17 Packenham House, Christchurch, Dublin 8, Co. DublinD08VRP8
€325,000
2 Bed~1 Bath~49 m²~BER C
What you'll like:
- Prime city centre location: Situated right near Patrick Street and Francis Street, putting cafes, restaurants, and cultural landmarks within an easy walking distance.
- South easterly aspect: The light filled open plan living room benefits from favorable sun exposure, brightening the main interior spaces throughout the morning.
- Recently refurbished bathroom: Features high spec sanitary ware, tiled flooring, partially tiled walls, and a convenient towel radiator for a modern daily routine.
- Sophisticated fitted wardrobes: Both bedrooms include built-in storage solutions, maximizing floor space and keeping personal items neatly organized for the buyer.
- Integrated home office space: The main bedroom offers dedicated room for a desk setup, accommodating remote work needs without crowding the sleeping area.
- Eye catching kitchen: The L shaped layout includes quality splashback tiling, a tiled floor, and ample counter space for comfortable daily meal preparation.
- Convenient utility hotpress: Dedicated storage space in the entrance hall helps keep laundry appliances and household clutter tucked away from the main rooms.
- Laminate flooring throughout: Durable and easy to maintain laminate floors run through the hallway, living areas, and bedrooms for a cohesive aesthetic.
- Balconette with garden views: A sliding door opens from the living area to a small outdoor railing overlooking quiet communal grounds for fresh air.
- Maintained to high standard: The interior presents a stylish and polished feel, allowing the new owner to move in without immediate renovation expenses.
- Dual street access: The building offers entries on both Patrick Street and Francis Street, providing flexible pedestrian routes into different neighborhood sectors.
- Walkable to Grafton Street: Major shopping districts like Grafton Street and St Stephen's Green are just a short stroll away for retail convenience.
- High speed Wi Fi available: Infrastructure supports fast internet connectivity, which is essential for remote professionals or households streaming heavy data daily.
- Established construction era: Built in 1994, the development benefits from a mature neighborhood context rather than ongoing noisy surrounding construction sites.
- Manageable floor area: At 49 square meters, the compact second floor footprint results in lower energy consumption and straightforward routine household cleaning.
- Generous second bedroom: Provides versatile options for guest accommodation, a dedicated hobby room, or an alternative home office setup for occupants.
- Communal garden access: Residents can enjoy shared green outdoor space on site, offering a peaceful break from the surrounding bustling urban environment.
- Strong rental potential: The central Dublin 8 location makes this property attractive to future tenants if purchased as a buy to let investment.
- Compact second floor layout: Being situated on the second floor offers moderate elevation above street level while remaining easily accessible via stairs.
- Established local amenities: Nearby bars, shops, and cultural spots ensure a vibrant inner city lifestyle right outside the front door of the development.
But keep in mind:
- Annual service charge: The yearly fee of €1695 adds an ongoing financial overhead that buyers must factor into their recurring monthly housing budget.
- Compact floor area: Measuring 49 square meters, the apartment is relatively small and may feel cramped for larger households or those with extensive belongings.
- Moderate BER rating: Holding a C energy rating means heating efficiency could be lower, potentially leading to higher utility bills during winter months.
- Single bathroom configuration: With only one bathroom shared between both bedrooms, morning routines might require coordination among multiple occupants.
- Second floor walkup: Depending on elevator availability and maintenance, living on the second floor requires regular stair usage for daily groceries and luggage.
- Urban noise exposure: A central city location near busy streets can introduce traffic sounds, nightlife activity, and pedestrian commotion into the living space.
- Limited private outdoor space: The property features only a balconette rather than a full balcony or private garden, restricting outdoor lounging options.
- Elevator reliability checks: Buyers should verify the service history and maintenance schedule of the building elevator to avoid unexpected outage inconveniences.
- Management company review: Purchasers need to inspect sinking fund balances, upcoming capital expenditures, and rules set by the owners management company.
- Parking availability uncertainty: The listing does not mention a designated parking space, so buyers with a vehicle must investigate local permit options.
- Open plan kitchen limits: Cooking odors and sound from the L shaped kitchen can easily travel into the main living and dining areas.
- Storage constraints: Aside from the fitted wardrobes and utility hotpress, overall internal storage is limited due to the compact 49 square meter footprint.
- Refuse management logistics: Buyers should check how waste disposal and recycling bins are managed on site to ensure convenient day to day rubbish handling.
- Fire safety compliance: Due diligence should include confirming that the building meets all modern fire safety regulations for multi unit apartment complexes.
- Potential service charge increases: Future maintenance projects on the 1994 structure could lead to rising service charge levies or special assessments.
- Window glazing inspection: Double glazing efficiency should be verified to ensure proper thermal insulation and sound dampening against urban street noise.
- Communal area upkeep: Buyers ought to inspect the cleanliness and general maintenance standards of shared hallways, stairs, and the internal garden.
- Bicycle parking facilities: Cyclists should verify if secure indoor or covered bike racks are provided within the Packenham House development.
- Future local development: Investigate whether nearby plots on Francis or Patrick Street have pending planning applications that might alter neighborhood views.
- Mortgage valuation variance: Given the asking price and compact size, buyers should ensure their lender appraises the property value accurately for loan approval.
Price positioning
?
- The asking price appears somewhat overvalued because it sits higher than several official market benchmarks recorded for similar multi-storey units within the exact same residential development context during recent months.
- Upward valuation signals stem from high-spec interior finishes, a refurbished bathroom, an eye-catching L-shaped kitchen, and a highly central city-centre location that attracts strong rental and owner-occupier demand.
- Such a premium price point could be supported by continued demand for turnkey city properties, though it might be undermined by ongoing annual service charges and a moderate building energy rating.
- Additional relevant factors include the efficient 49 square metre layout featuring two bedrooms and a south-easterly aspect, which maximizes usable living space despite the compact footprint typical of urban apartments.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment built around 1994, with a floor area of approximately 49 square meters.
- The listing indicates recent refurbishments including a modernized bathroom and kitchen, though a buyer should verify the quality and compliance of any structural or plumbing alterations.
- Given that it is an apartment development, a buyer's solicitor should investigate the current annual service charge of €1695, what it covers, the status of the sinking fund, and any upcoming major capital works.
- Fire safety, sound insulation, and management company regulations for multi-unit developments should be independently reviewed.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 700 to 900 euro.
- Short explanation: Given the 49 square metre floor area and a C BER rating, energy consumption for space heating is moderate compared to lower-rated properties, though actual costs will vary based on heating fuel type and individual usage habits.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established city-center urban environment with typical vehicular traffic emissions.
- There are no major heavy industrial facilities, active landfills, or large incinerators immediately adjacent to this residential address, though urban air quality should be independently verified if sensitive to pollutants.
Flood Safe
8/10Water overflow reports to follow up
- The apartment is situated on the second floor, providing significant elevation above street level against surface water accumulation.
- While general urban drainage and heavy rainfall events can occasionally cause localized pooling in low-lying city sectors, overall flood risk for this specific elevated unit appears low, though buyers should consult local authority flood maps.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
30 PACKENHAM HOUSE, DEAN COURT, FRANCIS ST
- Sale date
- Declared sale price
- €303,250.00
21 PACKENHAM HOUSE, DEAN COURT, PATRICK ST DUBLIN 8
- Sale date
- Declared sale price
- €273,000.00
8 PACKENHAM HOUSE, DEAN COURT, PATRICK ST DUBLIN 8
- Sale date
- Declared sale price
- €146,250.00
20 PACKENHAM HOUSE, DEAN COURT, PATRICK ST DUBLIN 8
- Sale date
- Declared sale price
- €335,000.00
8 PACKENHAM HOUSE, DEAN COURT, PATRICK ST DUBLIN 8
- Sale date
- Declared sale price
- €225,000.00
Recent sales in the wider Christchurch 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 1 percent of the purchase price, amounting to 3,250 euro for a 325,000 euro property.
- Solicitor legal fees: roughly 1,500 to 2,500 euro plus VAT and outlay costs.
- Land registration fees: approximately 175 to 700 euro depending on the registration type.
- Property valuation fees: around 150 to 300 euro for mortgage purposes.
- Surveyor fees: about 400 to 800 euro depending on the level of detail required for a 49 square metre apartment.
- Annual home insurance: roughly 300 to 600 euro depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant atmosphere and central location of living near Patrick's Street and Francis Street.
- Community forums often highlight the convenience of walking distance to Grafton Street, St. Stephen's Green, and Dame Street.
- Discussions among locals often touch upon city-center traffic management and the bustling nightlife in the immediate Dublin 8 area.
- Homeowners in the vicinity note the ongoing popularity and high demand for well-maintained apartments within older established developments like those built in the 1990s.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property is a 49 m² two-bedroom apartment, which offers limited space for growing children and lacks a private garden, though it has access to communal areas.
- Teenagers4/10
Two bedrooms provide minimal space for teenagers, but the central city location offers great access to urban amenities and public transport.
- Multi-generational Living2/10
With only 49 m² of floor area and one bathroom, this apartment is entirely unsuited for multi-generational living.
- Single Buyers9/10
An ideal setup for a single buyer looking for a stylish, central apartment with a dedicated home office space in the main bedroom and great urban convenience.
- Couples8/10
Well-suited for couples seeking a manageable city-centre home with open-plan living, a south-easterly aspect, and proximity to dining and entertainment.
- Empty Nesters7/10
Low-maintenance second-floor apartment living with lift access (to be verified) and a central location makes it appealing for those downsizing.
- Retirees6/10
While low maintenance, retirees should verify lift access to this second-floor unit and consider the bustling nature of city-centre living.
Work
3 areas- Remote Working8/10
High-speed Wi-Fi is featured, and the main bedroom includes designated space for a home office.
- Hybrid Commuting10/10
Unbeatable central location makes commuting to any part of the city or accessing public transport networks extremely convenient.
- Retired6/10
Convenient for retirees who want to be close to urban amenities, provided stairs or lift access suit their physical needs.
Practical
8 areas- Ageing in Place4/10
As a second-floor apartment, suitability for ageing in place depends entirely on the availability and reliability of lift access.
- Low Maintenance9/10
Apartment living with managed service charges (€1,695 per annum) ensures exterior and communal maintenance is taken care of.
- Secure Gated Entry7/10
Standard apartment building security features apply, though specific gated entry details should be verified.
- Minimalist Design9/10
Features an open-plan layout, laminate flooring, sophisticated fitted wardrobes, and a compact 49 m² footprint ideal for minimalist living.
- Flexible Floor Plans5/10
The open-plan living and kitchen areas are fixed in design, though bedrooms offer good functionality.
- Heritage Home2/10
Built in 1994, this is a modern apartment rather than a period or heritage property.
- Ecological Setup5/10
The property carries a C BER rating, meaning energy efficiency is average and could potentially be upgraded.
- Outdoor areas3/10
Outdoor space is restricted to a small balconette overlooking communal gardens, with no private garden.
Interests
9 areas- Gardening2/10
There is no private garden, only a small balconette and shared communal gardens.
- Walking9/10
Excellent walkability with the entire city centre, historical sites, and parks like St. Stephen's Green accessible on foot.
- Gym8/10
Being in a central urban location provides easy access to numerous commercial gyms and fitness centres nearby.
- Cycling7/10
Good connectivity to the city's cycling infrastructure, though city traffic requires vigilance.
- Golf3/10
No golf facilities are immediately adjacent, requiring travel to suburban courses.
- Fishing2/10
Proximity to the River Liffey offers limited urban angling, but serious fishing requires travel outside the city centre.
- Horse Riding1/10
No equestrian facilities are available in this dense urban location.
- Water Sports2/10
Water sports are not catered to locally, though the Liffey and Dublin bay are accessible by transport.
- Entertaining7/10
The open-plan living and dining area with a south-easterly aspect provides a lovely space for small gatherings, supported by nearby bars and restaurants.
Lifestyle
5 areas- Quiet Living3/10
Located in the heart of the city centre on Patrick's Street, residents will experience typical urban noise levels rather than quiet surroundings.
- Rural Living1/10
This is a dense urban environment with no rural characteristics.
- Village Living5/10
Proximity to Francis Street offers a localized village feel with nearby independent shops and cafes, despite being centrally located.
- Coastal Living1/10
The property is located inland in Dublin 8, far from coastal areas.
- Urban Living10/10
Perfectly positioned in the heart of Dublin city centre with Grafton Street, St. Stephen's Green, and numerous bars, cafes, and shops within a short stroll.
Social
6 areas- Community Involvement5/10
Urban apartment living tends to have a more transient community feel, though local Francis Street traders offer a neighborhood atmosphere.
- Café Culture10/10
Surrounded by an abundance of cafes, restaurants, and bars in the immediate Christchurch and Francis Street areas.
- Nightlife9/10
Vibrant nightlife options are right on the doorstep given the central Dublin location.
- Health/Wellness groups8/10
Easy access to various fitness classes, wellness groups, and pilates & stretching studios across the city centre.
- Networking Opportunities9/10
Proximity to the central business district and tech hubs makes networking exceptionally convenient.
- Tech-Hub Connectivity9/10
High Speed Wi-Fi is available in the property, and major tech employers in the city centre are easily accessible.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-879E87HouseDelve · 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.