65 Saint Albans Road, Dublin 8D08X2V6
€750,000
2 Bed~2 Bath~90 m²~BER C3
What you'll like:
- Prime central location: Situated just a short stroll from St Stephen's Green and Grafton Street, this address offers exceptional walkability to Dublin's primary commercial and cultural hubs.
- Handsome red brick facade: Dating from approximately 1890, the property retains classic Victorian architectural character with an attractive exterior finish and traditional wrought iron railings.
- Extensive prior refurbishment: The house was comprehensively upgraded in 2007, introducing modern layouts and contemporary interior finishes behind the historic period exterior walls.
- Generous floor area: Spanning an efficient single-story layout of ninety square meters, the accommodation provides well-proportioned rooms that avoid vertical stair climbing.
- Bright open-plan kitchen: Featuring six Velux rooflights in a vaulted ceiling, the kitchen and dining space benefits from abundant natural overhead illumination throughout the day.
- Luxury Italian cabinetry: The kitchen is fitted with high-end units by designer Snaidero, offering durable quality and sleek modern aesthetics for culinary enthusiasts.
- Comfortable underfloor heating: Multiple living areas, bedrooms, and bathrooms feature underfloor heating systems, ensuring even thermal distribution and eliminating bulky wall radiators.
- Private southwest courtyard: The enclosed paved inner courtyard enjoys a favorable southwest orientation, creating an ideal secluded sun trap for outdoor dining and entertaining.
- Dual outdoor spaces: In addition to the main courtyard, a secondary rear courtyard offers direct access to a secure gated resident's lane for added convenience.
- Bay window charm: The spacious front living room includes double glazed sash windows set within a traditional bay configuration, maximizing light and street views.
- Character fireplace: An open cast iron fireplace serves as a striking decorative and functional focal point in the main sitting room for cozy evenings.
- Dedicated home office: A separate study or home office space provides an ideal dedicated environment for remote working or quiet administrative tasks.
- Ensuite primary bedroom: The main bedroom includes a private mosaic-tiled ensuite shower room, enhancing daily privacy and household morning efficiency.
- Floored attic storage: A Stira stairs provides convenient access to a floored attic spanning the full width of the dwelling for seasonal storage needs.
- Quiet residential setting: Positioned on a tranquil, one-way, tree-lined street away from major arterial noise while remaining close to urban conveniences.
- Excellent public transport: The location is well served by frequent bus routes and is within a comfortable walking distance of the Harcourt Street Luas line.
- Proximity to education: Several reputable schools and higher-level institutions such as Griffith College and Trinity College are easily accessible from this neighbourhood.
- Stable asking price: The asking price of seven hundred and fifty thousand euros has remained unchanged since initial tracking, indicating a firm initial pricing stance by the vendor.
- Modern bathroom amenities: The main bathroom includes a full bathtub with shower facilities, heated towel rail, and quality recessed lighting for comfortable daily routines.
- Secure secondary access: The rear laneway door offers practical bicycle or bin access without needing to transport items through the main front hallway.
But keep in mind:
- Sub-optimal energy rating: The property holds a C3 BER rating, which may result in higher heating expenses and will likely require future insulation upgrades to meet modern efficiency standards.
- Single-level space constraints: Confining ninety square meters entirely to a single floor limits future spatial expansion potential compared to traditional two-story Victorian terraces.
- Potential rear privacy limits: Urban courtyard gardens surrounded by neighbouring properties can occasionally suffer from overlooking issues or restricted direct sunlight angles.
- Single-glazed door elements: Prospective buyers should verify the exact glazing specifications on secondary doors opening to the courtyards to ensure optimal thermal retention.
- Dated 2007 refurbishment: While extensively upgraded in 2007, certain mechanical systems, kitchens, or bathrooms may now be approaching an age where modern refresh works are desirable.
- Lack of off-street parking: Street parking on central Victorian roads typically relies on resident permit schemes, which can be competitive and restrict multi-vehicle households.
- Velux window maintenance: The presence of multiple rooflights in vaulted ceilings requires regular cleaning and periodic inspection for potential seal degradation or weather leaks.
- Underfloor heating complexity: Diagnosing and repairing plumbing faults beneath tiled floors with underfloor heating can involve disruptive and costly investigative works if failures occur.
- Exposed brick weather exposure: Historic exterior brickwork requires ongoing maintenance and occasional repointing to prevent moisture ingress and frost damage over harsh winters.
- Restrictive attic clearance: While the attic is floored and accessed via a Stira, the apex height of period single-story roof structures may limit conversion into habitable rooms.
- Urban acoustic environment: Despite being on a quiet street, inner-city locations can experience occasional ambient noise from nearby traffic arterials and late-night pedestrian activity.
- Shared laneway upkeep: Access via a gated resident's laneway implies potential shared responsibility for surface maintenance, security gate repairs, and community rubbish management.
- Fixed asking price dynamics: The lack of recorded price reductions over the tracking period suggests the seller may currently hold firm expectations regarding market valuation.
- Compact secondary bedroom: The second double bedroom is relatively compact in footprint, which might limit furniture arrangements or long-term guest accommodation comfort.
- Limited front garden buffer: The front boundary sits immediately behind wrought iron railings on a tight urban footprint, offering virtually no acoustic or visual setback from the footpath.
- Plumbing ventilation reliance: Bathrooms and internal shower rooms rely heavily on mechanical extractor fans, which should be inspected for efficient moisture removal capabilities.
- Gas hob energy dependency: The kitchen utilizes a gas hob configuration, requiring verification of gas connection integrity, safety compliance, and future energy source shifts.
- Party wall structural ties: Being an inner-city Victorian terrace, buyers should commission a thorough structural survey to assess party wall conditions and shared chimney breasts.
- Conservation planning limits: Properties of this vintage located within central urban districts may face local authority planning restrictions regarding exterior alterations or window replacements.
- Resale liquidity concentration: Properties tailored specifically for downsizers or urban professionals within a niche price bracket may experience different liquidity cycles than standard suburban family homes.
Price positioning
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- The asking price for this red brick Victorian property appears slightly overvalued relative to standard two-bedroom dwellings in the area, primarily due to the extensive modern refurbishments, premium Italian kitchen fittings, and rare single-floor extended layout spanning ninety square meters.
- Valuation signals present a mixed picture where the prime central location near St Stephen's Green and high-end interior finishes support the figure, while the moderate C3 energy rating and compact footprint introduce some cautionary signals regarding long-term efficiency costs.
- Factors that could support such an ambitious pricing strategy include persistent high demand for walk-in condition period homes close to the capital's core, whereas potential market pushback or broader economic shifts could quickly undermine it given the overall quantum.
- Relevant contextual observations indicate that stable listing pricing without historical reductions points to a confident vendor strategy, leveraging proximity to key transport corridors and educational institutions to attract affluent buyers seeking immediate lifestyle convenience.
Build Analysis
What we know from similar construction types
- Dating from approximately 1890, the property is a Victorian red-brick home that was extensively refurbished and cleverly extended in 2007 to provide a contemporary layout.
- Features include underfloor heating, double-glazed sash windows, engineered oak flooring, a vaulted kitchen ceiling with Velux windows, and a floored attic accessible via a Stira stairs.
- A buyer should investigate the structural integrity of the 2007 extension, verify compliance with planning and building regulations for the alterations made at that time, and inspect the condition of the flat roof sections and Velux windows.
- Given the age of the original structure, a detailed damp and timber survey is recommended to check for rising damp, ventilation in the extended areas, and the condition of the original exterior brickwork.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: Based on the C3 energy rating and a floor area of 90 square metres, energy consumption is moderate. Heating costs will vary depending on individual lifestyle, fuel prices, and usage of the installed underfloor heating system.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area off the South Circular Road in Dublin 8, well removed from major coastal or tidal flood zones.
- Official mapping evidence shows no recorded flood zones immediately impacting or intersecting this specific street address.
- The single-story layout means living spaces are at ground level, though the surrounding topography and lack of nearby mapped watercourses generally limit apparent flood exposure.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
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: €7,500 — 1% of €750,000.
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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 to 2,500 euro plus VAT and outlay.
- Land registration fees: approximately 600 to 800 euro depending on the property value.
- Property valuation fees: approximately 150 to 250 euro.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required.
- Annual home insurance: approximately 400 to 700 euro per year.
Forum Talk
What people are saying about this area
- Local residents on neighbourhood forums frequently highlight the desirability of Saint Albans Road for its quiet, tree-lined character while remaining within walking distance of St Stephen's Green.
- Community discussions often mention the ongoing popularity and strong demand for period red-brick homes in the Dublin 8 area, particularly those close to the South Circular Road.
- Commuter groups and local forums regularly praise the area's accessibility, noting convenient access to both the Luas line at Harcourt Street and multiple core bus routes.
- Discussions regarding local amenities frequently point out the concentration of popular cafes, restaurants, and local retail offerings within a gentle stroll from the South Circular Road.
- Residents in local property groups often advise prospective buyers to verify parking regulations and permit availability on narrow Victorian streets in the vicinity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The home offers two double bedrooms and a single-level layout, which can suit young families, though the urban location and compact outdoor space mean less room for children to play compared to suburban alternatives.
- Teenagers5/10
With two double bedrooms and a study/home office, space may become tight as teenagers grow, though proximity to the city centre provides great independence and access to amenities.
- Multi-generational Living3/10
The 90 sqm single-storey layout with two bedrooms lacks the space or separate living zones typically required for comfortable multi-generational living.
- Single Buyers9/10
An exceptional Victorian home with contemporary finishes, a home office, and a central Dublin location, making it ideal for a professional single buyer.
- Couples9/10
Features two double bedrooms, an ensuite, a home office, and open-plan living, perfectly tailored for professional couples wanting city-centre convenience.
- Empty Nesters8/10
Single-level accommodation extending across 90 sqm offers manageable proportions for empty nesters looking to downsize without compromising on style.
- Retirees7/10
The single-level layout avoids interior stairs, which is beneficial for retirees, though urban street parking and city living may require careful consideration.
Work
3 areas- Remote Working9/10
Includes a dedicated study/home office space with underfloor heating, making it ideal for remote working setups.
- Hybrid Commuting10/10
Conveniently located within walking distance of the Harcourt Street Luas line and frequent bus services for an easy commute.
- Retired7/10
Single-level layout supports retirement living, complemented by nearby cafes, shops, and healthcare access.
Practical
8 areas- Ageing in Place8/10
The single-storey layout avoids interior stairs entirely, making it very suitable for ageing in place, though buyers should verify bathroom accessibility.
- Low Maintenance8/10
Compact footprint, paved courtyards instead of a traditional lawn, and modern 2007 refurbishment minimize upkeep.
- Secure Gated Entry5/10
Features wrought iron railings at the front and a doorway opening to a gated resident's lane at the rear, offering moderate security.
- Minimalist Design7/10
Clean lines, engineered oak flooring, and contemporary interior finishes blend well with minimalist preferences.
- Flexible Floor Plans6/10
Cleverly configured single-level layout with a home office and two courtyards, though room layouts are largely fixed by the Victorian footprint.
- Heritage Home10/10
A handsome red brick Victorian property dating from approximately 1890, retaining rich period appeal, ceiling coving, and double glazed sash windows.
- Ecological Setup5/10
Has a BER rating of C3, indicating that energy efficiency could potentially be upgraded beyond current baseline standards.
- Outdoor areas7/10
Benefits from a southwest-facing paved inner courtyard with cobbles and granite paving, plus a second smaller rear courtyard.
Interests
9 areas- Gardening4/10
Gardening is limited to a southwest-facing paved inner courtyard with gravel borders and a smaller rear courtyard, offering minimal green growing space.
- Walking10/10
Described as part of a walking city with St Stephen's Green and the city centre within a gentle stroll, making it exceptionally pedestrian-friendly.
- Gym8/10
The central Dublin location ensures easy access to multiple urban fitness centres and gym facilities.
- Cycling8/10
Flat city-centre terrain provides excellent connectivity for cyclists commuting or exploring Dublin.
- Golf5/10
While golf courses require travel to the city outskirts, the central location allows for reasonable transit options.
- Fishing2/10
Urban environment with limited immediate access to freshwater fishing spots.
- Horse Riding1/10
Inner-city location makes horse riding pursuits entirely impractical locally.
- Water Sports3/10
Proximity to the River Liffey and canal paths exists, but general water sports require travel toward Dublin Bay.
- Entertaining8/10
The open-plan kitchen and dining room with double sliding doors opening onto a southwest-facing paved courtyard create a fantastic space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located on a quiet, one-way, tree-lined street tucked away off the South Circular Road, offering a peaceful residential feel despite its central location.
- Rural Living1/10
Situated in the heart of Dublin 8 with immediate access to city amenities, offering an entirely urban rather than rural environment.
- Village Living6/10
Proximity to local shops, cafes, and restaurants provides a village-like community feel within a broader urban setting.
- Coastal Living2/10
The property is located inland in Dublin 8, far from any immediate coastal amenities or seaside views.
- Urban Living10/10
Positioned within walking distance of St Stephen's Green, Grafton Street, and major transport links, offering the ultimate urban lifestyle.
Social
6 areas- Community Involvement6/10
Established neighbourhood feel close to local schools and community amenities, though typical of inner-city residential streets.
- Café Culture9/10
Surrounded by local cafes, restaurants, and food stores within a gentle stroll from the doorstep.
- Nightlife9/10
Immediate proximity to Dublin's city centre places pubs, bars, and entertainment venues within easy reach.
- Health/Wellness groups8/10
High accessibility to pilates and stretching studios, fitness clubs, and wellness groups across the city centre.
- Networking Opportunities9/10
Central location offers prime proximity to Dublin's principal business districts and professional networking hubs.
- Tech-Hub Connectivity9/10
Excellent connectivity and proximity to Dublin's major commercial and technology employers.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-603AEDHouseDelve · 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.