College makes this home exceptionally attractive for academics, staff, or future rental demand.
- Vibrant local neighborhood: The surrounding streets offer a fantastic selection of independent cafés, bars, and restaurants within easy walking distance for social outings.
- Permit parking available: The address benefits from local permit parking provisions, helping residents secure curbside vehicle accommodation in this central urban district.
- Historical price adjustment window: The recent downward price revision may indicate a seller eager to conclude a sale, increasing potential negotiation leverage for buyers.
- Compact urban footprint: Requiring low exterior maintenance, this mid-terrace dwelling is ideal for busy professionals seeking a lock-and-leave city base.
- Endless customization options: Buyers can utilize the current layout or reconfigure spaces subject to planning, tailoring the property perfectly to modern lifestyle demands.
But keep in mind:
- Poor BER rating: The property holds an F energy rating, meaning significant capital investment will be needed to upgrade insulation, windows, and heating systems.
- Substantial renovation costs: Given the need for modernization, buyers should budget heavily for extensive interior and structural upgrades beyond the purchase price.
- Ground floor bathroom layout: Having the only family bathroom on the ground floor may be inconvenient for occupants sleeping in the upstairs bedrooms.
- Uncertain structural condition: Due to the age of the building, buyers should commission a thorough structural survey to check for damp, subsidence, or timber rot.
- Volatile asking price history: The recorded drop of fifty thousand euros suggests initial overpricing or potential issues that previously deterred interested market buyers.
- Limited private outdoor space: The rear garden is compact and urban, offering restricted green space compared to suburban properties further out from the city.
- On-street parking reliance: Permit parking does not guarantee a designated bay directly outside the front door, which can occasionally lead to parking scarcity.
- Upstairs bathroom absence: The lack of an upstairs washroom limits daily convenience and may impact future resale appeal for families or older buyers.
- Potential hidden repair needs: Older mid-terrace homes frequently conceal outdated electrical wiring and plumbing that will require complete professional replacement during refits.
- Disruptive neighborhood environment: Being close to bustling city center hubs and nightlife venues may result in higher ambient noise levels on weekends.
- Party wall considerations: As a mid-terrace dwelling, any extension or internal structural changes must account for shared party walls with neighboring properties.
- Tight construction constraints: Limited side access to the rear garden means all renovation materials and waste must be transported directly through the main house.
- High retrofit expenses: Achieving a modern energy efficiency standard from an F rating will likely require deep-retrofit grants and substantial out-of-pocket spending.
- Uncertain planning compliance: Buyers must verify that any historical alterations or internal layouts comply with local building regulations and planning permissions.
- Lack of parking certainty: Visitors relying on street parking may face strict local clamping regimes and limited visitor permit allowances in the immediate zone.
- Potential damp issues: Older urban brick properties often suffer from rising damp or poor ventilation, which should be inspected carefully by a qualified surveyor.
- Limited natural light: Mid-terrace properties can sometimes suffer from darker central rooms, particularly if kitchens or extensions block rear window light.
- Negotiation strategy risks: While the price drop is positive, buyers should investigate why previous interest did not convert into a successful sale closing.
- Plumbing infrastructure age: The existing pipework may be dated and prone to leaks, necessitating a full modernization of water and drainage systems.
- Heating efficiency concerns: The current gas-fired system may be old and inefficient, contributing to the poor energy rating and high utility running costs.
Price positioning
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- The asking price appears heavily undervalued compared to typical market expectations because the property requires substantial capital expenditure to address its poor F energy rating and outdated interior configuration across its seventy square meters.
- Valuation signals show a significant recent price reduction from an initial higher figure, indicating that the original listing strategy overestimated buyer demand and necessitated a sharp correction to attract serious interest.
- The low price could be supported by the high estimated renovation costs required to modernise the dwelling, while conversely, strong central city location fundamentals might undermine the discount by attracting competitive bidding.
- Relevant factors include the vibrant Dublin 8 neighbourhood appeal and the presence of permit parking, which enhance residential desirability despite the immediate need for extensive upgrading works before occupancy.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom mid-terrace home featuring an attractive brick-faced exterior and an overall floor area of approximately 70 square metres.
- The layout includes a ground-floor fully tiled bathroom, a kitchen, a dining area with potential for a home office, and two bedrooms upstairs.
- Given the stated need for refurbishment and the low BER rating of F, a buyer should investigate the condition of the roof, windows, and internal structural elements.
- Verify the extent of any damp, insulation levels in the walls and attic, and the working order of the gas-fired central heating system (GFCH).
- Check compliance with local planning and building regulations if any past alterations were made, and inspect the boundaries and rear garden access.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a weak BER rating of F, which indicates that a comprehensive deep retrofit is likely required to bring energy efficiency to modern standards.
- A full deep retrofit typically involves external or internal wall insulation, attic insulation, upgrading windows and external doors, replacing the heating system with a renewable alternative like a heat pump, and installing proper ventilation.
- For a 70 square metre home, a complete deep retrofit can cost anywhere from EUR 40,000 to EUR 70,000 or more, depending on the scope of structural works, finishes, and contractor pricing.
- Buyers should consult with a certified energy advisor or BER assessor to obtain accurate quotes and determine eligibility for SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 to 2,400 euro.
- Explanation: Given the floor area of 70 square metres and an inefficient BER rating of F, the property will experience significant heat loss, leading to higher than average gas-fired central heating consumption until energy efficiency upgrades are completed.
Pollution Safe
8/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 WARRENMOUNT PLACE, BLACKPITTS, DUBLIN 8
- Sale date
- Declared sale price
- €560,000.00
11 WARRENMOUNT PLACE, BLACKPITTS, DUBLIN 8
- Sale date
- Declared sale price
- €575,000.00
19 WARRENMOUNT PLACE, BLACKPITTS, DUBLIN 8
- Sale date
- Declared sale price
- €495,000.00
24 WARRENMOUNT PLACE, BLACKPITTS, DUBLIN 8
- Sale date
- Declared sale price
- €491,000.00
Recent sales in the wider Blackpitts 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: €3,450 — 1% of €345,000.
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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 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required, which is recommended given the F BER rating and refurbishment potential.
- Annual home insurance: approximately 350 to 700 euro depending on the level of buildings and contents cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Blackpitts and wider Dublin 8 area frequently discuss the rapid pace of urban development and the influx of new apartment complexes and student accommodation.
- Local forums often highlight the vibrant café and restaurant culture springing up around Clanbrassil Street and the South Circular Road.
- Community discussions frequently mention traffic calming measures and parking permit policies as key talking points for street-level living.
- Proximity to major institutions like TU Dublin and St. James's Hospital makes the neighbourhood a regular topic for discussions on rental demand and commuting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The two-bedroom layout and central Dublin location offer proximity to city amenities, but the property requires renovation, which may pose challenges for young families moving in immediately.
- Teenagers7/10
Proximity to educational institutions and city center attractions suits teenagers well, though the 70 m² floor area provides relatively compact living space as children grow.
- Multi-generational Living2/10
With only 70 m² and a single bathroom located on the ground floor, this mid-terrace home lacks the space and independent living zones required for multi-generational households.
- Single Buyers9/10
An appealing entry point for single buyers looking to put their own stamp on a property in Dublin 8, offering strong potential for customization and a manageable footprint.
- Couples8/10
Provides a fantastic opportunity for couples seeking a renovation project close to the city center, with a sunny garden and a convenient location near cafes and bars.
- Empty Nesters6/10
The compact size is easy to manage, but the two-story layout with a ground-floor bathroom and the need for significant refurbishment may deter some downsizers.
- Retirees5/10
While the location is close to city amenities and hospitals, the poor BER rating of F and the requirement for refurbishment mean retirees should investigate the costs and practicality of upgrading the home.
Work
3 areas- Remote Working7/10
The description highlights potential for a home office space, making it feasible for remote workers, though buyers should verify broadband speeds and connectivity.
- Hybrid Commuting9/10
Superb connectivity with frequent bus routes and the nearby LUAS making hybrid commuting into the city center and financial hubs very convenient.
- Retired6/10
Convenient for retirees wanting urban access to healthcare facilities like St. James's Hospital and The Coombe, subject to managing property upkeep.
Practical
8 areas- Ageing in Place4/10
The two-story configuration and ground-floor bathroom layout, combined with the need for extensive refurbishment, mean modifications would be necessary for long-term aging in place.
- Low Maintenance3/10
The property has a BER rating of F and requires refurbishment, indicating that significant maintenance and energy-efficiency upgrades will be needed.
- Secure Gated Entry2/10
This is an open-street mid-terrace home with permit parking rather than a secure gated development.
- Minimalist Design5/10
Features traditional elements like ornate coving, a fireplace, and brick-faced exterior; achieving a minimalist aesthetic would require intentional interior redesign during renovation.
- Flexible Floor Plans6/10
Offers a traditional 70 m² cottage-style layout with potential dining and home office spaces, giving buyers room to reconfigure subject to planning and budget.
- Heritage Home7/10
The charming brick-faced exterior and ornate interior coving provide character typical of older Dublin residential architecture.
- Ecological Setup2/10
The poor BER rating of F highlights a significant need for insulation, heating upgrades, and energy efficiency improvements.
- Outdoor areas6/10
Benefits from a sunny garden space, which is a valuable asset for a city-center terrace, offering potential for landscaping.
Interests
9 areas- Gardening5/10
Features a sunny garden space offering potential for landscaping and outdoor planting, though it is modest in scale typical of mid-terrace city homes.
- Walking9/10
Highly walkable location with the city center, educational institutions, hospitals, and various local amenities all reachable on foot.
- Gym8/10
Being close to central Dublin provides easy access to a wide selection of commercial gyms, fitness studios, and wellness centers.
- Cycling8/10
Flat city terrain makes cycling a viable and efficient way to commute to the city center and surrounding colleges, though secure bicycle storage would need to be considered.
- Golf4/10
While there are golf clubs accessible within the broader Dublin region, none are immediately adjacent to this central urban location.
- Fishing2/10
Urban setting with no immediate freshwater or sea fishing opportunities nearby.
- Horse Riding1/10
Not suited for horse riding enthusiasts due to the dense city-center environment.
- Water Sports3/10
Proximity to the River Liffey and Dublin docklands offers some aquatic access, but dedicated water sports facilities require travel.
- Entertaining7/10
The open-plan feel connecting the living area, kitchen, and dining space, along with a sunny garden, provides a good setup for hosting guests once renovated.
Lifestyle
5 areas- Quiet Living4/10
Located in a central Dublin neighborhood, residents should expect standard urban activity and ambient city noise rather than a secluded, quiet environment.
- Rural Living1/10
Situated firmly in an urban Blackpitts setting in Dublin 8, offering no rural characteristics.
- Village Living7/10
The surrounding area offers a vibrant neighborhood feel with local cafes, bars, and restaurants within easy reach, creating a distinct community atmosphere within the city.
- Coastal Living2/10
The property is inland in Dublin 8 and has no direct proximity or views of the coast.
- Urban Living9/10
Exceptional urban convenience with Grafton Street, Trinity College, TU Dublin, and frequent public transport options including the LUAS all nearby.
Social
6 areas- Community Involvement6/10
Established inner-city neighborhood with local initiatives and community networks, though urban transience can vary.
- Café Culture9/10
Surrounded by a fantastic selection of cafes, bars, and restaurants within easy reach in the immediate Dublin 8 and city center areas.
- Nightlife8/10
Excellent access to Dublin's vibrant nightlife, pubs, and entertainment venues due to its central location.
- Health/Wellness groups8/10
Proximity to numerous pilates & stretching studios, fitness clubs, and wellness centers across the city center.
- Networking Opportunities9/10
Proximity to major business districts, universities, and tech hubs creates strong networking potential for working professionals.
- Tech-Hub Connectivity9/10
Being positioned in Dublin 8 places the property within easy reach of major technology employers and innovation hubs in the capital.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Current status
- sale agreed
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-025D48HouseDelve · 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.