22 Church Avenue South , Dublin 8, DublinD08R6X8
€550,000
3 Bed~1 Bath~78 m²~BER C
What you'll like:
- Period facade charm: Dating from circa 1915, this attractive red-brick mid-terrace home offers distinctive architectural character including a striking two-storey bay window that enhances street appeal.
- Preserved original features: The living room incorporates original tulip stained-glass panels within upgraded double-glazed windows, successfully retaining traditional aesthetic values while boosting thermal performance and reducing external noise.
- Working period fireplace: An authentic working fireplace featuring a decorative green tiled inset serves as a charming focal point in the main living space, adding traditional ambiance and character.
- Quality hardwood flooring: Beautiful solid hardwood herringbone flooring runs through the reception areas, providing durable warmth, visual elegance, and a sophisticated foundation for various interior design styles.
- Sociable open-plan layout: An open archway connects the front living room to the rear dining area, creating a fluid, welcoming layout ideal for everyday family interaction and entertaining guests.
- Extended fitted kitchen: The property features an extended fitted kitchen that provides ample storage and generous countertop workspace, catering well to the practical needs of home cooking enthusiasts.
- Convenient ground-floor facilities: A well-appointed ground-floor shower room featuring a fully tiled enclosure and fitted shelving adds significant daily convenience, reducing morning queues in a three-bedroom layout.
- Private west-facing courtyard: The low-maintenance rear courtyard includes gravelled areas and a raised timber deck, creating a sunny outdoor retreat perfectly positioned for afternoon sunshine and alfresco dining.
- Dedicated home office: The third bedroom is currently fitted out with a dedicated desk and storage, offering invaluable functional flexibility for remote working, studying, or hobbyist pursuits.
- Substantial insulation upgrades: The current owners have invested in upgraded roof, wall, and sub-floor insulation, alongside an insulated kitchen extension, ensuring enhanced comfort and lower energy consumption.
- Respectable energy rating: Achieving a C-rated Building Energy Rating is impressive for a period home of this vintage, meaning lower immediate heating costs compared to unrenovated Victorian or Edwardian houses.
- Double glazing installed: Full double glazing throughout the property improves internal thermal retention and acoustic shielding, which is particularly beneficial for urban residential environments close to city amenities.
- Quiet residential setting: Church Avenue South is a pretty and established residential street known for a peaceful neighbourhood atmosphere despite its remarkably central location within the wider capital.
- Strong community feel: Rialto boasts a genuine neighbourhood character with independent local cafés, traditional pubs, and shops, fostering a welcoming environment for new residents establishing long-term roots.
- Exceptional Luas proximity: The local Luas tram stop is located just a few minutes walk away, providing rapid and reliable rail connections directly into the city centre and major employment hubs.
- Active local amenities: Nearby districts such as Kilmainham, Inchicore, and the Liberties offer a vibrant selection of cultural venues, restaurants, and social spots enriching the overall lifestyle appeal.
- Abundant green spaces: Proximity to the Royal Hospital Kilmainham, War Memorial Gardens, and Phoenix Park ensures residents have easy access to some of Dublin finest outdoor recreational amenities.
- Walkable urban location: The city centre is within comfortable walking distance, allowing buyers to easily commute, socialise, and access retail hubs without relying daily on cars or public transit.
- Stable asking price: The tracked asking price of 550,000 euros has remained completely unchanged during observation, suggesting a firm initial pricing strategy from the vendor in line with local market valuations.
- First-time buyer appeal: With flexible accommodation, modernised energy features, and a manageable 78 square metre footprint, this property represents an exceptionally accessible entry point for couples or young families.
But keep in mind:
- Compact floor area: Measuring approximately 78 square metres in total, the property is relatively compact, meaning buyers must carefully evaluate whether the internal proportions comfortably suit long-term family growth.
- Single bathroom constraint: Having only one bathroom located entirely on the ground floor may prove inconvenient for busy households, particularly during peak morning hours shared by multiple occupants.
- Limited bedroom sizing: While listed as a three-bedroom house, the third bedroom functions primarily as a home office, meaning actual sleeping quarters are restricted and may lack generous wardrobe storage.
- Historic fabric risks: Dating from 1915, the property may harbour hidden structural issues common to period homes, such as dampness, aging roof timbers, or outdated subterranean drainage requiring professional surveyor inspection.
- C-rated efficiency limits: Although improved to a C BER rating, further energy upgrades like external wall insulation or solar integration might be restricted due to the traditional red-brick facade aesthetics.
- Urban parking constraints: Situated on a traditional inner-city street without dedicated off-street parking, prospective buyers should verify local authority residential permit availability and prevailing parking restrictions.
- Courtyard space limitations: The private west-facing courtyard garden is compact and designed for low maintenance, offering limited grassy areas which may not satisfy families with pets or young children requiring lawns.
- Mid-terrace party walls: As a mid-terrace dwelling, sound transmission through shared party walls from adjacent neighbours is a possibility, and buyers should assess acoustic privacy during property viewings.
- Kitchen extension condition: While the extended kitchen is insulated, buyers should commission a structural survey to verify the build quality and foundation integrity of this specific rear addition.
- Stained glass fragility: The preserved original tulip stained-glass panels incorporated into double-glazed units are delicate heritage assets that could prove costly to repair or replace if accidentally damaged.
- Flooring maintenance needs: Solid hardwood herringbone flooring requires periodic maintenance, refinishing, and careful moisture management to prevent warping or wear in heavily trafficked entrance zones.
- Upstairs room proportions: The upper-level bedrooms and landing space may feature reduced ceiling heights or angled walls typical of early twentieth-century architecture, impacting furniture placement options.
- Missing property type: The property type is not formally defined in initial disclosures, prompting buyers to confirm exact legal title status, freehold versus leasehold particulars, and boundary delineations.
- Static price inflexibility: The absence of any recorded price adjustments during the observation window indicates the seller may currently hold firm expectations, potentially limiting initial negotiation leverage for buyers.
- Urban environmental factors: Proximity to bustling city infrastructure and nearby arterial routes could introduce ambient urban traffic noise and air quality considerations worth monitoring at different times of day.
- Potential wiring updates: Despite modern cosmetic finishes, buyers must engage a qualified electrician to inspect the electrical consumer unit and wiring integrity to ensure full compliance with current safety standards.
- Plumbing system age: The underlying pipework supplying the ground-floor shower room and kitchen should be thoroughly checked by a plumber to rule out corrosion or inadequate water pressure in older sections.
- Storage capacity deficits: Due to the compact 78 square metre footprint, built-in storage options are relatively sparse, requiring buyers to potentially invest in bespoke joinery to maximise usable space.
- Future expansion hurdles: Given its mid-terrace configuration and urban plot size, opportunities for major structural extensions or attic conversions are likely constrained by planning regulations and site boundaries.
- Market valuation review: Buyers should conduct a comprehensive comparative market analysis of recent transactions in the immediate Rialto area to verify that the asking price accurately reflects prevailing neighbourhood trends.
Price positioning
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- The asking price of €550,000 appears notably conservative when evaluated against recent transaction records for similar period red-brick properties directly on the same street, where achieved prices have frequently exceeded this figure significantly.
- Valuation signals derived from local market comparables indicate strong upward momentum on this road, highlighting potential under-pricing relative to historical sales data and suggesting competitive interest from prospective buyers.
- The asking price could be supported by the modest 78 square metre floor area and a C energy rating, yet these factors are heavily counterbalanced by extensive modern upgrades and a highly desirable urban village location.
- Potential factors that could undermine this pricing stance include high buyer competition pushing final transaction prices well past the initial list price, reflecting common competitive bidding strategies employed in sought-after urban neighbourhoods.
Build Analysis
What we know from similar construction types
- The property is a mid-terrace period home dating from circa 1915, featuring a traditional red-brick facade and a distinctive two-storey bay window.
- The current owners have undertaken various energy-efficiency and modernization improvements, including upgraded roof, wall, and sub-floor insulation, alongside double glazing while preserving original features like tulip stained-glass panels and an original working fireplace.
- The home features a rear kitchen extension and a ground-floor shower room, which a buyer should inspect for structural integrity, damp proofing, and proper planning/building control compliance.
- Given the c. 1915 construction date, a thorough structural survey is recommended to assess the condition of timber structures, roof timbers, and electrical or plumbing systems that may not have been fully replaced.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: This property has a C BER rating with some energy-efficiency improvements including upgraded wall, roof, and sub-floor insulation alongside double glazing, which helps moderate heating requirements for its 78 square metre floor area.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban residential neighborhood well removed from major heavy industrial zones or large-scale waste facilities.
- Any historical urban industrial legacy in the broader Dublin 8 district is typical of inner-city areas and generally low risk for immediate residential occupancy, though buyers can verify local environmental records.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area of Dublin 8 that generally sits apart from major river corridors and coastal flood zones.
- Official mapping evidence indicates the home is situated outside currently designated flood risk areas.
- Urban settings can occasionally experience localized surface water pooling during exceptionally heavy rainfall events, though standard drainage typically mitigates this.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
42 CHURCH AVE SOUTH, RIALTO, DUBLIN CITY
- Sale date
- Declared sale price
- €735,000.00
5 CHURCH AVE SOUTH, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €710,000.00
27 CHURCH AVE SOUTH, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €650,000.00
20 CHURCH AVE SOUTH, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €601,065.00
17 CHURCH AVENUE SOUTH, DUBLIN 8
- Sale date
- Declared sale price
- €420,000.00
Recent sales in the wider Dublin 8 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,500 — 1% of €550,000.
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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 euro to 3,000 euro plus VAT and outlay.
- Land registration fees: approximately 600 euro to 800 euro depending on property value.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the level of detail required.
- Annual home insurance: approximately 350 euro to 600 euro depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight Rialto as a vibrant and increasingly popular neighborhood with a strong sense of community.
- Discussions on social media and Reddit often praise the area's excellent connectivity via the Luas red line, making commutes into the city center straightforward.
- Local community boards frequently mention the growing number of independent cafés, bakeries, and restaurants enhancing the village feel of Rialto.
- Commenters often note that proximity to the Coombe Hospital and St. James's Hospital makes the location particularly convenient for healthcare professionals.
- Residents occasionally discuss ongoing urban regeneration projects in the broader Dublin 8 area, viewing them as positive for long-term community development.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 78 square metre mid-terrace layout with three bedrooms offers a functional footprint, but the single bathroom and compact outdoor courtyard mean space is at a premium for growing families.
- Teenagers6/10
With three bedrooms including a dedicated home office space, older children have room for study, though the shared living spaces and single bathroom might feel slightly confined for teenagers.
- Multi-generational Living3/10
The compact 78 square metre floor area and traditional mid-terrace layout lack the independent living zones or ground-floor bedroom flexibility typically needed for multi-generational households.
- Single Buyers9/10
An ideal setup for a single buyer seeking a period home in a vibrant city location, offering spare bedrooms for guests or a dedicated workspace.
- Couples9/10
The interconnected living and dining rooms create a sociable environment, and the third bedroom doubles effectively as a home office for professional couples.
- Empty Nesters8/10
Low-maintenance courtyard garden and manageable property size make this an appealing choice for those downsizing from larger family homes while staying close to city amenities.
- Retirees7/10
The property benefits from an easy-to-maintain west-facing courtyard and proximity to local tram links, though buyers should verify internal stair access and single-bathroom layout for long-term comfort.
Work
3 areas- Remote Working9/10
Includes a dedicated third bedroom fitted out as a home office with built-in desk space and storage, perfect for remote professionals.
- Hybrid Commuting9/10
The Rialto Luas stop is just a few minutes' walk away, offering rapid connections into the city centre for hybrid workers.
- Retired7/10
Manageable size and local community amenities suit retirees well, provided stairs and property upkeep meet their lifestyle needs.
Practical
8 areas- Ageing in Place5/10
While single-level ground floor living is partially supported, buyers should investigate the practicality of the stairs and upper bedrooms for long-term mobility.
- Low Maintenance8/10
Upgraded insulation, double glazing, and a gravelled courtyard garden reduce ongoing maintenance demands significantly for a period home.
- Secure Gated Entry2/10
Traditional mid-terrace street property without gated community entry, relying on standard residential security measures.
- Minimalist Design6/10
Features clean modern finishes and smart storage solutions, though traditional period features like fireplaces and herringbone flooring give it a classic character rather than stark minimalism.
- Flexible Floor Plans7/10
Open archway between living and dining areas combined with a third bedroom currently used as an office provides good layout adaptability.
- Heritage Home9/10
Dating from circa 1915 with original tulip stained-glass panels, a working fireplace, and herringbone flooring, retaining rich period charm.
- Ecological Setup7/10
Benefits from upgraded roof, wall, and sub-floor insulation alongside double glazing, achieving a respectable C-rated BER for an older property.
- Outdoor areas7/10
Features a private, west-facing courtyard garden complete with a raised timber deck designed for effortless outdoor relaxation and dining.
Interests
9 areas- Gardening4/10
Features a private west-facing courtyard designed for low maintenance with gravel and a raised timber deck, leaving limited space for intensive gardening.
- Walking9/10
Proximity to the Royal Hospital Kilmainham, War Memorial Gardens, and Phoenix Park offers fantastic urban and green walking routes.
- Gym7/10
Standard urban accessibility to local fitness facilities and wellness centers throughout Dublin 8 and surrounding districts.
- Cycling8/10
Established cycling routes nearby and a central location make bicycle commuting into the city centre highly practical.
- Golf4/10
While central, local golf courses require a short commute by car or public transport out towards the suburban edges.
- Fishing2/10
Urban setting offers very limited immediate access to fishing spots, requiring travel to rivers or coastlines outside the immediate area.
- Horse Riding2/10
Inner-city location is unsuited for horse riding enthusiasts without traveling to specialized equestrian facilities further out.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local rivers and canals depending on the activity.
- Entertaining8/10
The open-plan living and dining area connected via French doors to the west-facing courtyard provides a wonderful layout for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated on a pretty, established residential street known for being relatively peaceful, though urban surroundings bring typical city ambient sounds.
- Rural Living1/10
Located firmly in the heart of Dublin 8 with a dense urban fabric, offering no rural characteristics.
- Village Living8/10
Rialto provides a strong community atmosphere with independent cafés, local shops, and traditional pubs creating a distinct village feel within the city.
- Coastal Living1/10
The property is entirely inland in Dublin 8 with no coastal proximity.
- Urban Living9/10
Exceptional convenience to Dublin city centre with walking distance access, Luas stops nearby, and vibrant neighborhoods like Kilmainham and the Liberties on the doorstep.
Social
6 areas- Community Involvement8/10
Rialto has a genuine sense of neighbourhood character and active community engagement among residents.
- Café Culture8/10
Supported by independent cafés and local eateries dotted around Rialto and the neighbouring Liberties.
- Nightlife7/10
Traditional pubs in the immediate area and easy access to city-centre nightlife options via nearby transport links.
- Health/Wellness groups7/10
Good access to local community health groups, pilates & stretching studios, and wellness activities across Dublin 8.
- Networking Opportunities8/10
Proximity to the city centre ensures strong access to professional networking events, business hubs, and social groups.
- Tech-Hub Connectivity8/10
Short transit times to Dublin's primary commercial and tech districts via public transport.
Listing information
- Agent
- Borgman Earls Property Consultants
- Phone
- 01 662 5931
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-51AB95HouseDelve · 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.