Photograph 1 of 28 of 4 Doris Street, Ringsend, Dublin 4, Co. Dublin
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4 Doris Street, Ringsend, Dublin 4, Co. DublinD04P046

€495,000

2 Bed~1 Bath~74 m²~BER G

What you'll like:

  • Prime Dublin 4 Location: Situated in the heart of Dublin 4, providing exceptional walkability to the city centre, major entertainment venues, and top employers.
  • Excellent Transit Links: Located just a five-minute walk from the DART station, offering fast and convenient commuter access across the capital.
  • Attractive Period Façade: Features a charming painted brick exterior that delivers strong curb appeal and traditional character typical of early twentieth-century homes.
  • Open Plan Living: The ground floor boasts a seamless dual aspect layout connecting the living room, dining area, and kitchen for a modern feel.
  • Quality Wooden Flooring: Equipped with durable and stylish solid wooden floors by Junckers throughout the main living areas, adding warmth and elegance.
  • Feature Solid Stove: Includes a carved solid stove with a basket-style gas fireplace, creating a cozy focal point in the open plan space.
  • Designer Spiral Staircase: An eye-catching spiral staircase connects the levels, maximizing floor space and serving as a striking interior architectural feature.
  • Freestanding Kitchen Fitout: Fitted with a solid wood Habitat Olivia kitchen offering ample counter and cupboard space alongside a practical gas hob and oven.
  • Convenient Utility Room: The kitchen flows directly into a dedicated utility room, keeping laundry and household chores neatly tucked away from living spaces.
  • Ground Floor Shower Room: Features a functional downstairs shower room with checkered tiled flooring and high specification sanitary ware for everyday convenience.
  • Sunny Private Patio: The rear kitchen access leads out to a private sunny patio, creating an ideal outdoor spot for relaxing or entertaining.
  • Two Spacious Bedrooms: The first floor accommodates two generously sized double bedrooms featuring ample storage space positioned at both the front and rear.
  • Dormer Attic Conversion: Benefits from a light-filled dual aspect dormer-style attic conversion fitted with two large windows and built-in shelving.
  • Versatile Upper Space: The attic room provides the perfect flexible layout to be utilized as a quiet home office or additional hobby area.
  • Established Neighborhood: Positioned in a sought-after area surrounded by popular local shops, cafes, bars, and restaurants contributing to vibrant community living.
  • Proximity to Amenities: Close to major landmarks including the Bord Gais Theatre, Aviva Stadium, RDS, and Trinity College for leisure and cultural outings.
  • Abundant Local Recreation: Residents enjoy easy access to nearby parks, sports clubs, and playgrounds, supporting an active and outdoor-focused lifestyle.
  • Stable Asking Price: The tracked asking price of €495,000 has remained completely unchanged since initial observation, indicating a firm and consistent vendor pricing strategy.
  • Period Construction Charm: Built around 1900, the property offers historic character and established neighborhood roots that appeal strongly to urban buyers.
  • On-Street Permit Parking: Benefits from local permit parking provisions, helping residents secure vehicle spaces conveniently right outside the property.

But keep in mind:

  • Extremely Poor BER Rating: The property carries a G energy rating, indicating severe thermal inefficiency and high potential heating costs that require urgent upgrading.
  • Substantial Retrofit Costs: Bringing a G-rated home up to modern energy standards will likely require major capital expenditure on insulation, windows, and heating systems.
  • Aged Property Structure: Constructed in 1900, buyers should conduct a thorough structural survey to check for hidden timber rot, dampness, and outdated electrical wiring.
  • Challenging Spiral Staircase: While visually appealing, the spiral staircase may prove difficult for moving furniture, children, or elderly residents between floors.
  • Compact Floor Area: Measuring 74 square meters, the total living space is relatively modest and may feel confined for growing families or remote workers.
  • Single Bathroom Facility: The property relies on just one downstairs shower room, which could create morning congestion and inconvenience for occupants of two double bedrooms.
  • Limited Outdoor Space: The exterior is restricted to a small patio area, offering very limited green space compared to suburban properties with large gardens.
  • Attic Compliance Uncertainty: Buyers should verify whether the attic conversion complies with all current building regulations and planning permissions for habitable use.
  • On-Street Parking Limitations: While permit parking is available, finding vacant spaces close to the front door during peak evening hours can occasionally prove difficult.
  • Potential Urban Noise: Being located in a central urban neighborhood may expose residents to higher ambient noise levels from nearby traffic and nightlife.
  • Fixed Asking Price Stagnation: The lack of any price adjustments since initial tracking suggests the seller may be inflexible during upcoming purchase negotiations.
  • Open Plan Heat Loss: The expansive open-plan ground floor layout combined with a G rating could lead to uneven heating and drafts during colder winter months.
  • Ventilation and Damp Risks: Historic mid-terrace homes with converted attics require careful inspection to ensure adequate roof and wall ventilation to prevent condensation.
  • Upstairs Bathroom Absence: Having no toilet or washing facilities on the first-floor bedroom level represents a significant functional drawback for nighttime convenience.
  • Kitchen Storage Constraints: Although freestanding, the kitchen cabinetry should be carefully evaluated to ensure it meets the long-term storage needs of modern households.
  • Gas Appliance Maintenance: The presence of a gas hob, oven, and fireplace necessitates routine professional safety checks and potential servicing costs for a buyer.
  • Limited Natural Light Centrally: Mid-terrace properties can sometimes suffer from reduced natural daylight in the central core between front and rear windows.
  • Roof Insulation Verification: Buyers must investigate the thickness and condition of current roof insulation within the dormer attic structure to gauge thermal performance.
  • Glazing Efficiency Check: The windows should be inspected to determine if they are double-glazed, as single or aged double glazing would worsen the poor BER score.
  • Resale Value Implications: The very low G energy rating could negatively impact future capital appreciation and restrict buyer pools until energy upgrades are completed.

Price positioning

?
This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price looks slightly undervalued compared with the available evidence.
  • The asking price appears attractively positioned relative to baseline expectations because it sits notably below several recent local transactions on the same street, suggesting a deliberate strategy by the selling agent to generate strong initial competitive interest and viewings.
  • Upward valuation signals stem from the desirable Dublin 4 location, stylish interior finishes, and a functional attic conversion, whereas significant downward pressure arises from the extremely poor G energy rating requiring substantial immediate capital investment.
  • Factors that could actively support such an aggressive pricing strategy include intense market competition for central terrace homes, while prospective buyers could easily undermine this valuation by factoring in high retrofit costs to improve energy efficiency.
  • Additional relevant market dynamics include stable pricing history since initial listing without any recorded reductions, indicating that the vendor is currently confident in capturing strong demand despite the clearly documented thermal performance shortcomings.

Build Analysis

What we know from similar construction types

  • The property is a mid-terrace home with a recorded year of construction of 1900, indicating traditional older solid wall or brick construction that may lack modern insulation standards.
  • Features an attic conversion styled as a dormer space; a buyer should investigate whether proper planning permission, building regulations compliance, and fire safety certs were obtained for this conversion.
  • The layout includes a spiral staircase, dual-aspect open-plan living, and a rear utility/shower room addition, which should be inspected for damp management, ventilation, and general structural integrity.
  • Given the G BER rating, a buyer should investigate potential issues with single glazing or older windows, lack of roof/wall insulation, and the overall heating efficiency of the gas stove and system.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Estimated deep-retrofit cost: €50,000 to €80,000.
  • Reasoning: The property has a G BER rating, indicating a complete absence of modern energy efficiency measures. Bringing the home up to a B2 or A standard will likely require external or internal wall insulation, roof insulation, window and door upgrades, and the installation of a renewable heating system such as a heat pump, along with associated airtightness and ventilation works.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: 2,200 euro to 2,800 euro.
  • Explanation: Given the poor G energy rating and floor area of 74 square metres, the property likely suffers from significant heat loss, leading to higher than average heating demands.

Pollution Safe

8/10

Environmental situation to investigate

  • The area is primarily urban and residential with no major heavy industrial facilities immediately adjacent.
  • Buyers should verify historical land use in the wider docklands vicinity for any legacy industrial or port-related concerns.

Flood Safe

6/10

Water overflow reports to follow up

  • Ringsend is a low-lying coastal and estuarine district near the River Liffey and Grand Canal, meaning certain parts have historical flood alerts or tidal sensitivities.
  • Buyers are advised to check specific local flood maps and insurance availability for the exact street level.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 6 DORIS STREET, RINGSEND, DUBLIN 4

    Sale date
    Declared sale price
    €525,000.00
  • 2A DORIS ST, LOTTS RD SOUTH, DUBLIN 4

    Sale date
    Declared sale price
    €702,000.00
  • 48 DORIS ST, RINGSEND, DUBLIN 4

    Sale date
    Declared sale price
    €790,000.00
  • 32 DORIS ST, RINGSEND, DUBLIN 4

    Sale date
    Declared sale price
    €445,000.00
  • 26 DORIS ST, RINGSEND, DUBLIN 4

    Sale date
    Declared sale price
    €520,000.00

Recent sales in the wider Ringsend area

  • 7 THORNFIELD, STILLORGAN RD, DUBLIN 4

    Sale date
    Declared sale price
    €1,600,000.00
  • 22 GRAND CANAL WHARF, SOUTH DOCK ST, DUBLIN 4

    Sale date
    Declared sale price
    €549,000.00
  • 60 SHELBOURNE PARK, SOUTH LOTTS RD, DUBLIN 4

    Sale date
    Declared sale price
    €517,000.00
  • 41 SERPENTINE AVE, BALLSBRIDGE, DUBLIN 4

    Sale date
    Declared sale price
    €1,100,000.00
  • 90 BALLSBRIDGE WOOD, SHELBOURNE RD, BALLSBRIDGE DUBLIN 4

    Sale date
    Declared sale price
    €860,000.00

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: 1,500 euro to 3,000 euro plus VAT and outlays.
  • Land registration fees: 400 euro to 800 euro depending on the property value and registration type.
  • Property valuation fees: 150 euro to 250 euro for a mortgage valuation report.
  • Surveyor fees: 500 euro to 1,000 euro depending on the level of detail required for a structural survey.
  • Annual home insurance: 350 euro to 700 euro depending on the level of building and contents coverage.

Forum Talk

What people are saying about this area

  • Residents in the Ringsend area frequently discuss the ongoing development of the Docklands and its impact on local infrastructure and traffic.
  • Local community forums often highlight the convenience of the DART station and proximity to major employers in Dublin 4.
  • Discussions on neighbourhood platforms often mention local amenities such as Ringsend Park, local cafes, and the Grand Canal dock area.
  • Parking and traffic congestion in older residential streets like Doris Street are common topics among local residents.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The home offers two bedrooms and an open-plan layout, but the 74 m² floor area and stairs layout might feel compact for growing families. However, proximity to local parks and playgrounds is a strong positive.

    5/10
  • Teenagers

    With two double bedrooms and an attic conversion that can serve multiple purposes, teenagers can have reasonable space, though sharing a single bathroom could pose logistical challenges.

    6/10
  • Multi-generational Living

    The mid-terrace footprint of 74 m² with a single bathroom and open-plan design provides very little privacy or separation for multi-generational households.

    2/10
  • Single Buyers

    An ideal setup for a single buyer looking for a stylish, central Dublin 4 home with extra space like an attic conversion for a home office.

    9/10
  • Couples

    The stylish interior, open-plan living, and central location make this an attractive property for couples wanting urban convenience.

    9/10
  • Empty Nesters

    The manageable size and low-maintenance urban setting suit downsizers, though stairs within the property should be evaluated for long-term comfort.

    7/10
  • Retirees

    While close to city amenities and transport like the DART, the multi-level layout and street parking may present practical challenges as people age.

    6/10

Work

3 areas
  • Remote Working

    The light-filled attic conversion with built-in shelving provides an exceptional dedicated space for a home office.

    9/10
  • Hybrid Commuting

    Located just a 5-minute walk from the DART and within walking distance of the city centre, making hybrid commutes extremely convenient.

    10/10
  • Retired

    Access to local amenities is high, but stairs and urban density might not suit all retirees.

    6/10

Practical

8 areas
  • Ageing in Place

    The presence of stairs, a spiral staircase, and multi-level living makes long-term ageing in place less ideal without modifications.

    4/10
  • Low Maintenance

    A compact 74 m² mid-terrace home with a small patio requires minimal upkeep, though buyers should verify the implications of the G BER rating regarding energy efficiency and potential insulation upgrades.

    8/10
  • Secure Gated Entry

    The property relies on on-street permit parking rather than a gated or secure private driveway.

    2/10
  • Minimalist Design

    Open-plan layout, solid wooden floors, and clean architectural lines lend themselves well to a minimalist aesthetic.

    8/10
  • Flexible Floor Plans

    Open-plan ground floor and a versatile attic conversion offer good spatial flexibility for a small footprint.

    7/10
  • Heritage Home

    Built in 1900 with an attractive painted brick façade, the property carries period charm, though buyers should verify structural and insulation standards typical of homes of this era.

    7/10
  • Ecological Setup

    The G BER rating indicates that energy efficiency is currently poor, meaning significant retrofitting would be needed for a strong ecological setup.

    3/10
  • Outdoor areas

    Features a convenient sunny patio downstairs, complemented by nearby public parks, though private green space is limited.

    5/10

Interests

9 areas
  • Gardening

    The property features a sunny patio rather than a traditional garden, limiting extensive gardening opportunities.

    3/10
  • Walking

    Excellent walkability to the city centre, local parks, waterfront areas, and public transport options.

    9/10
  • Gym

    Being situated in Dublin 4 ensures good access to various urban fitness centres and health clubs.

    8/10
  • Cycling

    Flat city terrain makes cycling a viable and quick option for commuting and leisure, though on-street parking means bike storage should be carefully planned.

    8/10
  • Golf

    While central, accessing golf courses requires travel outside the immediate neighbourhood.

    5/10
  • Fishing

    Proximity to bodies of water like the Dodder and Liffey offers some local angling context, but it is not a primary feature of the area.

    4/10
  • Horse Riding

    An urban setting with no immediate equestrian facilities nearby.

    2/10
  • Water Sports

    Proximity to the docklands and coastal areas provides decent access to certain water-based activities.

    6/10
  • Entertaining

    The open-plan ground floor, stylish interior, and sunny patio make this home well-suited for hosting small gatherings.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Located in the heart of Dublin 4 near cafes, bars, and stadiums, the environment is vibrant and urban rather than quiet.

    4/10
  • Rural Living

    This is a strictly urban mid-terrace property with no rural characteristics.

    1/10
  • Village Living

    Ringsend provides a distinct neighborhood village feel within the broader urban landscape, with local shops and cafes nearby.

    7/10
  • Coastal Living

    The Ringsend location is relatively close to Dublin's docklands and coastal stretches, though it remains primarily an urban environment.

    6/10
  • Urban Living

    Positioned right in Dublin 4 with easy walking distance to the city centre, DART, theatres, and major employers, offering supreme urban convenience.

    10/10

Social

6 areas
  • Community Involvement

    Ringsend has a strong, established community identity with local clubs and neighborhood groups.

    7/10
  • Café Culture

    Abundant local cafes, bars, and restaurants in the immediate area provide a vibrant social scene.

    9/10
  • Nightlife

    Proximity to the city centre, theatres, and local establishments ensures plenty of nightlife options.

    8/10
  • Health/Wellness groups

    Urban Dublin 4 location facilitates easy access to various fitness, pilates & stretching, and wellness groups.

    8/10
  • Networking Opportunities

    Close to major employers and tech hubs, offering strong professional networking potential.

    9/10
  • Tech-Hub Connectivity

    Situated right near major tech employers and the heart of Dublin's business district.

    10/10

Listing information

Agent
Brock DeLappe Estate Agents
Phone
01 633 4446
Current status
active
Published on HouseDelve
20 October 2026
Correction
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Property reference: HD-001BE5HouseDelve · Republic of Ireland

Report 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.