2 Garville Road, Rathgar, Dublin 6D06F9P7
€2,495,000
4 Bed~4 Bath~209 m²~BER B2
What you'll like:
- Recent complete restoration: The property has undergone a comprehensive refurbishment programme, allowing the incoming buyer to move into a fully upgraded home without undertaking disruptive and costly renovation works.
- Desirable B2 BER: Achieving a B2 energy rating is exceptionally rare for period properties of this vintage, significantly reducing heating costs and potentially qualifying the buyer for lower-rate green mortgages.
- Generous floor area: Spanning approximately 209 square metres across two well-proportioned levels, the house provides ample room for growing families seeking dedicated living, working, and entertaining zones.
- South facing garden: The substantial rear garden enjoys a sunny orientation, maximizing natural light throughout the day and providing an ideal private space for outdoor dining and family activities.
- Underfloor heating installation: The ground level benefits from modern underfloor heating beneath French limestone flooring, ensuring even temperature distribution and enhanced comfort during colder winter months.
- High specification kitchen: The open-plan kitchen features contemporary fitted cabinetry, a substantial central island, and quality Silestone worktops, forming a stylish and highly functional hub for daily family life.
- Multiple ensuite bathrooms: Three of the bedrooms feature dedicated ensuite shower rooms, offering high levels of privacy and convenience for family members and visiting guests alike.
- Off street parking provision: The front gravelled driveway offers valuable off-street parking, a rare and highly prized commodity for properties located so close to Dublin city center.
- Covered side storage: The inclusion of extensive covered side storage measuring over nine metres in length provides secure, weather-protected space for bicycles, garden equipment, and general household overflow.
- Original period features: Retained architectural details such as ceiling cornices, marble mantelpieces, and working window shutters preserve the historic character and aesthetic charm of the villa-style residence.
- Versatile layout options: The flexible floor plan includes a front study that can easily serve as a fourth bedroom, playroom, or home office depending on the buyer's specific lifestyle needs.
- Prime Dublin six location: Situated midway between Rathgar and Rathmines villages, residents enjoy immediate access to an exceptional array of trendy cafes, artisan shops, restaurants, and everyday conveniences.
- Excellent school proximity: The address is surrounded by a dense concentration of highly regarded educational institutions, including The High School, Alexandra College, and Gonzaga College, saving daily commute times.
- Strong public transport: Numerous regular bus routes operate along the nearby main road, and Cowper LUAS station is within convenient walking distance, ensuring swift and reliable city center commutes.
- Dual level living: The arrangement over two distinct levels creates a natural separation between the main entertaining rooms and the quieter bedroom quarters downstairs, enhancing overall household tranquility.
- Independent lower entrance: The garden level features a separate front entrance, offering fantastic flexibility for multi-generational living or accommodating older teenagers seeking greater personal independence.
- Dedicated utility room: A separate utility space is fully plumbed for laundry appliances, keeping washing machines and dryers out of the main kitchen and living areas for a quieter home.
- Solid fuel stove: The main lounge features a charming solid fuel stove integrated into the marble mantelpiece, providing an efficient and cozy focal point for winter evenings.
- Abundant natural light: Large steel-framed windows overlooking the rear garden flood the open-plan kitchen and living spaces with daylight, creating a bright and uplifting atmosphere throughout the day.
- Stable asking price: The asking price has remained firm at two million four hundred ninety-five thousand euros since tracking began, suggesting the vendor is confident in the valuation based on recent market conditions.
But keep in mind:
- Substantial asking price: At nearly two and a half million euros, the property commands a significant financial commitment, requiring buyers to carefully assess long-term affordability and local capital growth potential.
- Garden level damp risk: Semi-subterranean garden level spaces can occasionally be prone to moisture accumulation, so buyers should commission a thorough damp and ventilation survey during the due diligence phase.
- Underfloor heating inspection: While underfloor heating is desirable, diagnosing and repairing leaks or system failures beneath newly laid limestone flooring can be exceptionally disruptive and expensive if faults arise.
- Conservation planning restrictions: As a period property in an established urban district, future exterior modifications or extensions may be subject to strict local planning controls and conservation guidelines.
- Busy main road proximity: Garville Road experiences local commuter traffic, and buyers should verify daytime and peak-hour noise levels to ensure the immediate environment meets their personal preferences.
- Limited front garden: The front exterior is largely dedicated to gravel parking, offering minimal green landscaping or softening greenery between the residence and the public street.
- Basement bedroom natural light: Bedrooms located at the garden level may receive less direct sunlight compared to upper-floor rooms, making proper window and lighting placement crucial to inspect.
- High property tax bracket: A home of this monetary value will attract the maximum local property tax band, representing a notable recurring annual expense for the homeowner to budget for.
- Maintenance of period woodwork: Original shutters, cornices, and exterior joinery require specialized ongoing maintenance and periodic repainting to prevent weather damage and preserve their aesthetic condition.
- Potential drainage issues: Mature trees in the south-facing rear garden should be inspected by an arborist to ensure root systems do not pose a risk to underground drainage or foundations.
- Party wall considerations: Being a semi-detached or terraced villa-style property, any future internal structural works will require careful consideration of party wall legislation and neighbor relations.
- Security of side access: While the covered side access and storage are practical, buyers should verify that security gates and locks are robust enough to secure valuable items stored outside.
- Insurance premium variations: Period homes with mixed construction eras can sometimes attract higher buildings insurance premiums, which buyers should quote in advance of closing the purchase.
- Lack of private garage: Despite having off-street parking, the absence of a fully enclosed garage means vehicles are left exposed to the elements and potential weather-related wear.
- Upstairs bathroom ventilation: Internal ensuite shower rooms rely heavily on mechanical extraction fans, which should be thoroughly tested to prevent condensation and mold growth over time.
- Staircase safety layout: The internal configuration involves multiple level changes and staircases between the main living spaces and bedrooms, which may require adaptation for buyers with mobility concerns.
- Lack of garden privacy check: Buyers should inspect neighboring properties to verify whether upper-floor windows overlook the south-facing rear garden, potentially compromising complete outdoor privacy.
- Electrical system verification: Although the house has been refurbished, buyers should ensure an independent electrical surveyor certifies that all wiring meets current safety standards and capacity needs.
- Plumbing water pressure: Given the multiple ensuite bathrooms and kitchen facilities running simultaneously, buyers should test the mains water pressure to ensure adequate flow rates across all taps.
- Future resale liquidity: Properties priced at the upper end of the suburban market can experience longer selling timelines, making it vital to consider medium-term holding periods before committing.
Price positioning
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- The asking price appears broadly in line with its market value, reflecting the extensive high-end refurbishment, modern B2 energy rating, and substantial square footage in a highly coveted Dublin 6 location near local villages.
- Valuation signals are supported by recent comparable local transactions on the same street reaching similar multi-million euro figures, while the stable asking price history indicates a confident seller with no immediate pressure to discount.
- Strong factors supporting this asking price include premium finishes like underfloor heating, a south-facing garden, and off-street parking, though potential oversupply of luxury homes or broader economic shifts could undermine buyer urgency.
- Relevant market dynamics suggest that properties offering a turnkey condition with a separate garden level entrance in Rathgar naturally attract affluent family buyers willing to pay top tier prices for convenience and style.
Build Analysis
What we know from similar construction types
- The property is a double-fronted villa-style residence extending to approximately 209 square metres, featuring a B2 BER rating following a complete programme of restoration and refurbishment.
- A buyer should investigate the documentation and certification for the recent extensive refurbishment, including any structural alterations, damp-proofing treatments given the semi-subterranean garden level layout, and compliance with local planning and building regulations.
- Inspect the condition of original features such as ceiling cornices, woodwork, and window shutters alongside new installations like the steel rear windows, underfloor heating, and gas-fired central heating system.
- Verify the boundaries, rights of way associated with the covered side storage and side access, and the overall structural integrity of the roof, walls, and drainage systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1400 to 1800 euro.
- Explanation: Given the 209 square metre floor area and the efficient B2 energy rating with gas-fired underfloor heating, energy consumption should be relatively moderate for a property of this size.
Pollution Safe
9/10Environmental situation to investigate
- The location is well-established within a residential suburb, showing no apparent immediate proximity to heavy industrial plants, active landfills, or major waste incinerators.
- Any historical or legacy industrial uses in the broader Dublin 6 area are generally well-documented, but buyers should conduct standard environmental searches to confirm local soil and water conditions.
Flood Safe
9/10Water overflow reports to follow up
- The property is situated in an established inland suburban area well away from major coastal flood zones.
- While general urban drainage and heavy rainfall events can occasionally cause localized surface water pooling in parts of Dublin, the immediate site does not feature prominent historical flood indicators.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
10 GARVILLE RD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €1,350,000.00
8 GARVILLE RD, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €2,600,000.00
19B GARVILLE ROAD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €907,500.00
11 GARVILLE ROAD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €1,900,000.00
GROUND FLOOR, 2 GARVILLE ROAD, RATHGAR
- Sale date
- Declared sale price
- €1,471,000.00
Recent sales in the wider Rathgar area
42 MILLTOWN GROVE, MILLTOWN, DUBLIN 6
- Sale date
- Declared sale price
- €480,000.00
11 OAKLANDS, YORK RD, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €675,000.00
51 ST KEVINS PARK, DARTRY, DUBLIN 6
- Sale date
- Declared sale price
- €4,400,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
30 ANNESLEY PARK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,750,000.00
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
GROUND FLOOR, 2 GARVILLE ROAD, RATHGAR
- Sale date
- Declared sale price
- €1,471,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €79,700 — 1% of €1,000,000 + 2% of €500,000 + 6% of €995,000.
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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 1500 to 3000 euro plus VAT and outlay depending on the firm chosen.
- Land registration fees: roughly 600 to 800 euro for property registration and registry of deeds.
- Property valuation fees: about 150 to 300 euro for a mortgage or independent valuation report.
- Surveyor fees: approximately 600 to 1200 euro depending on the depth of the structural survey.
- Annual home insurance: roughly 500 to 1000 euro per year depending on the level of coverage and property value.
Forum Talk
What people are saying about this area
- Residents frequently highlight the vibrant community atmosphere between Rathgar and Rathmines villages, noting the great selection of local cafes, restaurants, and specialist shops.
- Local forums often discuss public transport connectivity, praising the convenience of multiple bus routes along Rathgar Road and the walking distance to the Cowper LUAS station.
- Parent networks in the area frequently exchange positive views regarding the strong concentration of well-regarded local primary and secondary schools.
- Discussions regarding the immediate neighbourhood often center on the balance of mature Victorian architecture and modern family home renovations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property provides a secure and spacious family-friendly environment with four bedrooms and a large south-facing rear garden for play, though parents should verify local crèche and primary school availability.
- Teenagers8/10
A versatile layout with multiple bedrooms and proximity to numerous well-regarded secondary schools makes this home well suited for families with teenagers.
- Multi-generational Living7/10
The arrangement over two levels with a separate front entrance to the garden level offers good independence for extended family members, though buyers should evaluate the internal connection.
- Single Buyers4/10
With four bedrooms and an asking price of €2,495,000, the scale and pricing of the property exceed the typical requirements of a single buyer.
- Couples7/10
Offers generous living space and high-end finishes for couples looking to establish a long-term home in a prime Dublin 6 location.
- Empty Nesters7/10
The recent complete restoration and low-maintenance modern finish appeal to empty nesters wanting to downsize to a central location without compromising on style.
- Retirees6/10
Proximity to village amenities and public transport is advantageous, though buyers should consider the multi-level layout regarding long-term mobility.
Work
3 areas- Remote Working8/10
Includes dedicated study spaces and versatile reception rooms that easily accommodate home offices and remote working setups.
- Hybrid Commuting9/10
Excellent transport links including nearby bus routes and the Cowper LUAS station facilitate convenient hybrid commuting into the city centre.
- Retired7/10
Access to local healthcare, shops, and social amenities supports retirement living, subject to personal preference for multi-level stairs.
Practical
8 areas- Ageing in Place5/10
While recently refurbished, the accommodation spans multiple levels including a garden level, which may require buyers to evaluate future mobility needs.
- Low Maintenance8/10
The property has undergone a complete programme of restoration and refurbishment, boasting a modern B2 BER rating that reduces near-term maintenance concerns.
- Secure Gated Entry4/10
Features off-street gravelled parking to the front, though formal secure gated entry is not explicitly detailed.
- Minimalist Design7/10
Clean contemporary finishes, large steel windows, and an open-plan layout offer a modern aesthetic while retaining classic period features.
- Flexible Floor Plans8/10
The layout features a versatile configuration across two levels, including a study that can function as a fourth bedroom and a self-contained garden level entrance.
- Heritage Home7/10
Retains charming period features such as original ceiling cornice, woodwork, and window shutters alongside modern renovations.
- Ecological Setup8/10
Achieves an efficient B2 BER rating, aided by modern insulation and underfloor heating at the ground level.
- Outdoor areas9/10
Enhanced by a large south-facing rear garden, patio area, covered side storage, and valuable side access.
Interests
9 areas- Gardening7/10
Features a well-proportioned, south-facing rear garden with mature trees and a lawn, offering a solid canvas for keen gardeners.
- Walking8/10
The central location allows for easy walking access to local parks, recreational amenities, and nearby urban villages.
- Gym7/10
Urban positioning ensures good proximity to various local fitness facilities and wellness clubs.
- Cycling7/10
Flat suburban roads and access into the city centre make cycling a viable option for commuters and recreation.
- Golf6/10
Several established golf clubs in the wider south Dublin region are within reasonable driving distance.
- Fishing2/10
The dense suburban environment offers limited direct opportunities for fishing.
- Horse Riding2/10
Equestrian facilities are scarce in this heavily built-up urban and residential neighborhood.
- Water Sports3/10
While coastal amenities are a drive away, the immediate location does not cater directly to water sports.
- Entertaining9/10
An open-plan kitchen, living, and dining area combined with a south-facing patio and garden makes this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated on a popular residential road close to Rathgar and Rathmines villages, offering a residential feel while remaining connected to urban infrastructure.
- Rural Living1/10
This is a firmly urban residential setting in Dublin 6 with built-up surroundings and immediate access to city amenities.
- Village Living9/10
Ideally positioned midway between the vibrant villages of Rathgar and Rathmines, providing effortless access to local shops, cafés, and restaurants.
- Coastal Living1/10
The property is located in an inland suburban setting well away from coastal areas.
- Urban Living9/10
Excellent proximity to the city centre, numerous bus routes, and the Cowper LUAS station delivers strong urban convenience.
Social
6 areas- Community Involvement7/10
An established neighborhood with active local schools, churches, and community groups.
- Café Culture9/10
Being situated between Rathgar and Rathmines places numerous popular cafés and eateries right on the doorstep.
- Nightlife8/10
Rathmines and nearby city centre locations offer a vibrant selection of pubs, bars, and entertainment venues.
- Health/Wellness groups8/10
Proximity to established urban amenities ensures convenient access to local pilates & stretching studios, gyms, and wellness classes.
- Networking Opportunities7/10
The central Dublin 6 location provides good connectivity to professional networks and business hubs.
- Tech-Hub Connectivity8/10
Easy public transport links to Dublin's major tech and commercial centers support modern professional connectivity.
Listing information
- Agent
- Mullery O Gara Estate Agents
- Phone
- 01 255 2489
- Current status
- active
- Published on HouseDelve
- 11 October 2026
- Correction
- Report an issue
HD-D41AADHouseDelve · 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.