30 Saint Kevin's, Bloomfield Avenue, Portobello, Dublin 8D08KF68
€435,000
1 Bed~1 Bath~54 m²
What you'll like:
- Historic architectural character: The property is set within Ireland's first church conversion, featuring dramatic Gothic arches and stained glass windows that offer a truly unique living environment for buyers who value history.
- Vaulted timber ceilings: Impressive double-height ceilings with exposed wooden beams run throughout the apartment, creating an incredible sense of volume and spatial drama that standard modern apartments simply cannot match.
- Versatile mezzanine level: A striking upper-floor mezzanine overlooks the main living space, providing an excellent flexible area that can serve as a home office, guest space, or creative studio.
- Secure designated parking: Includes a valuable private parking space positioned safely behind security gates, solving a major logistical hurdle for vehicle owners in this densely populated urban neighborhood.
- Prime Portobello location: Situated in one of Dublin's most fashionable neighborhoods immediately adjacent to the Grand Canal, placing trendy cafes, restaurants, and nightlife venues right on your doorstep.
- Exceptional public transit: Located within a convenient seven-minute walk of the Luas tram line at Harcourt Street, alongside numerous major bus routes ensuring effortless cross-city commuting.
- Walking distance to core: Positioned just minutes away from St Stephen's Green and Grafton Street, allowing residents to easily walk into the absolute center of Dublin for shopping and employment.
- Secure bicycle storage: Dedicated and secure storage facilities for bicycles are provided on site, catering perfectly to urban cyclists and reducing clutter inside the living accommodation.
- Distinctive entrance hall: An unusually grand entrance hallway greets visitors with pitched ceilings and solid wood flooring, setting a sophisticated tone immediately upon entering the front door.
- Well-appointed kitchen: The compact kitchen is efficiently organized with solid wood worktops, built-in floor units, and integrated electric appliances to maximize functionality without wasting space.
- Generous double bedroom: Features built-in wardrobes and an attractive pitched timber ceiling, creating a cozy and private sanctuary separate from the dramatic open-plan living areas below.
- Stylish shower room: Neatly finished with contemporary white subway tiling, a large walk-in shower enclosure, and clean fixtures, offering a bright and modern space for daily routines.
- Natural light infusion: Large Gothic-style windows paired with overhead Velux rooflights ensure the apartment receives an abundance of natural daylight throughout the different areas.
- Solid wood flooring: Elegant timber floors flow across the main reception rooms and hallways, adding warmth, durability, and a cohesive premium aesthetic to the interior finish.
- Community vibrancy: The adjacent former church hall operates as a thriving local community center, anchoring the development within a vibrant and active neighborhood fabric.
- Boutique development scale: Being part of a historic conversion means fewer units compared to massive modern complexes, fostering a more intimate and character-rich residential community.
- Rental demand hotspot: Portobello remains perennially popular among young professionals, suggesting strong long-term rental potential should the buyer ever decide to lease the property out.
- High ceilings advantage: The vertical elevation makes the 54 square meter floor area feel significantly larger and more expansive than standard single-level apartments of similar size.
- Retained historic details: Original architectural architraves and stonework have been carefully preserved during the conversion process, celebrating the 1883 Gothic Revival design by Sir Thomas Drew.
- Turnkey presentation: The interior spaces are cleanly decorated and well-maintained, allowing a new owner to move in immediately without undertaking urgent cosmetic renovations.
But keep in mind:
- Unclear BER rating: The building is noted as exempt, but buyers should independently verify energy efficiency credentials to avoid potential surprises regarding heating costs and poor insulation.
- Annual management fees: Ongoing service charges of approximately €2,500 per year apply, which will impact monthly holding costs and should be scrutinized against building sinking funds.
- Electric heating reliance: The listing specifies electric heating systems, which can sometimes result in higher utility bills and less precise temperature control compared to natural gas alternatives.
- Historic building constraints: Listed status or conservation guidelines protecting the 1883 structure might severely restrict a buyer's ability to alter windows, insulation, or internal layouts.
- Compact kitchen footprint: Measuring just 2.42 meters by 1.74 meters, the kitchen offers very limited counter space and storage, which could frustrate buyers who love to cook elaborate meals.
- Single bathroom setup: With only one combined shower room servicing the apartment, guests must access it directly, and the lack of a bathtub may deter certain household demographics.
- Mezzanine privacy limitations: Because the mezzanine is completely open to the double-height living room below, sound travels freely and privacy is compromised for anyone sleeping or working up there.
- Rooflight maintenance risks: Velux roof windows fitted into high pitched ceilings can be difficult and costly to clean, maintain, or repair when leaks or seal failures eventually occur.
- Urban noise exposure: Being situated right in Portobello near bustling commercial streets means residents may experience noticeable traffic, pedestrian, and nightlife noise during weekends.
- Lack of private outdoor space: The property does not feature a private balcony or terrace, meaning residents must rely entirely on nearby public parks for fresh air and outdoor lounging.
- Staircase navigation demands: Reaching the bedroom, bathroom, or mezzanine may involve steep internal stairs, which could present accessibility challenges for older occupants or those with limited mobility.
- Conservation window repairs: Specialized Gothic-style arched windows and stained glass require expert craftsmanship to maintain, potentially leading to high specialized repair bills for the owners' corporation.
- Storage limitations overall: Beyond the bedroom wardrobes, general built-in storage throughout the apartment is minimal, requiring careful management of belongings to avoid clutter in unique spaces.
- Upper floor access: Situated on the top floor of a historic building, moving large furniture items up multiple flights of stairs or managing elevator breakdowns could prove exceptionally difficult.
- Future levy risks: Historic conversions frequently face unexpected major maintenance levies for roof repairs, stonework restoration, or timber preservation across the shared historic structure.
- Limited natural ventilation: Vaulted ceilings and roof windows can trap warm air near the top of the apartment during summer months, potentially making the upper mezzanine level uncomfortably warm.
- Compact bedroom size: The double bedroom is modestly proportioned at roughly 2.7 meters square, leaving little room for additional furniture beyond the bed and built-in wardrobes.
- Complex insurance costs: Insuring a converted 19th-century church building often involves specialized policies and higher premiums, which are indirectly passed down through management fees.
- Visitor parking scarcity: While a designated space is included, finding guest parking in Portobello is notoriously difficult, making it challenging for friends and family to visit by car.
- Future adaptation limits: The quirky layout and historic structural elements mean that reconfiguring rooms to suit changing lifestyle needs will be exceptionally difficult or outright impossible.
Price positioning
?
- The asking price appears somewhat elevated relative to standard apartment benchmarks in the wider locality, largely driven by the unique historic church conversion character, vaulted timber ceilings, and distinctive Gothic architectural features rather than purely functional space metrics.
- Upward valuation signals stem from the highly sought-after central urban location within walking distance of canals and transport hubs, combined with the inclusion of a secure designated parking space which commands a significant premium locally.
- Such a pricing level could be supported by strong niche demand from owner-occupiers seeking architectural heritage and character, though it might be undermined by the higher density of standard modern apartments offering similar square footage for less.
- Additional relevant factors include the annual management charges associated with maintaining a historic protected structure, as well as the specialized nature of the mezzanine layout which may appeal more to specific buyers than traditional configurations.
Build Analysis
What we know from similar construction types
- The property is located in a historic church building constructed around 1883 in a Gothic Revival style and converted into residential apartments in 1994, meaning it features non-standard architectural elements such as vaulted timber ceilings, pitched roofs, and large specialized stained glass and arched windows.
- Buyers should investigate the management company accounts, sinking fund reserves, and upcoming planned maintenance, given the listed annual management charge of approximately €2,500 and the unique structural maintenance requirements associated with a historic protected or landmark church conversion.
- The heating system is electric, which a buyer should inspect for efficiency, and investigate the acoustic and thermal insulation performance typical of 1990s conversions housed within late 19th-century stone or brick structures.
- Verify the exact legal boundaries and rights regarding the secure designated parking space and bicycle storage area.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around €800 to €1,200.
- The property features electric heating and vaulted ceilings in a converted historic building, which can influence energy efficiency. The buyer should verify the exact heating performance and insulation levels.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and commercial with no major heavy industrial facilities or active large-scale landfills directly adjacent.
- Any historical urban industrial legacy is typical of inner-city Dublin and is generally considered low risk for current residents, though buyers should verify environmental reports if concerned.
Flood Safe
8/10Water overflow reports to follow up
- The location is near the Grand Canal, meaning buyers should review local Office of Public Works (OPW) flood maps to assess any potential fluvial or pluvial flood risks.
- The property is situated on the top floor of the building, substantially reducing the direct physical risk of internal flood damage from surface water.
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 Portobello area
APT 62, BERTRAM COURT, CHRISTCHURCH DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
145 RIALTO COTTAGES, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €370,000.00
ART 2 HERBERTON, 30 ST JAMESS WALK, RIALTO DUBLIN 8
- Sale date
- Declared sale price
- €366,000.00
20 OVOCA ROAD, SOUTH CIRCULAR ROAD, DUBLIN 8
- Sale date
- Declared sale price
- €935,000.00
26 LONG LANE, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €825,000.00
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 to 2 percent of the purchase price (around €4,350 to €8,700 for an asking price of €435,000).
- Solicitor legal fees: roughly €1,500 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fee: around €150 to €300.
- Surveyor fees: approximately €300 to €600 depending on the level of detail required for the apartment.
- Annual home insurance: approximately €350 to €600 per year.
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant atmosphere of Portobello, noting its excellent walkability to Camden Street and the city centre.
- Locals often highlight the convenience of the nearby Grand Canal for walking and running, though cycle lane safety is a common topic of discussion.
- Community groups in the area actively engage in local urban greening initiatives and heritage preservation around historic structures.
- Commuters frequently share updates on local bus corridor efficiency and the proximity of the Harcourt Luas stop for city access.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
With a 54 m² floor area and 1 bedroom plus mezzanine layout, this top-floor apartment offers very limited space for young children and lacks private garden access.
- Teenagers4/10
The central Dublin 8 location offers fantastic access to the city, but the single-bedroom configuration with a mezzanine provides little privacy for growing teenagers.
- Multi-generational Living1/10
The compact 1-bed size and single bathroom setup make this property completely unsuitable for multi-generational living.
- Single Buyers10/10
This unique, character-filled 1-bedroom converted church apartment in Portobello is an exceptional find for single buyers seeking central urban living.
- Couples7/10
Ideal for a couple wanting a stylish, historic home close to the city centre, though the single bedroom and open-plan layout offer minimal separation of space.
- Empty Nesters8/10
Great for downsizers looking for a low-maintenance, character-rich home within walking distance of St Stephen's Green and city amenities, though stair access to the top floor should be considered.
- Retirees5/10
While secure gated parking and a central location are appealing, buyers should verify if elevator access is available to this top-floor apartment for long-term comfort.
Work
3 areas- Remote Working8/10
The versatile mezzanine level provides a fantastic, inspiring dedicated home office space with great architectural character and natural light.
- Hybrid Commuting10/10
Superbly connected with the Luas at Harcourt just a 7-minute walk away and numerous bus routes serving the immediate area for effortless commuting.
- Retired6/10
Wonderful for retirees wanting city culture and walkability, though buyers should verify stair and lift access to the top floor.
Practical
8 areas- Ageing in Place3/10
Being a top-floor apartment with internal stairs to a mezzanine, this property is poorly suited for ageing in place without verifying lift access.
- Low Maintenance8/10
Apartment living with managed upkeep means exterior maintenance is handled, though buyers should review the annual management charge of c. €2,500.
- Secure Gated Entry10/10
Includes a designated parking space positioned securely behind security gates and a secure bicycle storage area.
- Minimalist Design5/10
The property leans heavily into historic Gothic Revival architectural character, exposed beams, and stained glass rather than stark minimalism.
- Flexible Floor Plans8/10
Features an exceptional open-plan living/dining area paired with a stunning mezzanine level that offers great flexibility for work or rest.
- Heritage Home10/10
A genuinely unique piece of Irish architectural history, being Ireland's first church-to-apartment conversion built in 1883 by Sir Thomas Drew.
- Ecological Setup4/10
Equipped with electric heating and housed within a protected historic 19th-century structure, meaning energy efficiency measures may be constrained.
- Outdoor areas2/10
The property has no private outdoor space, balcony, or garden, though it is close to the Grand Canal and St Stephen's Green.
Interests
9 areas- Gardening1/10
The property features no private garden or outdoor green space, offering no scope for traditional gardening.
- Walking10/10
An exceptional location for walking enthusiasts, with the Grand Canal on the doorstep and St Stephen's Green and the city centre within a short stroll.
- Gym9/10
The central Dublin location provides effortless access to numerous fitness clubs, gyms, and pilates & stretching studios in the immediate vicinity.
- Cycling9/10
Secure bicycle storage is provided on-site, and the flat, central location makes cycling across the city very convenient.
- Golf4/10
While central, local golf courses require traveling further out towards the suburbs or county perimeter.
- Fishing2/10
The adjacent Grand Canal offers limited urban angling opportunities, but this is not suited for serious fishing enthusiasts.
- Horse Riding1/10
An inner-city apartment with no equestrian facilities or nearby stables.
- Water Sports3/10
Aside from occasional activities on the Grand Canal, water sports require heading towards Dublin's coastal bays or rivers.
- Entertaining7/10
The striking double-height living and dining room with dramatic Gothic windows creates an incredible, character-filled space for hosting guests.
Lifestyle
5 areas- Quiet Living4/10
Situated in the bustling heart of Portobello near Camden Street, buyers should expect vibrant urban activity rather than quiet countryside tranquility.
- Rural Living1/10
This is a historic urban church conversion located squarely in central Dublin 8, offering zero rural characteristics.
- Village Living7/10
Portobello offers a distinct neighbourhood community feel with local cafes and shops right on the doorstep while remaining in the city.
- Coastal Living2/10
The property is located inland in Portobello, though the Grand Canal is adjacent, it is far from coastal shores.
- Urban Living10/10
Positioned just minutes from Camden Street, Grafton Street, and St Stephen's Green with excellent Luas and bus links, this is prime urban living.
Social
6 areas- Community Involvement8/10
The building shares its history with the adjacent St Kevin's Community Centre, and Portobello boasts a very active, engaged local community.
- Café Culture10/10
Located right next to Camden Street and Portobello, offering an immense variety of hip cafes, trendy restaurants, and artisan coffee shops.
- Nightlife9/10
Surrounded by popular bars, pubs, and restaurants in Portobello and central Dublin, ensuring vibrant nightlife options close by.
- Health/Wellness groups9/10
Proximity to central Dublin gives easy access to numerous wellness centres, yoga studios, and fitness groups.
- Networking Opportunities10/10
Unmatched access to central business districts, tech hubs, and social networking venues across Dublin city centre.
- Tech-Hub Connectivity10/10
Directly situated near Dublin's major tech quarters and exceptionally well-connected by public transport.
Listing information
- Agent
- Owen Reilly
- Phone
- 01 677 7100
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-DE4822HouseDelve · 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.