49A ST JAME'S AVENUE, Drumcondra, Dublin 3D03N223
€325,000
2 Bed~1 Bath~72 m²~BER C3
What you'll like:
- Prime urban location: Positioned just off Clonliffe Road in Drumcondra, offering exceptional walkability to the city centre, local villages, and major transport links for convenience.
- Walk-in condition: Presented in turn-key order throughout, allowing a buyer to move in immediately without incurring major upfront renovation or refurbishment costs.
- Practical end-of-terrace layout: Spans approximately 72 square metres over two levels, featuring a well-proportioned open-plan living space that maximises natural light.
- Modern double glazing: Equipped with newly installed wooden doors and double-glazed windows, enhancing thermal efficiency and reducing exterior street noise significantly.
- Manageable floor area: Extending to 775 square feet, the compact footprint is ideal for first-time buyers looking for manageable maintenance responsibilities.
- Generous primary bedroom: Features a very large double bedroom on the upper floor with ample space for freestanding wardrobes and additional furniture items.
- Functional second bedroom: Includes a second smaller double bedroom upstairs, providing versatile accommodation for guests, a home office, or a child.
- Modern family bathroom: Fitted with contemporary fixtures, tiling, and integrated storage, offering a bright and functional main wash space on the first floor.
- Useful under-stairs storage: Includes clever built-in cloakroom and storage space beneath the stairs, helping to keep the open-plan living areas clutter-free.
- Dedicated hot-press: Provides an essential airing cupboard for linen storage and houses the water heating infrastructure securely on the upper level.
- Low-maintenance exterior: Both front and rear yards feature paved or gravel surfaces, eliminating the need for regular lawn mowing and extensive garden upkeep.
- Private rear courtyard: Offers a secure, enclosed outdoor dining and seating space that acts as a quiet retreat from the busy city environment.
- Valuable side pedestrian access: Direct outdoor access from the rear courtyard to the front garden makes moving bins and bicycles straightforward without entering the house.
- Southerly front aspect: The front pathway and seating area benefit from a favourable south-facing orientation, maximising natural sunlight capture during the day.
- Strong rental potential: Serves as an attractive investment opportunity due to its proximity to major universities, hospitals, and employment hubs like the IFSC.
- Proximity to education: Located within walking distance of prestigious third-level institutions including Dublin City University campuses and St Patrick's College.
- Excellent public transport: Situated close to Drumcondra train station and numerous bus routes, ensuring rapid and reliable commutes across the wider metropolitan area.
- Proximity to medical centres: Conveniently close to major healthcare facilities including the Mater, Temple Street, and Beaumont hospitals for staff or patients.
- Stable asking price: Recorded asking price history shows no decreases since tracking began, suggesting confident seller pricing and steady initial market interest.
- Established neighbourhood: Situated in a mature, highly sought-after residential enclave surrounded by established local amenities, cafes, bars, and popular restaurants.
But keep in mind:
- C3 Energy rating: While decent, a C3 BER rating means the buyer should budget for future insulation upgrades to achieve superior modern energy efficiency.
- Compact outdoor space: The rear courtyard is small and low-maintenance, offering no traditional lawn or expansive green garden space for heavy landscaping.
- Potential parking constraints: Buyers should investigate local on-street parking regulations and permit availability, as inner-urban streets can experience high demand.
- Limited ground-floor footprint: At 72 square metres total, the home lacks a separate formal reception room, relying entirely on the open-plan layout.
- Single bathroom facility: The property contains only one bathroom upstairs, which may create morning queues for households with multiple occupants or guests.
- Proximity to Croke Park: Being near the stadium means match days could bring heavy pedestrian traffic, street congestion, and temporary parking restrictions nearby.
- Staircase configuration: The interior layout places the single bathroom upstairs, meaning guests must use the upper level facilities through private areas.
- Shared boundaries: As an end-of-terrace property, party wall considerations apply with the adjoining neighbour for any structural works or boundary repairs.
- Fixed asking price: The lack of recorded price reductions indicates the seller may hold firm on the initial asking figure during initial negotiations.
- Compact secondary bedroom: The second bedroom is smaller and might feel tight when configured as a full double room with ancillary bedroom furniture.
- Urban noise exposure: The central location near busy arterial routes and sports grounds may introduce ambient traffic and event-related noise pollution.
- Potential maintenance history: Buyers should commission a thorough structural survey to verify the condition of the older building fabric behind the cosmetic updates.
- Heating system efficiency: The buyer should verify the age, type, and service history of the primary central heating boiler to ensure reliable performance.
- Ventilation verification: Due to modern double glazing and insulation, the buyer should check for adequate trickle vents and extraction fans to prevent condensation.
- Storage limitations: Aside from the hot-press and under-stairs area, there is no dedicated attic storage space explicitly detailed in the property particulars.
- Kitchen size constraints: The kitchen and dining area measures 5.28m by 2.88m, which may feel narrow if fitted with extensive modern culinary appliances.
- Lack of private driveway: There is no off-street driveway parking, meaning vehicles must be parked entirely on public streets subject to local authority rules.
- Resale market sensitivity: Starter homes of this specific size can experience price sensitivity tied closely to broader mortgage interest rate fluctuations.
- Extension limitations: The small footprint of the rear courtyard restricts any major ground-floor extensions without sacrificing all remaining outdoor garden space.
- Legal title due diligence: The buyer's solicitor should carefully verify rights of way regarding the side pedestrian access and ensure clear title boundaries.
Price positioning
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- The asking price of three hundred twenty five thousand euros appears remarkably modest and potentially undervalued for a two-bedroom end-of-terrace property spanning seventy-two square meters in a highly sought-after Drumcondra location near the city center.
- Valuation signals such as the turn-key condition, newly installed double glazed windows, practical open-plan layout, and a low-maintenance rear courtyard strongly suggest the property commands a higher market value than currently listed.
- Factors that could support such an aggressive pricing strategy include generating competitive bidding tension among first-time buyers or downsizers, while potential underperformance could stem from the C3 energy rating or limited room for upward spatial expansion.
- Relevant market comparisons across the wider Dublin 3 postal district indicate that typical residential transactions frequently clear well above this asking price point, reinforcing the observation that the current list price is set conservatively.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom end-of-terrace house extending to approximately 72 square metres over two levels, featuring newly installed wooden doors and double-glazed windows.
- The layout includes a generous open-plan living room leading to a practical kitchen and dining area, along with a modern family bathroom upstairs and under-stairs storage.
- A buyer should investigate the structural condition of the end-of-terrace walls, boundary lines regarding the side pedestrian access, and verify that all internal alterations comply with local planning and building regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1000 to 1400 euro.
- Explanation: Given the C3 BER rating and a floor area of 72 square metres, energy consumption for space and water heating is moderate compared to older uninsulated properties, though actual costs will vary based on occupant usage patterns and fuel inflation.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established urban residential area well away from major heavy industrial sites, major modern landfills, or active waste incinerators.
- Any historical urban industrial uses in the broader Dublin 3 district are distant enough that significant legacy pollution concerns are unlikely, though standard environmental due diligence is always advised for urban locations.
Flood Safe
8/10Water overflow reports to follow up
- General topographical and regional data indicate that the Drumcondra area is at a low to moderate risk of flooding, though localized heavy downpours can occasionally cause minor surface water pooling in urban streets.
- Buyers should consult official local authority flood maps and carry out standard environmental checks to verify specific flood histories or risks associated with the immediate vicinity.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
21 ST JAMES AVE, CLONLIFFE RD, DUBLIN 3
- Sale date
- Declared sale price
- €570,000.00
Recent sales in the wider Drumcondra area
50 MERCHANTS SQ, EAST WALL, DUBLIN 3
- Sale date
- Declared sale price
- €371,000.00
16 ODALY RD, DRUMCONDRA, DUBLIN 9
- Sale date
- Declared sale price
- €480,000.00
25 VERNON AVE, CLONTARF, DUBLIN 3
- Sale date
- Declared sale price
- €1,781,000.00
73 CASINO PARK, MALAHIDE RD, DUBLIN 3
- Sale date
- Declared sale price
- €480,000.00
165 MALAHIDE RD, DUBLIN 3, DUBLIN
- Sale date
- Declared sale price
- €507,200.00
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: €3,250 — 1% of €325,000.
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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 1500 to 2500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of building and contents cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Drumcondra and Clonliffe Road areas frequently discuss the high walkability and convenience of living close to Dublin city centre and Croke Park.
- Local community forums highlight the excellent public transport connectivity, including proximity to Drumcondra train station and numerous bus routes.
- Discussions often focus on the vibrant local café culture and proximity to essential amenities in both Drumcondra and Fairview villages.
- Homeowners in the area appreciate the strong community feel combined with urban accessibility, making it popular for both first-time buyers and downsizers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers two bedrooms and a compact layout spanning 72 square metres, making it suitable for a small family with one young child, though space for larger families or extensive play areas is limited.
- Teenagers4/10
With only 72 square metres and a single bathroom, accommodating teenagers with their own growing space and privacy could prove challenging.
- Multi-generational Living2/10
The two-bedroom, one-bathroom configuration lacks the independent living zones or scale required for comfortable multi-generational living.
- Single Buyers9/10
This 72 square metre end-of-terrace house represents an ideal starter home or manageable property for a single buyer entering the market in an established location.
- Couples8/10
Provides a well-proportioned, turn-key layout with a generous open-plan living room and kitchen, perfectly suited for couples starting out.
- Empty Nesters7/10
Well suited for locals looking to downsize to a low-maintenance home close to city amenities, though buyers should verify stair access to the bedrooms and bathroom.
- Retirees6/10
The low-maintenance front seating area and rear courtyard appeal to retirees, but the two-level layout with upstairs bathroom facilities requires climbing stairs.
Work
3 areas- Remote Working7/10
Offers two bedrooms, allowing one to potentially serve as a home office, though buyers should verify broadband connectivity speeds.
- Hybrid Commuting9/10
Exceptionally well-connected by public transport systems and within easy reach of the IFSC, East Point Business Park, and city centre employment hubs.
- Retired6/10
Convenient for retirees seeking low maintenance and close proximity to healthcare facilities like the Mater and Temple Street hospitals, though stairs are present.
Practical
8 areas- Ageing in Place4/10
The two-storey layout with an upstairs bathroom and bedrooms presents mobility hurdles for long-term ageing in place without modification.
- Low Maintenance9/10
Features a low-maintenance rear courtyard with paving, side access, a C3 BER rating, and newly installed double-glazed windows and wooden doors.
- Secure Gated Entry3/10
The property is an end-of-terrace house with street access and side pedestrian access rather than a secure gated community setup.
- Minimalist Design7/10
The open-plan ground floor layout and clean interior presentation lend themselves well to a minimalist design approach.
- Flexible Floor Plans6/10
Offers a standard 72 square metre two-bedroom layout with open-plan living areas, providing some flexibility for starter homeowners.
- Heritage Home4/10
While located in an established area, the property presents standard modernised features and turn-key presentation rather than traditional period heritage details.
- Ecological Setup5/10
Holds a C3 energy rating with double-glazed windows, though buyers seeking advanced ecological features should investigate further energy upgrades.
- Outdoor areas6/10
Benefits from a small front seating area with a southerly aspect and a private, low-maintenance rear courtyard ideal for outdoor seating.
Interests
9 areas- Gardening3/10
The property features a private, low-maintenance rear courtyard and a front pathway with a seating area, offering very limited scope for traditional gardening.
- Walking9/10
Excellent walkability to the city centre, local villages, Croke Park, educational institutions, and various local amenities.
- Gym7/10
Being close to Drumcondra and the city centre provides good access to various urban fitness centres and health clubs.
- Cycling7/10
The central location allows for manageable cycling commutes to the IFSC, East Point Business Park, and the city centre, though buyers should check bicycle storage provisions.
- Golf5/10
Standard urban access to regional golf courses, though no specific course is immediately adjacent to the property.
- Fishing2/10
An inner-city residential location with no notable local fishing amenities nearby.
- Horse Riding1/10
The densely populated urban environment is unsuited for horse riding enthusiasts.
- Water Sports3/10
Proximity to coastal Dublin allows for eventual access to water sports, but the immediate area lacks such facilities.
- Entertaining7/10
The open-plan living and dining area creates a wonderful sociable space complemented by a low-maintenance rear courtyard suitable for outdoor gatherings.
Lifestyle
5 areas- Quiet Living6/10
Positioned just off Clonliffe Road in a popular residential area, offering a retreat from city life while remaining close to urban infrastructure.
- Rural Living1/10
This is an urban residential setting within walking distance of the city centre, offering none of the characteristics of rural life.
- Village Living8/10
Proximity to Drumcondra Village and Fairview Village provides a strong community feel with local shops, cafes, bars, and restaurants within easy walking distance.
- Coastal Living3/10
While located in Dublin, the property is inland and offers limited direct connection to coastal amenities.
- Urban Living9/10
Superbly positioned a short walk to the heart of the city centre with excellent public transport links and major hospitals and educational institutions nearby.
Social
6 areas- Community Involvement7/10
Established neighborhood close to Drumcondra and Fairview villages with active local communities and amenities.
- Café Culture8/10
Walking distance to numerous cafes, bars, and restaurants in Drumcondra and Fairview villages.
- Nightlife8/10
Close proximity to Drumcondra and the city centre provides access to a wide array of pubs, restaurants, and entertainment venues.
- Health/Wellness groups7/10
Proximity to urban centers ensures good access to local wellness groups, pilates and stretching studios, and fitness classes.
- Networking Opportunities8/10
Close to major business parks and the city centre, facilitating professional networking.
- Tech-Hub Connectivity9/10
Easy access to the IFSC, East Point Business Park, and major educational institutions makes this an accessible location for tech professionals.
Listing information
- Agent
- MOVEHOME ESTATE AGENTS
- Phone
- 01 8844690
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-78B802HouseDelve · 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.