Apartment 56, REUBEN SQUARE, Reuben Street, South Circular Road, Dublin 8
€275,000
1 Bed~1 Bath~44 m²~BER F
What you'll like:
- Secure underground parking: The inclusion of a private underground parking space adds exceptional value and practical convenience for vehicle owners living directly in the bustling city center.
- Courtyard facing aspect: Positioned overlooking the landscaped internal courtyard, the apartment enjoys a peaceful and private ambiance that shields residents from direct street noise.
- Generous floor area: Spanning approximately 44 square meters, the well-proportioned layout provides comfortable living space that exceeds the typical cramped dimensions of standard city center studio apartments.
- Separate kitchen layout: The dedicated kitchen keeps cooking appliances and food preparation areas distinct from the main living zone, preventing culinary clutter in daily life.
- Useful utility storage: A dedicated internal storage and utility area provides practical space for household equipment, helping to keep the main living areas tidy and organized.
- Well proportioned bedroom: The double bedroom easily accommodates standard bedroom furniture alongside fitted wardrobes, ensuring comfortable everyday sleeping quarters without feeling restricted in floor space.
- Walking distance accessibility: St Stephen's Green and the wider city center are reachable within a fifteen minute walk, significantly reducing daily commuting times and transport expenses.
- Nearby major healthcare: Proximity to both the Coombe Hospital and St James's Hospital ensures strong rental appeal for medical professionals and robust long term investment liquidity.
- Excellent public transit: Proximity to the Red Luas line and multiple bus routes provides seamless connectivity across the entire capital without relying on a personal vehicle.
- Established residential community: Built in the early 2000s, the development offers a mature neighborhood environment rather than the uncertainties of an entirely unproven construction site.
- Bright interior spaces: Large windows draw in abundant natural light throughout the daytime, enhancing the overall mood and energy efficiency of the primary living quarters.
- Attractive asking price: Priced at €275,000, the property represents an accessible entry point for first time buyers attempting to purchase within central Dublin postcodes.
- Stable asking price: The tracked listing history shows zero downward price revisions, suggesting the seller maintains realistic expectations aligned with current local market conditions.
- Strong rental demand: The vibrant Dublin 8 regeneration area continuously attracts young professionals and students, supporting favorable future buy-to-let rental yields for investors.
- Proximity to amenities: Cafes, bars, independent shops, and cultural hubs around the historic Liberties and Newmarket Square are within easy reach for weekend leisure activities.
- Elevated second floor: Being situated on the second floor offers enhanced security and privacy compared to ground level units while remaining easily accessible via stairs or lifts.
- Clear room dimensions: Well-defined spatial layouts in the living and dining zones allow buyers to easily visualize furniture placement prior to moving in personal belongings.
- Established selling agent: Represented by an established agency, transactions typically benefit from professional handling and structured communication pathways throughout the purchase process.
- Lifestyle convenience: The combination of central positioning and quiet courtyard views delivers an appealing balance of vibrant urban engagement and quiet residential retreat.
- Future capital growth: Ongoing infrastructural improvements and urban renewal across Dublin 8 support favorable prospects for long-term property value appreciation for future owners.
But keep in mind:
- Poor BER rating: The property holds an F energy rating, which indicates substandard thermal insulation and will likely require immediate capital investment to upgrade heating efficiency.
- High retrofit costs: Achieving modern energy efficiency standards for an F-rated apartment will require substantial expenditure on windows, heating systems, and external wall insulation.
- Potential mortgage hurdles: Lenders frequently scrutinize properties with poor energy performance ratings, potentially complicating loan approval or requiring retention funds for upgrades.
- Heating efficiency concerns: An F rating strongly implies high monthly heating bills during winter months as heat rapidly escapes through poorly insulated building envelopes.
- Management company fees: As an apartment within a multi-unit development, buyers must budget for ongoing annual service charges that will continuously impact monthly holding costs.
- Rising service charges: Future service charge increases are virtually guaranteed due to inflation, building insurance hikes, and long-term structural maintenance requirements in older developments.
- Sinking fund adequacy: Buyers should verify through their solicitor whether the development's sinking fund is sufficiently funded to cover major upcoming roof or structural repairs.
- No private balcony: The property description does not mention an external balcony, limiting private outdoor living space to communal courtyard areas.
- Second floor reliance: While the second floor provides security, lift breakdowns or maintenance issues can pose significant daily accessibility challenges for residents.
- Compact bathroom footprint: While functional, the bathroom size leaves little room for additional luxury fixtures such as a separate walk-in shower enclosure.
- Limited storage capacity: Beyond the small utility nook and bedroom wardrobes, overall storage options are relatively sparse for individuals with extensive personal belongings.
- City noise exposure: Despite courtyard views, the surrounding urban neighborhood can experience high ambient noise levels from traffic and nightlife on nearby main arteries.
- Parking space security: Underground parking structures require thorough due diligence regarding physical security gates, lighting, and historical incidents of vehicle break-ins.
- Leasehold restrictions: Ownership tenure will be subject to multi-unit development covenants, restricting certain interior or exterior alterations without management company consent.
- Lack of recent price drops: The absence of asking price reductions indicates limited immediate vendor desperation, meaning buyers may have less leverage during initial price negotiations.
- Single bedroom limitation: A one-bedroom footprint restricts long-term suitability for growing families, ensuring the property serves primarily as a stepping stone rather than a permanent home.
- Potential fire safety reviews: Older apartment developments built around the turn of the millennium should be carefully checked for compliance with modern fire safety regulations.
- Acoustic insulation checks: Buyers should investigate potential noise transmission between adjacent apartments, as party walls in mid-2000s complexes can sometimes allow sound transfer.
- Common area wear: Established developments require constant upkeep of shared corridors, lifts, and gardens; buyers must inspect these zones for signs of deferred maintenance.
- Future development disruption: Ongoing regeneration in Dublin 8 means neighboring construction sites may cause localized dust, noise, and traffic disruptions for several years.
Price positioning
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- The asking price of two hundred and seventy five thousand euros appears positioned below comparable sales within the same development, where verified transactions for similar units have recently achieved higher figures ranging from two hundred and fifty thousand to three hundred and ninety five thousand euros.
- Valuation signals indicate that this apartment might be underpriced relative to the wider Dublin 8 market, though this lower starting figure could also be a strategic marketing tactic designed to generate competitive bidding and active interest.
- Factors that could support such an attractive asking price include the poor energy rating and necessary modernization costs, whereas strong urban location advantages and included private underground parking could easily undermine initial caution and drive the final sale price significantly higher.
- Additional relevance is found in the stable pricing history since listing and the high demand for city-centre one-bedroom properties, suggesting that prospective buyers should anticipate intense competition and a final transaction price that exceeds the initial public asking figure.
Build Analysis
What we know from similar construction types
- The property is a second-floor, one-bedroom apartment situated within Reuben Square, an established residential development dating from the early 2000s.
- The floor area is approximately 44 square metres, featuring a layout that includes a separate kitchen, a utility area, and a private courtyard outlook.
- As an apartment within a multi-unit development, a buyer should investigate the annual management company service charges, what items and maintenance are covered by these fees, and the status of the sinking fund.
- A buyer should verify fire safety compliance, sound insulation measures between units, and any upcoming or historical building-level remediation works within the development.
- Given the early 2000s construction era, a purchaser should inspect the heating systems, window seals, and general wear and tear typical of apartments of this age.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an F BER rating, which indicates poor energy efficiency and places it in the lowest energy bands requiring a comprehensive deep retrofit.
- For a small 44 square metre apartment, a deep retrofit to bring the unit up to a B2 or A rating would typically cost between €15,000 and €25,000, depending on the current heating system and internal insulation feasibility.
- However, because this is an apartment in a managed multi-unit building, individual thermal upgrades are often restricted to internal measures (such as internal dry lining, upgrading windows where permitted, and modern heating/ventilation systems) as external wall insulation and roof works are controlled by the management company, which can significantly alter the scope, cost, and logistics of improving the BER rating.
Heating cost*
Estimated expense to heat this property every year
- €1,000 to €1,400 per year
- Estimated annual heating cost for a 44 m² apartment with an F BER rating, reflecting poor energy efficiency and likely higher reliance on electricity or older heating systems.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban environment in Dublin 8, generally distant from heavy industrial facilities, major modern landfills, or large-scale waste incinerators.
- As with many inner-city locations, buyers should investigate potential legacy industrial uses or local air quality considerations typical of central Dublin settings.
Flood Safe
9/10Water overflow reports to follow up
- The property is situated on the second floor, meaning the main living quarters are elevated well above ground level.
- Official mapping indicates that the building sits safely outside the boundaries of nearby modelled flood zones.
- The secure underground parking structure represents the lowest point of the development and could be vulnerable during extreme water accumulation events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 1, BLOCK A, REUBEN SQ DUBLIN 8
- Sale date
- Declared sale price
- €360,000.00
APT 11, REUBEN SQ, REUBEN ST DUBLIN 8
- Sale date
- Declared sale price
- €328,000.00
APT 48, REUBEN SQ, REUBEN ST DUBLIN 8
- Sale date
- Declared sale price
- €250,000.00
APT 20, REUBEN SQ, REUBEN ST DUBLIN 8
- Sale date
- Declared sale price
- €395,000.00
APT 40, REUBEN SQ, DUBLIN 8
- Sale date
- Declared sale price
- €368,000.00
Recent sales in the wider Dublin 8 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: €2,750 — 1% of €275,000.
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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 property value and registry type
- Property valuation fees: €150 to €300
- Surveyor fees: €300 to €600
- Annual home insurance: €300 to €600 depending on coverage level
Forum Talk
What people are saying about this area
- Residents in the Reuben Street and South Circular Road areas frequently discuss the ongoing urban regeneration and the increasing popularity of Dublin 8 as a vibrant inner-city residential hub.
- Local forums often highlight the convenience of the location, noting proximity to major healthcare facilities such as St James's Hospital, the National Children's Hospital, and The Coombe.
- Commuter discussions regularly focus on transport connectivity, praising the accessibility of the Red Luas line and various Dublin Bus routes, alongside walking distance to St Stephen's Green.
- Community feedback regarding developments like Reuben Square generally highlights the appeal of secure underground parking and quiet internal courtyard settings amidst a busy city environment.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With a single bedroom, a floor area of 44 m², and an F BER rating, this apartment is entirely unsuited for families with young children.
- Teenagers1/10
A compact one-bedroom layout provides no independent space for teenagers, making it a poor choice for families with older children.
- Multi-generational Living1/10
The small 44 m² footprint and single bathroom make multi-generational co-living practically impossible.
- Single Buyers9/10
An ideal setup for a single buyer looking for an affordable, well-located one-bedroom city apartment with secure parking.
- Couples7/10
Well suited for couples starting out or working in the city center, though the 44 m² size means space is at a premium.
- Empty Nesters7/10
Great for downsizers seeking a low-maintenance lock-up-and-leave property close to city amenities, though the F BER rating should be investigated for heating efficiency.
- Retirees6/10
Apartment living with secure parking offers convenience, but buyers should check lift access for upper floors and evaluate potential upgrade costs for the F energy rating.
Work
3 areas- Remote Working6/10
The separate living areas and hallway provide functional space for a home desk setup, though broadband speed should be verified.
- Hybrid Commuting9/10
Excellent proximity to the Red Luas line, Dublin Bus routes, and the city center makes hybrid commuting extremely convenient.
- Retired6/10
Low-maintenance apartment living with secure parking suits retirees, though the F BER rating and energy efficiency should be reviewed.
Practical
8 areas- Ageing in Place5/10
Single-level accommodation is helpful, but buyers should verify elevator access to the second floor and assess future accessibility needs.
- Low Maintenance8/10
Compact 44 m² apartment size and managed communal areas ensure minimal upkeep, though the F BER rating indicates potential energy insulation upgrade needs.
- Secure Gated Entry9/10
Includes private secure underground parking and secure development entry, providing strong peace of mind.
- Minimalist Design8/10
Clean layout with wood-effect flooring and separate utility storage lends itself well to a minimalist lifestyle.
- Flexible Floor Plans5/10
Standard one-bedroom layout with distinct rooms offers limited layout flexibility due to the 44 m² floor area.
- Heritage Home2/10
This is an established modern development from the early 2000s rather than a period heritage property.
- Ecological Setup3/10
The F BER rating highlights poor energy efficiency, meaning a buyer would likely need to invest in retrofitting to improve environmental performance.
- Outdoor areas6/10
While there is no private garden or balcony, residents benefit from a well-maintained landscaped internal courtyard setting.
Interests
9 areas- Gym7/10
Urban location ensures good accessibility to nearby fitness centers and health clubs across Dublin 8.
- Cycling7/10
Flat city-center terrain provides good cycling access to the wider city, though secure bike storage within the development should be verified.
- Golf3/10
Requires traveling outside the immediate inner-city location, as there are no golf courses nearby.
- Fishing2/10
An inner-city setting with no immediate freshwater or sea fishing opportunities close by.
- Horse Riding1/10
Equestrian facilities are entirely absent from this dense urban environment.
- Water Sports2/10
Located away from major water sports hubs, though the River Liffey and canal paths are nearby for casual recreation.
- Entertaining5/10
The living and dining area is well-proportioned for a one-bed, but overall space limits large social gatherings.
- Gardening2/10
As a second-floor apartment with no private garden, outdoor planting is limited to indoor pots or enjoying the communal courtyard.
- Walking8/10
Being about a 15-minute walk to St Stephen's Green and close to historical city landmarks makes it fantastic for urban walking enthusiasts.
Lifestyle
5 areas- Quiet Living7/10
Despite its central Dublin 8 location, the development's landscaped internal courtyard setting provides a surprisingly peaceful backdrop.
- Rural Living1/10
Located in a built-up inner-city Dublin area, offering no rural characteristics.
- Village Living6/10
Proximity to local neighborhood amenities around the South Circular Road gives a distinct community feel despite being in the city.
- Coastal Living2/10
The property is situated inland in Dublin 8, far from any coastal amenities.
- Urban Living10/10
Superb urban positioning within easy reach of the city center, Liberties, transport links, and local dining spots.
Social
6 areas- Community Involvement6/10
Established development setting fosters a community feel, with active local groups in the surrounding Dublin 8 neighborhoods.
- Café Culture9/10
Situated close to an exceptional array of independent cafés, eateries, and bars off Cork Street and the South Circular Road.
- Nightlife8/10
Vibrant city-center nightlife, pubs, and cultural venues in the Liberties and Christchurch are within easy reach.
- Health/Wellness groups7/10
Good access to pilates & stretching classes, gyms, and wellness networks throughout the surrounding urban district.
- Networking Opportunities8/10
Proximity to major Dublin employment hubs and hospitals offers strong professional networking potential.
- Tech-Hub Connectivity8/10
Easy transport links to Dublin's primary commercial and tech districts make professional connectivity straightforward.
Listing information
- Agent
- Kelly Bradshaw
- Phone
- 01 804 0500
- Current status
- active
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-777BBEHouseDelve · 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.