16 St. Johns Street, Blackpitts, Dublin 8D08H2V9
€495,000
2 Bed~1 Bath~58 m²~BER C
What you'll like:
- Turnkey interior condition: The property has been thoughtfully upgraded and meticulously maintained, allowing you to move in immediately without undertaking any costly or stressful home renovations.
- Prime city centre location: Situated in the heart of Dublin 8, the house offers effortless walking access to Grafton Street, Trinity College, and vibrant local amenities.
- Quiet cul de sac: Tucked away in a peaceful enclave off Clanbrassil Street, residents enjoy a tranquil living environment despite the central urban setting.
- Dual aspect layout: The interior benefits from windows on multiple sides, ensuring an abundance of natural light fills the living spaces throughout the entire day.
- Luxurious modern bathroom: The newly fitted bathroom features a contemporary walk-in shower, sleek recessed shelving, and the added daily comfort of underfloor heating.
- Upgraded shaker kitchen: The stylish kitchen is equipped with quality grey Shaker-style units and integrated appliances, creating a functional and attractive culinary workspace.
- Seamless indoor outdoor flow: Glazed sliding doors connect the kitchen and dining area directly to the rear courtyard, perfect for modern entertaining and relaxation.
- Westerly private courtyard: The rear outdoor space enjoys a desirable western orientation, making it an ideal sun-trap for afternoon and evening relaxation outdoors.
- Two double bedrooms: Unlike many period or compact homes in the area, this residence offers two generously proportioned double rooms with integrated wardrobe storage.
- Built in storage: Both bedrooms feature practical built-in wardrobes, while additional under-stairs space maximizes the efficient footprint of the home.
- Solid fuel stove: The living room features a cosy solid-fuel stove with a solid wood mantel, providing an attractive focal point and efficient supplemental heating.
- Proximity to higher education: TU Dublin and other major educational institutions are conveniently located nearby, enhancing the long-term rental demand and investment appeal.
- Access to healthcare hubs: St. James’s Hospital and The Coombe are situated close by, offering exceptional convenience for healthcare professionals working in the area.
- Excellent transport links: Numerous bus routes and the nearby LUAS tram provide fast, reliable access across the city and connect easily to major transport hubs.
- Stable asking price: The recorded asking price of €495,000 has remained unchanged since tracking began, suggesting a firm vendor stance and consistent market valuation.
- Efficient gas heating: Fitted with gas-fired central heating, the home ensures reliable and controllable warmth throughout the winter months.
- Handcrafted exterior storage: The rear courtyard includes a bespoke timber storage unit, providing a clever solution for outdoor items and maintaining a tidy exterior.
- Contemporary flooring: The ground floor features quality laminate wood flooring throughout, combining aesthetic appeal with easy everyday maintenance and cleaning.
- Recessed lighting: Modern recessed lighting fixtures are installed throughout the home, creating a clean ceiling profile and bright, even illumination in every room.
- Strong rental potential: Given the central address and two double bedrooms, the property represents an attractive option for future buy-to-let investors.
But keep in mind:
- Compact floor area: Measuring only 58 square metres, the total living space is relatively modest and may feel confined for growing families or buyers needing expansive rooms.
- C energy rating: A BER rating of C indicates that energy efficiency is only moderate, and the buyer should investigate potential upgrade costs for better insulation.
- On street parking only: Parking relies exclusively on on-street spaces, which may create daily convenience challenges, availability issues, or require a local residential permit.
- Absence of private driveway: Without a dedicated off-street driveway, loading shopping or securing a vehicle directly outside the front door is not guaranteed.
- Limited garden size: The rear courtyard is compact in scale, offering restricted space for extensive outdoor gardening, large social gatherings, or children's play equipment.
- Single bathroom constraint: With only one bathroom servicing both double bedrooms, busy morning routines could create household bottlenecks for occupants and guests.
- Potential sound transmission: Being part of a historic inner-city enclave, buyers should investigate potential party-wall noise transfer from adjoining terrace properties.
- Uncertain extension potential: Due to the small size of the rear courtyard, adding future ground-floor extensions would significantly diminish valuable outdoor living space.
- Inner city urban density: The surrounding Blackpitts area experiences high urban density, which may bring associated city noise, traffic volumes, and general activity.
- Basement and damp checks: Buyers should commission a thorough structural survey to verify that damp prevention and sub-floor ventilation are adequate in this older urban pocket.
- Stove compliance verification: The buyer should verify that the solid-fuel stove complies with current local air quality regulations and building safety standards.
- Window glazing assessment: A surveyor should inspect the window seals and glazing units to ensure thermal efficiency aligns with the current C energy rating.
- Roof condition due diligence: The roof structure and tiles should be professionally inspected to determine if any maintenance or insulation upgrades are required soon.
- Ventilation in bathroom: The buyer must check that the newly renovated bathroom has adequate mechanical extraction to prevent condensation and mold issues.
- Plumbing system inspection: Given the upgraded kitchen and bathroom, a surveyor should verify the integration of new fixtures with older existing supply and waste pipes.
- Lack of separate reception: The open-plan ground floor lacks a separate, private reception room, meaning noise from the kitchen easily carries into the main living area.
- Storage limitations: Aside from bedroom wardrobes and under-stairs space, there is a general lack of dedicated utility, attic, or walk-in storage rooms.
- Future local development: The evolving Dublin 8 district frequently undergoes urban renewal, and buyers should investigate nearby planned construction projects that might impact views.
- Insurance cost verification: The buyer should check if inner-city urban location factors influence home insurance premiums or specific security policy requirements.
- Asking price firmness: The lack of downward price movement during the tracking period suggests the seller may be unwilling to negotiate flexibly below the €495,000 level.
Price positioning
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- The asking price appears somewhat elevated relative to baseline historical values for this specific compact dwelling, signalling a strong initial pricing strategy designed to capitalise on recent micro-market momentum and turnkey appeal in Dublin 8.
- Upward valuation signals stem from the comprehensive modern upgrades, including a luxury bathroom with underfloor heating and a contemporary kitchen, contrasting against the modest fifty-eight square metre floor area and a C energy rating.
- Market support relies heavily on persistent buyer demand for city-centre proximity and ready-to-occupy homes, whereas potential overpricing risks could undermine interest if competing properties offer superior energy efficiency or larger square footage nearby.
- Additional relevant factors include the quiet cul-de-sac setting and private westerly courtyard, which provide desirable lifestyle benefits that help justify a higher pricing tier despite the compact footprint and historical purchase figures.
Build Analysis
What we know from similar construction types
- The property is a two-storey, two-bedroom home with a floor area of 58 square meters, featuring a dual-aspect layout and a west-facing rear courtyard.
- Recent upgrades include a newly fitted kitchen, a luxurious bathroom with underfloor heating, and a solid-fuel stove in the living room.
- A buyer should verify the insulation standards, window glazing specifications, and the efficiency of the gas-fired central heating system given the C BER rating.
- Potential buyers should investigate the party walls, roof space insulation, and general structural condition during a pre-purchase survey, as it is an older urban infill property.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,000 to 1,400 euro.
- Explanation: This property has a floor area of 58 square meters and a BER rating of C. Heating costs will vary based on personal usage habits, energy prices, and the efficiency of the gas-fired central heating system combined with the solid-fuel stove.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
24 ST JOHNS ST, BLACKPITTS, DUBLIN 8
- Sale date
- Declared sale price
- €315,000.00
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
16 SAINT JOHN ST, BLACKPITTS, DUBLIN 8
- Sale date
- Declared sale price
- €395,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,950 — 1% of €495,000.
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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 2,500 euro plus VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 500 to 1,000 euro for a standard structural survey.
- Annual home insurance: approximately 350 to 600 euro depending on the policy and coverage level.
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 cafes and independent businesses.
- Local community forums often highlight the convenience of walking to the city centre and the close proximity to TU Dublin and major hospitals.
- Traffic calming measures and on-street parking availability are common topics of conversation among neighborhood residents.
- Local groups often share positive sentiment regarding the neighborhood's vibrant community feel and proximity to the LUAS network.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
With a floor area of 58 m² and two bedrooms, space is limited for young children. However, the open-plan ground floor and enclosed west-facing courtyard offer manageable living for a small family.
- Teenagers4/10
The compact 58 m² size and single bathroom shared across two bedrooms may feel crowded for teenagers who require personal space and privacy.
- Multi-generational Living2/10
The two-bedroom layout spanning 58 m² lacks the scale, independent living zones, or privacy required for multi-generational households.
- Single Buyers9/10
An ideal setup for a single buyer seeking a turnkey home close to the city centre, with a second bedroom serving well as a home office or guest room.
- Couples9/10
Perfect for couples looking for a stylish, low-maintenance urban home in turnkey condition within walking distance of social hubs and amenities.
- Empty Nesters8/10
Downsizers will appreciate the single-level flow of the ground floor, low-maintenance outdoor courtyard, and central city location, though stairs to the bedrooms should be noted.
- Retirees7/10
The property offers excellent proximity to hospitals and city amenities, but the staircase and upper-floor bathroom mean buyers should consider long-term mobility.
Work
3 areas- Remote Working8/10
The second bedroom provides a dedicated space for a home office, and the quiet cul-de-sac setting supports a productive work-from-home environment.
- Hybrid Commuting10/10
Outstanding location within walking distance of the city centre and close to bus routes and the LUAS, making hybrid commuting seamless.
- Retired8/10
Proximity to St. James's Hospital and The Coombe, alongside easy access to local services, makes this practical for retirees who prefer city life.
Practical
8 areas- Ageing in Place5/10
While the ground floor is manageable, the presence of stairs to the bedrooms and upper bathroom presents long-term mobility challenges.
- Low Maintenance9/10
Presented in turnkey condition following recent upgrades including a luxurious renovated bathroom and modern kitchen, minimizing near-term upkeep.
- Secure Gated Entry4/10
The property features on-street parking and direct street access rather than a gated perimeter, so standard urban security measures should be verified.
- Minimalist Design8/10
Clean contemporary finishes, neutral flooring, and an efficient open-plan layout lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
The 58 m² layout is well-utilized with open-plan living downstairs and two double bedrooms upstairs, though structural flexibility is limited by the footprint.
- Heritage Home6/10
Located in an established historic area of Dublin 8, though the interior has been extensively upgraded with modern finishes.
- Ecological Setup6/10
Achieves a C BER rating, offering reasonable energy efficiency, though further green upgrades could be explored.
- Outdoor areas6/10
Features a private west-facing courtyard garden with raised bedding and storage, providing a low-maintenance outdoor retreat.
Interests
9 areas- Gardening3/10
Outdoor space is restricted to a compact, west-facing courtyard with raised bedding, suited more for container plants than traditional gardening.
- Walking9/10
Exceptional walkability to the city centre, local parks, historical sites, and everyday amenities without needing a car.
- Gym8/10
Proximity to central Dublin ensures easy access to a wide variety of commercial gyms, fitness studios, and health clubs.
- Cycling8/10
Flat inner-city terrain makes cycling a viable and fast commuting option, though secure bicycle storage should be verified.
- Golf4/10
Being in the city centre means golf courses require travel to the outer suburbs or county fringes.
- Fishing2/10
Inner-city location offers no immediate access to fishing opportunities.
- Horse Riding1/10
No equestrian facilities are located nearby in this densely populated urban environment.
- Water Sports3/10
Proximity to the River Liffey and canal networks offers limited recreational water activity, but major water sports require travel to the coast.
- Entertaining7/10
The open-plan kitchen and dining area with sliding doors to the west-facing courtyard creates a bright, functional space for hosting small gatherings.
Lifestyle
5 areas- Quiet Living7/10
Tucked away in a quiet cul-de-sac just off Clanbrassil Street, the property offers a peaceful residential feel despite its central urban setting.
- Rural Living1/10
Located in the heart of Dublin 8 with on-street parking and urban surroundings, this property offers no rural characteristics.
- Village Living7/10
The surrounding Blackpitts and Clanbrassil Street neighbourhood provides a community feel with local independent shops, cafés, and amenities.
- Coastal Living1/10
The property is situated in an inner-city residential area far from coastal amenities.
- Urban Living10/10
Superbly positioned within walking distance of the city centre, Grafton Street, Trinity College, and local public transport including the LUAS.
Social
6 areas- Community Involvement7/10
The small enclave setting fosters a tight-knit community feel within a broader urban neighbourhood.
- Café Culture9/10
Surrounded by an excellent selection of independent cafés, bakeries, and eateries throughout the Dublin 8 district.
- Nightlife9/10
Bars, restaurants, and entertainment venues in the city centre and Camden Street area are within easy walking distance.
- Health/Wellness groups8/10
Numerous local fitness classes, pilates and stretching studios, and wellness groups operate within the immediate locality.
- Networking Opportunities9/10
Proximity to the central business district and tech hubs provides abundant professional networking avenues.
- Tech-Hub Connectivity9/10
Excellent connectivity and short transit times to major employers and technology campuses across the capital.
Listing information
- Agent
- Mullery O Gara Estate Agents
- Phone
- 01 255 2489
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-9FA3C5HouseDelve · 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.