43 Raymond Street, Portobello, Dublin 8D08Y0H1
€625,000
3 Bed~1 Bath~93 m²~BER D
What you'll like:
- Prime central location: Situated just off the South Circular Road in Portobello, this property provides exceptional walking access to St Stephen Green and the vibrant Dublin city centre.
- Victorian architectural character: Retains wonderful period features including original timber floorboards, classic sash windows, high ceilings, and decorative fireplaces that enhance its historic appeal.
- Generous floor area: Spanning ninety-three square metres across a split-level layout, the house offers significantly more space than many typical one-bedroom apartments in the immediate urban core.
- Private rear garden: Features a landscaped, low-maintenance back garden that is not overlooked to the rear, creating a peaceful outdoor retreat in a dense urban setting.
- Desirable neighborhood amenities: Positioned moments away from renowned local eateries, coffee houses, and bakeries like Bastible and Bibi s, offering an enviable inner-city lifestyle.
- Excellent public transport: Excellent local transport links are within easy walking distance, making a private car entirely optional for daily commuting and social outings.
- Resident parking available: New owners can apply for up to two resident parking permits through Dublin City Council, providing convenient on-street vehicle storage options.
- Versatile lower ground floor: The garden level houses a flexible bedroom and an open-plan kitchen dining arrangement that forms the social heart of this charming home.
- Bright natural light: Large sash windows at the front and generously proportioned windows overlooking the rear garden ensure ample daylight penetrates the interior living spaces.
- Welcoming entrance hallway: The impressive entrance hallway features an authentic fanlight and high ceilings, creating a strong first impression for arriving guests and visitors.
- Solid asking price positioning: The current published asking price of six hundred twenty five thousand euro reflects standard market expectations for protected structures in this fashionable district.
- Stable pricing record: Asking price tracking shows no downward reductions since initial monitoring, suggesting the seller holds firm expectations aligned with local market demand.
- Strong rental potential: The central Portobello address and proximity to educational institutions like Griffith College ensure robust tenant demand if purchased as an investment asset.
- Period fireplace features: Multiple rooms showcase attractive timber-framed open fireplaces, adding cozy focal points and reinforcing the traditional aesthetic of the Victorian villa style.
- Understair storage capacity: The garden floor hallway incorporates a large understair storage area, helping to maintain a clutter-free environment in this compact historic footprint.
- Separate kitchen setup: The functional tiled kitchen provides direct access out to the rear garden, facilitating effortless outdoor dining and entertaining during warmer months.
- Double bedroom proportions: Upstairs hosts two well-sized double bedrooms with original timber flooring and pleasant leafy views stretching out toward the rear garden space.
- Low maintenance exterior: The landscaped rear garden requires minimal upkeep, making it ideal for busy professionals who want outdoor space without demanding gardening chores.
- Established residential enclave: Raymond Street is widely regarded as one of Dublin eight s most sought-after addresses, historically holding its value well through various economic cycles.
- Walkable educational access: Proximity to Griffith College and various city centre campuses makes this a highly convenient base for students, academics, or staff members.
But keep in mind:
- Inefficient BER rating: The property holds a D energy rating with a performance indicator of two hundred fifty one kilowatt hours, indicating high heating costs and poor thermal efficiency.
- Single bathroom constraint: Accommodation is limited to just one bathroom located at the rear of the kitchen on the garden level, which may inconvenience busy households.
- Historic fabric maintenance: Owning a Victorian villa often involves higher ongoing repair costs due to aging timber sash windows, traditional lime plaster, and general heritage upkeep.
- Limited kitchen footprint: The kitchen measures only three meters by one point five meters, offering restricted counter space and storage capacity for serious home cooking enthusiasts.
- Complex split-level layout: The multi-level configuration with bedrooms spread across different floors could present accessibility challenges for older occupants or young families with toddlers.
- Urban noise and activity: Central Dublin locations close to busy arteries like the South Circular Road can experience elevated traffic noise, emergency sirens, and pedestrian activity.
- Restricted natural light lower ground: Garden level rooms may suffer from reduced ambient daylight compared to upper floors, depending on orientation and neighboring boundary walls.
- Street parking competition: While resident permits are available, finding an unoccupied on-street parking space directly outside in Portobello can often prove difficult and competitive.
- Potential damp risks: Older Victorian properties with garden-level rooms require careful inspection for rising damp, poor sub-floor ventilation, and rain-water management issues.
- Upgrading costs required: Buyers should budget for significant capital expenditure to improve the D-rated energy efficiency by upgrading insulation, heating systems, and single-glazed elements.
- Compact third bedroom: The third bedroom or study located downstairs is relatively compact and situated directly adjacent to the kitchen, potentially compromising acoustic privacy.
- Limited structural modifications: Protected status or conservation guidelines in the area might restrict certain types of exterior or interior remodeling that a buyer might desire.
- Missing property type classification: Official listing details omit the precise legal property classification, requiring your solicitor to verify freehold title and boundary covenants carefully.
- Uncertain market negotiation room: With the asking price remaining completely unchanged at six hundred twenty five thousand euro, vendors may show limited willingness to negotiate below list price.
- Plumbing and wiring age: Original Victorian homes frequently conceal outdated electrical wiring and antiquated galvanized plumbing pipes that necessitate complete professional rewiring and replumbing.
- Roof and gutter inspection: The roof structure, flashings, and cast-iron rainwater goods must be thoroughly surveyed by a professional to avoid unexpected major leak remediation costs.
- Ventilation and condensation: High ceilings combined with older uninsulated brick walls can lead to internal condensation issues that require active humidity management and better extraction.
- Bin storage constraints: A terraced Victorian villa style home typically lacks side access, meaning wheelie bins must be brought through the main house for refuse collection.
- Insurance premium implications: Insuring an older period property with historic construction materials can sometimes attract higher policy premiums or require specialist coverage endorsements.
- Future retrofit disruption: Achieving a modern B or A energy rating on a period villa requires sensitive internal or external dry-lining that can be exceptionally disruptive and costly.
Price positioning
?
- The asking price of €625,000 appears potentially overvalued given the modest D energy rating for a 93-square-meter Victorian villa style home requiring considerable efficiency upgrades.
- Valuation signals indicate a premium is being sought for the highly sought after Portobello address, central Dublin location, original period features, and private rear garden.
- This pricing level could be supported by strong urban buyer demand for historic properties with outdoor space, whereas expensive energy retrofit requirements might undermine it.
- Tracking history shows a stable listing figure with no recorded reductions, suggesting the selling agent is currently testing buyer willingness at the upper boundary.
Build Analysis
What we know from similar construction types
- The property is a terraced Victorian villa-style home featuring period elements such as original timber floorboards, sash windows, high ceilings, and open fireplaces, spanning multiple levels including a garden floor.
- Given the Victorian era of construction, a buyer should investigate potential issues related to dampness, ventilation, and the condition of original timber structures.
- The layout includes a garden floor and a bathroom located to the rear of the kitchen; a buyer should verify that all extensions or internal alterations comply with building regulations and planning permissions.
- The energy rating is D, which is typical for older period properties with single-glazed or older sash windows and uninsulated historic fabric, suggesting a need to inspect insulation levels in the roof and walls.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €45,000 to €75,000.
- Reasoning: The property has a D BER rating and a floor area of 93 square metres. Bringing a period terraced home of this size and vintage to a high B2 or A rating typically requires external or internal wall insulation (subject to conservation considerations for the front facade), window upgrades or secondary glazing for the sash windows, a modern heating system such as a heat pump, and comprehensive airtightness and ventilation improvements. Costs may be higher if specialized conservation techniques are required to preserve the historic character.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1800 to 2300 euro.
- Explanation: Given the floor area of 93 square metres and a D BER rating indicating lower energy efficiency, heating and energy consumption are expected to be higher than average for a similar-sized modern property.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban residential area without major heavy industrial facilities or active large-scale landfills in immediate proximity.
- As with many central urban locations, local air quality can be influenced by traffic emissions from surrounding busy thoroughfares such as the South Circular Road.
Flood Safe
7/10Water overflow reports to follow up
- The general Portobello district includes areas situated relatively close to the Grand Canal, which can present localized flood risks during extreme weather events.
- Prospective buyers should verify the specific local drainage conditions and consult official flood maps to confirm the property's exact risk profile.
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
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
- Solicitor legal fees: approximately 1500 to 3000 euro plus VAT and outlays.
- Land registration fees: approximately 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 500 to 1200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 to 800 euro depending on the level of cover.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight Portobello as a highly desirable and walkable neighborhood close to St. Stephen's Green.
- Discussions on community boards often praise the local food scene, noting popular nearby spots like Bastible, Bibi's, and Scéal.
- Local parking discussions highlight that while two resident parking permits are available from Dublin City Council, on-street spaces can be competitive.
- Community feedback points out that living close to the canal and city center offers excellent transport connectivity, making car ownership largely optional.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The central location and proximity to the city centre offer great convenience for young families, though the terraced setup with multiple levels requires careful childproofing.
- Teenagers7/10
Teens will appreciate the proximity to trendy city amenities and independent spots, while the layout provides decent separation of space across levels.
- Multi-generational Living4/10
With three bedrooms across a split-level arrangement, privacy can be limited for extended family members sharing the living space.
- Single Buyers8/10
A fantastic option for single buyers wanting a stylish Victorian home close to central Dublin's cultural and dining hubs.
- Couples9/10
An ideal setup for couples looking for historic charm, high ceilings, and a central location with multiple bedrooms doubling as study spaces.
- Empty Nesters7/10
The property offers manageable space and wonderful character, though stairs spanning multiple levels may require consideration for later years.
- Retirees6/10
Enjoyment of city amenities is high, but the multi-level layout and Victorian villa design feature stairs that may pose challenges over time.
Work
3 areas- Remote Working8/10
The inclusion of a study or third bedroom provides a functional home office space for remote professionals.
- Hybrid Commuting10/10
Unbeatable convenience for hybrid workers needing quick transit links into central Dublin and St. Stephen's Green.
- Retired7/10
Suits retirees who value walkability to amenities and cultural spots, provided they are comfortable managing a multi-level Victorian home.
Practical
8 areas- Secure Gated Entry3/10
The property opens directly onto Raymond Street from a granite step without a gated perimeter.
- Ageing in Place4/10
The multi-level Victorian layout featuring stairs between floors may present mobility challenges later in life.
- Low Maintenance7/10
The rear garden is landscaped and low-maintenance, though historic Victorian properties require ongoing care and upkeep.
- Minimalist Design6/10
Features classic Victorian period details like sash windows and high ceilings rather than stark minimalist architecture.
- Flexible Floor Plans7/10
The split-level layout with a downstairs study or third bedroom offers good versatility for different household needs.
- Heritage Home10/10
A classic terraced Victorian villa-style home boasting original timber floorboards, open fireplaces, sash windows, and high ceilings.
- Ecological Setup4/10
With a D BER rating, energy performance is modest at 251.94 kWh/m2/yr, indicating that an energy efficiency upgrade should be investigated by the buyer.
- Outdoor areas7/10
Benefits from a private, landscaped rear garden that is not overlooked, offering a rare quiet outdoor retreat in the city.
Interests
9 areas- Gardening6/10
Features a low-maintenance, landscaped rear garden that is not overlooked, providing a pleasant private outdoor sanctuary.
- Walking9/10
The central location makes walking to St. Stephen's Green, the canal, and central Dublin extremely convenient.
- Gym8/10
Proximity to the city centre ensures easy access to a wide selection of commercial fitness clubs and boutique gyms.
- Cycling8/10
Flat city terrain and bike-friendly routes toward the canals and city center make cycling a practical transport option.
- Golf4/10
While golf courses exist in the broader Dublin region, playing regularly requires traveling outside the immediate urban core.
- Fishing2/10
Fishing opportunities are minimal within this densely built inner-city neighborhood.
- Horse Riding2/10
Equestrian facilities are scarce in the immediate urban surroundings, requiring travel to the city outskirts.
- Water Sports3/10
Water activities are limited, though the nearby Grand Canal offers scenic walks, with Dublin Bay coastal sports a short trip away.
- Entertaining8/10
The open-plan kitchen and dining area connect smoothly to the private rear garden, making it well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
While set on a residential street in Portobello, being this close to central Dublin brings inherent urban activity and traffic sounds.
- Rural Living1/10
This is a solidly urban environment located right on the edge of Dublin's city core with no rural characteristics.
- Village Living8/10
Portobello and the surrounding South Circular Road area have a distinct village feel with local cafes, eateries, and a community atmosphere.
- Coastal Living2/10
The property is landlocked in central Dublin, far removed from any direct coastal or seaside environments.
- Urban Living10/10
Exceptionally well-positioned in Dublin 8, offering immediate access to St. Stephen's Green, local cafes, and the heart of the city.
Social
6 areas- Community Involvement7/10
Portobello has an active local community with neighborhood associations and local events.
- Café Culture10/10
Surrounded by celebrated local spots like Noshington, Scéal, Bastible, and Bibi's on the doorstep.
- Nightlife9/10
Being situated near central Dublin places a vast array of pubs, bars, and entertainment venues within easy reach.
- Health/Wellness groups8/10
A broad selection of pilates, yoga, and wellness classes are easily accessible throughout the surrounding south city districts.
- Networking Opportunities9/10
Proximity to the central business district and tech hubs provides strong networking potential for professionals.
- Tech-Hub Connectivity9/10
Excellent transit and location make connecting to Dublin's major tech and commercial centers straightforward.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- Published on HouseDelve
- 6 October 2026
- Correction
- Report an issue
HD-B70A24HouseDelve · 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.