50 Rothe Abbey, Kilmainham, Dublin 8D08P3KX
Price on application
2 Bed~1 Bath~77 m²~BER C
What you'll like:
- Established residential enclave: The property is situated in a mature and sought-after development off the South Circular Road, offering a settled neighbourhood feel close to the city centre.
- Bright reception room: The living room features timber flooring and a welcoming fireplace, providing a comfortable space for daily relaxation and entertaining guests.
- Connected ground floor: Double doors seamlessly link the living room to the kitchen and dining area, creating a practical layout with an easy flow for modern living.
- Fitted kitchen storage: The kitchen is equipped with fitted timber cabinets and integrated cooking appliances, offering good functionality and ample space for everyday meal preparation.
- Direct garden access: Glazed doors open straight from the dining area to the rear garden, enhancing indoor-outdoor connectivity during warmer weather months.
- Landscaped rear garden: The private outdoor space has been beautifully maintained and landscaped, offering a peaceful retreat and a secure area for outdoor dining or gardening.
- Two double bedrooms: Both upstairs bedrooms are properly proportioned double rooms with timber flooring, avoiding the cramped feel often associated with smaller second bedrooms.
- Built-in bedroom storage: Both bedrooms benefit from fitted storage solutions, helping to maximise floor space and reduce the need for bulky standalone wardrobes.
- Off-street parking: The inclusion of off-street parking provides a significant convenience and security benefit for vehicle owners living close to the city centre.
- Proximity to LUAS: The local area is well serviced by the LUAS light rail system, ensuring fast and reliable public transport commutes into the heart of Dublin.
- Dublin Bus access: Numerous bus routes operate nearby along the South Circular Road, offering flexible transport options for getting across the capital without a car.
- Cultural attractions nearby: The historic Royal Hospital Kilmainham is within easy reach, offering expansive grounds and cultural events right on your doorstep.
- Green spaces close by: The vast Phoenix Park is easily accessible, providing endless opportunities for weekend walks, cycling, and enjoying outdoor recreation in nature.
- Local village amenities: The vibrant neighbourhoods of Rialto and Kilmainham are nearby, offering a great selection of local shops, cosy cafés, and everyday conveniences.
- Manageable floor area: At 77 square metres, the property provides an easily maintainable footprint that is ideal for first-time buyers or downsakers alike.
- Solid C energy rating: The property holds a BER rating of C, indicating reasonable baseline energy efficiency compared to older unrenovated housing stock in the capital.
- Timber flooring throughout: The consistent use of timber flooring across the living areas and bedrooms creates a cohesive aesthetic and simplifies daily cleaning routines.
- Natural light flow: Generous window placements ensure bright living spaces throughout the daytime, reducing dependence on artificial lighting during daylight hours.
- Quiet enclave setting: Being tucked away off the main thoroughfare helps shield the home from heavy traffic noise while maintaining excellent urban accessibility.
- Strong rental appeal: The combination of two double bedrooms, parking, and a central Dublin 8 location makes this a compelling option for future property investors.
But keep in mind:
- Single bathroom configuration: The property has only one bathroom upstairs to service both bedrooms, which could create morning queues or inconvenience for guests.
- Moderate energy rating: A BER rating of C means the buyer should budget for potential future upgrades like insulation or windows to improve thermal efficiency.
- Compact kitchen space: The kitchen and dining area measures 3.77m by 2.50m, which might feel slightly limited for those who enjoy extensive cooking or large dining gatherings.
- Limited ground floor WC: There is no mention of a downstairs guest toilet, meaning visitors must use the upstairs family bathroom during social gatherings.
- Potential parking constraints: Buyers should verify the exact parking arrangements to ensure designated spaces are guaranteed and not subject to congestion or visitor disputes.
- Upstairs bathroom size: Measuring 1.95m by 2.22m, the sole bathroom is relatively compact and leaves little room for a separate standalone walk-in shower enclosure.
- Managing management fees: If the development is part of a managed estate, the buyer's solicitor must investigate ongoing annual service charges and sinking fund contributions.
- Timber floor maintenance: Solid or engineered timber flooring requires careful upkeep and can show wear or water damage more easily than tiled surfaces in high-traffic zones.
- Historic property age: As part of an established residential enclave, buyers should commission a thorough structural survey to check for hidden wear, damp, or aging wiring.
- Urban air quality: Proximity to busy arterial routes like the South Circular Road may expose the immediate area to higher levels of traffic emissions and urban particulate matter.
- Limited expansion potential: The 77 square metre footprint and terraced layout may restrict opportunities for significant future structural extensions without major planning costs.
- Storage limitations: Beyond the fitted bedroom storage, the home lacks dedicated internal utility rooms or large hallway closets for bulky household equipment.
- On-street traffic flow: The local approach roads can experience peak-hour congestion, which is worth testing during a commute trial run before making an offer.
- Garden privacy limits: Depending on surrounding boundary walls and neighbouring windows, buyers should inspect the rear garden to ensure adequate personal privacy.
- Heating system efficiency: The buyer should verify the age and type of the central heating boiler to determine if replacement or modernization is needed soon.
- Sound insulation checks: In mature terraced or semi-detached developments, party wall soundproofing should be evaluated to ensure adequate acoustic privacy from neighbours.
- Window glazing inspection: The buyer's surveyor should check the condition of the window seals and frames to confirm if double glazing is fully modern and heat-retentive.
- Ventilation adequacy: Compact bathroom and kitchen areas should be checked for proper extractor fan functionality to prevent moisture buildup and potential mold growth.
- Future retrofit costs: Achieving a higher BER rating from a C baseline will require capital expenditure on heat pumps, solar panels, or enhanced external insulation.
- Resale market liquidity: Two-bedroom homes of this size are sensitive to broader mortgage lending rules and interest rate fluctuations affecting first-time buyer demand.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is situated in an established residential development off the South Circular Road, featuring a two-bedroom layout spanning approximately 77 square metres.
- The ground floor features timber flooring in the living room with a feature fireplace and double doors connecting to the kitchen and dining area.
- Glazed doors from the kitchen lead directly to a private landscaped rear garden.
- Upstairs accommodation comprises two double bedrooms with timber flooring and fitted storage, alongside a main bathroom.
- A buyer should verify the structural integrity, window glazing condition, insulation levels, and heating system efficiency during a surveyor inspection, particularly given the C BER rating.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 900 to 1,200 euro.
- This estimate is based on a 77 square metre property with a BER rating of C, reflecting moderate energy efficiency typical for this standard of dwelling.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
73 ROTHE ABBEY, SOUTH CIRCULAR ROAD, KILMAINHAM
- Sale date
- Declared sale price
- €575,000.00
22 ROTHE ABBEY, SOUTH CIRCULAR RD, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €528,000.00
32 ROTHE ABBEY, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €495,000.00
28 ROTHE ABBEY, SOUTH CIRCULAR ROAD, KILMAINHAM
- Sale date
- Declared sale price
- €530,000.00
75 ROTHE ABBEY, SOUTH CIRCULAR ROAD, KILMAINHAM
- Sale date
- Declared sale price
- €470,000.00
Recent sales in the wider Kilmainham 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 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 300 euro for mortgage purposes.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the South Circular Road location for accessing the city centre via the nearby LUAS line.
- The proximity to the Royal Hospital Kilmainham and Phoenix Park is often praised by locals for offering great outdoor amenities.
- Community discussions often note that Kilmainham and Rialto maintain a strong village feel while undergoing continuous local improvements.
- Local forums note that traffic management and peak-hour congestion along the main arterial routes remain common topics of discussion among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a beautifully landscaped rear garden and two bedrooms, making it suitable for a small young family, though space is relatively compact at 77 m².
- Teenagers6/10
With two bedrooms and limited shared living space, teenagers might find the accommodation a bit snug, but the proximity to Dublin city centre and local amenities is a plus.
- Multi-generational Living3/10
At 77 m² with only two bedrooms and one bathroom, the home is too small to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
An ideal size and layout for a single buyer looking for a manageable two-bedroom home with private outdoor space within easy reach of the city.
- Couples9/10
Provides a comfortable and well-connected layout for couples, offering a dedicated home office option or guest room, plus a private garden.
- Empty Nesters8/10
Low-maintenance two-bedroom layout with a manageable private garden, appealing to those looking to downsize while staying close to city amenities.
- Retirees7/10
The home is manageable and well-located near services and transport, though buyers should verify if the stairs or bathroom layout require any future adaptation for ageing in place.
Work
3 areas- Remote Working8/10
The two-bedroom layout allows one bedroom to easily double as a dedicated home office for remote working.
- Hybrid Commuting9/10
Conveniently serviced by LUAS and Dublin Bus, offering quick and efficient access to Dublin city centre for hybrid workers.
- Retired8/10
A manageable property size with local amenities close at hand, well-suited for a comfortable retirement.
Practical
8 areas- Ageing in Place6/10
While the property is manageable, buyers should investigate the practicality of the stairs and bathroom configuration for long-term accessibility as they age.
- Low Maintenance8/10
At 77 m² with a compact footprint and landscaped outdoor space, the home requires minimal upkeep.
- Secure Gated Entry4/10
The listing notes an established residential enclave and off-street parking, but does not explicitly detail a secure gated entry system.
- Minimalist Design6/10
Features traditional timber flooring and a feature fireplace rather than ultra-minimalist architecture, though clean lines can be achieved.
- Flexible Floor Plans6/10
Standard two-story layout with connected ground floor; double doors between the living room and kitchen offer moderate flexibility.
- Heritage Home5/10
Located in a mature residential setting near historic sites like the Royal Hospital Kilmainham, though the home itself is part of an established modern development.
- Ecological Setup5/10
Has a C BER rating, meaning buyers may want to investigate potential energy efficiency upgrades to improve its ecological footprint.
- Outdoor areas7/10
Benefits from a private, beautifully landscaped rear garden and off-street parking.
Interests
9 areas- Gardening7/10
Features a private, beautifully landscaped rear garden offering great potential for avid gardeners.
- Walking9/10
Proximity to the Royal Hospital Kilmainham and the Phoenix Park provides exceptional options for walking and outdoor activities.
- Gym7/10
Being close to established Dublin areas ensures good access to local fitness centers and gym facilities.
- Cycling8/10
The central location and proximity to parks like the Phoenix Park make cycling into the city or for recreation very convenient.
- Golf5/10
Standard urban access to nearby golf courses, though none are directly adjacent to the development.
- Fishing3/10
Limited direct access to fishing spots from this central Dublin residential location.
- Horse Riding3/10
Equestrian facilities are sparse in this urban environment, though some stables may be accessible further out.
- Water Sports4/10
Proximity to the River Liffey and canal routes offers some localized aquatic views, but serious water sports require travel toward the coast or designated facilities.
- Entertaining7/10
The connected ground-floor layout linking the living room, kitchen, and glazed doors to the landscaped rear garden creates a good flow for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Tucked away in an established residential development off the South Circular Road, offering a peaceful enclave feel despite its urban setting.
- Rural Living1/10
Located in a well-established urban/suburban area of Dublin 8, offering no rural characteristics.
- Village Living6/10
Close to the local shops, cafés, and amenities of Rialto and Kilmainham, providing a distinct neighborhood village feel.
- Coastal Living1/10
The property is situated inland in Dublin 8, far from coastal areas.
- Urban Living9/10
Excellent urban positioning with easy access to Dublin city centre, supported by local LUAS and Dublin Bus services.
Social
6 areas- Community Involvement7/10
Located in a mature, established residential development with an active local community in Kilmainham and Rialto.
- Café Culture8/10
Well placed for the local cafés, shops, and social spots of Rialto and Kilmainham.
- Nightlife7/10
Easy access to Dublin city centre ensures a wide variety of pubs, restaurants, and entertainment options nearby.
- Health/Wellness groups7/10
Good availability of local health, wellness, and fitness groups operating within the Dublin 8 area.
- Networking Opportunities8/10
Proximity to the capital's commercial and professional hubs facilitates strong networking potential.
- Tech-Hub Connectivity8/10
Excellent transit links into Dublin's main tech and business districts make this a convenient spot for tech professionals.
Listing information
- Agent
- Harrington Estate Agents
- Phone
- 01-443 2788
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-0CB950HouseDelve · 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.