4 Earsfield Court, 79 - 87 Francis Street, South City Centre, Dublin 8D08WP98
€385,000
2 Bed~1 Bath~55 m²~BER B
What you'll like:
- Vibrant Dublin 8 Location: Situated directly on Francis Street in the heart of The Liberties, placing you within easy walking distance of Christchurch and St. Stephen's Green for unmatched urban convenience.
- Favorable Energy Rating: Features a strong BER rating of B, which typically translates to better energy efficiency, lower utility bills, and potential qualification for green mortgage rates.
- Practical Floor Area: Offers 55 square metres of well-proportioned living space, providing an efficient layout that maximizes room sizes for comfortable city living.
- Two Double Bedrooms: Includes two generously proportioned bedrooms complete with built-in wardrobes, making the apartment highly versatile for professional sharers, couples, or a small family.
- Dedicated Car Parking: Comes with the valuable addition of a designated car parking space, a rare and highly sought-after amenity for properties located this close to the city centre.
- Secure Development: Positioned within a secure and well-managed residential development, offering peace of mind and enhanced privacy for residents in a bustling urban environment.
- Strong Rental Appeal: Demonstrates excellent investment potential due to its prime central location and proximity to major universities and employment hubs, attracting steady tenant demand.
- Natural Light Profligacy: Equipped with large windows in the open-plan living and dining area, allowing abundant natural light to flood the main interior spaces throughout the day.
- Separate Functional Kitchen: Features a dedicated, separate kitchen space fitted with ample wall and floor units alongside freestanding appliances, keeping cooking areas distinct from the main living zone.
- Abundant Hallway Storage: Includes a practical entrance hallway with integrated storage solutions, helping to keep everyday clutter out of sight and maintaining a tidy interior aesthetic.
- Tiled Bathroom Finish: The main bathroom comes fully tiled for easy maintenance and features a practical corner shower unit, wash hand basin, and WC in a compact footprint.
- Stable Asking Price: Recorded asking price history shows stability at €385,000, indicating a consistent vendor pricing strategy without erratic fluctuations during the tracking period.
- Excellent Public Transport: Benefits from close proximity to local bus routes and nearby LUAS tram stops, ensuring effortless daily commuting across the greater Dublin area.
- Walkable Cultural Hub: Surrounded by an eclectic mix of local cafes, artisan restaurants, independent shops, and cultural landmarks right on your doorstep on Francis Street.
- Ready for Occupancy: The bright layout and functional condition mean a buyer can move in immediately without requiring extensive structural remodeling or urgent modernization works.
- Virtual Staging Transparency: The listing helpfully provides both digitally staged and original unaltered photographs, allowing buyers to accurately assess the physical dimensions and current condition.
- Established Residential Address: Earlsfield Court provides a recognizable and proven residential address within a regenerating historic quarter of the south inner city.
- Manageable Scale: Being a two-bedroom apartment of 55 square metres, property taxes, upkeep, and heating costs are likely to remain manageable compared to larger suburban houses.
- Pedestrian Friendly Access: The immediate neighborhood offers high walkability to Grafton Street and core retail districts, reducing reliance on private vehicles for weekend errands.
- Investor Flexibility: The layout and location remove much of the friction typically associated with letting out city-centre apartments to professional tenants.
But keep in mind:
- Annual Management Fees: Carries an approximate annual management fee of €1,770, which must be factored into your ongoing budget and verified against current building service charges and sinking funds.
- Compact Floor Plan: At 55 square metres, the overall footprint is relatively compact, meaning storage space may become limited over time for long-term owner-occupiers.
- Single Bathroom Constraint: The property relies on just one shared bathroom servicing both bedrooms, which could create morning bottlenecks for households with multiple occupants.
- Enclosed Kitchen Layout: Unlike modern open-plan kitchen-living spaces, the separate kitchen may feel isolated from social areas and potentially restricts light or airflow into that specific zone.
- Urban Noise Exposure: Situated directly on Francis Street in a bustling central district, residents should investigate potential street-level noise from traffic, pedestrians, and nearby commercial venues.
- Virtual Staging Uncertainty: Because virtual staging was used in marketing materials, buyers must carefully verify the exact physical condition of walls, flooring, and fixtures during an in-person viewing.
- Asking Price Stagnation: The asking price has remained completely static at €385,000 during the observation window, which may indicate limited immediate seller flexibility or unrealistic initial pricing.
- Limited Outdoor Space: The listing details do not mention a private balcony or terrace, meaning residents lack private outdoor amenity space and must rely entirely on nearby public parks.
- Apartment Living Restrictions: Buying within a managed development means adhering to strict owners' corporation rules regarding pets, subletting, rubbish disposal, and common area modifications.
- Sinking Fund Health: Buyers should instruct their legal representative to investigate the apartment block's sinking fund balance and upcoming capital expenditure to guard against future special levies.
- On-Street Traffic Congestion: Francis Street and surrounding South City Centre routes experience heavy commuter congestion during peak hours, potentially complicating driving and parking access.
- Basement or Parking Security: Buyers with vehicles should independently inspect the security and allocation of the designated car parking space to ensure it meets personal safety and sizing requirements.
- Lack of Lift Details: The marketing particulars do not explicitly confirm elevator access if the unit is located on an upper floor, which should be verified for accessibility and moving day logistics.
- Lack of Floor Plan Dimensions: The listing description omits precise room-by-room measurements, making it harder to plan furniture placement prior to conducting a physical walkthrough.
- Leasehold Title Verification: As an apartment, the property is likely held on a long leasehold basis, requiring careful solicitor checks regarding ground rent obligations and unexpired lease terms.
- Fire Safety Compliance: In light of evolving building regulations, buyers should ensure their surveyor and solicitor verify that the development meets all current fire safety and cladding standards.
- Window Glazing Efficiency: While the BER is a strong B, buyers should still inspect the age and acoustic performance of the windows to ensure adequate insulation against city sounds.
- Ventilation and Condensation: Compact urban apartments without external kitchen windows can sometimes be prone to condensation, requiring verification of extractor fan efficacy in the kitchen and bathroom.
- Future Local Development: The rapidly regenerating Liberties area may experience ongoing nearby construction works, bringing potential dust, noise, and disruption for surrounding residents.
- Resale Market Liquidity: One-bedroom and two-bedroom apartment markets in central Dublin can be sensitive to macroeconomic shifts and interest rate fluctuations, potentially impacting future resale liquidity.
Price positioning
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- The asking price of €385,000 for this two-bedroom Dublin 8 apartment appears positioned above historical baseline figures recorded within the same development, suggesting a premium expectation for current market conditions.
- Valuation signals indicate that the strong B energy rating and included parking space provide positive upward pressure, offsetting potential concerns regarding the compact 55 square metre floor area.
- Market support for this pricing level relies heavily on continuous urban rental demand and the central Liberties location, though escalating management fees could potentially undermine buyer enthusiasm during negotiations.
- Furthermore, the static asking-price history without reductions implies a firm vendor stance, reflecting confidence in the localized capital value trends observed across surrounding streets.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom apartment situated in a managed development on Francis Street, Dublin 8, with a floor area of approximately 55 square metres.
- The annual management fee is stated to be approximately €1,770, which a buyer should verify regarding what services, insurance, and sinking fund contributions are included.
- A buyer should investigate the sound insulation between adjoining units, fire safety compliance in communal areas, and the general condition of the building fabric.
- As the property features virtual staging in some marketing photographs, a buyer should inspect the physical apartment in person to confirm the actual condition of the finishes and furnishings.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 600 euro to 900 euro.
- Explanation: Given the B energy rating, the property benefits from good thermal efficiency and insulation, which helps to keep annual space heating and hot water costs relatively moderate for a 55 square meter apartment.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is located in Dublin 8 near the River Liffey corridor, where historical fluvial events have occasionally affected low-lying parts of the city centre.
- Official mapping places a modelled flood zone in close proximity to the development, indicating that extreme weather events can bring high water levels nearby.
- Because this residence is an apartment within a multi-storey city building, living and sleeping quarters are elevated above ground level, reducing the direct impact of surface water pooling.
The property is outside the mapped flood area. But the nearest mapped area is approximately 29 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
55 EARLSFIELD COURT, FRANCIS ST, DUBLIN 8
- Sale date
- Declared sale price
- €300,100.33
19 EARLSFIELD COURT, FRANCIS ST, DUBLIN 8
- Sale date
- Declared sale price
- €320,000.00
18 EARLSFIELD COURT, FRANCIS ST, DUBLIN 8
- Sale date
- Declared sale price
- €305,000.00
Recent sales in the wider South City Centre 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
- Estimated stamp duty: €3,850 — 1% of €385,000.
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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 euro to 2,500 euro excluding VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 700 euro for a structural survey of a 55 square meter apartment.
- Annual home insurance: approximately 300 euro to 500 euro depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Locals on neighborhood forums frequently highlight The Liberties as a vibrant, highly walkable area with a strong community feel.
- Residents often discuss the ongoing regeneration and new café openings along Francis Street and surrounding historic quarters.
- Commonly noted drawbacks on community boards include city-centre traffic congestion and occasional noise associated with urban nightlife.
- Transport links, particularly the proximity of LUAS lines and central bus routes, are frequently praised by commuters in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The 55 m² two-bedroom apartment offers limited indoor play space and lacks private outdoor gardens, making it less than ideal for young children, though its central location provides access to city parks.
- Teenagers5/10
Teagers may appreciate the vibrant Dublin 8 location and proximity to cultural spots, but the compact 55 m² floor area provides minimal personal space for growing adolescents.
- Multi-generational Living2/10
With only one bathroom and a total floor area of 55 m², this two-bedroom apartment is fundamentally unsuited for multi-generational living arrangements.
- Single Buyers9/10
An exceptional layout for single buyers seeking a low-maintenance city centre home with two double bedrooms, strong transport links, and proximity to work and amenities.
- Couples8/10
Well-suited for couples desiring a vibrant urban lifestyle with two double bedrooms and an open-plan living area, though storage is relatively compact.
- Empty Nesters7/10
Provides a manageable, low-maintenance footprint for empty nesters looking to downsize into the heart of the city, close to cafes and cultural attractions.
- Retirees6/10
The central Dublin location is convenient for amenities and transport, but retirees should verify lift access and building management details for long-term comfort.
Work
3 areas- Remote Working7/10
The second double bedroom can serve as a functional home office, though buyers should verify broadband speeds and dedicated workspace ergonomics.
- Hybrid Commuting10/10
Superb convenience for hybrid workers with nearby bus routes and LUAS lines providing swift access to major employment hubs.
- Retired6/10
Well-suited for retirees seeking city convenience and low maintenance, though urban noise and apartment living considerations apply.
Practical
8 areas- Ageing in Place5/10
While single-level apartment living removes stairs inside the home, buyers should verify lift access and universal design adaptations for long-term accessibility.
- Low Maintenance9/10
A compact 55 m² footprint and managed development structure mean minimal upkeep, supported by a management fee of approximately €1,770.
- Secure Gated Entry8/10
Located within a secure, well-managed development featuring controlled access points for enhanced resident security.
- Minimalist Design8/10
The open-plan layout and clean room proportions lend themselves well to minimalist interior styling.
- Flexible Floor Plans5/10
With a standard two-bedroom, one-bathroom configuration across 55 m², structural flexibility is relatively limited.
- Heritage Home3/10
This is a standard modern apartment building rather than a period or protected heritage structure.
- Ecological Setup7/10
Achieves a strong B BER rating, indicating good energy efficiency and lower heating demands.
- Outdoor areas2/10
The property does not feature a private balcony or garden, though it includes a designated car parking space and is near public parks.
Interests
9 areas- Gardening1/10
The property features no private garden or allotment space, restricting gardening activities strictly to indoor potted plants.
- Walking9/10
An outstanding location for urban walking, with Christchurch, St. Stephen’s Green, Grafton Street, and the wider city centre all easily accessible on foot.
- Gym7/10
Proximity to the city centre ensures easy access to a wide variety of commercial fitness centres and specialised health clubs.
- Cycling7/10
Dublin's city centre offers extensive cycling routes, though riders must navigate busy urban traffic conditions.
- Golf3/10
Being centrally located means golf courses require travel outside the immediate urban core.
- Fishing2/10
Limited direct access to fishing spots from this central city location, though the River Liffey is nearby.
- Horse Riding1/10
Equestrian facilities are absent from this dense urban environment.
- Water Sports2/10
Water sports facilities are not a feature of this inner-city location, requiring travel to coastal areas or specialized centers.
- Entertaining6/10
The open-plan living and dining area accommodates small gatherings, supplemented by the vast array of pubs, restaurants, and cafes nearby.
Lifestyle
5 areas- Quiet Living3/10
Located on Francis Street in the bustling heart of Dublin 8, residents will experience typical city centre noise and activity rather than quiet surroundings.
- Rural Living1/10
This is a dense urban apartment setting with no rural characteristics, open countryside, or agricultural space.
- Village Living6/10
The Liberties neighborhood offers a distinct community feel with local independent shops and cafes that mimic village charm within the capital.
- Coastal Living2/10
The property is situated in an inland city centre location far from coastal amenities or beaches.
- Urban Living10/10
Situated in prime Dublin 8, this property delivers the ultimate urban experience with dining, cultural attractions, and transport links right on the doorstep.
Social
6 areas- Community Involvement6/10
The Liberties features an active local community and historical identity, offering various neighborhood groups and initiatives.
- Café Culture10/10
Surrounded by an abundance of hip cafes, artisan coffee shops, and eateries in the immediate Dublin 8 and city centre districts.
- Nightlife9/10
Unbeatable access to Dublin's famous nightlife, traditional pubs, restaurants, and entertainment venues within walking distance.
- Health/Wellness groups7/10
Proximity to numerous pilates & stretching studios, yoga classes, and wellness centres across the city centre.
- Networking Opportunities9/10
Central location offers prime access to business networking events, tech hubs, and professional meetups in Dublin.
- Tech-Hub Connectivity9/10
Excellent proximity to Dublin's major tech employers and financial districts, making it highly connected for tech professionals.
Listing information
- Agent
- REA McGee
- Phone
- 01 405 7700
- Current status
- active
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-AE8358HouseDelve · 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.