
23 Saint Michaels Terrace, Blackpitts, Dublin 8D08R8Y9
€525,000
2 Bed~1 Bath~65 m²~BER C2
What you'll like:
- Immaculate turn-key condition: Extensive refurbishment works carried out in 2015 mean you can move in immediately without incurring major renovation costs or dealing with builders.
- Comprehensive modern upgrades: The property features fully redone electrical rewiring, upgraded plumbing, and insulation, providing peace of mind regarding the underlying infrastructure of the home.
- Smart heating system: Equipped with a new gas central heating burner installed in 2017 and a Gen 3 Nest smart thermostat, allowing for efficient remote temperature control.
- Private rear courtyard: The outdoor courtyard space is completely private and not overlooked by neighbors, offering a quiet spot to relax outdoors in an urban setting.
- Characterful architectural features: Retains charming original details like exposed brick feature walls and an original cast iron fireplace inside the bathroom, blending history with modern style.
- Central city location: Situated in Dublin 8 just a fifteen-minute walk from the city center, saving you considerable commuting time and transport expenses.
- Excellent public transport: Convenient proximity to both the Green and Red LUAS tram lines as well as multiple regular bus routes along the South Circular Road.
- Vibrant local neighborhood: Positioned close to popular local eateries and cafés like Noshington and Bastible, enhancing your daily lifestyle and weekend dining options.
- Abundant educational facilities: Within easy reach of major institutions including Griffith College and Trinity College Dublin, which benefits students, staff, or potential rental demand.
- Nearby major medical care: Proximity to St. James's Hospital ensures convenient healthcare access, which is an important practical consideration for many potential homeowners.
- Spacious double bedrooms: The accommodation includes two proper double bedrooms with integrated storage solutions, avoiding the cramped feel of typical single box rooms.
- Efficient floor layout: Measuring sixty-five square meters, the layout maximizes its footprint effectively to provide comfortable living, dining, and sleeping zones without wasted space.
- Light-filled main bedroom: The primary bedroom benefits from good natural light and excellent built-in storage options, creating a bright and organized personal retreat.
- Versatile second bedroom: The front-facing second double bedroom can easily double as a dedicated home office space for remote workers or a comfortable guest room.
- Modern wet room bathroom: Features a fully tiled contemporary wet room layout with a spacious walk-in shower area, offering sleek design and easy accessibility.
- Insulated immersion tank: Includes a newly insulated high-performance hot water immersion tank, helping to retain heat efficiently and lower your daily utility energy bills.
- Quiet cul-de-sac setting: Positioned on a residential cul-de-sac street which helps minimize through traffic noise and creates a more peaceful community atmosphere.
- Stable asking price history: The recorded asking price has remained stable at five hundred twenty-five thousand euros since tracking began, suggesting a firm pricing stance from the seller.
- Proximity to green spaces: Convenient access to the expansive Phoenix Park provides wonderful opportunities for weekend walking, running, and outdoor recreational activities.
- Easy motorway connectivity: Provides relatively straightforward driving access to the M50 motorway via arterial routes, facilitating easier travel outside the city for commuters.
But keep in mind:
- Moderate BER rating: The C2 energy rating indicates that while some insulation was added, further energy upgrades may be needed to achieve optimal thermal efficiency and lower bills.
- Compact total floor area: At sixty-five square meters, the overall footprint is relatively small, which may feel constrained for growing families or buyers needing extensive storage.
- On-street parking dependency: Relies solely on on-street parking on St. Michael's Terrace, meaning you must verify permit availability and manage potential competition for spaces.
- Single bathroom constraint: Having only one shared bathroom upstairs could create morning queues and inconvenience for households with multiple occupants or visiting guests.
- Potential historic renovation risks: Although extensive renovations were completed in 2015, a thorough structural survey should be commissioned to verify the lasting quality of the historic fabric.
- Limited garden footprint: The private courtyard garden is quite compact, offering very little lawn area or space for extensive outdoor landscaping projects or children's play equipment.
- Urban noise and activity: Being located close to the bustling city center and major transport corridors may expose the neighborhood to higher ambient traffic noise levels.
- Gas heating reliance: The reliance on a gas-fired central heating system exposes the household to fluctuating fossil fuel energy prices and future carbon tax policy changes.
- Lack of private off-street parking: The absence of a dedicated driveway or garage means your vehicle is left parked on public streets, raising minor security and weather exposure concerns.
- Restricted kitchen workspace: While well-fitted with modern appliances, the kitchen layout has finite counter space, which may challenge enthusiastic home cooks preparing large meals.
- Upstairs bathroom location: Having the sole bathroom located entirely on the upper floor may inconvenience guests or residents who prefer ground-level facilities during daytime living.
- Historic brick maintenance: Exposed interior brick walls and older exterior red brick facades require periodic specialist inspection and maintenance to prevent damp or mortar degradation.
- Neighborhood development pressure: Proximity to rapidly developing parts of Dublin 8 could mean ongoing nearby construction noise, changing streetscapes, and increased local density.
- Limited expansion potential: Due to the compact size of the site and terraced nature of the property, adding significant square footage via extension is likely severely restricted.
- Price per square meter: At the asking price, the cost per square meter reflects a premium urban valuation that buyers should cross-reference against recent local sales.
- Uncertainty in tracking history: The initial observation recorded a missing numeric price before stabilizing, suggesting possible early marketing adjustments that deserve clarification from the agent.
- Proximity to busy transport arteries: Heavy bus routes along the nearby South Circular Road can contribute to localized exhaust emissions and peak-hour traffic congestion.
- Shared party walls: Being a terraced red brick home means you share structural walls on both sides, making soundproofing verification crucial for peaceful daily living.
- Storage limitations: Despite built-in bedroom wardrobes, the overall absence of a attic conversion, garage, or dedicated utility room may challenge households with bulky gear.
- Future retrofit costs: Reaching a modern A or B energy rating from the current C2 level will likely require additional capital investment in heat pumps or external insulation.
Price positioning
?
- The asking price appears somewhat overvalued because the listed figure sits at a notable premium per square metre for a compact sixty five square metre footprint in this specific urban sector.
- Valuation signals show conflicting dynamics where thorough modern internal upgrades and a turnkey condition strongly justify a higher baseline, yet the limited C2 energy rating introduces potential future retrofit cost friction.
- This pricing position could be supported by robust local buyer demand for highly convenient central locations, but it might be undermined by broader macroeconomic headwinds and competing properties offering superior energy efficiency.
- Additional relevant factors include the quiet cul de sac setting and private courtyard garden, which enhance lifestyle appeal and help insulate the asking price from minor downward market corrections.
Build Analysis
What we know from similar construction types
- The property is a recently refurbished red brick home that underwent extensive renovation works in 2015, including rewiring, plumbing, installation of a new heating system, and insulation.
- Features include an open fireplace in the living room, an exposed original brick wall in the rear kitchen, a newly insulated living area, an insulated high-performance immersion tank, and a gas heating burner installed in 2017.
- A buyer should investigate the documentation and certification for the 2015 renovations, ensuring that all electrical, plumbing, and structural changes comply with current building regulations.
- Given the period nature of red brick terrace houses in this area, a structural survey is recommended to verify the condition of the roof, timber structures, and damp-proofing measures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200
- The property has a BER rating of C2 and a floor area of 65 m² with a modern gas heating system and insulation upgrades, resulting in moderate energy efficiency for its size.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The location is situated in an urban setting well away from major coastal flood zones, though general surface water drainage during extreme weather events should always be checked.
- Prospective buyers should consult detailed local authority strategic flood maps to confirm specific property-level flood risk.
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 Blackpitts 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
- Stamp duty: approximately €5,250 based on 1% of the asking price
- Solicitor legal fees: approximately €1,500 to €2,500 plus VAT and outlay
- Land registration fees: approximately €600 to €800 depending on property deeds and registration type
- Property valuation fees: approximately €150 to €300 for mortgage purposes
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail required
- Annual home insurance: approximately €400 to €700 depending on the policy coverage
Forum Talk
What people are saying about this area
- Residents in the Blackpitts and Portobello areas frequently discuss the vibrant local café culture, highlighting popular spots like Bastible and BiBi's.
- Community forums often note the strong appeal of the neighbourhood's central location, with residents praising the 15-minute walk into Dublin city centre.
- Discussions on local platforms regularly mention the convenience of having both the Green and Red LUAS lines within walking distance.
- Some local chatter addresses the challenges of on-street parking in older, narrow residential terraces close to the south inner city.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers two bedrooms and a private courtyard, but the 65 m² floor area and stairs provide limited space for growing families with young children.
- Teenagers4/10
With only 65 m² of space, a single bathroom, and two bedrooms, teenagers will likely find the living quarters quite cramped as they require more personal privacy.
- Multi-generational Living2/10
The compact 65 m² size and single bathroom setup make this home entirely unsuitable for multi-generational living arrangements.
- Single Buyers9/10
An exceptional turn-key option for a single buyer seeking a central, beautifully refurbished red brick home with a dedicated home office option.
- Couples9/10
Ideal for couples, offering a stylish living space, a contemporary kitchen, and a second bedroom that can easily function as a home office or guest room.
- Empty Nesters8/10
Downsizers will appreciate the turn-key condition and low-maintenance nature of the property, though stairs should be considered for long-term living.
- Retirees6/10
While the single-bathroom wet room layout is modern, retirees should note the presence of stairs and on-street parking when planning for age-friendly living.
Work
3 areas- Remote Working8/10
The second bedroom functions well as a home office, and the property benefits from modern upgrades, though dedicated separate workspace is limited.
- Hybrid Commuting9/10
Exceptional transport connectivity with both Green and Red LUAS lines and multiple bus routes within walking distance.
- Retired7/10
Turn-key condition minimizes immediate maintenance worries, though retirees should evaluate the stairs and urban environment.
Practical
8 areas- Ageing in Place5/10
While the ground floor features a modern wet room and open plan living, the presence of stairs and upper-floor bedrooms limits long-term ageing in place.
- Low Maintenance9/10
Recently refurbished in immaculate condition with extensive 2015 works including rewiring, plumbing, heating, and insulation.
- Secure Gated Entry2/10
The property opens directly onto a public cul-de-sac with on-street parking rather than a secure gated development.
- Minimalist Design8/10
Clean contemporary lines, exposed brick accents, and stylish wet room styling lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans6/10
At 65 m², layout flexibility is constrained by the footprint, though the second bedroom offers dual-purpose use as an office.
- Heritage Home7/10
Retains charming red brick character and original features like an open fireplace and cast iron fireplace, combined with modern upgrades.
- Ecological Setup7/10
Achieves a C2 BER rating backed by upgraded insulation, rewiring, and a Gen 3 Nest smart home heating system.
- Outdoor areas6/10
Features a private, un-overlooked courtyard garden off the kitchen, offering a low-maintenance outdoor sanctuary.
Interests
9 areas- Horse Riding1/10
No equestrian facilities or stables are located anywhere near this central urban property.
- Water Sports2/10
Limited opportunities for water sports in the immediate vicinity of Blackpitts.
- Gardening3/10
Outdoor space is restricted to a private, paved courtyard garden, offering minimal scope for traditional gardening.
- Walking9/10
Fantastic walkability with the city centre, local parks, canals, and amenities all accessible on foot.
- Gym7/10
Proximity to central Dublin ensures easy access to various fitness centers, though there is no home gym setup beyond the compact floor plan.
- Cycling8/10
Flat urban terrain makes cycling into the city centre and surrounding neighborhoods highly practical and efficient.
- Golf4/10
As an inner-city location, local golf facilities require travel outside the immediate neighborhood.
- Fishing2/10
Not suited for fishing enthusiasts due to the dense urban setting, though the Grand Canal is nearby.
- Entertaining6/10
Features a modern open-plan kitchen and a private courtyard garden, though total indoor space is somewhat compact for hosting large gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a quiet cul-de-sac neighborhood in Blackpitts, offering a peaceful retreat despite its proximity to the city centre.
- Rural Living1/10
Located in an urban environment in Dublin 8, completely opposite to a rural lifestyle.
- Village Living6/10
The surrounding Blackpitts and Portobello areas offer a community-focused neighborhood feel with local cafes and independent businesses nearby.
- Coastal Living1/10
The property is landlocked in central Dublin with no immediate proximity to the coast.
- Urban Living10/10
Superb urban positioning with Dublin City Centre just a 15-minute walk away, alongside LUAS lines and frequent bus routes.
Social
6 areas- Community Involvement6/10
Cul-de-sac setting fosters a neighborhood feel, supported by local schools and community amenities in Dublin 8.
- Café Culture10/10
Surrounded by some of Dublin's finest cafes and eateries, including Noshington, Bastible, and BiBi's.
- Nightlife9/10
Immediate access to Camden Street and the wider city centre provides endless options for pubs, restaurants, and nightlife.
- Health/Wellness groups8/10
Proximity to central Dublin provides access to numerous wellness groups, fitness classes, and health facilities.
- Networking Opportunities9/10
Proximity to Trinity College, tech hubs, and the central business district offers strong professional networking potential.
- Tech-Hub Connectivity9/10
Excellent digital infrastructure potential and close proximity to Dublin's primary commercial and tech employer districts.
Listing information
- Agent
- DNG Central
- Phone
- 01 679 4088
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-240343HouseDelve · 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.