55 Saint John's Well Way, Kilmainham, Dublin 8, Co. DublinD08RD73
€375,000
2 Bed~2 Bath~78 m²~BER C2
What you'll like:
- South facing terrace: The apartment features an expansive south facing outdoor terrace providing wonderful natural sunlight and pleasant views directly overlooking the scenic River Camac.
- Dual bathroom layout: Having both a main family bathroom and a private master ensuite provides excellent convenience and privacy for residents and visiting guests alike.
- Master bedroom storage: The master bedroom comes equipped with sophisticated fitted sliderobes offering generous built in storage space to keep your personal belongings organized effortlessly.
- Open plan living: The light filled open plan kitchen, dining, and living area creates a highly sociable modern layout ideal for daily relaxation and hosting dinner parties.
- Functional kitchen island: A dedicated kitchen island provides extra counter space and storage, enhancing meal preparation functionality within the bright cooking and dining zone.
- Second double bedroom: The property includes a second well proportioned double bedroom featuring fitted wardrobes, shelving, and direct access out onto the sunny terrace.
- Gated development security: Situated inside an attractive gated development, the property offers an added layer of privacy, security, and peace of mind for occupants.
- Scenic communal gardens: The development features attractive communal grounds with the River Camac running through them, creating a tranquil natural environment close to home.
- LUAS transit proximity: The Red Line LUAS is located within a short stroll, making daily commutes into the Dublin city centre exceptionally quick and straightforward.
- Proximity to hospitals: The new children's hospital at St. James's is within easy walking distance, making this location highly convenient for medical professionals.
- Cultural amenities nearby: Residents can enjoy wonderful weekend strolls through nearby cultural and historic sites including IMMA, the Memorial Gardens, and Phoenix Park.
- Recent asking stability: The asking price has remained stable at 375000 euros since tracking began, suggesting a firm pricing strategy from the motivated selling agent.
- Modern construction era: Built in 2005, the building avoids many of the major structural and electrical obsolescence issues typically associated with much older apartment blocks.
- Ensuite built-ins: The master ensuite includes built-in storage solutions which maximize the available floor area and keep toiletries neatly tucked away out of sight.
- Flooring combination: The interior benefits from a practical mix of durable tiled flooring in wet zones and comfortable carpeting or laminate flooring across living areas.
- Dual access points: The development benefits from entrances on both Kilmainham Lane and Old Kilmainham Road, improving overall pedestrian and vehicular access options.
- Local neighborhood vibrancy: Located right in Kilmainham, the address places an array of local shops, cafes, bars, and restaurants directly on your doorstep.
- Rental history potential: The property previously achieved a monthly rent of 1923 euros, indicating solid income potential for prospective buy-to-let investor purchasers.
- Natural light penetration: Large windows and terrace access ensure the main living spaces receive plentiful daylight throughout the day, enhancing overall mood and comfort.
- Outdoor leisure access: The proximity of the Grand Canal and expansive parks offers fantastic recreational opportunities for running, cycling, and walking enthusiasts.
But keep in mind:
- High service charges: Annual service charges of 3462.53 euros represent a significant recurring ownership cost that must be factored into your long term budgeting plans.
- C2 energy rating: The C2 BER rating means thermal efficiency is only moderate, and buyers should investigate potential upgrade works to improve heat retention and lower bills.
- Limited street parking: On street parking on Kilmainham Lane is described as limited and free, meaning residents may face stiff competition for vacant vehicle spaces.
- River flood risk: Buyers should verify whether the property or its underground infrastructure has any historical exposure to flooding given the immediate proximity of the River Camac.
- Management company review: Purchasers must thoroughly review the development's sinking fund balances, upcoming capital expenditure plans, and block management rules prior to closing.
- Elevator dependence: As a second floor apartment without elevator details specified, daily access relies heavily on stairs which could impact future accessibility needs.
- Noise from water: While river views are relaxing, buyers should check if the flowing water of the River Camac generates any noticeable ambient noise inside the apartment.
- Asking price stability: The asking price has not seen any reductions since tracking began, indicating limited immediate negotiating headroom from the current vendor.
- Leasehold legal checks: Buyers must instruct their solicitor to carefully examine the lease length, ground rent obligations, and any specific covenants restricting apartment usage.
- Balcony maintenance: The large south facing terrace will require ongoing weatherproofing and maintenance, the costs of which may fall under private upkeep responsibilities.
- Storage limitation: Aside from fitted sliderobes and wardrobes, internal storage is largely confined to a hotpress, which might test households with excessive belongings.
- Second hand wear: Built in 2005, buyers should inspect the property for signs of general wear and tear that might necessitate immediate redecoration or repair work.
- External traffic congestion: Kilmainham Lane and surrounding approach roads can experience peak time traffic bottlenecks, which may affect travel times during rush hours.
- Communal maintenance costs: High service charges demand careful scrutiny to ensure the communal gardens and gated entry systems are being efficiently and fairly managed.
- Appliance condition: The listing does not detail the age or working condition of kitchen appliances, so buyers should budget for potential replacements soon after purchase.
- Ventilation verification: Bathrooms lack exterior windows based on standard apartment layouts, meaning buyers should inspect mechanical extraction fans for adequate moisture control.
- Security fee allocations: Gated community infrastructure can incur special levies for automated gate repairs, so buyers need to check past building insurance and maintenance claims.
- Energy upgrade costs: Achieving a higher BER rating from the current C2 level would likely require substantial capital investment in insulation, windows, or heating systems.
- Future local development: The ongoing medical campus developments nearby could bring long term construction noise, traffic changes, and altered neighborhood dynamics.
- Rental cap implications: Investor buyers must verify how local rent pressure zone regulations apply to the previously recorded rent figure before projecting future yields.
Price positioning
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- The asking price appears somewhat undervalued relative to typical market expectations for a two-bedroom apartment in this specific Dublin location, especially given the generous floor area and attractive river views.
- Valuation signals point toward an appealing entry point, as the steady single-snapshot asking history combined with strong local demand indicators suggests the property is positioned to generate competitive interest from buyers.
- Potential factors supporting this accessible pricing strategy include the high annual service charge and limited parking arrangements, whereas high rental yield history and proximity to city amenities could significantly reinforce buyer enthusiasm.
- Relevant considerations involve broader urban market trends and upcoming infrastructural developments nearby, which might accelerate capital appreciation and make the current advertised price level highly advantageous for prospective purchasers.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment constructed around 2005, featuring an open-plan layout, two bedrooms, two bathrooms, and a large south-facing terrace overlooking the River Camac.
- Given the construction year of 2005, the buyer should investigate building compliance regarding fire safety regulations, sound insulation between floors, and the management of the gated development's communal areas.
- The listing notes a significant annual service charge of €3,462.53, which the buyer should thoroughly review to understand what maintenance, sinking funds, and insurance are covered.
- Parking is described as limited free on-street parking on Kilmainham Lane, so the buyer should verify parking availability and whether any designated spaces are included with the unit.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 800 euro to 1,100 euro.
- Explanation: Given the 78 square metre floor area and a C2 BER rating, moderate energy consumption is expected, though actual costs will depend on heating habits, fuel type, and energy price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property description notes a terrace overlooking the River Camac, meaning proximity to a watercourse should be factored into local flood assessments.
- While urban drainage systems are established, prospective purchasers should consult official local authority flood maps to confirm specific historical or potential fluvial flood risks for the immediate development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 65, ST JOHNS WELL WAY, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €440,000.00
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
- Estimated stamp duty: €3,750 — 1% of €375,000.
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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 plus outlay and VAT.
- 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 mortgage valuation report.
- Surveyor fees: approximately 300 euro to 600 euro depending on the depth of the survey and property size.
- Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and buildings cover selected.
Forum Talk
What people are saying about this area
- Residents in Kilmainham frequently discuss the excellent convenience of the Red Line LUAS for commuting into Dublin city centre.
- Local forums highlight the appeal of nearby cultural and recreational amenities, such as the Irish Museum of Modern Art (IMMA), the Memorial Gardens, and the Phoenix Park.
- Community discussions often note ongoing local developments, including the proximity of the new children's hospital at St. James's.
- Parking availability and local traffic management around older streets like Kilmainham Lane are common topics of conversation among neighbourhood residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers two bedrooms and an open-plan layout, but second-floor apartment living with a large terrace requires vigilant child safety measures.
- Teenagers6/10
Two double bedrooms provide good individual space, and the proximity to the city centre and LUAS makes transport convenient for growing teens.
- Multi-generational Living2/10
With 78 square metres of floor area and two bathrooms, the layout is too compact to comfortably accommodate multiple generations.
- Single Buyers9/10
A highly manageable 78 m² second-floor apartment with two bedrooms and two bathrooms, ideally positioned near the city centre and the Red Line LUAS.
- Couples9/10
Features an open-plan kitchen, dining, and living area with a south-facing terrace overlooking the River Camac, perfect for couples starting out.
- Empty Nesters7/10
Apartment living within an attractive gated development offers lower maintenance, though second-floor access should be considered for long-term comfort.
- Retirees6/10
The gated development offers security and a tranquil riverside setting, but buyers should verify elevator access to the second floor for ageing in place.
Work
3 areas- Remote Working8/10
The second double bedroom or open-plan layout can easily accommodate a home office setup in a central location.
- Hybrid Commuting9/10
The Red Line LUAS is a short stroll away, making hybrid commutes into Dublin city centre exceptionally convenient.
- Retired7/10
Low-maintenance apartment living with local amenities and healthcare facilities like St. James's Hospital nearby.
Practical
8 areas- Ageing in Place5/10
Second-floor location means long-term accessibility depends heavily on lift availability, which buyers should verify.
- Low Maintenance8/10
A modern 78 m² apartment built in 2005 with managed communal areas reduces ongoing exterior maintenance burdens.
- Secure Gated Entry9/10
St. John's Well Way is explicitly noted as an attractive gated development with secure access points.
- Minimalist Design8/10
Open-plan kitchen, dining, and living configuration suits a clean, contemporary minimalist aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout offers limited structural flexibility beyond standard room repurposing.
- Heritage Home2/10
Constructed in 2005, this is a modern build rather than a period or heritage property.
- Ecological Setup5/10
Features a BER rating of C2, indicating that energy efficiency upgrades could be considered by a new owner.
- Outdoor areas8/10
Boasts a large south-facing terrace overlooking the River Camac, complemented by attractive communal riverside gardens.
Interests
9 areas- Gardening3/10
Gardening is restricted to a large south-facing terrace and communal gardens managed by the development.
- Walking8/10
Fantastic walking amenities nearby including the Irish Museum of Modern Art (IMMA), Memorial Gardens, Phoenix Park, and The Grand Canal.
- Gym7/10
Urban location ensures a variety of commercial gyms and fitness options are accessible within a short commute or walk.
- Cycling7/10
Proximity to the Grand Canal and Phoenix Park provides great cycling routes into and around the city centre.
- Golf4/10
Golf courses require travel outside the immediate inner-city and Kilmainham locality.
- Fishing3/10
While the River Camac runs through the development, serious fishing opportunities are limited locally.
- Horse Riding2/10
Equestrian facilities are scarce in this dense urban environment.
- Water Sports3/10
Proximity to the Grand Canal offers some recreational water activities, but major water sports require travel to coastal areas.
- Entertaining8/10
The light-filled open-plan kitchen, dining, and living area flows directly onto a large south-facing terrace overlooking the River Camac, ideal for guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a gated development with communal gardens and the River Camac running through, though urban Dublin surroundings introduce ambient city noise.
- Rural Living1/10
Located in Kilmainham, Dublin 8, this is a thoroughly urban setting far removed from rural life.
- Village Living7/10
Kilmainham offers a distinct local village feel with neighbourhood shops, cafes, bars, and restaurants right on the doorstep.
- Coastal Living2/10
The property is located inland in Dublin and offers no proximity to the coast, though views of the River Camac are present.
- Urban Living9/10
Excellent urban positioning with the Red Line LUAS a short stroll away, putting the city centre and St. James's Hospital within easy reach.
Social
6 areas- Nightlife7/10
Local pubs and eateries provide neighbourhood nightlife, with quick LUAS access to the wider Dublin city centre nightlife.
- Community Involvement6/10
Gated developments foster local resident communities, complemented by active neighbourhood amenities in Kilmainham.
- Café Culture8/10
A great selection of local cafes, bars, and restaurants are located right on the doorstep in Kilmainham.
- Health/Wellness groups7/10
Proximity to major parks and urban wellness centres supports access to various fitness and health groups.
- Networking Opportunities8/10
Central Dublin location facilitates easy attendance at professional networking events and business hubs.
- Tech-Hub Connectivity8/10
Excellent connectivity to Dublin's major tech employers and hubs via nearby public transport networks.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-5CF5BDHouseDelve · 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.