66 Block E, Bellevue, Islandbridge, Dublin 8D08HN81
€325,000
1 Bed~1 Bath~48 m²~BER D2
What you'll like:
- Scenic river views: The property features wonderful views toward the river and leafy surroundings, providing a tranquil daily living experience that is highly sought after by urban buyers.
- Soaring ceiling heights: The apartment benefits from impressive nearly 10-foot-high ceilings, which significantly amplify the natural light and create a much greater sense of space throughout the home.
- Valuable attic storage: The inclusion of an attic storage space offers rare additional utility for an apartment, with potential for future conversion subject to necessary planning permissions.
- Private balcony space: A dedicated outdoor balcony provides a peaceful spot to enjoy morning coffee or evening relaxation while appreciating the picturesque, ever-changing riverside outlook directly adjacent.
- Secure designated parking: The property includes a secure designated parking space, offering invaluable convenience, safety, and peace of mind for vehicle owners living in this urban location.
- Modern kitchen upgrades: The contemporary fitted kitchen has been tastefully upgraded with a stylish glazed splashback, an improved sink, and an efficient induction hob for modern cooking.
- Energy efficient heating: Upgraded EcoVolt radiators equipped with individual thermostats have been installed to improve overall energy efficiency and allow better temperature control for the resident.
- Top floor positioning: Situated on the top floor of its building section, the apartment benefits from enhanced privacy and freedom from any potential overhead footsteps or noise disruption.
- Convenient lift access: The building is equipped with an elevator, ensuring effortless access to the top floor residence for residents and visitors carrying groceries or heavy luggage.
- Impeccably maintained grounds: The development is known for being well-managed and meticulously maintained, featuring large open green spaces that enhance the overall appeal and community environment.
- Probative green proximity: Positioned right beside the historic War Memorial Gardens, residents have immediate access to expansive green spaces for walking, running, and enjoying nature outdoors.
- Exceptional transport connectivity: Multiple 24-hour bus routes operate nearby, providing reliable, frequent, and convenient public transport connections directly into the heart of the city center.
- Walking distance to train: Heuston Station and the Luas light rail system are located approximately 1.5 kilometers away, offering seamless regional and national transit options for commuters.
- Proximity to Phoenix Park: The magnificent Phoenix Park is within comfortable walking distance, giving the buyer access to one of Europe's largest enclosed public recreational urban parks.
- Cultural attractions nearby: Iconic cultural landmarks such as Kilmainham Gaol and the Irish Museum of Modern Art are close by, enriching the local neighborhood with history and culture.
- Local village amenities: Nearby villages like Chapelizod and Kilmainham offer an array of excellent cafes, independent eateries, and traditional bars within easy reach of the development.
- Hotel and leisure facilities: The Hilton Hotel and Leisure Centre are located within walking distance, providing convenient access to fitness, swimming, and wellness amenities close to home.
- Easy motorway access: Major road networks including the M50 are easily reachable by car, facilitating straightforward travel to the airport and other parts of the wider country.
- Tastefully refurbished interior: The property has been carefully upgraded over the years by its current owners, meaning a buyer can move in without undertaking immediate major renovation works.
- Quiet retreat setting: Tucked away from the bustling city center, the development successfully offers a quiet and picturesque environment while remaining close to all conceivable urban amenities.
But keep in mind:
- Subpar energy rating: The property carries a D2 BER rating, indicating poor thermal performance that will likely require substantial insulation upgrades to improve comfort and reduce utility bills.
- High energy consumption: The energy performance indicator sits at 272.45 kWh/m2/yr, which signifies high energy usage that a buyer should factor into their ongoing monthly cost of living.
- Compact floor area: Measuring 48 square meters, the one-bedroom layout is relatively compact, meaning buyers should verify whether the storage and living proportions adequately suit their lifestyle.
- Attic conversion uncertainty: While other residents have reportedly converted the attic space, buyers must independently verify whether formal management and planning permissions were obtained for those precedents.
- Elevator dependency: Being located on the top floor means residents are entirely reliant on lift functionality for accessibility, presenting potential inconvenience during maintenance outages or moving days.
- Management company fees: As a managed riverside development, annual service charges will apply, and buyers should thoroughly review the sinking fund status and fee history during due diligence.
- Single bathroom constraint: The property features only one bathroom, which could prove limiting for visiting guests or potential long-term resale flexibility compared to multi-bathroom alternatives.
- Baseload heating reliance: The reliance on electric EcoVolt radiators may result in higher heating expenditures during colder winter months compared to piped gas central heating systems.
- Potential parking constraints: Only a single designated parking space is provided, which could present challenges if the household acquires a second vehicle or hosts regular visitors.
- Urban ambient noise: Despite the tranquil riverside setting, proximity to major transport arteries like Heuston Station and busy roads means buyers should check for potential traffic noise.
- Leasehold tenure check: Buyers must verify the exact remaining lease term and any associated ground rent obligations if the apartment is held on a long leasehold title.
- Future development risks: Prospective purchasers should investigate local development plans in the surrounding Islandbridge area to ensure future construction projects will not obstruct views or light.
- Insurance cost variations: Apartment developments with water-adjacent settings or previous weather events nearby should be checked by the buyer for flood risk and buildings insurance premiums.
- Fire safety compliance: Buyers should instruct their surveyor to confirm that the building meets all current fire safety regulations and compartmentalization standards for apartment complexes.
- Refuse management logistics: The buyer should inspect the location and accessibility of communal bin stores to ensure convenient waste disposal practices are maintained by the management company.
- Ventilation and condensation: Top-floor apartments under attic spaces can occasionally experience ventilation challenges, so the buyer should check for any hidden signs of condensation or dampness.
- Kitchen size limitations: At 3.6 meters by 1.7 meters at its widest point, the kitchen is narrow, which may restrict multiple cooks from working comfortably in the culinary space.
- Resale market liquidity: One-bedroom apartments can experience fluctuating market demand, making it wise for investors or buyers to consider long-term neighborhood demographic trends carefully.
- External maintenance costs: Large communal gardens and water features require ongoing upkeep, meaning buyers should scrutinize service charge accounts for potential future special levies.
- Sound insulation verification: Top-floor units reduce overhead noise, but buyers should still test the party wall and floor soundproofing between adjacent apartments to ensure adequate acoustic privacy.
Price positioning
?
- The asking price of three hundred twenty-five thousand euros appears slightly above the most directly comparable local transaction recorded within the same building block, indicating a minor premium being sought by the vendor for specific features.
- Valuation signals supporting a higher figure include the top-floor position, attractive river views, high ceilings, designated parking, and valuable attic storage space that offers potential for future conversion subject to necessary permissions.
- Factors that could potentially undermine this elevated asking price include the current D2 energy rating, which may necessitate future capital expenditure by a prospective buyer to improve overall thermal efficiency and reduce heating costs.
- Relevant contextual considerations involve the highly sought-after riverside development setting adjacent to the War Memorial Gardens, combined with strong proximity to city amenities, major transport links, and continuous local demand.
Build Analysis
What we know from similar construction types
- The property features high ceilings of approximately 10 feet, which enhances the sense of space and light in this top-floor apartment.
- The listing notes the presence of attic storage, and mentions that other residents have converted similar spaces, but a buyer should verify if any such conversions comply with building regulations and require planning permission.
- The BER rating is D2, and the heating relies on EcoVolt radiators with thermostats, indicating that energy efficiency measures may need further review by a prospective buyer.
- As an apartment within a managed development, a buyer should investigate management company fees, sinking fund health, and any upcoming major structural or maintenance works.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, which places it in the D to G category requiring a deep-retrofit estimate.
- A deep retrofit for an apartment of 48 square metres typically ranges from €15,000 to €30,000, depending on the extent of window upgrades, internal wall insulation, and heating system overhauls.
- However, apartment retrofitting is often constrained by management company rules regarding external changes, double glazing, and shared heating systems, which could limit potential upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is around 800 to 1100 euro.
- Explanation: The property has a D2 BER rating and an area of 48 square metres, though it benefits from upgraded EcoVolt radiators with thermostats for improved energy efficiency.
Pollution Safe
8/10Environmental situation to investigate
- The location appears generally free from major heavy industrial pollution sources, benefiting from its primarily residential and parkland surroundings.
- Buyers should verify local development history regarding any legacy industrial sites in the broader industrial fringes along the River Liffey corridor.
Flood Safe
7/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
69 BLOCK E, BELLEVUE, ISLANDBRIDGE
- Sale date
- Declared sale price
- €308,000.00
Recent sales in the wider Bellevue area
APT 62, BERTRAM COURT, CHRISTCHURCH DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
145 RIALTO COTTAGES, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €370,000.00
ART 2 HERBERTON, 30 ST JAMESS WALK, RIALTO DUBLIN 8
- Sale date
- Declared sale price
- €366,000.00
20 OVOCA ROAD, SOUTH CIRCULAR ROAD, DUBLIN 8
- Sale date
- Declared sale price
- €935,000.00
26 LONG LANE, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €825,000.00
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
- Stamp duty: approximately 1 percent of the purchase price, amounting to 3250 euro.
- Solicitor legal fees: approximately 1500 to 2500 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the registration type.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 400 to 700 euro for a standard apartment survey.
- Annual home insurance: approximately 300 to 500 euro depending on the policy and contents coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the tranquil, leafy riverside setting adjacent to the War Memorial Gardens as a major lifestyle benefit in Islandbridge.
- Local forums often discuss the excellent connectivity provided by multiple 24-hour bus routes and the proximity to Heuston Station and the Luas.
- Discussions regarding the wider Dublin 8 area often center on urban regeneration projects and the walkability to cultural spots like IMMA and the Phoenix Park.
- Parking and secure gated entry are common topics of interest for apartment dwellers in developments along the river corridor.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
The property is a one-bedroom apartment with a floor area of 48 square metres, which provides very limited space for young children.
- Teenagers2/10
With only one bedroom and a compact layout of 48 m², this home lacks sufficient space and privacy for teenagers.
- Multi-generational Living1/10
A single-bedroom apartment is entirely unsuitable for multi-generational living arrangements.
- Single Buyers9/10
This beautifully presented one-bedroom top-floor apartment offers an ideal layout, secure parking, and great amenities for a single buyer.
- Couples7/10
The property is well-suited for a couple seeking a manageable, well-located home, though the single bedroom offers limited private space.
- Empty Nesters8/10
Low-maintenance apartment living with lift access and a scenic balcony makes this an appealing option for empty nesters downsizing.
- Retirees7/10
Top-floor location accessible via lift and proximity to leisure amenities suit retirees, though future accessibility needs should be considered.
Work
3 areas- Remote Working8/10
High ceilings and convertible attic space offer good potential to set up a comfortable remote working environment.
- Hybrid Commuting9/10
Excellent connectivity with multiple 24-hour bus routes nearby, plus Heuston station and the Luas 1.5km away, make hybrid commuting very convenient.
- Retired8/10
A manageable property size, lift access, and a peaceful environment cater well to retirement.
Practical
8 areas- Ageing in Place6/10
While the apartment is on the top floor, it is accessible via a lift, though buyers should consider long-term mobility needs regarding stairs and attic access.
- Low Maintenance9/10
Apartment living with managed grounds and common areas ensures very low maintenance requirements for the owner.
- Secure Gated Entry7/10
The development features secure designated parking and a well-managed environment for peace of mind.
- Minimalist Design8/10
With 10-foot-high ceilings and a compact 48 m² layout, the property lends itself well to a minimalist design aesthetic.
- Flexible Floor Plans5/10
The one-bedroom layout is relatively fixed, though the attic storage space offers potential for conversion subject to necessary permissions (s.p.p.).
- Heritage Home2/10
This is a modern managed apartment development rather than a period heritage property, despite high ceilings.
- Ecological Setup7/10
The property features EcoVolt energy-efficient radiators with thermostats, contributing to a D2 BER rating.
- Outdoor areas6/10
Features a private balcony with scenic river views alongside large open communal green spaces.
Interests
9 areas- Gardening2/10
As an apartment with only a balcony and shared communal grounds, opportunities for dedicated gardening are quite limited.
- Walking9/10
The location beside the War Memorial Gardens, Phoenix Park, and the riverside setting offers exceptional walking opportunities.
- Gym8/10
The Hilton Hotel and Leisure Centre is within walking distance, providing convenient access to gym and fitness facilities.
- Cycling8/10
The city centre and surrounding amenities are within an easy cycle ride, making it practical for cyclists.
- Golf4/10
While golf courses can be accessed in the wider Dublin area, there are no courses immediately adjacent to the development.
- Fishing6/10
The riverside setting adjacent to the Liffey offers potential interest for fishing enthusiasts, subject to local permissions.
- Horse Riding2/10
The urban and residential nature of the location is not suited for horse riding interests.
- Water Sports4/10
The adjacent river provides a scenic outlook, though active water sports are limited in this stretch of the Liffey.
- Entertaining6/10
The open-plan living space and balcony with river views provide a pleasant spot for entertaining a small number of guests.
Lifestyle
5 areas- Quiet Living8/10
Situated to the rear of the development adjacent to the river and gardens, the property offers a tranquil setting away from the busy city.
- Rural Living3/10
While there are leafy riverside views and green spaces, the location is firmly urban and suburban rather than rural.
- Village Living8/10
Proximity to the nearby villages of Chapelizod and Kilmainham provides a charming village-like feel with local cafes and eateries.
- Coastal Living1/10
The property features river views rather than coastal proximity.
- Urban Living9/10
Located in Dublin 8 with excellent bus connectivity and proximity to the city centre, this property excels for urban lifestyles.
Social
6 areas- Community Involvement6/10
The development is well-managed and maintained, offering opportunities to engage with a settled residential community.
- Café Culture8/10
Islandbridge, Kilmainham, and Chapelizod offer a vibrant selection of local cafes and eateries within walking distance.
- Nightlife7/10
Easy access into Dublin city centre ensures a wide array of nightlife options is within reach.
- Health/Wellness groups7/10
Proximity to leisure facilities like the Hilton Hotel and local parks supports health and wellness activities.
- Networking Opportunities7/10
Proximity to tech hubs and the city centre provides good networking potential for professionals.
- Tech-Hub Connectivity8/10
Strong transport links to Dublin's commercial and tech centers make this a convenient location for tech workers.
Listing information
- Agent
- Finnegan Menton
- Phone
- +35316147900
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-9D91EAHouseDelve · 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.