
20 Tandy Court, The Coombe, Dublin 8D08H4C9
€375,000
2 Bed~2 Bath~65 m²~BER C1
What you'll like:
- Prime Dublin Location: Situated in the heart of Dublin 8 near historic Francis Street, this property offers incredible urban convenience and high long-term tenant desirability.
- Generous Floor Area: Spanning 65 square meters, this second-floor apartment provides well-proportionated living spaces including two comfortable double bedrooms and two bathrooms.
- Council Lease Structure: The property features a tenant in situ with fourteen years remaining on a contract with Dublin City Council, ensuring secure income.
- Reduced Landlord Outgoings: Dublin City Council covers property repairs and maintenance, significantly lowering the usual day-to-day operational costs for a residential landlord.
- No Management Fees: The unique council arrangement means owners avoid typical estate agent management fees, maximizing the net rental yield from the passing rent.
- Attractive Passing Rent: The apartment generates a solid passing rent of €2,201 per month, providing an immediate and reliable cash flow stream for investors.
- Upcoming Rent Review: A scheduled rent review in November 2026 offers a built-in opportunity to adjust rental income in line with future market rate increases.
- Energy Rating C1: The C1 BER rating ensures reasonable energy efficiency and comfort, while reducing the immediate need for costly heating system upgrades.
- Private Outdoor Balcony: Features a private low-maintenance balcony that adds valuable external amenity space for residents seeking fresh air and city views.
- Elevated Privacy: Positioned on the second floor, the apartment benefits from enhanced privacy and pleasant elevated views above the bustling street level.
- Excellent Public Transit: Exceptional transport links include nearby bus routes on Dean Street and the Luas Red Line within short walking distance.
- Proximity to Universities: Walking distance to major educational institutions like Trinity College Dublin and NCAD makes this location permanently attractive for renters.
- Rich Cultural Surroundings: Located moments away from St Patrick Cathedral, Christ Church, and local artisan spots, boosting the lifestyle appeal for occupants.
- Local Retail Convenience: Daily shopping essentials and vibrant dining are easily accessible on nearby Meath Street, Grafton Street, and historic Camden Street.
- Recreational Spaces Nearby: Residents enjoy close proximity to Weaver Park and scenic running routes along the Grand Canal for fitness and outdoor relaxation.
- Established Residential Setting: Set within a modern development in Spitalfields, providing a secure and cohesive community feel right in the capital city.
- Double Glazed Windows: Fitted with timber double-glazed windows throughout, helping to insulate the interior against urban noise and retain indoor warmth.
- Electric Heating System: Equipped with electric central heating to provide straightforward climate control across all the principal rooms of the apartment.
- Strong Rental Demand: Dublin 8 continues to experience exceptionally high housing demand, protecting the long-term capital value and investment stability of the asset.
- Ready-Made Investment: Because the unit comes fully tenanted with a long-term council lease, investors bypass the traditional setup and leasing downtime phases.
But keep in mind:
- Long Council Commitment: The fourteen-year contract remaining with Dublin City Council may restrict the owner's ability to sell to owner-occupiers in the near future.
- Strict Lease Restrictions: Buyers must carefully verify the exact terms of the council lease to ensure there are no hidden clauses limiting future rent increases.
- Original Photo Discrepancy: The listing notes that photos used are original images from purchase, meaning the current physical condition must be thoroughly inspected.
- Electric Heating Costs: Electric central heating can be expensive to run for tenants, which might become a point of contention during future lease renewals.
- Service Charge Burden: Although maintenance is covered by the council, buyers must verify the exact annual service charges payable by the landlord.
- Lack of Private Parking: The listing does not mention a designated parking space, which could be a significant drawback for motorists in Dublin 8.
- Potential Wear and Tear: Because the property has been tenanted, the buyer should commission an independent survey to assess any hidden maintenance deferred by occupants.
- Limited Capital Appreciation: Long-term council leases can sometimes dampen market liquidity and slow down private capital growth compared to open-market rentals.
- Future Policy Changes: Changes in local government housing strategies or council policy over the next fourteen years could impact the predictability of this investment.
- Financing Complexities: Some mortgage lenders may view long-term council leases cautiously, so buyers should verify mortgage availability before making an offer.
- Second Floor Access: While the second floor offers privacy, the absence of a verified elevator in the building should be checked for accessibility compliance.
- Urban Noise Levels: Being situated right in the city center near busy streets may expose residents to high ambient traffic and pedestrian noise levels.
- Fixed Rent Constraints: The passing rent is locked until the November 2026 review, preventing the owner from capturing immediate broader market rental spikes.
- Local Property Tax: LPT remains an out-of-pocket expense for the owner, which must be factored into the annual net yield calculations for the apartment.
- Management Company Oversight: Buyers must investigate the financial health and sinking fund status of the wider Tandy Court owners' management company.
- Resale Market Niche: Selling a property locked into a council lease heavily restricts the future buyer pool strictly to other commercial or portfolio investors.
- Exit Strategy Hurdles: Unwinding or exiting the council contract prematurely could incur legal complications or financial penalties that buyers must investigate.
- Internal Layout Limits: At 65 square meters, the apartment footprint is fixed, offering no physical scope for future extensions or major layout reconfigurations.
- Limited Natural Light: Depending on the specific orientation of the second-floor windows, interior rooms might experience restricted direct sunlight during winter months.
- Agent Verification Needed: As listing details are untrusted, buyers must independently verify all claims regarding council repair obligations and exact lease terms.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment spanning 65 square metres with a modern layout comprising two bedrooms and two bathrooms.
- Heating is provided by electric central heating combined with timber double-glazed windows, which a buyer should inspect for efficiency and condition.
- As this is an apartment within a multi-unit development, a buyer should investigate the management company structure, annual service charges, sinking fund balances, and upcoming block maintenance works.
- The listing notes a tenant in situ with a contract involving Dublin City Council (DCC) and a passing rent of €2,201; a legal advisor should verify the exact terms, obligations, and restrictions of this lease arrangement.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €900 to €1,200.
- Short explanation: The property has a C1 BER rating and relies on electric central heating for its 65 square meters of floor area, meaning heating expenses will depend heavily on individual electricity usage habits and tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The area is primarily residential and commercial, with no major heavy industrial facilities or active large-scale waste incinerators directly adjacent.
- As an urban city-centre location, general air quality can occasionally be impacted by traffic emissions, which buyers should verify against local environmental monitoring data.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated on the second floor, providing elevated protection against surface water accumulation.
- While general Dublin coastal and fluvial flood risk maps include parts of Dublin 8 near the River Liffey, the immediate Coombe area is generally at lower risk, though specific local drainage checks are recommended.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider The Coombe 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% to 2% of the purchase price (€3,750 to €7,500 based on €375,000 asking price).
- Solicitor legal fees: approximately €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: approximately €400 to €800 depending on property deeds and registrations.
- Property valuation fees: approximately €150 to €300 for mortgage or purchase valuation.
- Surveyor fees: approximately €400 to €800 for a structural survey.
- Annual home insurance: approximately €300 to €600 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the central location of The Coombe in Dublin 8, noting its convenient walking distance to St. Stephen's Green and Christchurch.
- Discussions on community boards often mention ongoing urban regeneration projects around Francis Street and The Coombe, bringing new cafes and artisanal shops to the neighbourhood.
- Transport links are a common topic of positive feedback, particularly the proximity of multiple bus routes and short walks to the Luas Red Line.
- Some local threads discuss general city-centre challenges, such as occasional noise and limited street parking, which is typical for high-density apartment living in Dublin 8.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The apartment has 2 bedrooms and 65 square metres of space, but it is located on the second floor in a busy city centre setting without a dedicated private garden, making it less than ideal for very young children.
- Teenagers5/10
With two double bedrooms and a central Dublin 8 location close to educational institutions and transport links, teenagers can navigate the city easily, though indoor space is relatively compact.
- Multi-generational Living2/10
At 65 sqm with 2 bedrooms and 2 bathrooms, the layout lacks the separation and square footage required to comfortably house multiple generations together.
- Single Buyers9/10
This 2-bedroom, 2-bathroom city centre apartment is exceptionally well-suited for single buyers looking for urban convenience and low maintenance.
- Couples8/10
The property offers a bright living and dining space and two double bedrooms, making it a great fit for couples wanting city life right on their doorstep.
- Empty Nesters6/10
Empty nesters looking to downsize to an urban environment will appreciate the low-maintenance apartment living and proximity to cultural highlights, though stairs or elevator reliance should be verified.
- Retirees5/10
While the apartment offers low-maintenance living and central convenience, retirees should verify the accessibility of the second-floor location regarding lifts and ease of daily navigation.
Work
3 areas- Remote Working8/10
The second-floor layout includes a well-proportioned living area suitable for a home office setup, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Exceptional public transit options including nearby bus routes, the Luas Red Line, and Heuston Station make hybrid commuting extremely convenient.
- Retired6/10
Well-suited for retirement from a maintenance perspective, though buyers should verify building management provisions and lift access.
Practical
8 areas- Ageing in Place4/10
Being on the second floor with potential reliance on stairs or lifts makes long-term ageing in place less practical without verified accessibility features.
- Low Maintenance9/10
As an apartment with a private low-maintenance balcony and repairs managed under specific contract terms, day-to-day maintenance is kept to a minimum.
- Secure Gated Entry6/10
Buyers should verify the specific security and access control measures in place at the development.
- Minimalist Design8/10
The 65 sqm floor plan and modern apartment layout lend themselves well to a streamlined, minimalist lifestyle.
- Flexible Floor Plans5/10
The standard 2-bedroom, 2-bathroom apartment layout offers defined rooms with limited flexibility for major structural reconfiguration.
- Heritage Home4/10
While set in a historic area near Francis Street, the building itself is a modern residence rather than a period heritage home.
- Ecological Setup5/10
The property features electric central heating and double-glazed windows, but buyers should verify the BER C1 rating details for further energy efficiency improvements.
- Outdoor areas4/10
Outdoor space is restricted to a private balcony, supplemented by nearby urban green spaces like Weaver Park and the Grand Canal.
Interests
9 areas- Gardening2/10
Outdoor space is limited to a private balcony, offering very little scope for traditional gardening aside from potted plants.
- Walking9/10
The central location makes it exceptionally easy to walk to historic cathedrals, colleges, local markets, and city centre amenities.
- Gym8/10
Fitness centres such as Flyefit in Chatham Street and Portobello are nearby, offering great options for gym enthusiasts.
- Cycling8/10
Dublin Bikes stations are within short walking distance, making cycling a very viable and convenient way to get around the city.
- Golf3/10
There are no golf courses immediately on the doorstep, requiring travel to the outskirts of the city for a round.
- Fishing1/10
An inland city centre location provides virtually no practical opportunities for local fishing.
- Horse Riding1/10
Equestrian facilities are not available in the immediate urban surroundings.
- Water Sports2/10
While close to the River Liffey and the Grand Canal, water sports opportunities are minimal in this dense urban area.
- Entertaining7/10
The welcoming living and dining space paired with a private balcony provides a nice setup for entertaining guests before heading out into the city.
Lifestyle
5 areas- Quiet Living3/10
Positioned right in the heart of Dublin 8 near Spitalfields and Francis Street, the surrounding area is bustling and urban, which means standard city noise levels apply.
- Rural Living1/10
This is a city centre apartment in Dublin 8, offering an entirely urban environment completely removed from rural living.
- Village Living7/10
The property is close to historic Francis Street and Meath Street, offering a distinct local village feel with independent shops, art galleries, and artisanal dining within the capital.
- Coastal Living1/10
The property is located inland in Dublin 8 and has no direct proximity to the coast.
- Urban Living10/10
Situated in the heart of Dublin 8 with immediate access to public transport, cafes, cultural highlights, and city amenities, this is the definition of urban living.
Social
6 areas- Community Involvement6/10
Proximity to local parks like Weaver Park and historic neighborhoods offers pathways to community engagement, though it is fundamentally an urban apartment setting.
- Café Culture10/10
Located just off historic Francis Street and close to Meath Street and Camden Street, the area boasts a vibrant café and dining scene.
- Nightlife9/10
Being in the heart of Dublin 8 provides immediate access to a wide array of pubs, restaurants, and city nightlife.
- Health/Wellness groups8/10
Access to local parks, walking routes along the Grand Canal, and nearby fitness facilities support health and wellness activities.
- Networking Opportunities9/10
The central Dublin location places professionals close to major business districts, educational institutions, and networking venues.
- Tech-Hub Connectivity9/10
Dublin's central tech and business districts are easily reachable via the excellent public transport network right outside the door.
Listing information
- Agent
- Hogan Estates
- Phone
- 01 462 7101
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-EDE499HouseDelve · 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.