6 St Vincents Cottages, Blackhorse Ave, Dublin 7D07F650
€470,000
2 Bed~1 Bath~82 m²~BER E
What you'll like:
- Prime Phoenix Park Proximity: The property sits directly adjacent to the iconic Phoenix Park, offering immediate access to vast green spaces and recreational amenities that significantly enhance daily lifestyle quality.
- Excellent Luas Connectivity: Residents enjoy a short walk to the Broombridge Green Line Luas stop, providing seamless and reliable public transport access straight into the heart of Dublin city centre.
- Extended Cottage Layout: The accommodation benefits from a rear structural extension, maximizing the available eighty-two square metres to create a more functional and spacious living environment.
- Off Street Parking: The walled rear garden includes dedicated parking space for two vehicles, representing a rare and highly valuable convenience for a mature cottage property in this urban location.
- Double Glazed Windows: The installation of PVC double glazing throughout helps improve internal thermal retention and provides effective acoustic insulation against external street noise.
- Gas Fired Heating: Equipped with an Ideal Logic gas boiler, the home offers a reliable and conventional central heating setup that is straightforward to service and operate.
- Secondary Heating Option: The inclusion of a wood pellet burner provides an alternative and cozy heating source in the main living areas during colder winter months.
- Floored Storage Attic: The attic space comes fully insulated and equipped with a Stira staircase, offering convenient and accessible storage options for household belongings.
- Well Proportioned Bedrooms: Both bedrooms are designated as doubles and feature built-in wardrobes, ensuring adequate floor space and practical storage solutions for occupants.
- Modern Bathroom Upgrades: The fully tiled main bathroom includes a chrome heated towel rail and a Triton electric shower, ensuring modern convenience and easy maintenance.
- Light Filled Kitchen: The extended kitchen benefits from bright natural light and an extensive array of cream wooden presses, offering ample preparation and storage capacity.
- Mature Residential Setting: Situated within a well established neighbourhood, the property benefits from a strong sense of community and close proximity to established local schools.
- Urban Commuter Convenience: Proximity to both the N3 and M50 motorways ensures excellent vehicular connectivity for commuters traveling across the wider Dublin region and beyond.
- Public Transport Abundance: A comprehensive network of local bus routes serves the immediate area, providing frequent and direct transit options to the city centre.
- Proximity To Stoneybatter: The vibrant urban villages of Stoneybatter and Smithfield are a short drive away, offering a diverse array of trendy cafes, restaurants, and independent shops.
- Stable Asking Price: The tracked asking price of four hundred and seventy thousand euros has remained completely unchanged since initial observation, suggesting a firm vendor pricing stance.
- Charming Period Aesthetic: The original cottage facade offers traditional aesthetic appeal combined with modern interior updates, creating a unique and desirable character home.
- Secure Rear Boundary: The private rear garden is fully enclosed by walls, offering a secure outdoor environment for children, pets, or outdoor dining and entertaining.
- Low Maintenance Exterior: The combination of lawn and gravel surfaces in the rear garden minimizes ongoing landscaping demands for busy future homeowners.
- Rental Demand Potential: The combination of close proximity to the city centre and major transport links indicates strong underlying appeal for potential long term tenants.
But keep in mind:
- Poor Energy Rating: The property carries a weak E energy rating, which indicates inefficient thermal performance and points towards necessary future investments in insulation and upgrades.
- High Retrofitting Costs: Bringing the dwelling up to a modern energy standard will likely require substantial capital expenditure on external wall insulation, window upgrades, or heating system overhauls.
- Exempt BER Status Risk: Buyers should independently verify whether the current energy rating could be affected by historical extension works that may not meet contemporary building regulations.
- Hidden Structural Deficiencies: As an extended older cottage, the property may harbor hidden dampness, timber decay, or structural movement at the junction between old and new builds.
- Attic Conversion Compliance: The buyer should confirm whether the floored attic space with its Stira staircase complies with all relevant building control standards for habitable or storage use.
- Restricted Room Heights: Historic cottage layouts frequently feature lower ceiling heights in older sections, which can impact the overall sense of volume and light within the rooms.
- Single Bathroom Limitation: The presence of only one shared bathroom for a two bedroom house may create morning congestion and could limit long term family convenience.
- Tight Vehicular Access: Buyers should carefully inspect the rear car parking space to ensure that standard modern vehicles can maneuver safely through the access laneways.
- Urban Noise Exposure: The location near major thoroughfares like Blackhorse Avenue may expose the property to higher levels of traffic noise during peak commuting hours.
- Lack Of Property Type Data: The official listing classification leaves the exact legal property type unspecified, requiring the buyer's solicitor to verify freehold or leasehold status.
- Ventilation And Damp Risks: Older extended structures often suffer from inadequate sub-floor or wall ventilation, leading to potential condensation issues that warrant a thorough damp survey.
- Heating System Age: While an Ideal Logic gas boiler is present, the buyer should check its service history and remaining operational lifespan to avoid unexpected replacement costs.
- Wood Pellet Maintenance: The wood pellet burner requires regular cleaning and specialized fuel sourcing, which can involve higher ongoing maintenance overheads compared to standard heating.
- Limited Expansion Potential: Given that the cottage has already been extended, achieving further significant square footage increases may prove difficult or restricted by planning rules.
- Boundary Clarification Needed: Legal advisors must meticulously examine the title maps to verify that the rear parking spaces and garden boundaries match the official land registry folio.
- Sewer And Drainage Condition: Older drainage connections running beneath cottage floors should be professionally CCTV surveyed to check for potential blockages, root ingress, or pipe collapse.
- Electrical Wiring Verification: Buyers must engage a qualified electrician to inspect the fuse board and wiring circuits, as older properties frequently require complete rewiring upgrades.
- Future Carbon Tax Impact: Lower rated homes face potential financial penalties or higher heating fuel costs as national carbon taxation policies continue to evolve over time.
- Resale Value Discount: The poor energy rating could negatively impact future resale liquidity or depress potential capital appreciation compared to higher BER rated neighboring properties.
- Lack Of Price Negotiation Room: The completely static asking price history suggests the seller may currently be resistant to early lower offers, requiring careful negotiation strategy.
Price positioning
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- The asking price appears modestly positioned given the size and location, as it aligns closely with historical norms for extended cottages in this immediate neighborhood while offering modern internal upgrades and valuable off-street parking facilities.
- Upward valuation signals stem from the desirable proximity to the Phoenix Park, accessible public transport links including the Luas, and a practical rear extension that maximizes the functional living space across eighty-two square meters.
- Potential factors that could undermine this pricing level include the weak BER rating of E which will likely necessitate immediate energy efficiency retrofits, whereas strong buyer demand for city-fringe character homes should fully support the valuation.
- The recorded pricing history shows a stable asking figure without reductions, suggesting the selling agent is confident in current market interest and anticipating competitive interest from prospective buyers seeking a well-connected capital address.
Build Analysis
What we know from similar construction types
- The property is an extended historical cottage featuring a traditional layout combined with later additions, including a light-filled kitchen extension.
- A buyer should investigate the structural integrity, insulation levels, and damp-proofing of both the original cottage structure and the rear extension.
- Verify whether any past alterations or extensions complied fully with local planning permissions and building regulations, particularly regarding boundary walls and rear car parking access.
- Check the condition and lifespan of the gas boiler, wood pellet burner, and electrical systems to ensure they meet modern standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €40,000 to €60,000.
- Reasoning: The property has a poor BER rating of E, indicating significant energy inefficiency. Bringing the home up to a modern B2 or A rating will likely require external or internal wall insulation, upgraded roof insulation beyond the current attic flooring, replacement of older windows/doors with high-performance double or triple glazing, and potentially upgrading the heating system to a heat pump or modern efficient boiler.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,400.
- Explanation: Given the E BER rating, the property has higher energy inefficiency and heat loss, meaning heating demands will be significantly higher compared to modern homes, despite the presence of a gas boiler and wood pellet burner.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated on Blackhorse Avenue near the Phoenix Park, an inland setting well away from coastal flood risks.
- Official mapping shows no recorded fluvial or coastal flood zones directly impacting this immediate residential pocket.
- Standard surface water pooling during exceptionally heavy rainfall remains a general possibility for most urban areas, though no specific local drainage vulnerabilities are indicated.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1B ST VINCENTS COTTAGES, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €485,000.00
1 ST VINCENTS COTTAGES, BLACKHORSE AVENUE, DUBLIN 7
- Sale date
- Declared sale price
- €715,000.00
4 ST VINCENTS COTTAGES, BLACKHORSE AVENUE, DUBLIN 7
- Sale date
- Declared sale price
- €400,000.00
Recent sales in the wider Dublin 7 area
NO 25 ST BENEDICT GARDENS, NORTH CIRCULAR ROAD, DUBLIN 7
- Sale date
- Declared sale price
- €290,000.00
2 FINDLATER ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
41 OXMANTOWN RD, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €580,000.00
7 VIKING PLACE, STONEYBATTER, DUBLIN 7
- Sale date
- Declared sale price
- €480,000.00
75 SWILLY RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €475,000.00
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
6 ST VINCENTS COTTAGES, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €383,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €4,700 — 1% of €470,000.
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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 plus VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or sanity check valuations.
- Surveyor fees: €500 to €1,000 for a structural pre-purchase survey.
- Annual home insurance: €300 to €600 depending on the policy and rebuilding cost for an 82 m² property.
Forum Talk
What people are saying about this area
- Residents frequently highlight the unmatched proximity to the Phoenix Park as a major lifestyle draw for Blackhorse Avenue and surrounding D7 locations.
- Local community discussions often emphasize the convenience of the Broombridge Luas and local bus corridors for swift commutes into Dublin city centre.
- Property forums frequently discuss the growing popularity of nearby Stoneybatter and Smithfield for their vibrant dining, café, and social scene.
- Buyers in the area often note that period cottages and extended properties require careful attention to insulation and energy upgrades given older BER ratings.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features two double bedrooms and a rear garden that is partly lawned, offering outdoor play space for young children. Its location right on the doorstep of the Phoenix Park provides fantastic opportunities for family outings, walks, and outdoor activities, though buyers should verify internal storage limits for family gear.
- Teenagers6/10
With two double bedrooms, a spacious living room, and proximity to the city centre via nearby public transport options like the Luas, teenagers can enjoy good independence. However, having only one shared bathroom could lead to morning congestion for a growing family.
- Multi-generational Living3/10
The 82 square metre extended cottage layout with two bedrooms and a single bathroom offers limited space and privacy, making traditional multi-generational living challenging without further structural adaptation.
- Single Buyers9/10
This charming extended cottage offers an excellent footprint for single buyers looking to establish a home in a mature residential area close to the city centre, Stoneybatter, and the Luas line.
- Couples9/10
Ideal for couples, the property provides two double bedrooms, an extended kitchen-dining area, and a feature fireplace, all situated in a highly sought-after location with the Phoenix Park nearby.
- Empty Nesters8/10
The single-story nature of the cottage layout and lower maintenance requirements compared to larger detached houses make it attractive for empty nesters looking to downsize while remaining close to urban amenities.
- Retirees8/10
Retirees will appreciate the single-level living and manageable size, along with a walled rear garden. However, buyers should check if any adaptations are needed for long-term accessibility as they age in place.
Work
3 areas- Remote Working8/10
The floored attic with Stira staircase and insulation provides additional utility potential, and the two-bedroom layout allows one room to easily serve as a dedicated home office.
- Hybrid Commuting9/10
Exceptional connectivity via the Broombridge Green Luas line, nearby bus routes, and easy access to the N3 and M50 make hybrid commuting into Dublin City Centre very convenient.
- Retired8/10
Suits retirees looking for an accessible, manageable property in a mature neighborhood close to essential amenities and healthcare services.
Practical
8 areas- Ageing in Place7/10
The single-story cottage layout avoids internal stairs, aiding mobility, though buyers should verify if doorways and the bathroom require any specific modifications for long-term accessibility.
- Low Maintenance8/10
Featuring PVC double glazing, an ideal logic gas boiler, and a manageable walled rear garden, the property requires relatively straightforward ongoing upkeep.
- Secure Gated Entry3/10
The property features a walled rear garden with car parking space for two cars, but it does not boast a secure gated communal entry system.
- Minimalist Design7/10
The clean lines of the wooden floorboards and neutral extended layout lend themselves well to minimalist interior styling.
- Flexible Floor Plans6/10
The layout includes a front hallway, two double bedrooms, a main bathroom, living room, kitchen-dining area, and back hallway, offering standard cottage flexibility.
- Heritage Home8/10
As a charming extended cottage on St Vincents Cottages, the property retains historic character combined with modern updates like an open fire and wood pellet burner.
- Ecological Setup6/10
Features a wood pellet burner and fully insulated attic space, though the BER rating of E suggests there is significant room for energy efficiency upgrades.
- Outdoor areas7/10
The rear garden is walled, part lawned, part gravel, and includes car parking space for two cars, complemented by the immense amenity of the adjacent Phoenix Park.
Interests
9 areas- Gardening5/10
The rear garden is walled and features a mix of lawn, gravel, and car parking space, providing a modest area for container gardening or small planting projects rather than extensive cultivation.
- Walking10/10
The Phoenix Park is right on the doorstep, offering endless scenic walks, trails, and green spaces for outdoor enthusiasts.
- Gym6/10
While there is no home gym setup specified beyond the main living areas, the urban location ensures accessibility to various fitness centers and health clubs in the wider Dublin 7 area.
- Cycling8/10
The proximity to the Phoenix Park and cycle routes into Dublin City Centre makes this a very convenient location for cyclists.
- Golf5/10
There are golf courses accessible within the broader Dublin region, though none are immediately adjacent to the property.
- Fishing2/10
The property is located in a built-up urban environment with no immediate access to major fishing rivers or lakes.
- Horse Riding4/10
Proximity to the Phoenix Park provides potential access to equestrian facilities nearby, though keeping a horse locally is not directly supported.
- Water Sports2/10
Inland urban setting with no direct access to water sports facilities, though coastal or lido locations can be reached via public transport or car.
- Entertaining7/10
The light-filled extended kitchen and dining area, combined with a bright living room and walled rear garden, offer a cozy environment for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a mature residential area near the Phoenix Park, the location offers pockets of tranquillity, though being close to major access routes like the N3 and M50 means urban traffic noise should be investigated.
- Rural Living2/10
This is an urban residential setting in Dublin 7, offering virtually no rural characteristics aside from the expansive greenery of the nearby Phoenix Park.
- Village Living7/10
The proximity to Stoneybatter and Smithfield provides a distinct village-like community feel with local cafes, shops, and neighborhood amenities within easy reach.
- Coastal Living1/10
The property is located inland in Dublin and has no proximity or connection to coastal areas.
- Urban Living9/10
Offering a prime Dublin 7 address with excellent public transport links, including the Broombridge Green Luas line and bus routes into the city centre, this home is exceptionally well-positioned for urban living.
Social
6 areas- Community Involvement7/10
Located in a mature residential area with an established community feel and active local neighborhood networks.
- Café Culture8/10
Proximity to Stoneybatter and Smithfield puts a vibrant café culture, artisan bakeries, and social dining options within a 10 to 15-minute reach.
- Nightlife7/10
Easy access to pubs, bars, and entertainment venues in Stoneybatter, Smithfield, and Dublin City Centre.
- Health/Wellness groups7/10
Good access to local parks for running and wellness activities, alongside community-based health groups in the surrounding area.
- Networking Opportunities8/10
Proximity to Dublin's city center and tech hubs ensures strong professional networking potential for working residents.
- Tech-Hub Connectivity8/10
Convenient transport links to Dublin's major business districts and tech centers make this a practical base for tech professionals.
Listing information
- Agent
- Murphy Mullan
- Phone
- 01 821 2311
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-CF5AA2HouseDelve · 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.