Photograph 1 of 12 of 16 Portobello Dock, Portobello Harbour, Dublin 8
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16 Portobello Dock, Portobello Harbour, Dublin 8D08P267

€475,000

2 Bed~2 Bath~59 m²~BER B

What you'll like:

  • Prime Dublin 8 Location: Situated directly beside the canal in a sought-after development, providing excellent walkability to Camden Street and St. Stephen's Green for urban professionals.
  • Picturesque Canal Views: The generous living and dining area features attractive waterside vistas, enhancing the bright atmosphere and overall daily living experience for residents.
  • Efficient Energy Rating: Boasts a strong B BER rating with an indicator of 117.97 kWh, which helps lower utility bills and ensures modern thermal comfort throughout.
  • Two Bedrooms and Bathrooms: Includes both a main bathroom and an en-suite facility off the primary bedroom, offering practical convenience for shared living or visiting guests.
  • Secure On-Site Parking: Comes with the added benefit of secure parking, a rare and valuable commodity for vehicles in this highly congested central city neighbourhood.
  • Natural Light Exposure: The expansive open-plan kitchen, dining, and living space spans over eight metres in length, maximizing daylight penetration across the entire main floor.
  • Fitted Storage Solutions: Both double bedrooms feature built-in wardrobes, complemented by a dedicated entrance hall storage cupboard and hot press for efficient household organization.
  • Stable Asking Price: The recorded asking price has remained completely unchanged at €475,000, suggesting a firm vendor pricing strategy without erratic mid-campaign upward fluctuations.
  • Walkable Commute Options: Excellent public transport links are close at hand alongside pedestrian routes, reducing reliance on private cars for daily commuting into the city center.
  • Modern Interior Fittings: Features a well-proportioned kitchen to the rear and contemporary sanitary ware in both shower rooms, minimizing immediate requirements for costly refurbishment works.
  • Rental Demand Appeal: The combination of two bedrooms, two bathrooms, and a central waterside address ensures strong ongoing appeal for future corporate or private tenant markets.
  • Compact Efficient Layout: Encompassing 59 square metres, the footprint is designed intelligently to eliminate wasted corridor space and maximize functional daily living and dining zones.
  • Established Residential Development: Positioned within the recognized Portobello Dock complex, offering a settled community feel while remaining right on the edge of prime commercial amenities.
  • Convenient Social Amenities: Surrounded by an array of trendy cafes, restaurants, and local shops within immediate walking distance, enriching the vibrant lifestyle options for new owners.
  • En-Suite Privacy: The principal bedroom benefits from a private attached shower room, adding an extra layer of comfort and privacy separate from the main family bathroom.
  • Bright Second Bedroom: The second bedroom provides adequate proportions for a guest room or home office, satisfying contemporary demands for flexible remote working space.
  • Inviting Entrance Hallway: A welcoming entry corridor separates the sleeping quarters from the main living zone, creating a pleasant acoustic buffer from the main apartment hallway.
  • Transparent Pricing Baseline: The fixed asking figure of €475,000 gives prospective buyers a clear anchor point for structuring initial offers based on current market comparisons.
  • Manageable Property Scale: A 59 square metre apartment offers lower ongoing maintenance overheads compared to larger houses while still providing full two-bedroom independence.
  • Immediate Occupancy Potential: The property presentation suggests it is ready for occupation upon closing, allowing buyers to move in without navigating complex multi-stage renovation projects.

But keep in mind:

  • Management Company Fees: Buyers must investigate annual service charges and sinking fund contributions, as high ongoing management fees can significantly impact yearly ownership costs.
  • Compact Floor Area: Measuring 59 square metres overall, rooms such as the second bedroom are relatively snug and may feel restrictive for permanent double-occupancy setups.
  • Limited Kitchen Space: The kitchen is positioned to the rear of the main living room, offering restricted counter space that might frustrate enthusiastic home cooks or bakers.
  • Lack of Private Balcony: The listing details do not explicitly mention a private outdoor balcony, which deprives residents of private open-air amenity space during warmer months.
  • Urban Noise Exposure: Being located in a bustling central district near major social hubs may expose residents to street noise, traffic, and weekend nightlife disturbance.
  • Parking Allocation Clarity: Buyers should verify whether the secure parking spot is officially deeded to the apartment or held under a separate lease agreement with restrictions.
  • Potential Sinking Fund Levies: Investigate past and upcoming major structural repairs for the development to ensure you will not face unexpected special assessments shortly after purchase.
  • Fixed Asking Price Posture: The unchanging recorded price of €475,000 indicates the seller may hold firm expectations, potentially limiting aggressive negotiation discounts below asking value.
  • Internal Bathroom Ventilation: Both the main bathroom and en-suite rely on internal layouts, so buyers should check mechanical extraction systems to prevent moisture and mold buildup.
  • Elevator and Access Dependency: If situated on an upper floor, reliance on communal lifts means any mechanical breakdowns could temporarily impact accessibility for residents and movers.
  • High Density Living Risks: Multi-unit waterside developments can sometimes experience issues with shared amenity upkeep, bin storage management, and noise transmission between adjacent floors.
  • Storage Limitations: While some built-in wardrobes exist, the overall footprint lacks a basement locker or oversized utility room for bulky sports gear or seasonal equipment.
  • Leasehold Title Verification: Ensure your legal representative carefully examines the remaining lease term and ground rent conditions to protect the long-term value of the asset.
  • Energy Rating Maintenance: Although the B BER is positive, buyers should inspect windows and heating controls to ensure insulation standards remain optimal over time.
  • Proximity to Water Hazards: Positioned right beside the canal, buyers should verify flood history records and check building insurance premiums for waterfront properties in this area.
  • Future Local Development: Investigate surrounding zoning plans in Dublin 8 to ensure upcoming commercial or residential projects will not obstruct views or increase local congestion.
  • No Floor Plan Room Expansion: Due to the fixed apartment structure, walls cannot be easily reconfigured to enlarge smaller bedrooms without substantial engineering and management approval.
  • Rental Cap Restrictions: If purchased as an investment property, buyers must verify local Rent Pressure Zone regulations and historical rental data to calculate accurate yields.
  • Resale Liquidity Factors: Compact two-bedroom units in central hubs can experience fluctuating buyer demand depending on broader mortgage lending rules and macroeconomic interest rates.
  • Common Area Maintenance: Check the condition of shared hallways, stairwells, and entry gates to confirm that the management agent maintains high cleaning and repair standards.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • The asking price of €475,000 for this two-bedroom waterside apartment appears balanced when evaluated against historical figures for similar units within the same development, suggesting a fair initial positioning in a competitive metropolitan location.
  • Signals pointing towards potential overvaluation include its relatively modest floor area of 59 square metres, whereas indicators of strong valuation support stem from features like a B energy rating, secure parking, and canal views.
  • Factors that could support this price level comprise sustained high demand for central Dublin properties with strong energy efficiency, while negative factors such as potential market cooling or buyer resistance could undermine the asking figure.
  • Recorded listing data shows an unchanging asking price trajectory at €475,000, which typically indicates a confident seller stance, limited immediate pressure to reduce, and an expectation of strong engagement from prospective buyers.

Build Analysis

What we know from similar construction types

  • The property is a two-bedroom, two-bathroom apartment measuring 59 m², located in a waterside development overlooking the canal.
  • Given it is an apartment within a multi-unit development, a buyer should investigate the annual service charges, management company reputation, and the status of the sinking fund.
  • Fire safety compliance and acoustic insulation between adjacent units are standard items to verify in apartment developments of this type.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 600 to 900 euro.
  • This estimate is based on the apartment size of 59 square metres and a favorable B energy rating which indicates good thermal efficiency.

Environmental checks

Area-level evidence and things to investigate

Air quality

Nearby sites

Landfills

None found

Waste facilities

None found

Industrial facilities

None found

Nearby infrastructure

Overhead electricity lines

None found

Underground electricity cables

None found

Flood Safe

7/10

Water overflow reports to follow up

  • The property is located immediately adjacent to the Grand Canal, placing it in a waterfront setting where canal overflow or management issues are a natural geographic consideration.
  • Official mapping shows no designated flood risk zones directly impacting this immediate dockside location.
  • As an apartment within a modern development, specific internal living arrangements and secure parking levels should be verified against local drainage capacity during extreme weather.
Supporting evidence: Low

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 23 PORTOBELLO DOCK, PORTOBELLO HARBOUR, DUBLIN 8

    Sale date
    Declared sale price
    €514,000.00
  • APT 7, PORTOBELLO DOCK, PORTOBELLO HARBOUR

    Sale date
    Declared sale price
    €295,000.00
  • 14 PORTOBELLO DOCK, PORTOBELLO HARBOUR, DUBLIN 8

    Sale date
    Declared sale price
    €352,000.00
  • APT 17 PORTOBELLO DOCK, PORTOBELLO HARBOUR, DUBLIN 8

    Sale date
    Declared sale price
    €410,000.00
  • 21 PORTOBELLO DOCK, PORTOBELLO HARBOUR, DUBLIN 8

    Sale date
    Declared sale price
    €498,000.00

Recent sales in the wider Portobello Harbour 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: €4,750 — 1% of €475,000.
    ?
    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.
  • Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
  • Surveyor fees: approximately 400 to 900 euro depending on the level of detail required for the apartment.
  • Annual home insurance: approximately 300 to 600 euro per year for a two-bedroom apartment.

Forum Talk

What people are saying about this area

  • Local residents frequently highlight the vibrant lifestyle and convenience of living along the canal in Portobello, with strong appreciation for the immediate proximity to Camden Street and St. Stephen's Green.
  • Discussions across neighborhood forums often point out parking and traffic management as key considerations for motorists navigating the narrow streets around Portobello Harbour during peak hours.
  • Community groups frequently discuss ongoing cycling infrastructure improvements along the canal routes, noting the benefits for commuters traveling into the city center.
  • Local neighborhood commentary often emphasizes the high concentration of popular cafés, restaurants, and social amenities, making the area a sought-after location for city dwellers.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    With a floor area of 59 m² and two bedrooms, space is somewhat limited for growing children, and the apartment setting lacks a private garden, though its canal-side location offers scenic walks.

    4/10
  • Teenagers

    The central Dublin location provides excellent access to amenities and public transport, but the compact two-bedroom apartment layout offers restricted privacy for teenagers.

    5/10
  • Multi-generational Living

    At 59 m², the property is much too small to comfortably accommodate multiple generations under one roof.

    2/10
  • Single Buyers

    This two-bedroom apartment offers an ideal layout for a single buyer looking for a manageable, modern city home with secure parking and close proximity to the city centre.

    9/10
  • Couples

    The property provides an excellent layout for couples, featuring two well-proportioned bedrooms, an en-suite, and a bright open-plan living and dining area in a prime location.

    9/10
  • Empty Nesters

    Offering low-maintenance apartment living with lift access and secure parking close to urban amenities, this is a very attractive option for those downsizing.

    8/10
  • Retirees

    Conveniently located near city amenities and public transport with secure parking, though buyers should verify the long-term suitability regarding ageing in place and lift maintenance.

    7/10

Work

3 areas
  • Remote Working

    The bright living areas and second bedroom make it feasible to set up a home office workspace, though the 59 m² floor area requires careful space management.

    8/10
  • Hybrid Commuting

    Superb positioning within walking distance of the city centre and excellent public transport links makes hybrid commuting exceptionally convenient.

    10/10
  • Retired

    Low-maintenance apartment living with secure parking and effortless access to city amenities suits a retirement lifestyle well.

    8/10

Practical

8 areas
  • Ageing in Place

    While single-level apartment living avoids stairs within the home, buyers should verify lift access and long-term accessibility provisions.

    6/10
  • Low Maintenance

    A modern 59 m² apartment layout requires minimal upkeep compared to a traditional house.

    9/10
  • Secure Gated Entry

    The inclusion of secure parking adds an important layer of security and convenience for vehicle owners.

    8/10
  • Minimalist Design

    The clean lines of the open-plan living and kitchen areas lend themselves well to a minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    At 59 m² with a fixed two-bedroom configuration, layout flexibility is relatively restricted.

    5/10
  • Heritage Home

    This is a modern development rather than a period or heritage property.

    2/10
  • Ecological Setup

    Achieving a solid B BER rating, the property benefits from good energy efficiency standards.

    8/10
  • Outdoor areas

    The apartment lacks a private balcony or garden, though it makes up for this with picturesque canal views and nearby public green spaces.

    4/10

Interests

9 areas
  • Gardening

    As an apartment with no private garden space, opportunities for traditional gardening are virtually non-existent.

    2/10
  • Walking

    The canal-side setting and proximity to the city centre, St. Stephen's Green, and Camden Street offer fantastic urban walking routes.

    9/10
  • Gym

    The central location provides easy access to numerous fitness centres and gyms throughout Dublin city centre.

    8/10
  • Cycling

    Flat city terrain and dedicated cycle infrastructure nearby make commuting and recreational cycling very convenient.

    8/10
  • Golf

    While there are golf courses accessible in the wider Dublin region, none are immediately adjacent to this city-centre location.

    4/10
  • Fishing

    The adjacent canal offers urban waterside views, but is not typically a designated sport-fishing destination.

    3/10
  • Horse Riding

    Equestrian facilities are entirely absent from this dense urban neighborhood.

    1/10
  • Water Sports

    The Grand Canal is suited for scenic walks rather than active water sports.

    2/10
  • Entertaining

    The open-plan kitchen, living, and dining area provides a lovely space for hosting guests, complemented by vibrant nearby dining options.

    7/10

Lifestyle

5 areas
  • Quiet Living

    While enjoying picturesque canal views, the central Dublin 8 location inherently brings urban activity and street sounds.

    5/10
  • Rural Living

    Located in the heart of Dublin city, this property is completely unsuited to rural living.

    1/10
  • Village Living

    Proximity to Camden Street and local neighborhood amenities provides a community-focused village feel within an urban context.

    6/10
  • Coastal Living

    The property features pleasant canal views, but it is situated far from actual coastal areas.

    3/10
  • Urban Living

    Positioned right in Dublin 8 within walking distance of St. Stephen's Green, the city centre, and vibrant cafés, this is a premier urban residence.

    10/10

Social

6 areas
  • Community Involvement

    Urban apartment living tends to be more private, but the vibrant local neighborhood fosters active community engagement.

    6/10
  • Café Culture

    Located right in the heart of Dublin 8, residents are within walking distance of an array of trendy cafés and restaurants.

    10/10
  • Nightlife

    Close proximity to Camden Street and the city centre places a vast selection of pubs, bars, and entertainment venues within easy reach.

    9/10
  • Health/Wellness groups

    The central location provides access to numerous pilates & stretching studios, yoga classes, and wellness groups nearby.

    8/10
  • Networking Opportunities

    Proximity to the city's commercial and tech hubs offers fantastic networking and professional opportunities.

    9/10
  • Tech-Hub Connectivity

    Excellent connectivity and closeness to Dublin's primary commercial and technology centers make this an ideal spot for tech professionals.

    9/10

Listing information

Agent
Sherry FitzGerald Rathmines
Phone
01 496 6066
Current status
active
Published on HouseDelve
9 November 2026
Correction
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Property reference: HD-33CF74HouseDelve · Republic of Ireland

Report 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.