Photograph 1 of 25 of 16 Rosedale, Inchicore, Dublin 8, Co. Dublin
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16 Rosedale, Inchicore, Dublin 8, Co. DublinD08FT62

€295,000

1 Bed~1 Bath~70 m²~BER F

What you'll like:

  • Generous floor area: The property offers a spacious 70 square meters for a one bedroom layout, providing ample room for comfortable living and hosting guests.
  • Top floor positioning: Occupying the top level ensures no overhead foot traffic and enhances overall privacy and quietness for the occupants.
  • Dual aspect layout: The apartment features windows on multiple sides, maximizing natural light penetration throughout the day and improving cross ventilation.
  • South facing balcony: The private outdoor space enjoys a desirable southern orientation, ideal for soaking up sunshine and relaxing outdoors.
  • Quiet cul-de-sac setting: Located in a peaceful dead-end street by the River Camac, minimizing through traffic and associated street noise.
  • Underground parking space: Includes a secure designated vehicle parking spot, a valuable and convenient commodity in this urban Dublin location.
  • Recently upgraded kitchen: The high specification open plan cooking area boasts modern tiling, abundant counter space, and contemporary storage solutions.
  • Refurbished bathroom: The recently modernized bathroom features high quality tiling, a stylish towel radiator, and integrated storage options.
  • Built-in storage solutions: Sophisticated fitted cabinetry in the hallway and living spaces helps keep clutter hidden and maximizes usable floor area.
  • Character sash windows: Retains classic architectural charm while offering light-filled views of the surrounding mature neighborhood and riverbanks.
  • Versatile Murphy bed: The clever space-saving furniture integration allows the living area to easily transition between a lounge and guest sleeping quarters.
  • Walk-in wardrobe: The spacious double bedroom includes dedicated dressing storage, keeping clothing organized and easily accessible for residents.
  • Home office potential: The well-proportioned bedroom easily accommodates a dedicated workspace, ideal for remote working routines and productivity.
  • Convenient Luas access: Situated just a short stroll from public tram stops, ensuring fast and reliable commutes directly into Dublin city centre.
  • Proximity to green spaces: Close to the Grand Canal, Phoenix Park, and Memorial Gardens, offering fantastic outdoor recreational and exercise amenities.
  • Medical hub proximity: Walking distance to the major new children's hospital at St. James's, potentially boosting long-term rental demand.
  • Local village amenities: Inchicore village is within easy reach, providing local cafes, bars, and daily shopping conveniences right on your doorstep.
  • Exempt from rent caps: Listing notes indicate no rental restrictions apply, offering maximum pricing flexibility for potential residential property investors.
  • Cast iron radiator: Features stylish period-style heating elements that add an extra touch of character and interior design flair.
  • Modern construction year: Built in 2000, meaning standard modern structural foundations and electrical wiring compared to older Victorian stock.

But keep in mind:

  • Poor BER rating: The property carries a low F energy rating, which indicates high heat loss and signals that major insulation upgrades are necessary.
  • Substantial service charges: Annual management fees of over two thousand three hundred euros represent a significant recurring ownership cost to budget for.
  • Heating efficiency concerns: An F energy certificate often correlates with high winter utility bills and potential reliance on inefficient electric heating systems.
  • Future retrofit costs: Buyers should investigate the estimated costs and feasibility of upgrading windows and insulation to achieve a modern energy standard.
  • Top floor stair climb: Being on the top floor means daily reliance on stairs if elevator maintenance fails, which could impact accessibility over time.
  • Management company scrutiny: Buyers must verify the financial health, sinking fund balances, and planned maintenance schedules of the owners corporation.
  • Single bedroom limitation: The one bedroom layout restricts future resale appeal for expanding families who typically require multiple sleeping rooms.
  • Service charge inflation: Management fees can increase annually, requiring careful review of past fee trends during the legal conveyancing process.
  • Roof proximity issues: Top floor apartments can sometimes be more vulnerable to roof leaks or thermal extremes during summer and winter months.
  • Parking space security: Buyers should inspect the physical security gates and lighting of the underground car park to ensure safe vehicle storage.
  • Fire safety compliance: Given recent apartment building standard changes, buyers should verify that all external cladding and internal fire stopping meet current codes.
  • Sash window maintenance: Traditional timber sash windows require periodic painting and draft-proofing to prevent rattling and moisture ingress.
  • High urban density: While close to amenities, the immediate area experiences typical city traffic and parking pressures common across Dublin 8.
  • No elevator guarantee: Buyers with mobility considerations should confirm whether a passenger lift services the top floor of this specific block.
  • Bin storage provisions: Verify the location and management of communal waste disposal facilities to ensure adequate hygiene and convenience.
  • Sound insulation checks: While top floor units avoid overhead noise, buyers should test party wall acoustic privacy between adjacent apartments.
  • Water pressure verification: Check the hot water cylinder and mains pressure during a viewing to ensure adequate shower performance.
  • Sinking fund adequacy: Investigate whether the development has sufficient reserves saved for major capital expenditures like roof repairs or painting.
  • Insurance cost impacts: Low building energy ratings and older management company histories can sometimes complicate or increase property insurance premiums.
  • Future development surround: Check local planning registers for nearby vacant commercial lots that might be slated for high-density residential construction.

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 looks somewhat undervalued compared with the available evidence.
  • The asking price appears somewhat undervalued relative to broader market norms and recent local sales patterns, primarily because it sits below what similar sized apartments in the immediate vicinity have commanded in recent months.
  • Valuation signals present a mixed picture, where a generous floor area and secure parking strongly support the asking price, though an extremely poor energy rating introduces potential future retrofit costs that could dampen buyer enthusiasm.
  • Upward support for this pricing level comes from the lack of rental caps and excellent local amenities like the nearby transport links, while a weak building energy rating and ongoing service charges might undermine aggressive bidding momentum.
  • Additional relevant market factors include high demand for well-located urban accommodation near major medical and leisure infrastructure, which helps offset efficiency drawbacks and sustains competitive interest from prospective first-time buyers.

Build Analysis

What we know from similar construction types

  • The property is a top-floor apartment constructed around the year 2000, featuring dual-aspect orientation and a south-facing balcony.
  • The BER rating is F, which indicates poor energy efficiency and suggests that external walls, windows, or roof spaces may lack adequate insulation.
  • A buyer should investigate the annual service charge, which is listed at 2,313.66 euros, to understand what maintenance and insurance are covered.
  • Given the apartment's location along the banks of the River Camac, a buyer should verify flood history and insurance availability for the development.
  • As a top-floor unit, the roof structure and any potential maintenance liabilities should be checked with the management company.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Estimated deep-retrofit cost is between 35,000 and 55,000 euros to bring the F-rated apartment to a modern standard.
  • Reasoning: The BER is F, indicating substantial energy loss. Upgrading sash windows to modern double or triple glazing, installing internal wall insulation where permitted by the management company, upgrading the heating system away from older electric or conventional radiators, and improving ventilation will be necessary to achieve a high BER rating.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately 1,200 euro to 1,600 euro.
  • Explanation: The property has an inefficient BER rating of F, which indicates poor thermal performance and higher energy usage to maintain a comfortable indoor temperature for a 70 square meter apartment.

Pollution Safe

8/10

Environmental situation to investigate

  • The location is primarily residential with good access to green spaces and parks, appearing generally free from major industrial pollution concerns.
  • Any historical or localized environmental concerns should be independently verified by prospective buyers.

Flood Safe

7/10

Water overflow reports to follow up

  • The property is set along the banks of the River Camac, which means buyers should review local flood maps and history to assess potential fluvial flood risks.
  • Standard conveyancing checks should be carried out to confirm the exact flood defenses and official zoning status of the site.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 38 ROSEDALE, TYRCONNELL ST, INCHICORE DUBLIN 8

    Sale date
    Declared sale price
    €340,000.00
  • 47 ROSEDALE, TYRCONNELL ST, INCHICORE DUBLIN 8

    Sale date
    Declared sale price
    €348,000.00
  • 48 ROSEDALE, TYRCONNELL ST, INCHICORE

    Sale date
    Declared sale price
    €317,000.00
  • APT 40, ROSEDALE, TYRCONNELL ST

    Sale date
    Declared sale price
    €255,000.00
  • 5 ROSEDALE, TYRCONNELL ST, INCHICORE

    Sale date
    Declared sale price
    €511,000.00

Recent sales in the wider Inchicore 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 3,540 euro to 29,500 euro depending on whether this is residential property tier rates (typically 1 percent up to 1 million euro for residential properties).
  • Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus VAT and outlays.
  • Land registration fees: approximately 400 euro to 800 euro.
  • Property valuation fees: approximately 150 euro to 250 euro.
  • Surveyor fees: approximately 500 euro to 1,000 euro.
  • Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and building cover.

Forum Talk

What people are saying about this area

  • Residents frequently discuss the convenience of the local LUAS stop for commuting into Dublin city centre.
  • The proximity to the Grand Canal, Phoenix Park, and Memorial Gardens is highlighted as a major plus for outdoor amenities.
  • Locals often mention the ongoing developments around the area, including the new children's hospital at St. James's.
  • Community discussions often note the quiet cul-de-sac setting along the banks of the River Camac as a peaceful retreat.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property is a 1-bedroom top floor apartment spanning 70 m², which provides very limited space for growing children. However, the proximity to the new children's hospital at St. James's and local parks like the Phoenix Park offers some convenience.

    3/10
  • Teenagers

    With only one bedroom and a compact layout, this apartment is entirely unsuitable for teenagers requiring their own bedrooms and privacy.

    2/10
  • Multi-generational Living

    A single-bedroom apartment with a 70 m² floor area makes multi-generational living impossible.

    1/10
  • Single Buyers

    This stylish, recently refurbished 1-bedroom apartment with a home office space, underground parking, and great transport links is exceptionally well-suited for single buyers entering the market.

    9/10
  • Couples

    The property offers a high-spec interior, south-facing balcony, and an open-plan kitchen and dining area, making it a cozy home for a couple, though the single bedroom is a limiting factor.

    7/10
  • Empty Nesters

    Top-floor living without elevator mention might present challenges, but the low-maintenance nature and proximity to village amenities appeal to downsizers looking for a manageable city base.

    6/10
  • Retirees

    While close to local amenities and public transport, being a top-floor apartment with potential stairs to navigate and an annual service charge of 2,313.66 may not suit all retirees for long-term ageing in place.

    5/10

Work

3 areas
  • Remote Working

    The property includes dedicated space for a home office within the spacious double bedroom, making remote work highly viable, though buyers should verify broadband speeds.

    8/10
  • Hybrid Commuting

    With the LUAS a short stroll away and easy access to the city centre, hybrid commuters are exceptionally well-positioned.

    9/10
  • Retired

    Convenient for retirees who value access to city amenities, though top-floor stair access and annual service charges should be considered.

    5/10

Practical

8 areas
  • Ageing in Place

    Being a top-floor apartment without explicit elevator details means accessibility could decline over time, though maintenance is handled via management.

    4/10
  • Low Maintenance

    As a recently refurbished apartment with an annual service charge of 2,313.66 covering communal upkeep, day-to-day maintenance is very low.

    9/10
  • Secure Gated Entry

    The property benefits from a secure underground car space and is located in a quiet cul-de-sac setting.

    7/10
  • Minimalist Design

    Features sophisticated built-in storage, a walk-in wardrobe, and a Murphy bed, lending itself well to a clean, minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    The open-plan kitchen and dual-aspect living room offer some layout flexibility, but the 1-bedroom footprint is inherently fixed.

    5/10
  • Heritage Home

    Built in 2000, this is a modern apartment rather than a period heritage property, though it features classic touches like sash windows.

    3/10
  • Ecological Setup

    The property carries a low BER rating of F, indicating potential room for energy-efficiency improvements that the buyer should investigate.

    2/10
  • Outdoor areas

    Includes a desirable south-facing balcony off the living room, complemented by close proximity to the Phoenix Park and Memorial Gardens.

    6/10

Interests

9 areas
  • Gardening

    As a top-floor apartment, outdoor green space is limited to a south-facing balcony, offering very minimal scope for gardening.

    2/10
  • Walking

    Fantastic walking opportunities nearby including the Grand Canal, Phoenix Park, and Memorial Gardens.

    9/10
  • Gym

    Urban location provides reasonable access to commercial fitness facilities and health clubs in the wider Dublin 8 area.

    6/10
  • Cycling

    Good connectivity to the city centre and nearby parks makes cycling a viable commuting and leisure option, though secure bicycle storage arrangements should be verified.

    7/10
  • Golf

    While urban golf courses require a short commute, the central location provides a reasonable base from which to travel to them.

    4/10
  • Fishing

    The property is set along the banks of the River Camac, though urban fishing opportunities are generally quite limited.

    4/10
  • Horse Riding

    An inner-suburb apartment is poorly suited for equestrian enthusiasts due to a lack of nearby stables.

    2/10
  • Water Sports

    Proximity to the Grand Canal offers some limited aquatic views, but serious water sports require travel to coastal areas or specialised facilities.

    3/10
  • Entertaining

    Features an open-plan high-spec kitchen and dining area along with a south-facing balcony, though overall living space is restricted by the 1-bedroom layout.

    6/10

Lifestyle

5 areas
  • Quiet Living

    Situated in a quiet cul-de-sac set along the banks of the River Camac, the property offers a peaceful residential environment despite its Dublin 8 location.

    8/10
  • Rural Living

    Located in Inchicore, Dublin, this is an urban residential setting far removed from rural life.

    1/10
  • Village Living

    Inchicore village offers a strong local community feel with nearby cafes, bars, and shops within walking distance.

    7/10
  • Coastal Living

    The location is inland in Dublin and has no proximity to the coast.

    1/10
  • Urban Living

    Excellent urban positioning with the LUAS a short stroll away making the city centre easily accessible, alongside nearby amenities and hospitals.

    9/10

Social

6 areas
  • Community Involvement

    Inchicore village provides local community engagement opportunities, supplemented by active neighborhood amenities.

    6/10
  • Café Culture

    A host of local cafes and bars in Inchicore village are within walking distance, offering a vibrant local social scene.

    8/10
  • Nightlife

    Local pubs are nearby, and the short LUAS ride to Dublin city centre ensures extensive access to nightlife and entertainment.

    7/10
  • Health/Wellness groups

    Urban setting ensures good access to local fitness classes, wellness groups, and healthcare facilities.

    7/10
  • Networking Opportunities

    Proximity to Dublin's commercial center via excellent public transport facilitates professional networking.

    8/10
  • Tech-Hub Connectivity

    Easy transit links into Dublin's major tech employer hubs make this an appealing location for tech professionals.

    8/10

Listing information

Agent
Brock DeLappe Estate Agents
Phone
01 633 4446
Published on HouseDelve
27 September 2026
Correction
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Property reference: HD-82C5B8HouseDelve · 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.