23 RATHLIN ROAD, Drumcondra, Dublin 9D09V564
€495,000
3 Bed~1 Bath~79 m²~BER E
What you'll like:
- Sought after address: The property is located in a well-established and highly desirable residential neighborhood in Drumcondra, ensuring strong long-term desirability and neighborhood stability for buyers.
- Traditional layout: Featuring two separate reception rooms on the ground floor, the house provides a flexible footprint that can be adapted to modern open-plan living preferences.
- Private outdoor space: The inclusion of a rear garden offers valuable private outdoor space for relaxation, gardening, or potential future extensions subject to planning permissions.
- Proximity to parks: Residents enjoy close walking distance to Griffith Park and the National Botanic Gardens, providing exceptional recreational amenities right on your doorstep.
- Educational options: The surrounding area boasts a strong selection of established primary and secondary schools, making it an ideal location for growing families.
- Excellent transport links: Convenient access to local bus services, road networks, and Drumcondra railway station ensures straightforward commuting into Dublin city centre.
- Local amenities: The neighborhood offers a wonderful array of local cafes, restaurants, and traditional pubs, creating a vibrant community atmosphere for weekend leisure.
- Renovation blank canvas: Requiring total modernization, this home presents a genuine opportunity for purchasers to stamp their own design style and specifications throughout.
- Extension possibilities: The generous ground floor footprint and rear garden layout suggest great potential for a rear extension, subject to securing the necessary local planning consents.
- Historic character: Situated off Griffith Avenue among mature surroundings, the property benefits from the enduring charm and architectural identity of early twentieth-century development.
- Community atmosphere: Active local sports clubs and community organizations foster a welcoming environment that attracts families and long-term residents alike.
- Match day proximity: Being near Croke Park offers unique local energy and convenience for sports fans, though buyers should weigh this against event-day foot traffic.
- Compact floor area: Measuring 79 square metres, the property offers a manageable footprint for heating and maintenance while still delivering three bedrooms.
- Stable asking price: The asking price has remained stable at €495,000 since tracking began, suggesting a realistic initial valuation by the selling agent.
- No immediate chain indicated: The property is marketed as a project home for immediate modernization, which can sometimes streamline the purchase negotiation process.
- Versatile reception rooms: Having both a living room and a larger dining room provides functional separation of living and entertaining spaces on the ground floor.
- Covered rear porch: The addition of a covered porch area provides useful transitional outdoor storage or a sheltered spot while planning future garden updates.
- Upstairs bedroom count: Providing three bedrooms on the upper level offers flexibility for a home office, nursery, or guest accommodation alongside the main rooms.
- Surrounding retail choice: Nearby Whitehall, Glasnevin, and Marino extend the range of accessible shopping and commercial facilities beyond the immediate Drumcondra hub.
- Future value upside: Investing in a poorly rated energy home allows buyers to add substantial market value through targeted insulation and heating upgrades.
But keep in mind:
- Poor energy rating: The property holds an inefficient BER rating of E, which will necessitate significant capital expenditure on insulation and heating upgrades to achieve comfort.
- Extensive modernization required: The entire interior requires comprehensive modernization, meaning buyers must budget heavily for structural repairs, rewiring, plumbing, and cosmetic overhauls.
- Compact third bedroom: Bedroom three measures just over two square metres, severely limiting its utility as a functional single bedroom or even a comfortable office.
- Upstairs bathroom layout: The single family bathroom is compact at under two square metres and is positioned upstairs, which may require reconfiguration for modern convenience.
- Event day disruption: Proximity to Croke Park brings heavy pedestrian traffic, parking restrictions, and noise on match and concert days, impacting local tranquility.
- Potential structural costs: Given the vintage of the housing stock in the area, buyers should budget for hidden defects such as damp, outdated wiring, or poor foundations.
- Planning permission hurdles: Any major extension or structural reconfiguration of the rear garden and porch will require navigating local authority planning regulations.
- Fixed asking price: The lack of price movement since tracking commenced indicates the seller may currently hold a firm stance on the €495,000 valuation.
- Limited ground floor WC: The absence of a downstairs toilet is a drawback for modern living and guests, though adding one could be explored during renovations.
- Restricted kitchen size: Measuring under four square meters in one dimension, the kitchen space is relatively tight and would benefit from being opened into the dining room.
- Asbestos risk in older homes: Properties of this construction era may contain hazardous materials such as asbestos in insulation or artex, requiring professional testing.
- Plumbing system age: The heating and plumbing systems are likely obsolete given the required modernization, demanding a complete refit before moving in.
- Ventilation and damp: Older terraced houses often suffer from inadequate ventilation in bathrooms and kitchens, which buyers should inspect for existing mold or moisture.
- Roof and insulation check: An E rating strongly suggests the roof space lacks adequate modern insulation and the roof structure itself should be surveyed for timber defects.
- Window replacement needed: Existing windows appear dated and likely contribute to thermal loss, adding a costly item to the immediate renovation checklist.
- Garden maintenance backlog: The rear garden may require substantial clearance and landscaping work to transform it into a functional and pleasant outdoor retreat.
- Parking limitations: On-street parking in older Drumcondra residential pockets can be competitive, particularly during peak hours and major stadium events.
- Disruption from works: Living through or managing a major refurbishment project requires significant time, project management skills, and contingency funds for overruns.
- Sewer and drainage inspection: Older clay drainage pipes serving the terrace should be camera-inspected to check for root damage or cracking prior to unconditional purchase.
- Mortgage lending criteria: Lenders may impose retention clauses or require specific energy upgrade works before releasing full mortgage funds due to the low BER rating.
Price positioning
?
- The asking price of €495,000 for this three-bedroom terraced property appears reasonably aligned with local market expectations, reflecting standard baseline valuations for houses requiring significant cosmetic or structural modernisation in this established suburban setting.
- Valuation signals indicate a balance between strong neighbourhood desirability and the substantial investment required to upgrade the poor energy rating and dated interior layout to modern residential standards expected by prospective buyers.
- Potential upside or support for this pricing level rests on high underlying demand for houses in this sought-after district, whereas necessary capital expenditure for energy efficiency upgrades could significantly undermine buyer enthusiasm during negotiations.
- Relevant contextual factors include the manageable 79 square metre floor area and traditional layout featuring two reception rooms, which together provide clear structural potential for future extension or reconfiguration subject to appropriate planning permissions.
Build Analysis
What we know from similar construction types
- The property is an older terraced home dating back to the early decades of the twentieth century, requiring substantial modernisation and upgrading.
- The floor area is approximately 79 square metres with a traditional layout including two separate reception rooms, a kitchen, and a covered porch area on the ground floor, alongside three bedrooms and a bathroom upstairs.
- Buyers should investigate the structural integrity, dampness, electrical systems, plumbing, and insulation levels given the age of the property and the need for renovation.
- Potential buyers should also verify if any past modifications comply with local planning regulations and building control standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E BER rating, placing it in the D–G category which indicates poor energy efficiency.
- A comprehensive deep retrofit to bring the home up to a modern energy standard would typically require substantial investment, estimated between 40,000 and 70,000 euros or more depending on the extent of external insulation, window replacements, heating system upgrades (such as installing a heat pump), and internal ventilation improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,400 euro.
- Explanation: Given the property has a floor area of 79 square meters and a less efficient BER rating of E, energy consumption and heat loss are likely to be higher than average, leading to increased heating expenses during colder months.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential, with no major heavy industrial plants or active municipal waste incinerators immediately adjacent.
- Any historical industrial uses or legacy concerns in the wider north Dublin area should be independently verified by prospective buyers during standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
8 RATHLIN RD, DUBLIN 9, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
42 RATHLIN RD, DUBLIN 9, DUBLIN
- Sale date
- Declared sale price
- €480,000.00
Recent sales in the wider Drumcondra area
7 GLENTOW ROAD, WHITEHALL, DUBLIN 9
- Sale date
- Declared sale price
- €463,000.00
1 PROSPECT COURT, 70 PROSPECT AVE, GLASNEVIN DUBLIN 9
- Sale date
- Declared sale price
- €414,000.00
PADUA, 106 ELM MOUNT AVE, BEAUMONT DUBLIN 9
- Sale date
- Declared sale price
- €641,000.00
23 CLONMEL RD, GLASNEVIN AVE, DUBLIN 9
- Sale date
- Declared sale price
- €565,000.00
29 SHANTALLA DR, BEAUMONT, DUBLIN 9
- Sale date
- Declared sale price
- €500,000.00
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: €4,950 — 1% of €495,000.
?
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 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required for a pre-purchase survey.
- Annual home insurance: approximately 350 to 650 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently discuss the strong sense of community and the appeal of the quiet, established residential network around Griffith Avenue.
- Local forums highlight the convenience of the area for families, noting proximity to well-regarded primary and secondary schools.
- Match day activity and traffic around Croke Park are common topics of conversation among locals, particularly regarding transport management.
- The ongoing popularity of Drumcondra and Glasnevin for their cafes, parks like Griffith Park, and proximity to the National Botanic Gardens is frequently mentioned.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property is located in an established Drumcondra neighbourhood near several primary schools like Grace Park Educate Together and Drumcondra National School. Griffith Park is nearby for outdoor activities, though the house requires modernisation before moving in with young children.
- Teenagers6/10
Proximity to local schools and transport links to Dublin City Centre is convenient for teenagers. However, the compact 79 m² floor area and single bathroom may feel restrictive for growing families.
- Multi-generational Living3/10
With a floor area of 79 square metres, three bedrooms, and one bathroom, the layout offers limited space for multi-generational living without significant structural reconfiguration or extension.
- Single Buyers8/10
An asking price of €495,000 for a three-bedroom terraced home in Drumcondra presents an exciting project for single buyers looking to put their own stamp on a property through modernisation.
- Couples8/10
Provides a traditional layout with two reception rooms and a rear garden, offering couples a great opportunity to upgrade a home over time in a sought-after location.
- Empty Nesters6/10
The manageable property size and proximity to local amenities suit downsizing, but buyers should budget for and manage the extensive modernisation required.
- Retirees5/10
While the area offers a quiet residential setting and good local conveniences, the property's E BER rating and need for modernisation mean retirees would need to undertake substantial upgrading work.
Work
3 areas- Remote Working7/10
With three bedrooms, there is potential to designate a home office space, though buyers should verify broadband infrastructure in the area.
- Hybrid Commuting9/10
Outstanding transport convenience with bus services and Drumcondra railway station providing quick access to Dublin City Centre for hybrid workers.
- Retired5/10
Suits those looking for an urban retirement near amenities, but the property requires significant modernisation to bring it up to modern comfort standards.
Practical
8 areas- Ageing in Place4/10
The property currently features a traditional two-storey layout with a bathroom upstairs and requires extensive modernisation to accommodate long-term accessibility needs.
- Low Maintenance3/10
Requiring complete modernisation and holding a BER rating of E, this property will demand significant maintenance, repairs, and capital expenditure.
- Secure Gated Entry2/10
This is a standard terraced street property with open front access rather than a secure gated community.
- Minimalist Design3/10
The home currently features a traditional multi-room layout with a covered porch and separate reception rooms, far from open-plan minimalist design.
- Flexible Floor Plans6/10
Offers excellent potential to rethink the arrangement of living spaces, though structural changes will be required to alter the traditional layout.
- Heritage Home6/10
Situated in an area where much of the surrounding neighbourhood took shape during the early decades of the twentieth century, giving it a distinct historical character.
- Ecological Setup2/10
With an E BER rating, the property has poor energy efficiency and will require substantial eco-retrofitting to meet modern green standards.
- Outdoor areas6/10
Includes a rear garden and a screened porch area, providing private outdoor space to develop as part of future renovation plans.
Interests
9 areas- Gardening6/10
Features a rear garden that offers outdoor space to enjoy and landscape, complemented by proximity to the National Botanic Gardens in Glasnevin.
- Walking9/10
Excellent opportunities for walking nearby, particularly with Griffith Park providing green space and the wider mature neighbourhood being pedestrian-friendly.
- Gym6/10
Standard urban and suburban fitness amenities are accessible in the surrounding areas of Drumcondra, Whitehall, and Glasnevin.
- Cycling7/10
Flat terrain and established road networks provide reasonable cycling routes into the city centre and surrounding northside districts.
- Golf5/10
Several golf clubs are located within the broader north Dublin region, though none are directly adjacent.
- Fishing2/10
Limited direct opportunities for fishing given the densely built-up urban and suburban surroundings.
- Horse Riding2/10
Equestrian facilities are scarce in this urban residential pocket of Dublin 9.
- Water Sports3/10
Water sports require travel further toward Dublin Bay or local rivers/canals, as none are onsite.
- Entertaining7/10
Two separate reception rooms and a rear garden provide a solid foundation for entertaining once modernised and updated.
Lifestyle
5 areas- Quiet Living8/10
Tucked away off Griffith Avenue among a network of residential streets named after Irish and offshore islands, offering a mature and relatively quiet suburban setting.
- Rural Living1/10
This is a firmly urban residential location in Drumcondra, Dublin 9, far removed from rural settings.
- Village Living6/10
Drumcondra and Glasnevin offer a village-like feel with local cafés, restaurants, and traditional pubs within reach.
- Coastal Living2/10
The property is situated in an inland northside suburb of Dublin with no immediate proximity to the coast.
- Urban Living8/10
Very convenient access to Dublin City Centre via established bus services, Drumcondra railway station, and road links.
Social
6 areas- Community Involvement8/10
Located in an established neighbourhood with local GAA and football clubs, plus strong community identity shaped over generations.
- Café Culture8/10
Drumcondra and Glasnevin offer a wonderful selection of local cafés, restaurants, and traditional pubs for social gatherings.
- Nightlife7/10
Good local pubs and dining options close to home, with fast links into Dublin City Centre for a broader nightlife scene.
- Health/Wellness groups6/10
Access to local sports clubs, parks, and nearby community wellness groups in the Drumcondra and Glasnevin areas.
- Networking Opportunities7/10
Proximity to the city centre and tech/business hubs via public transport facilitates professional networking.
- Tech-Hub Connectivity7/10
Good transport links make commuting to Dublin's major tech and commercial hubs straightforward.
Listing information
- Agent
- Kelly Bradshaw
- Phone
- 01 804 0500
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-920E1EHouseDelve · 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.