22/23 Church Road, Dublin 3D03HF65
€475,000
3 Bed~2 Bath~121 m²~BER E
What you'll like:
- End Terrace Advantage: Being an end of terrace residence means the building benefits from extra privacy and likely better natural light through side windows. This structural layout is highly desirable for long-term comfort.
- Flexible Dual Configuration: The property is currently laid out in two self-contained units, offering immediate rental income potential or a straightforward conversion back to a single grand home. This versatility appeals greatly to investors and families alike.
- Generous Floor Area: Providing approximately 121 square metres of total space, the building offers substantial room for comfortable living or modern redesign. This generous footprint provides excellent value relative to the asking price.
- Dual Outdoor Spaces: Each unit benefits from its own private walled paved garden with a side entrance, ensuring outdoor access remains independent and practical. This setup prevents tenant disputes and enhances lifestyle appeal.
- Prime Docklands Proximity: Positioned just a short stroll from the vibrant Dublin Docklands and at the footbridge leading to East Road, the location boasts exceptional urban convenience. This high-demand area consistently attracts strong professional renter demand.
- Period Residence Charm: The property features attractive period characteristics that provide timeless architectural appeal and character rarely found in modern builds. Buyers can blend historic charm with contemporary interior upgrades.
- Separate Unit Entrances: Each accommodation level features its own distinct hall door and entrance path, ensuring total privacy for occupants if maintained as separate dwellings. This feature simplifies letting arrangements for landlords.
- Ground Floor Accessibility: The ground floor unit provides single-level living options, which can be particularly attractive for buyers prioritizing accessibility or reduced mobility. This broadens the eventual resale and rental market considerably.
- Dual Aspect Bedrooms: Certain bedrooms feature dual windows that flood the rooms with natural light and enhance ventilation. This creates bright, airy sleeping quarters that feel significantly more spacious.
- Established Residential Setting: Situated on Church Road in Dublin 3, the property sits within a well-established community close to established local amenities and schools. This stability supports long-term property value retention.
- Walkable Commute Options: The central city location allows residents to walk or cycle to major employment hubs in the financial and technology sectors without relying on cars. This cuts down daily commuting stress and transport expenses.
- Footbridge Connectivity: Direct positioning at the footbridge provides a specialized shortcut towards major thoroughfares and business districts. This unique geographic perk significantly shortens travel times on foot.
- Walled Garden Security: The rear gardens feature secure surrounding walls and side entrances, providing safe storage for bicycles and bins while enhancing overall privacy. This feature is a major bonus for urban properties.
- Investment Yield Potential: Purchasing a building split into two units allows an investor to generate dual rental streams from day one. This strategy helps offset mortgage costs while planning future renovations.
- Existing Storage Solutions: Built-in under-stair storage presses provide practical utility space to keep living areas tidy and uncluttered. Such storage features are invaluable in compact urban layouts.
- Traditional Fireplaces: The lounge areas retain classic fireplaces that can serve as charming architectural focal points or cozy heating elements. This adds traditional character to the main living spaces.
- Side Access Convenience: Dedicated side entrances to the rear gardens mean maintenance crews or gardeners can access the outside space without passing through the interior living areas. This practical layout simplifies property upkeep.
- Proximity to Public Transit: The surrounding Dublin 3 neighborhood offers robust public transportation links connecting residents swiftly across the capital. This accessibility makes car-free urban living entirely feasible.
- Strong Resale History: Period properties in this specific Docklands-adjacent district historically attract intense interest from buyers and developers alike. This dynamic protects your capital investment against market downturns.
- Conversion Potential: The straightforward layout makes converting the building back into a large single-family residence a realistic and achievable architectural project. This adaptability accommodates changing family needs over time.
But keep in mind:
- Poor Energy Rating: The property carries an inefficient E BER rating, which indicates heavy heat loss and high winter energy bills. Buyers should budget significantly for comprehensive insulation and heating upgrades.
- High Retrofit Costs: Bringing an E-rated period building up to modern energy standards will require substantial capital investment in windows, insulation, and heating systems. You must verify these estimated upgrade expenses before bidding.
- Multi-Unit Renovation Scope: Converting the current two-unit setup back into a single home involves plumbing, electrical, and structural alterations that demand professional oversight. This complexity can quickly inflate your overall renovation budget.
- Unverified Services: The selling agent explicitly notes that fixtures, fittings, and services have not been tested by them. Buyers must commission thorough independent surveys to ensure heating, plumbing, and electrical systems are functional.
- On Street Parking Limitations: The listing indicates only on-street parking is available, which may create daily convenience challenges for multi-vehicle households or visitors. You should investigate local permit regulations and space availability thoroughly.
- Compact Kitchen Footprints: The individual kitchens in both units are relatively small, measuring roughly 2 by 2.5 meters, which limits culinary workspace and appliance capacity. Expanding these spaces may require reconfiguring interior walls.
- Limited Bathroom Facilities: Each unit appears to feature only a single compact bathroom, which may feel restrictive for families or multi-occupant rental arrangements. Adding or expanding bathrooms will involve complex plumbing work.
- Historic Fabric Restrictions: Period structures can sometimes be subject to local planning restrictions regarding exterior alterations or window replacements. Buyers should verify if any conservation rules apply to this specific street.
- Damp and Ventilation Risks: Older period buildings with low energy ratings often struggle with condensation and dampness if ventilation is inadequate. A specialized damp surveyor should inspect the ground floor unit carefully.
- Party Wall Considerations: Being an end of terrace property shares structural elements with neighbors, meaning any renovation work could trigger party wall notifications or disputes. Legal advice should be sought prior to major structural changes.
- Potential Compliance Burdens: Operating the building as two separate units may require checking local planning compliance, fire safety standards, and rental registration requirements. You must verify whether the current multi-unit setup holds proper legal status.
- Dated Interior Finishes: The photographic evidence and descriptions suggest that interior finishes throughout both units require modernization and redecoration. Factor these cosmetic expenses into your total acquisition calculations.
- Stairwell Dependency: The first-floor unit relies entirely on an external or internal stairwell for access, which limits accessibility for elderly or mobility-impaired residents. This factor could restrict your future rental demographic.
- Urban Noise Exposure: Situated on a busy thoroughfare like Church Road near the Docklands, the property may experience significant traffic and pedestrian noise. Acoustic double glazing should be budgeted to ensure quiet interiors.
- Railed Front Garden Size: The front garden is described as a railed strip, offering virtually no private front amenity space or off-street buffer from the road. This limits curb appeal compared to properties with deeper front setbacks.
- Plumbing Configuration Complexity: Having kitchens and bathrooms positioned at the rear of deep layouts might complicate future re-plumbing and drainage designs. An expert plumber should review the existing pipework routes.
- Electrical System Age: Given the period nature of the building, the electrical wiring may be dated and require a complete upgrade to meet modern safety codes. Budget for a comprehensive electrical rewiring assessment.
- Roof Condition Uncertainty: The listing provides no specific details on the condition of the roof structure or slates. Given the age of the property, a detailed roofing inspection is essential to prevent costly surprises.
- Boundary Clarity Verification: Buyers must ensure that the legal boundaries matching the rear walled gardens and side entrances correspond precisely with the title deeds. Consult your solicitor to confirm exact land ownership.
- Rental Market Regulations: If purchasing as an investment, landlords must navigate strict rent pressure zone caps and tenant legislation in this part of Dublin. Ensure your financial models account for these regulatory constraints.
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 an attractive end of terrace period residence currently divided into two self-contained units (ground floor two-bedroom unit and first-floor unit), which could potentially be converted back to a single family residence.
- Given its period nature and division into separate units, a buyer should investigate the compliance of the current layout with planning permissions and building regulations, particularly regarding fire safety, sound insulation, and utility metering.
- A comprehensive structural survey is recommended to assess the condition of the period fabric, roof, damp-proofing, and the general state of services across both units.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E, indicating significant energy inefficiency and heat loss.
- A comprehensive deep retrofit for a 121 square meter period property typically costs between 50,000 and 80,000 euros, or potentially more depending on the extent of works required for wall insulation, window upgrades, and heating system modernization across the two separate units.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,200 euro.
- Explanation: Given the poor BER rating of E and the relatively large floor area of 121 square metres split across two units, energy efficiency is likely low, leading to significantly higher than average annual heating and energy expenses. The buyer should verify the heating systems and insulation levels.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
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 Dublin 3 area
39 BRIAN ROAD, MARINO, DUBLIN 3
- Sale date
- Declared sale price
- €495,000.00
3 RUSSELL AVE, DRUMCONDRA, DUBLIN 3
- Sale date
- Declared sale price
- €537,000.00
35 MERCHANTS SQ, MERCHANTS RD, EAST WALL DUBLIN 3
- Sale date
- Declared sale price
- €130,000.00
30 VERNON DR, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €1,095,000.00
6 SEAFIELD ROAD WEST, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €1,725,000.00
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 up to 1 million euro, equating to 4,750 euro for a 475,000 euro property.
- Solicitor legal fees: roughly 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: around 150 to 300 euro.
- Surveyor fees: roughly 500 to 1,000 euro depending on the depth of the survey required.
- Annual home insurance: approximately 400 to 800 euro depending on coverage and property condition.
Forum Talk
What people are saying about this area
- Residents in East Wall and Church Road frequently discuss the ongoing development around the nearby Dublin Docklands and its impact on local traffic.
- Community groups on social media often share updates regarding local infrastructure improvements and pedestrian access points near the footbridge.
- Parking availability along Church Road and surrounding streets is a common topic of conversation among local homeowners.
- Discussions often highlight the convenience of the location for walking into the city centre and accessing local transport links.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers a period layout that is currently split into two units, which might require reconfiguration for a family with young children, though the rear walled garden provides enclosed outdoor space.
- Teenagers6/10
With multiple bedrooms across two levels and separate entrances, teenagers would have a good degree of independence, especially given the proximity to the Docklands.
- Multi-generational Living7/10
The property is currently arranged in two self-contained units, making it potentially very suitable for multi-generational living, though buyers should verify the legal and planning status of these units.
- Single Buyers6/10
A single buyer could potentially live in one unit and rent out the other, though the entire property requires conversion back to a single residence or management as two units.
- Couples6/10
The generous 121 m² floor area provides ample space for couples, with the option to occupy part and rent part, or combine into a larger home.
- Empty Nesters5/10
The multi-level layout and potential need for modernization might be less appealing for empty nesters looking for low-maintenance single-floor living.
- Retirees4/10
With an E energy rating and a split-unit layout requiring stairs, retirees may find the property demanding to heat and maintain without significant upgrades.
Work
3 areas- Remote Working7/10
With 121 m² of floor area and multiple rooms, there is ample space to set up dedicated home offices.
- Hybrid Commuting9/10
Excellent location in Dublin 3 close to the Docklands and city transport links makes hybrid commuting very convenient.
- Retired5/10
Suitable for retirement if looking for a project or rental income, but the E BER rating and maintenance needs should be considered.
Practical
8 areas- Ageing in Place3/10
The multi-unit layout, stairs, and requirement for extensive renovation make ageing in place challenging without major modifications.
- Low Maintenance3/10
An E BER rating, period property age, and division into two units suggest ongoing maintenance and energy efficiency upgrades will be required.
- Secure Gated Entry2/10
Features on-street parking and standard front railed gardens without secure gated entry.
- Minimalist Design3/10
Traditional end-of-terrace period residence layout rather than a minimalist architectural design.
- Flexible Floor Plans9/10
Currently arranged as two self-contained units with potential to convert back to a single residence, offering high flexibility.
- Heritage Home8/10
Identified as an attractive end-of-terrace period residence with traditional features like fireplaces.
- Ecological Setup2/10
An E BER rating (312.49 kWh/m2/yr) indicates poor energy efficiency, requiring significant ecological upgrades.
- Outdoor areas5/10
Includes rear walled paved gardens for both units and a railed front garden, providing manageable outdoor space.
Interests
9 areas- Gardening4/10
The property features rear walled paved gardens and a railed front garden, offering limited space for traditional gardening enthusiasts.
- Walking8/10
Great location for walking enthusiasts with easy access to the Docklands and city pedestrian routes.
- Gym7/10
Urban location ensures good proximity to various commercial gym facilities in the surrounding Dublin 3 and Docklands areas.
- Cycling8/10
Flat urban terrain and proximity to the city center and Docklands make cycling a viable commuting and recreational option.
- Golf4/10
Standard urban access to golf courses, requiring travel outside the immediate neighborhood.
- Fishing3/10
Limited direct fishing opportunities nearby, though the River Liffey and Dublin bay areas are accessible.
- Horse Riding1/10
An inner-suburban Dublin location completely unsuited for horse riding activities.
- Water Sports4/10
Proximity to the Liffey and Docklands offers some potential for water-based activities, but options are generally limited.
- Entertaining6/10
Separate units and rear walled gardens provide interesting configurations for hosting, though kitchen facilities are split.
Lifestyle
5 areas- Quiet Living4/10
Located on Church Road in Dublin 3 near the footbridge to East Road and the Docklands, urban noise levels are likely to be moderate to high.
- Rural Living1/10
This is an urban residential setting in Dublin 3, offering virtually no rural characteristics.
- Village Living5/10
Proximity to local amenities in the Docklands gives a somewhat community-focused feel, but the immediate surroundings are heavily urban.
- Coastal Living3/10
While Dublin Bay is within the broader region, this specific inland location does not offer coastal living.
- Urban Living9/10
Situated in Dublin 3 near the Docklands and city center access points, this property is exceptionally well-positioned for urban living.
Social
6 areas- Community Involvement5/10
Standard urban community profile with local neighborhood associations and nearby amenities.
- Café Culture8/10
Proximity to the thriving Docklands area provides access to numerous modern cafés and eateries.
- Nightlife7/10
Easy access to city center and Docklands pubs, bars, and entertainment venues.
- Health/Wellness groups7/10
Good access to pilates & stretching studios, gyms, and wellness centers in the wider Dublin 3 and Docklands district.
- Networking Opportunities8/10
Proximity to the Dublin tech and financial hub in the Docklands offers strong professional networking potential.
- Tech-Hub Connectivity9/10
Located right on the doorstep of Dublin's primary tech-hub districts around the Docklands.
Listing information
- Agent
- Quillsen
- Phone
- 01 833 5844
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-2DA6A9HouseDelve · 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.