25/26 Mary Street Little, North City Centre, Dublin 7D07E3HD
€2,850,000
15 Bed~9 Bath~520 m²
What you'll like:
- Prime central location: Situated near Capel Street and Mary Street, the asset benefits from immense footfall and continuous urban demand which strongly supports long-term property value.
- Established retail income: The ground-floor supermarket tenant has operated successfully since 2002, providing a reliable and immediate cash flow stream for a commercial property investor.
- Secure long lease: The commercial tenant holds a valid lease extending until January 2030, offering excellent income stability and minimizing near-term vacancy risks for the investor.
- Substantial floor area: Spanning approximately 520 square meters across four storeys and a basement, the building offers significant physical scale and diverse space utilization potential.
- Vacant residential units: The seven apartments are sold with vacant possession, granting the new owner immediate freedom to set market-rate rents and select tenants.
- Diverse apartment mix: The layout comprises three-bed, two-bed, and one-bed units, catering to varied rental demands from singles, couples, and flat-sharing professionals in the city center.
- Value add potential: The vacant residential accommodation allows a buyer to execute cosmetic upgrades and modernization works to significantly boost overall rental yields.
- Independent residential access: Separate access for the upper floors ensures privacy and reduces operational friction between commercial customers and residential apartment tenants.
- Basement storage utility: The large basement space enhances the commercial unit's functionality, making it highly attractive for retail inventory management and wholesale stock storage.
- Walkable urban lifestyle: Excellent proximity to Trinity College, Henry Street, and O'Connell Street ensures high tenant desirability and minimal friction in securing future renters.
- Legal title flexibility: Acquiring a multi-unit block under a single title provides future scope for individual unit disposals or strategic restructuring to maximize exit value.
- Established commercial hub: The surrounding district features a vibrant mix of established businesses, ensuring sustained commercial relevance and enduring local economic vitality.
- Outdoor residential space: The inclusion of a terrace off one of the upper-level apartments adds a rare and highly marketable amenity for urban renters.
- Public transport connectivity: Exceptional proximity to Luas lines and core bus routes guarantees effortless commuting for residents and employees traveling across the capital.
- Diverse demographic appeal: The bustling north city center location attracts a wide pool of prospective residential tenants, protecting the asset against localized market downturns.
- Managed transition period: The existing long-term commercial tenancy allows the new owner to focus capital entirely on residential refurbishments without retail operational distractions.
- Strong rental demand: Dublin city center consistently experiences robust housing demand, ensuring that the seven newly refreshed apartments should easily achieve rapid occupancy.
- Capital growth prospects: Ongoing urban regeneration in surrounding neighborhoods like Smithfield and the Docklands bodes exceptionally well for long-term capital appreciation.
- Clear architectural scale: A four-storey over basement structure represents a substantial physical footprint, maximizing revenue-generating capacity on a compact city plot.
- Transparent pricing history: The recorded asking price history shows stable pricing since initial observation, indicating a firm seller position with predictable negotiation parameters.
But keep in mind:
- Substantial capital expenditure: The vacant apartments require refurbishment to achieve current market-level rents, meaning the buyer must budget significant additional funds post-acquisition.
- Complex asset management: Managing a mixed-use building featuring commercial retail and multiple residential apartments requires specialized oversight and higher operational administration costs.
- Commercial lease reliance: Heavy reliance on a single primary commercial tenant for baseline income creates concentration risk should their retail business face financial difficulties.
- Missing BER certification: The listing data notes BER status as not provided across ratings C2 through E1, requiring urgent professional energy performance verification prior to bidding.
- Building compliance verification: The buyer must thoroughly investigate all historical fire safety, planning, and building regulation compliances for the multi-unit conversion.
- Upgrading aging infrastructure: Older multi-story city center structures often conceal outdated plumbing, electrical wiring, or structural quirks that demand costly remedial attention.
- Vacant possession turnaround: Coordinating renovations across seven empty apartments simultaneously will cause temporary cash flow lag before full residential rental income is realized.
- Retail market vulnerability: High street retail environments face shifting consumer habits and rising operational overheads, which could impact long-term commercial tenant stability.
- City center service charges: Managing common areas, waste disposal, and general maintenance for a multi-tenant city block introduces recurring logistical and financial overheads.
- Financing complexity: Securing commercial investment mortgages for mixed-use portfolios typically demands higher equity deposits and stricter lender underwriting criteria.
- Potential latent defects: Prospective buyers should commission comprehensive structural surveys to uncover hidden dampness, roof wear, or timber decay in the historic fabric.
- Local parking constraints: The property description indicates a lack of dedicated tenant parking, which might slightly limit appeal for certain prospective residential renters.
- Urban noise and disruption: Central city locations experience high ambient noise levels from street traffic and nightlife, potentially impacting residential tenant retention rates.
- Regulatory compliance costs: Navigating strict domestic rental regulations and tenancy legislation in Ireland requires careful legal management to avoid costly disputes.
- Insurance cost pressures: Multi-occupancy city-center buildings often face elevated commercial and landlord insurance premiums based on mixed-use risk profiles.
- Refurbishment timeline risk: Contractor availability and supply chain delays in the local construction sector could extend the projected renovation period for the apartments.
- Initial pricing rigidity: The stable asking price history suggests limited vendor flexibility, requiring strong evidence to justify any discounted acquisition offers.
- Basement flood risks: The inclusion of a basement storage area warrants careful hydrologic and drainage inspection to protect against potential urban surface water issues.
- Waste management logistics: Providing adequate refuse storage and collection points for multiple residential units and a retail supermarket requires careful spatial planning.
- Exit liquidity considerations: Selling a substantial mixed-use asset as a single lot narrows the pool of potential future buyers compared to individual residential units.
Price positioning
?
- The asking price appears somewhat ambitious when evaluating the aggregate square meterage and the mixed asset class, potentially pricing in aggressive future rental growth across both the commercial retail and upper-floor residential units simultaneously.
- Valuation signals indicate a strong reliance on the long-standing retail lease income combined with vacant residential units offering immediate refurbishment upside, though achieving top-tier market rents across seven separate apartments requires substantial capital expenditure.
- Market support for this pricing level depends heavily on sustained commercial tenant stability and robust urban rental demand, whereas unexpected retail vacancies or high refurbishment costs could quickly undermine the projected investment yields.
- The initial listing pattern featuring a transition to a fixed numeric asking price suggests a deliberate marketing strategy aimed at institutional or high-net-worth investors seeking prime inner-city mixed-use portfolios.
Build Analysis
What we know from similar construction types
- The property is a substantial four-storey over basement mixed-use building comprising two ground-floor retail units and seven upper-floor residential apartments.
- The building houses multiple residential units and commercial spaces under one roof, meaning a buyer should investigate fire safety compliance, sound insulation, and compartmentation between the commercial and residential sections.
- Given the mixed-use nature and age typical of city-centre properties, a structural survey should be conducted to assess the condition of the roof, the basement storage areas, and the upper-floor access points.
- Compliance with current rental standards, planning permissions for the layout of the seven apartments, and historical alterations should be verified by legal counsel.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €8,000 to €15,000.
- Explanation: Given the combined floor area of approximately 520 square metres comprising seven separate apartments and retail space, heating costs will vary significantly depending on occupancy rates, individual apartment energy efficiency ratings ranging from C2 to E1, and usage patterns across the multiple units.
Pollution Safe
8/10Environmental situation to investigate
- The location is in a long-established urban centre where environmental concerns are primarily related to general city traffic and commercial activities rather than heavy industrial manufacturing.
- There are no prominent large-scale industrial facilities, active heavy landfills, or waste incinerators in immediate proximity to this central retail and residential property.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated urban setting within central Dublin, generally away from major coastal surge zones.
- While urban pluvial flooding can occasionally affect low-lying streets during intense downpours due to heavy surface runoff and drainage capacity, the risk profile is typical of a well-developed city centre. Buyers should verify local drainage details.
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 North City Centre area
NO 25 ST BENEDICT GARDENS, NORTH CIRCULAR ROAD, DUBLIN 7
- Sale date
- Declared sale price
- €290,000.00
2 FINDLATER ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
41 OXMANTOWN RD, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €580,000.00
7 VIKING PLACE, STONEYBATTER, DUBLIN 7
- Sale date
- Declared sale price
- €480,000.00
75 SWILLY RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €475,000.00
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
- Solicitor legal fees: €10,000 to €25,000 depending on complexity and conveyancing scope for a mixed-use commercial and residential asset.
- Land registration fees: Approximately €2,000 to €5,000 based on property value tiers.
- Property valuation fees: €500 to €1,500 for commercial and multi-unit residential valuations.
- Surveyor fees: €3,000 to €6,000 for a comprehensive structural survey of a large four-storey over basement mixed-use building.
- Annual home insurance: €3,500 to €7,000 for a multi-unit residential and commercial block building insurance policy.
Forum Talk
What people are saying about this area
- Residents in the North City Centre and Capel Street areas frequently discuss the vibrant mix of independent retail, cafes, and diverse culinary offerings nearby.
- Local forums often highlight the exceptional convenience of living within walking distance of Henry Street, O'Connell Street, and the Luas cross-city lines.
- Discussions regarding the immediate neighbourhood often point to ongoing urban regeneration initiatives and increasing foot traffic around Smithfield and the wider north inner city.
- Community boards sometimes touch upon typical city-centre challenges, including nighttime noise management, pedestrian infrastructure, and general urban upkeep.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a large mixed-use commercial and residential investment in the heart of Dublin city centre with no private garden space, making it poorly suited for young families.
- Teenagers3/10
While close to city amenities, the multi-unit commercial and apartment building lacks the suburban space typical for teenagers, though older teens might enjoy the central urban location.
- Multi-generational Living6/10
Consisting of seven separate apartments, the building offers potential for multi-generational living or accommodating extended family members in separate units.
- Single Buyers7/10
As an entire mixed-use block or investment opportunity, it is generally suited for commercial investors rather than individual single home buyers, though the individual apartments are compact.
- Couples5/10
The one and two-bedroom apartments provide functional living spaces for couples, but the overall asset is primarily a commercial investment property.
- Empty Nesters5/10
Offers low-maintenance apartment living with urban conveniences close by, though the building is sold as a whole multi-unit investment.
- Retirees4/10
City centre multi-unit building lacking specialized retirement amenities, though upper floors are accessible via staircases which should be verified for elevator availability.
Work
3 areas- Remote Working7/10
Apartments feature functional layouts suitable for home offices, backed by central Dublin connectivity.
- Hybrid Commuting10/10
Unbeatable central location makes commuting to any part of Dublin city centre or via nearby public transport exceptionally convenient.
- Retired5/10
Suitable for retirement if managing a mixed-use investment portfolio, but not tailored specifically as a retirement residence.
Practical
8 areas- Ageing in Place3/10
Multi-storey building setup across four floors over a basement with stair access to upper apartments; suitability for ageing in place should be verified.
- Low Maintenance6/10
As an investment block with retail tenants and multiple apartments, maintenance requires professional management.
- Secure Gated Entry5/10
Independent residential access is provided, but specific security features should be verified.
- Minimalist Design7/10
The apartments feature straightforward, functional layouts with clean contemporary spaces.
- Flexible Floor Plans6/10
Comprises a mix of 1, 2, and 3-bedroom units alongside retail space, offering structural versatility.
- Heritage Home4/10
A substantial four-storey over basement building in an established historic city-centre footprint.
- Ecological Setup4/10
BER ratings span C2 to E1, indicating that energy efficiency varies across units and some upgrades could improve sustainability.
- Outdoor areas2/10
Limited outdoor space restricted to a single terrace on one of the apartments and no communal green areas.
Interests
9 areas- Gardening1/10
There are no private gardens or green plots associated with this commercial investment building, aside from a small terrace on one apartment.
- Walking9/10
Exceptional walkability to central Dublin attractions, retail hubs, offices, and cultural landmarks.
- Gym8/10
Proximity to central Dublin ensures numerous commercial gyms and fitness centers are easily accessible nearby.
- Cycling7/10
Flat city-centre terrain makes cycling a viable transport option, though secure bike storage arrangements should be verified.
- Golf2/10
No golf courses are nearby within the immediate city centre, requiring travel to suburban clubs.
- Fishing2/10
Urban city-centre location offers minimal direct access to fishing spots, aside from the River Liffey nearby.
- Horse Riding1/10
No equestrian facilities are available in the dense urban core.
- Water Sports3/10
Proximity to the River Liffey and Dublin Docklands provides some urban waterfront context, but limited direct water sports.
- Entertaining8/10
Surrounded by city-centre restaurants, bars, and retail streets, offering abundant entertainment options close at hand.
Lifestyle
5 areas- Quiet Living1/10
Located in a bustling central Dublin commercial district near Capel Street and Mary Street, meaning high levels of urban activity and street noise.
- Rural Living1/10
Situated in a dense urban city-centre environment with zero rural characteristics.
- Village Living4/10
While urban, the surrounding North City Centre area provides a distinct neighborhood feel with local shops and cafes within walking distance.
- Coastal Living1/10
The property is entirely inland within Dublin city centre, far from coastal amenities.
- Urban Living10/10
Prime city-centre position within walking distance of Henry Street, O'Connell Street, Capel Street, and the Four Courts.
Social
6 areas- Community Involvement5/10
Active urban business and residential community in the North City Centre district.
- Café Culture9/10
Positioned near Capel Street and Mary Street, known for a vibrant café and dining scene.
- Nightlife9/10
Proximity to central Dublin pubs, clubs, and entertainment venues ensures vibrant nightlife access.
- Health/Wellness groups7/10
Plentiful access to wellness centers, pharmacies, and health services in the city center.
- Networking Opportunities9/10
Central business district location offers prime networking potential for commercial and professional activities.
- Tech-Hub Connectivity8/10
Close to Dublin's tech quarters and docklands, benefiting from strong urban digital infrastructure.
Listing information
- Agent
- O'Connor Shannon
- Phone
- 01 496 8111
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-53BE24HouseDelve · 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.