4 Kimmage Road Lower, Harold's Cross, Dublin 6WD6WTE80
€650,000
3 Bed~3 Bath~130 m²~BER F
What you'll like:
- Prime urban location: Positioned in Harold's Cross just 2.5km south of St. Stephen's Green, giving buyers exceptional walking access to trendy cafes, parks, and vibrant city culture.
- Generous floor area: Spanning an impressive 130 square meters over multiple levels, this double-fronted house offers substantial living space compared to standard compact city-centre townhouses.
- Flexible layout options: The versatile ground-floor reception room can easily serve as a fourth bedroom, formal dining space, or a comfortable playroom for growing families.
- Dedicated garden office: Features a contemporary standalone timber-built office in the rear yard, providing a peaceful, purpose-built workspace for remote professionals and creatives.
- Multiple bathroom facilities: Equipped with a total of three bathrooms, including a large ground-floor wet room and two private ensuites on upper floors, reducing morning queues.
- Impressive attic conversion: The premium top-tier attic room brings extra bright living space flooded with natural light from a Velux window and features private ensuite facilities.
- Low-maintenance courtyard: The secure twenty-square-meter walled urban courtyard provides absolute privacy and an ideal spot for outdoor dining without demanding extensive gardening upkeep.
- Excellent public transport: Commuting is effortless with high-frequency Dublin Bus routes right outside and the Charlemont Luas stop located within an easy fifteen-minute walk.
- Vibrant neighborhood amenities: Residents enjoy close proximity to the scenic Grand Canal, Harold's Cross Park, and popular neighboring hubs like Portobello, Rathmines, and Terenure.
- Strong educational catchment: The area is served by elite local schools including Harold's Cross National School, local Educate Together facilities, and nearby St. Mary's College.
- Double-fronted facade: The wide double-fronted architectural configuration enhances exterior curb appeal and provides a wider internal structural footprint for more comfortable daily living.
- Square-proportioned kitchen: The spacious family kitchen offers a square layout with ample room for extensive cabinetry, modern appliances, and comfortable everyday family dining arrangements.
- Generous bedroom sizing: Upper floors feature exceptionally large double and twin bedrooms with plenty of physical space for bespoke wardrobes and comfortable furniture arrangements.
- Stable asking price: Recorded price history shows the asking price has remained stable at 650,000 euros, indicating a firm vendor valuation strategy without erratic fluctuations.
- Direct garden access: A functional rear hall links the core living spaces directly to the ground-floor wet room and the private courtyard for seamless indoor-outdoor flow.
- Natural light optimization: Strategic placement of bright Velux windows in the converted attic and large front windows ensures good daylight penetration throughout multiple levels.
- Independent workspace separation: The timber garden office sits completely separate from the main domestic dwelling, allowing remote workers to physically separate professional and family life.
- Established residential community: Harold's Cross represents a mature, highly sought-after Dublin neighborhood known for strong community identity and long-term property desirability.
- Cycling accessibility: The five-minute cycling distance to the city center makes this address highly practical for bicycle commuters working in central commercial districts.
- Rental income potential: The combination of 130 square meters, multiple ensuites, and a garden studio makes this property highly attractive to savvy investors targeting affluent tenants.
But keep in mind:
- Extremely poor BER rating: The property holds an F energy rating, indicating severe thermal inefficiency that will likely require immediate, costly retrofitting to achieve comfortable living conditions.
- High retrofit costs expected: Upgrading an F-rated home to modern energy standards will demand significant capital expenditure on external insulation, heating systems, and double glazing.
- Unverified mechanical systems: The sales disclaimer explicitly notes that heating apparatus, fixtures, and fittings have not been tested, requiring buyers to commission independent professional surveys.
- Limited green space: The private courtyard is restricted to twenty square meters of hard landscaping, offering zero traditional lawn area for buyers desiring expansive natural gardens.
- Compact entrance hallway: The front entryway measures a tight 1.20m by 1.32m, which could feel cramped when welcoming guests or storing outdoor coats and footwear.
- Potential attic planning compliance: Buyers should independently verify whether the attic conversion obtained all necessary local authority planning permissions and building control sign-offs.
- Garden studio structural longevity: The standalone timber office requires careful surveyor inspection to check for damp ingress, timber decay, and compliance with building regulations.
- Wet room configuration: The large ground-floor bathroom doubles as a primary wet room, which might lack privacy or traditional aesthetic appeal for some visiting guests.
- Urban noise exposure: Positioned directly on a lower road in a bustling neighborhood, the home may experience significant traffic noise, congestion, and public transport rumble.
- Limited off-street parking: The listing provides no mention of dedicated off-street parking, meaning buyers must rely on on-street parking permits in a busy urban zone.
- Upkeep of multi-level layout: Spanning multiple floors with stairs from the ground level up to an attic conversion can become tiring for elderly occupants or families with toddlers.
- Approximate floor measurements: The selling agent explicitly states that all measurements are approximate, meaning buyers should independently measure rooms before ordering custom furniture.
- Unverified service connections: Buyers must conduct thorough due diligence regarding the age, condition, and safety of internal plumbing, electrical wiring, and drainage networks.
- High density neighborhood: Harold's Cross is densely populated and undergoing continuous urban infill, which could bring ongoing nearby construction disruption and localized traffic bottlenecks.
- Narrow inner staircases: Transitional inner hallways and staircases leading to upper and attic levels may pose logistical challenges when moving large bulky bedroom furniture.
- Heating efficiency concerns: An F energy rating strongly implies high winter heating bills and drafty living areas until substantial insulation improvements are fully completed.
- Agent disclaimer limitations: The selling agent accepts no responsibility for inaccuracies in particulars, placing the absolute burden of physical inspection squarely on the purchaser.
- Potential damp risks in courtyard: Enclosed high boundary walls around a small urban courtyard can restrict sunlight penetration, potentially leading to damp moss accumulation.
- Lack of property type clarity: The untrusted listing data leaves the exact property type unspecified, suggesting buyers should confirm legal title specifics like freehold or leasehold status.
- Pricing rigidity risk: The static asking price history suggests the vendor may hold firm expectations, potentially limiting successful negotiation margins for prospective buyers.
Price positioning
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- The asking price of €650,000 initially appears relatively well-aligned or slightly conservative considering the generous 130 square meters of floor area, premium attic conversion, and sought-after Harold's Cross location near central Dublin.
- Upward valuation signals include flexible multi-level accommodation, three bathrooms, and a modern standalone timber garden office, while the poor BER rating of F acts as a significant downward signal indicating high future retrofit costs.
- Factors that could support this asking price include persistent high demand for urban family homes close to amenities, whereas heavy capital expenditure required to upgrade the energy rating could undermine buyer enthusiasm.
- Overall, when cross-referenced against historical transaction data on the same road and wider area market trends, the property is priced broadly in line with its overall usable square footage and prime positioning.
Build Analysis
What we know from similar construction types
- The property features a multi-level layout spanning approximately 130 square metres, including a converted attic space with an ensuite and a separate contemporary timber-built garden office in the rear courtyard.
- A buyer should investigate the planning permission, building regulations compliance, and structural suitability of the attic conversion and the standalone timber garden office to ensure they meet current standards.
- Given the multi-level layout and older structural configuration typical of the area, a thorough structural survey should be conducted to check for dampness, ventilation, and the condition of the roof and walls.
- The BER rating of F indicates very poor energy performance, meaning a buyer should inspect the insulation levels, windows, and heating systems to identify major thermal inefficiencies.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F, which indicates that it suffers from significant thermal inefficiencies, likely due to inadequate wall, roof, and floor insulation, as well as single or older double-glazed windows and an inefficient heating system.
- A comprehensive deep retrofit to bring this approximately 130 square metre home up to a modern B2 BER standard or higher would typically cost between €50,000 and €80,000, depending on the extent of external wall insulation, the installation of a heat pump, upgraded ventilation, and new windows and doors.
- A buyer should consult a qualified energy assessor or retrofit specialist to obtain detailed quotes and to verify eligibility for available Sustainable Energy Authority of Ireland (SEAI) grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,500 to €3,500
- Explanation: Given the property size of 130 square metres and a poor BER rating of F, the energy efficiency is low, resulting in significantly higher than average heating demands and fuel consumption.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The general area is situated within an established urban environment at a reasonable distance from major coastal flood zones, though localized surface water pooling during heavy rainfall should be checked.
- Buyers are advised to consult detailed local authority flood maps and carry out a comprehensive environmental survey to fully assess site-specific flood risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
172 KIMMAGE ROAD LOWER, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €450,000.00
334 KIMMAGE RD LOWER, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
16 KIMMAGE RD LOWER, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €925,000.00
362 KIMMAGE RD LOWER, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €640,000.00
164 KIMMAGE RD LOWER, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €885,000.00
Recent sales in the wider Harold S Cross area
140 CORRIB RD, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €525,000.00
APT 1, 50 KENILWORTH PARK, HAROLDS CROSS
- Sale date
- Declared sale price
- €1,410,000.00
45 WELLINGTON ROAD, TEMPLEOGUE, DUBLIN 6W
- Sale date
- Declared sale price
- €405,555.33
75 CYPRESS GROVE RD, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €780,000.00
17 GREENMOUNT COURT, HAROLD'S CROSS, DUBLIN 12
- Sale date
- Declared sale price
- €900,000.00
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
4 KIMMAGE RD LOWER, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €380,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €6,500 — 1% of €650,000.
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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: €1,500 to €3,000 excluding outlays and VAT
- Land registration fees: €400 to €800 depending on the property value and registration type
- Property valuation fees: €150 to €300 for a mortgage or standard valuation report
- Surveyor fees: €500 to €1,200 depending on the depth of the structural survey
- Annual home insurance: €400 to €800 depending on the level of contents and building cover
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant community feel of Harold's Cross, highlighting its proximity to the Grand Canal and local parks like Harold's Cross Park.
- Transport links are a common topic on local forums, with commuters praising the frequent bus corridors and the convenience of walking to the Charlemont Luas stop.
- Neighbourhood discussions often center around the growing array of artisan cafes, restaurants, and local schools making the area increasingly popular for families.
- Traffic congestion during peak hours along main arterial routes like Kimmage Road Lower is a recurring point of conversation among local motorists and cyclists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers a generous 130 sq.m layout with three to four bedrooms, providing plenty of space for growing families. Its vibrant Harold's Cross location puts it near local parks and schools, though buyers should verify the exact catchment areas and school places.
- Teenagers7/10
With multiple living spaces, including a flexible ground-floor room and a premium attic conversion, teenagers can enjoy good independence and private areas within the home. The close proximity to Dublin city centre and transport routes is also ideal for older youths.
- Multi-generational Living6/10
The home features a highly versatile ground-floor layout with a secondary reception room and a large ground-floor wet room, which could accommodate family members with mobility needs. However, the multi-level terraced or double-fronted setup may still present layout limitations for extended family arrangements.
- Single Buyers7/10
For a single buyer looking for space to work from home and entertain, this property provides ample room and an exceptional separate garden office. The location close to Portobello and Rathmines offers a vibrant lifestyle, though the asking price of €650,000 is a significant commitment.
- Couples8/10
A fantastic option for couples seeking an urban home with flexible spaces for guests, home offices, or future family plans. The property's proximity to trendy cafes, parks, and the city centre matches well with a dynamic couple's lifestyle.
- Empty Nesters6/10
The low-maintenance private courtyard and manageable layout appeal to empty nesters wanting to downsize to a vibrant urban village. However, the multi-story configuration with stairs to upper levels and the attic conversion may require careful consideration for long-term ease.
- Retirees5/10
While the low-maintenance outdoor courtyard and ground-floor bedroom and shower room options support easier living, the multi-level layout and stairs to the upper floors and attic conversion mean retirees should inspect the property to ensure it suits their long-term accessibility needs.
Work
3 areas- Remote Working10/10
A standout feature of the property is the contemporary timber-built separate office room located in the rear yard, providing a dedicated, peaceful, and professional work-from-home setup.
- Hybrid Commuting9/10
Commuting is effortless with high-frequency Dublin Bus routes nearby, the Charlemont Luas stop within a 15-minute walk, and the city centre easily accessible for hybrid workers.
- Retired5/10
The property is not exclusively tailored for retirement due to its multi-level layout, but its urban convenience and proximity to services suit active retirees.
Practical
8 areas- Ageing in Place5/10
The ground floor includes a flexible room and a large shower room, supporting accessibility, but the multi-story stairs require evaluation for long-term mobility needs.
- Low Maintenance9/10
The compact c. 20 sq.m private courtyard is designed for low maintenance, and the interior spaces feature durable modern finishes.
- Secure Gated Entry4/10
The listing details a secure walled urban courtyard, but buyers should verify specific gated property entry and security features.
- Minimalist Design6/10
The property blends contemporary features with traditional double-fronted architecture, offering flexible spaces rather than strict minimalist layouts.
- Flexible Floor Plans10/10
Exceptional versatility is offered via a ground-floor secondary reception/bedroom, a large kitchen-dining area, and a premium attic conversion.
- Heritage Home5/10
The double-fronted house offers character, though buyers should verify its exact age, conservation status, and structural history given the BER rating of F.
- Ecological Setup3/10
The property carries a low BER rating of F, indicating that energy efficiency and ecological setups would benefit from significant upgrades by the new owner.
- Outdoor areas7/10
Features a private, walled urban courtyard of c. 20 sq.m alongside a separate timber garden studio, ideal for outdoor dining and relaxing without heavy upkeep.
Interests
9 areas- Gardening4/10
The outdoor space consists of a low-maintenance, walled c. 20 sq.m urban courtyard rather than a traditional garden, offering minimal scope for extensive planting or lawn care.
- Walking9/10
Walking enthusiasts will benefit from close proximity to the scenic Grand Canal, Harold's Cross Park, and the ability to stroll into the city centre, Portobello, Rathmines, and Terenure.
- Gym7/10
The standalone contemporary timber-built office room in the rear yard provides a flexible space that can easily be utilized as a private home gym or creative studio.
- Cycling9/10
With the city centre accessible in a quick 5-minute cycle and good surrounding urban roads, cycling is a highly viable and efficient transport or recreational option here.
- Golf4/10
While there are golf clubs within the wider Dublin region, the immediate hyper-urban setting offers no direct golf facilities on the doorstep.
- Fishing3/10
Fishing opportunities are limited locally, though the nearby Grand Canal provides casual urban angling contexts for enthusiasts.
- Horse Riding2/10
The central Dublin 6W location is heavily built-up and urban, offering no immediate equestrian facilities or stables.
- Water Sports3/10
Water sports are not a feature of the immediate inland urban location, though Dublin's coastal amenities are reachable via transport links.
- Entertaining8/10
The property features a square-proportioned kitchen and dining room alongside a secure, private walled urban courtyard, making it well-suited for hosting family and friends.
Lifestyle
5 areas- Quiet Living5/10
Situated in a vibrant, bustling urban neighborhood just 2.5km from St. Stephen's Green, the location experiences typical city and commuter traffic. Buyers seeking absolute tranquility should investigate local noise levels.
- Rural Living1/10
Located in an established, densely populated urban area of Dublin City, this property offers zero rural characteristics, being entirely centered around city conveniences.
- Village Living9/10
Harold's Cross bridges city-centre energy with a welcoming village feel, putting local artisan cafes, craft restaurants, parks, and the scenic Grand Canal right on the doorstep.
- Coastal Living2/10
The property is situated inland in Dublin 6W with no immediate proximity to the coast or marine amenities.
- Urban Living10/10
Positioned in the heart of Harold's Cross with high-frequency bus corridors, easy access to the Luas, and a short walk or cycle to the city centre, this is a prime example of connected urban living.
Social
6 areas- Community Involvement7/10
Harold's Cross has a strong community spirit with local schools, sports clubs, and neighborhood associations active in the area.
- Café Culture9/10
Positioned right on the doorstep of an array of trendy cafes and craft restaurants in Harold's Cross, Portobello, and Rathmines.
- Nightlife8/10
The vibrant urban location provides easy access to local pubs, restaurants, and the extensive nightlife offerings of central Dublin.
- Health/Wellness groups8/10
The area hosts numerous fitness classes, pilates & stretching studios, and wellness groups typical of an established Dublin residential suburb.
- Networking Opportunities8/10
Proximity to central Dublin, tech hubs, and local business communities ensures strong professional and social networking potential.
- Tech-Hub Connectivity9/10
With a dedicated garden home office and rapid connectivity into Dublin's primary commercial and tech districts, this home is exceptionally well-suited for tech professionals.
Listing information
- Agent
- BHUIYAN REAL ESTATE
- Phone
- 01 411 3202
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-8F3F99HouseDelve · 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.