6 Woodfield Avenue, Inchicore, Dublin 8D10YD72
€500,000
2 Bed~1 Bath~95 m²~BER C2
What you'll like:
- Turnkey decorative condition: The property has been extensively redesigned and extended, meaning you can move in immediately without incurring major upfront renovation costs.
- Generous floor area: Spanning approximately 95 square metres, the layout provides surprisingly spacious accommodation compared to standard period cottages in the surrounding area.
- Contemporary open-plan living: The large kitchen and dining area features solid wood worktops and integrated appliances, providing a modern hub ideal for everyday family life and entertaining.
- Unique upstairs lounge: Positioned on the upper level, the dual-aspect living room enjoys calming, uninterrupted views and abundant natural light away from the ground floor bustle.
- Private internal courtyard: The ground floor layout incorporates a private courtyard accessed via French doors from the second bedroom, creating an intimate outdoor retreat.
- Versatile garden cabin: A dedicated wooden cabin located at the far end of the garden is wired for electricity, offering an ideal setup for a home office or creative studio.
- Quiet cul-de-sac setting: Situated just off Sarsfield Road in a peaceful enclave, residents benefit from minimal passing traffic while maintaining strong urban accessibility.
- Excellent outdoor space: The delightful two-tiered garden measures over nine metres in length, combining a paved patio area with a raised lawn section for flexible outdoor usage.
- Dedicated utility outbuilding: A separate outdoor shed houses the gas boiler and provides plumbing for a washing machine, keeping laundry appliances neatly tucked away from living areas.
- High ceilings and light: The long hallway features high ceilings, tiled flooring, roof lights, and a Velux window that flood the entryway with natural illumination.
- Comfortable bathroom amenities: The well-appointed family bathroom includes contemporary tiled finishes, a full-sized bath with an overhead shower, and a heated towel rail.
- Solid bedroom proportions: Both double bedrooms are well-proportioned with laminate flooring and fitted wardrobes, ensuring comfortable accommodation for occupants or guests.
- Desirable Dublin 8 location: Positioned within easy reach of Inchicore Village, the address offers access to local shops, cafés, bars, and a strong community atmosphere.
- Proximity to major parks: The property is conveniently close to the expansive Phoenix Park and the Irish National War Memorial Gardens, offering vast recreational amenities.
- Strong healthcare access: Being located near St James's Hospital, the New Children's Hospital, and the Coombe Hospital makes this a strategic spot for medical professionals.
- Robust transport links: Multiple nearby bus routes along Sarsfield Road provide efficient, direct access to the Dublin city centre and surrounding commercial districts.
- Convenient road connectivity: The address allows for swift access to the wider national road network, including the M50 motorway and the M4 arterial route.
- Cultural proximity: Residents can easily visit the Irish Museum of Modern Art (IMMA), adding rich cultural attractions within walking distance of your front door.
- Stable asking price: The tracked listing history shows a stable asking price of €500,000 without erratic fluctuations, indicating a straightforward pricing strategy by the vendor.
- Energy efficiency rating: The C2 BER rating demonstrates reasonable energy performance for a remodelled older property, helping to moderate winter heating expenses.
But keep in mind:
- Moderate BER rating: A C2 energy rating indicates that a buyer may eventually want to upgrade insulation or heating controls to achieve better thermal efficiency and lower bills.
- Inverted living layout: Having the primary living room located upstairs means carrying groceries up from the ground floor kitchen, which might prove inconvenient for some households.
- Limited main bathroom count: With only one bathroom servicing both double bedrooms, larger households or visiting guests may experience morning congestion and queuing.
- Compact secondary storage: While there are outdoor sheds, internal built-in storage within the main dwelling footprint appears relatively limited outside of bedroom wardrobes.
- Upstairs privacy considerations: The dual-aspect upstairs living room might be overlooked by neighboring properties, so check window alignments during your physical viewing.
- Potential boundary verification: Buyers should thoroughly inspect legal title maps to confirm the exact boundaries of the two-tiered garden and detached wooden cabin.
- Garden maintenance demands: The multi-level garden layout and wooden structures will require ongoing upkeep to prevent weather damage to the outdoor cabin and shed.
- Boiler location exposure: Housing the main gas boiler in an external shed exposes heating infrastructure to winter weather elements, making regular servicing essential.
- Cul-de-sac parking constraints: Quiet residential cul-de-sacs often experience restricted on-street parking availability for residents and visitors, so verify permit requirements carefully.
- Urban noise exposure: Although tucked away, proximity to busy arterial routes like Sarsfield Road means potential background traffic noise when windows are open.
- Extension compliance check: Buyers should ensure that all planning permissions and building regulations certificates for the large rear extension are fully documented and compliant.
- Cabin electrical sign-off: Since the garden cabin is wired for electricity, verify that a qualified electrician certified the installation for safety and insurance purposes.
- Compact kitchen footprint: Despite being open-plan, the dining and kitchen space has fixed floor units that may feel compact for avid culinary enthusiasts.
- Single-glazed elements check: Buyers should verify the window glazing specifications throughout the older sections of the house to ensure adequate sound and heat insulation.
- Roof light maintenance: The hallway features multiple roof lights and a Velux window, which should be inspected for potential future seal degradation or leak risks.
- Staircase safety evaluation: The layout requires navigating stairs between the ground bedrooms and upper living room, which could pose mobility challenges for young children or elderly guests.
- Future development impact: Given the proximity to major healthcare infrastructure projects in Dublin 8, local construction activity and traffic patterns should be monitored.
- Asking price alignment: At €500,000 for a two-bedroom footprint, buyers should compare recent local transaction metrics to ensure the property aligns with prevailing market values.
- Flooring transition wear: The mix of laminate, tile, and carpet flooring across different extended zones may require careful maintenance and eventual synchronized updating.
- Deed restriction review: Buyers' legal representatives must check for any restrictive covenants attached to the rear garden or shared access points in the cul-de-sac.
Price positioning
?
- The asking price of five hundred thousand euros appears slightly overvalued when evaluated against historical transactions on the same street and prevailing market benchmarks across the wider Inchicore and Dublin eight residential districts for comparable two-bedroom homes.
- Upward valuation signals stem from the extensive remodeling, a C two energy rating, a generous ninety-five square meter floor area, an internal courtyard, and a versatile garden cabin which strongly appeal to modern buyers seeking turnkey convenience.
- Factors that could support such a premium price include sustained strong buyer demand for finished properties near urban amenities, while potential downsides involve limited immediate bedroom counts and broader economic pressures influencing affordability ceilings.
- Additional relevant observations indicate that the asking price has remained entirely unchanged since initial observation, suggesting a firm vendor pricing strategy and a willingness to test the upper boundaries of local market resilience.
Build Analysis
What we know from similar construction types
- The property is an extended and remodelled two-bedroom home spanning approximately 95 square metres with a reversed or unconventional layout featuring an upstairs living room and bedrooms on the ground floor.
- Given that the property has been extensively redesigned and extended, a buyer should investigate and verify that all necessary planning permissions, building regulations compliance, and structural certifications are in place for the extension and internal alterations.
- The presence of an external utility room and a separate wooden cabin used as a home office should be checked for proper electrical wiring standards and planning compliance where applicable.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: Given the C2 BER rating and a floor area of 95 square metres with gas-fired central heating, energy consumption is expected to be moderate, though heating costs will vary based on individual lifestyle and fuel price fluctuations.
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
- Official flood mapping indicates that the property is located a short distance outside of identified river flood risk zones.
- The surrounding Inchicore area benefits from generally elevated topography away from the main immediate river corridors, reducing overall fluvial exposure.
- Standard surface water management during heavy rainfall events remains a general consideration for urban properties in Dublin, though no specific local history indicates a direct hazard here.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
3 WOODFIELD AVE, DUBLIN 10, DUBLIN
- Sale date
- Declared sale price
- €425,000.00
Recent sales in the wider Inchicore 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: €5,000 — 1% of €500,000.
?
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 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fee: approximately 150 to 300 euro for a mortgage valuation report.
- Surveyor fees: approximately 400 to 1,000 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Local residents on community forums frequently discuss the ongoing development around the nearby children's hospital and its impact on local traffic and parking in the Inchicore and Kilmainham areas.
- Neighbourhood discussions often highlight the strong sense of community in Inchicore Village, noting recent improvements to local cafes, shops, and amenities.
- Commuter groups on platforms like Reddit regularly share updates regarding bus frequency and the convenience of local transport links connecting Sarsfield Road to the city centre.
- Local social media pages frequently praise the proximity of outdoor amenities such as the Phoenix Park and the Irish National War Memorial Gardens for recreational use.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home features two bedrooms and an open-plan layout, but the two-tiered garden and stairs may require careful supervision for very young kids.
- Teenagers7/10
Two good-sized double bedrooms and a separate upstairs living room offer teenagers welcome space and independence.
- Multi-generational Living4/10
With a 95 square metre floor area and a single bathroom, space is somewhat limited for extended multi-generational living arrangements.
- Single Buyers9/10
A turnkey, stylishly extended two-bedroom home close to the city centre is exceptionally appealing for a single professional.
- Couples9/10
The property provides fantastic contemporary living space, an ideal open-plan kitchen for entertaining, and a separate upstairs lounge for couples.
- Empty Nesters7/10
Single-floor bedroom access and manageable outdoor areas work well, though the upstairs living room involves stairs.
- Retirees6/10
The ground floor includes two bedrooms and a bathroom, but the multi-tiered garden and stairs to the main living room present some minor mobility challenges.
Work
3 areas- Remote Working9/10
Features a versatile detached cabin in the garden wired for electricity, making an ideal dedicated home office.
- Hybrid Commuting9/10
Conveniently situated with local bus routes, easy access to the city centre, M50, and M4 for hybrid workers.
- Retired7/10
Quiet cul-de-sac setting near hospitals and local village amenities suits retirement well.
Practical
8 areas- Ageing in Place6/10
Ground-floor bedrooms and bathroom help, but steps in the garden and the upstairs living room create some obstacles.
- Low Maintenance8/10
Presented in turnkey, excellent decorative order with a compact garden layout requiring minimal upkeep.
- Secure Gated Entry3/10
The property is located in an open cul-de-sac rather than a gated community.
- Minimalist Design7/10
Clean lines, contemporary extension work, and neutral finishes lend themselves well to minimalist styling.
- Flexible Floor Plans7/10
Extended layout with ground floor bedrooms and a dual-aspect upstairs living space offers good functional flexibility.
- Heritage Home4/10
The home has been extensively redesigned and extended with a modern contemporary feel rather than traditional heritage features.
- Ecological Setup6/10
Features a C2 BER rating with modern gas-fired central heating; buyers might investigate upgrading energy efficiency further.
- Outdoor areas8/10
Boasts a delightful private two-tiered garden with a patio area, raised lawn, and a versatile cabin.
Interests
9 areas- Water Sports4/10
Proximity to the Liffey offers minimal water sport options compared to coastal areas.
- Golf5/10
Standard urban accessibility to a few surrounding golf courses, though none are immediately adjacent.
- Fishing4/10
Limited immediate fishing spots, though the River Liffey is relatively nearby.
- Horse Riding3/10
An inner-suburban location offers very limited local equestrian facilities.
- Gardening6/10
Includes a private two-tiered garden with a raised lawn area and courtyard space, offering moderate gardening potential.
- Walking9/10
Close proximity to the Phoenix Park, the Irish National War Memorial Gardens, and IMMA provides outstanding walking routes.
- Gym7/10
Urban location ensures good accessibility to local fitness centres and health clubs.
- Cycling8/10
Flat terrain and access to the city centre and Phoenix Park make cycling a very viable transport and leisure option.
- Entertaining9/10
The expansive open-plan kitchen and dining area opening onto a private courtyard and garden creates a fantastic hosting environment.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a quiet and sought-after cul-de-sac just off Sarsfield Road, offering a peaceful residential atmosphere.
- Rural Living2/10
Located in Inchicore, Dublin 8, this is a firmly urban and suburban setting far removed from rural life.
- Village Living8/10
Proximity to Inchicore Village provides local shops, cafés, and a strong sense of local community.
- Coastal Living1/10
The location is well inland in Dublin with no proximity to the coast.
- Urban Living9/10
Excellent access to Dublin city centre, public transport routes, and local amenities makes this ideal for urban enthusiasts.
Social
6 areas- Community Involvement8/10
Inchicore offers a strong sense of community and local active groups.
- Café Culture7/10
Inchicore Village provides a good selection of local cafés and eateries.
- Nightlife6/10
Local pubs and bars are available in the village, with quick transit links to central Dublin nightlife.
- Health/Wellness groups8/10
Proximity to urban wellness centres and green spaces supports active health groups.
- Networking Opportunities7/10
Easy commuting access to Dublin's commercial hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Strong connectivity to Dublin's major tech employers via transit and the home office cabin.
Listing information
- Agent
- Felicity Fox Estate Agents
- Phone
- 01 633 4431
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-F5D4D4HouseDelve · 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.