17 The Innings, Observatory Lane, Rathmines, Dublin 6D06D913
€445,000
2 Bed~1 Bath~46 m²~BER C
What you'll like:
- Prime village location: Situated right in the heart of Rathmines Village, this property offers incredible convenience to local shops, cafés, and restaurants. This highly walkable lifestyle appeals strongly to tenants and owner-occupiers alike.
- Cricket ground views: The private balcony overlooks the well-maintained grounds of Leinster Cricket Club, providing a pleasant and leafy outlook that is rare for central urban apartments. This scenic backdrop enhances the overall living experience.
- Exempt from RPZ rules: The listing states the property is not subject to Rent Pressure Zone restrictions, offering prospective investor buyers greater flexibility in setting market-rate rental income without statutory caps.
- Secure gated parking: Includes designated surface parking positioned behind secure electronically controlled gates, which provides invaluable peace of mind and convenience in such a busy urban location where parking is at a premium.
- Own door access: The apartment features its own private entrance directly from the exterior rather than a shared internal corridor, offering an enhanced sense of privacy and independence reminiscent of a small house.
- Manageable service charge: Annual management fees are quoted at a reasonable €1,100 per annum, helping to keep ongoing operational costs predictable and affordable for the future owner or landlord.
- Excellent presentation standard: The interior is described as being in excellent condition throughout, meaning a new buyer can move in immediately or rent the property out without needing to undertake costly immediate renovations.
- Compact floor area: Measuring 46 square meters, the layout is efficient and easy to maintain, making it an ideal starter home or a low-maintenance lock-up-and-leave pied-à-terre in Dublin.
- Bright living spaces: The spacious living and dining room features wood flooring and a classic feature fireplace, creating a warm and inviting focal point for relaxing or entertaining guests.
- Private outdoor balcony: A generous private balcony measuring five meters in length provides welcome outdoor space to enjoy fresh air while taking in the relaxing views of the adjacent sports grounds.
- Separate functional kitchen: Unlike many open-plan boxes, the kitchen is a distinct separate room featuring fully fitted units and generous worktop space, perfect for keeping cooking odours contained away from the living area.
- Fitted bedroom storage: Both bedrooms include built-in wardrobes, maximizing the available floor space and providing practical storage solutions for clothing and personal belongings without requiring extra furniture.
- Strong rental appeal: Due to the central location near Rathmines Village and proximity to the city center, the property boasts strong structural demand from renters, supporting solid long-term investment fundamentals.
- Public transport access: The Luas green line at Charlemont and multiple major bus routes are within comfortable walking distance, ensuring seamless daily commuting access across Dublin city and surrounding areas.
- Proximity to amenities: Residents have immediate access to the Swan Shopping Centre, Swan Leisure Centre, and the local cinema, fulfilling virtually all daily lifestyle and recreational needs within a short stroll.
- Walking distance to center: St. Stephen's Green and the southern fringes of Dublin city center are reachable on foot within a reasonable timeframe, saving on transport costs and taxi fares.
- Established development: The Innings is recognized as a well-regarded gated community, indicating a stable residential environment with an established management structure already in place.
- Double glazed windows: Fitted with double-glazed windows throughout, helping to insulate the apartment against external urban noise and improve overall energy retention during colder winter months.
- Natural light throughout: The property benefits from a bright and well-proportioned layout that maximizes natural daylight penetration into the primary living spaces and bedrooms.
- Easy viewing access: The property is handled by an established local selling agent with viewings strictly by appointment, facilitating straightforward coordination for interested buyers looking to inspect.
But keep in mind:
- Moderate BER rating: The property carries a C energy rating, which is acceptable but may require future insulation or heating upgrades to meet higher modern efficiency standards and lower utility bills.
- Compact square footage: At only 46 square meters, the overall footprint is quite small, which could feel restrictive for long-term living or for buyers who accumulate significant household possessions.
- Electric heating system: Relying on electric heating can sometimes result in higher monthly electricity bills compared to gas-fired central heating systems, so buyers should budget accordingly for winter utility costs.
- Service charge increases: Annual management fees of €1,100 are subject to future increases dictated by inflation and maintenance needs of the development, which buyers should verify through historical accounts.
- One bathroom constraint: The single bathroom services both bedrooms and guests, which can create morning bottlenecks and lack the convenience of a separate master ensuite facility.
- Potential management reserve fund: Buyers must instruct their solicitor to thoroughly investigate the owners management company accounts to ensure there is a healthy sinking fund for upcoming capital expenditures like roofs or gates.
- Urban noise exposure: Being located right in the bustling heart of Rathmines may expose residents to street noise, traffic, and nightlife activity, despite double-glazed windows providing a buffer.
- Parking space allocation: Buyers must verify the exact legal assignment and security of the designated surface parking space to ensure no ambiguity regarding unauthorized use by visitors or neighbors.
- Lending valuation risk: Due to the specific 46 square meter size, mortgage lenders may scrutinize the valuation closely to ensure the property meets their minimum internal area thresholds for mortgage approval.
- Potential for rental cap changes: Even though the property is currently noted as exempt from certain rental restrictions, housing legislation in this jurisdiction can change rapidly, so investors should verify current legal status.
- Lack of elevator access: Depending on the specific floor level of number 17 within the development, upper-floor access might rely entirely on stairs, which is an important consideration for mobility.
- Storage limitations: Beyond the fitted wardrobes and entrance hall storage, overall internal storage is minimal, meaning bulkier items like bicycles or suitcases may need alternative off-site solutions.
- Sinking fund levies risk: If major structural repairs arise in the development, owners may face special once-off levies, making it crucial to check recent AGM minutes for any impending building works.
- Resale market liquidity: Smaller two-bedroom apartments can sometimes experience higher turnover and more direct competition when reselling, depending heavily on prevailing broader housing market conditions.
- Kitchen size constraints: While separate, the kitchen is compact in dimensions, which may limit the installation of larger modern appliances or hinder multiple people working in the space simultaneously.
- Balcony maintenance responsibility: Buyers should confirm through their legal representative whether upkeep and structural repair of the balcony structure fall under individual ownership or the broader management company.
- Ground floor security concerns: If the property is situated on the ground floor, buyers should verify the security measures of windows and patio doors leading onto the balcony area.
- Waste management arrangements: Prospective purchasers should check how refuse collection is handled within the gated development and whether bin charges are included within the annual service fee.
- Pet policy restrictions: Gated residential developments often enforce strict rules regarding pet ownership, so buyers with domestic animals must review the current complex house rules before purchasing.
- Broadband infrastructure check: Buyers working from home should independently verify the maximum broadband speed and fiber availability at this specific address to ensure it meets remote working demands.
Price positioning
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- The asking price appears attractively positioned relative to verified market transactions in the immediate location, suggesting potential value given its compact layout and highly sought-after urban setting.
- Upward valuation signals stem from the prime village positioning, secure gated parking amenities, and exemption from rent pressure zone restrictions which strongly appeal to prospective investors and owner occupiers alike.
- Potential factors that could undermine this pricing include the relatively modest floor area and mid-range energy rating, whereas high localized demand and attractive outdoor outlooks provide solid support.
- Overall market positioning reflects a competitive entry point for a two bedroom configuration within this specific Dublin postal district when compared against wider regional transaction benchmarks.
Build Analysis
What we know from similar construction types
- The property is an own-door apartment within a gated development, offering a compact floor area of 46 square metres.
- Features double-glazed windows and electric heating, which should be inspected for efficiency and running costs.
- A buyer should investigate the management company accounts, sinking fund status, and details regarding the annual service charge of €1,100.
- As the property overlooks the grounds of Leinster Cricket Club, a buyer may wish to inquire about any seasonal noise or privacy considerations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200.
- Explanation: The property has a floor area of 46 m² and a BER rating of C, with electric heating indicated. Actual costs will vary depending on individual energy usage habits, electricity tariff rates, and how the property is ventilated.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban residential setting in Rathmines, well removed from heavy industrial sites, major manufacturing plants, or active landfills.
- As with many urban areas, general traffic emissions are present along busier thoroughfares nearby, though the specific development is set back within a gated environment.
Flood Safe
8/10Water overflow reports to follow up
- The general Rathmines area is not typically highlighted as a high-risk flood zone, though localized surface water accumulation during extreme weather events is a common urban consideration to verify.
- Buyers should consult local authority drainage maps or environmental reports to confirm specific historical flood data for the immediate street level.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 OBSERVATORY LANE, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €940,000.00
3 OBSERVATORY LANE, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €560,000.00
1 OBSERVATORY LANE, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €560,000.00
2 OBSERVATORY LANE, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €560,000.00
5 OBSERVATORY COURT, OBSERVATORY LANE, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €820,000.00
Recent sales in the wider Rathmines area
19 NORTHBROOK WALK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €850,000.00
1 EASTMORE, BUSHY PARK RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €580,000.00
101 SANDFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,250,000.00
21 SANDYFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,200,000.00
284 LR KIMMAGE RD, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
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 €4,450 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: approximately €1,500 to €2,500 excluding VAT and outlays.
- Land registration fees: approximately €130 to €700 depending on the registration type and mortgage involvement.
- Property valuation fees: approximately €150 to €250.
- Surveyor fees: approximately €300 to €600 depending on the depth of the survey.
- Annual home insurance: approximately €350 to €600 depending on the policy and contents cover.
Forum Talk
What people are saying about this area
- Residents in Rathmines frequently discuss the excellent convenience of village living, highlighting the walkability to local cafes, supermarkets, and the Swan Leisure Centre.
- Local forums often note the high demand for properties in gated developments close to Leinster Cricket Club due to the generally quiet surroundings despite central locations.
- Commuters in the area frequently share updates on Luas capacity at Charlemont and bicycle route improvements heading towards St. Stephen's Green.
- Discussions regarding the local rental market often touch upon well-maintained apartments and the strong appeal of the neighbourhood for owner-occupiers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property is a 46 m² two-bedroom apartment, which provides limited indoor play and storage space for young children. However, the secure gated entry offers peace of mind.
- Teenagers4/10
Two bedrooms allow some sleeping arrangements for teenagers, but the 46 m² floor area means living space is quite compact for growing adolescents.
- Multi-generational Living2/10
With only 46 m² of floor area and one bathroom, the property lacks the spatial independence required for multi-generational living.
- Single Buyers9/10
An ideal size and layout for a single buyer, offering a separate kitchen, two bedrooms, private balcony, and a prime village location.
- Couples8/10
Well-suited for couples starting out or seeking a low-maintenance city base close to local amenities and public transport links.
- Empty Nesters8/10
The single-level apartment layout, secure gated parking, and manageable size make this an attractive option for empty nesters downsizing.
- Retirees7/10
Offers secure gated entry and a low-maintenance lifestyle within walking distance of Rathmines Village, though buyers should verify lift access if applicable.
Work
3 areas- Remote Working7/10
The second bedroom can easily function as a dedicated home office space, though overall square footage is modest.
- Hybrid Commuting9/10
Excellent connectivity with the Luas at Charlemont and bus routes providing swift access to the central business district.
- Retired8/10
Low-maintenance apartment living with secure gated parking and amenities on the doorstep appeals strongly to retirees.
Practical
8 areas- Ageing in Place6/10
Single-level accommodation is beneficial, though buyers should verify if elevator access is required for this specific floor level.
- Low Maintenance9/10
At 46 m² with managed grounds and a service charge of €1,100 per annum, upkeep is minimal.
- Secure Gated Entry10/10
Features secure electronically controlled gates and designated surface car parking.
- Minimalist Design8/10
Compact footprint naturally suits a streamlined, minimalist lifestyle.
- Flexible Floor Plans5/10
Standard two-bedroom apartment layout with defined rooms offering limited structural flexibility.
- Heritage Home2/10
Modern purpose-built apartment development rather than a traditional period or heritage home.
- Ecological Setup5/10
Has a C BER rating, meaning energy efficiency could potentially be upgraded by a future owner.
- Outdoor areas6/10
Benefits from a private balcony overlooking cricket grounds and shared landscaped grounds.
Interests
9 areas- Gardening3/10
Private outdoor space is limited to a narrow balcony, meaning gardening is restricted to potted plants.
- Walking9/10
Fantastic walkability with Rathmines Village amenities, St. Stephen's Green, and the city centre all within a short stroll.
- Gym9/10
Swan Leisure Centre and various local fitness options are located right in Rathmines Village.
- Cycling8/10
Flat, central location with good cycle routes heading directly into Dublin City Centre.
- Golf5/10
Proximity to the city means golf courses require travel by car or public transport.
- Fishing2/10
Urban setting offers little to no immediate access to fishing spots.
- Horse Riding2/10
Very limited equestrian facilities available in this central urban location.
- Water Sports3/10
Access to water sports requires travelling toward Dublin Bay or local leisure pools.
- Entertaining6/10
Features an open living/dining room and a private balcony, though the overall 46 m² floor area limits large gatherings.
Lifestyle
5 areas- Quiet Living6/10
Set within a gated development overlooking cricket grounds, providing a pleasant outlook, though it is located in a bustling urban village setting.
- Rural Living1/10
Situated in the heart of Rathmines, Dublin 6, which is an intensely urban and densely populated environment.
- Village Living10/10
Located right in the heart of Rathmines Village with immediate access to shops, cafés, restaurants, and local leisure facilities.
- Coastal Living2/10
Located inland in a suburban-urban Dublin setting, far from coastal areas.
- Urban Living10/10
Exceptional urban convenience with St. Stephen's Green, Dublin City Centre, and the Luas at Charlemont all within easy reach.
Social
6 areas- Community Involvement6/10
Urban apartment living tends to have a quieter community footprint, but local clubs and village events offer engagement.
- Café Culture10/10
Rathmines Village is renowned for its vibrant array of independent cafés, restaurants, and social spots.
- Nightlife9/10
Abundant local pubs, restaurants, and the Omniplex Cinema are situated within a very short walk.
- Health/Wellness groups8/10
Proximity to local leisure centres, pilates & stretching studios, and gyms provides strong wellness options.
- Networking Opportunities8/10
Close proximity to Dublin City Centre provides effortless access to professional networking events and business hubs.
- Tech-Hub Connectivity9/10
Central Dublin location offers seamless connection to the city's major tech employers and hubs.
Listing information
- Agent
- O'Connor Shannon
- Phone
- 01 496 8111
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-57CF7FHouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.