7 Beaconsfield Court, Kilmainham, Dublin 8D08R940
€275,000
1 Bed~1 Bath~46 m²~BER D2
What you'll like:
- Attic storage space: The inclusion of stair access to an attic provides rare and valuable additional storage space that is seldom found in standard one-bedroom apartments.
- South-facing balcony: The sunny orientation of the outdoor balcony ensures excellent natural light throughout the day, creating an ideal environment to relax and entertain guests.
- Secure parking space: Having a designated secure parking space included in a central Dublin location offers immense convenience and eliminates daily parking stress for the owner.
- Abundant natural light: A spacious double bedroom featuring a charming bay window captures fantastic natural light, enhancing the overall brightness and welcoming ambiance of the interior.
- Prime Kilmainham location: Situated within walking distance of independent retailers, trendy coffee shops, and restaurants, the property offers a vibrant urban lifestyle in a sought-after neighborhood.
- Exceptional green spaces: Proximity to wonderful local amenities such as the War Memorial Gardens, Royal Hospital Kilmainham, and Phoenix Park provides fantastic recreational opportunities nearby.
- Strong public transport: The address is exceptionally well served by a regular bus service, the LUAS Red Line, and Dublin Bikes, ensuring effortless commuting across the city.
- Easy motorway access: Drivers will appreciate that both the M4 and M50 motorways can be accessed quickly, facilitating seamless travel outside the capital for work or leisure.
- No rental caps: The listing notes indicate there are no rent caps, which could present an attractive advantage for future buy-to-let investors seeking market-rate rental yields.
- Character living features: The open-plan living and dining area is enhanced by ornate coving and a distinctive brick fireplace, adding warmth and traditional character to the space.
- Functional kitchen layout: The L-shaped kitchen is well-equipped with tiled floors, a tiled splashback, and plenty of counter and cupboard space for efficient meal preparation.
- Fitted bedroom storage: The double bedroom is finished with mirrored slide robes, maximizing floor space while reflecting natural light to make the room feel even larger.
- Quiet development setting: Positioned within a quiet residential development, the property offers a peaceful retreat from the bustling city streets while remaining exceptionally central.
- Stable asking price: The recorded asking price has remained completely unchanged at €275,000 since tracking began, suggesting a firm vendor stance and transparent pricing strategy.
- Compact floor area: Measuring 46 square meters, the apartment provides a manageable and easily maintainable footprint that is perfectly suited for single occupants or couples.
- Elevated privacy: Being positioned on the second floor ensures enhanced privacy and reduced overhead noise compared to ground or first-floor units in the same building.
- Bathroom condition: The internal bathroom features partially tiled walls, laminate flooring, and well-kept sanitary ware, indicating that the wet room areas are in neat order.
- Immediate urban convenience: Residents can easily walk to local cultural landmarks and essential daily services, reducing reliance on private vehicles for routine errands.
- Investment flexibility: The combination of a strong rental location and advertised absence of rent caps makes this a potentially versatile asset for property portfolios.
- Well-proportioned layout: The intelligent separation of the L-shaped entrance hall, open-plan living spaces, and bedroom creates a functional flow that maximizes the available square footage.
But keep in mind:
- Subpar D2 BER rating: A BER rating of D2 indicates poor energy efficiency, which likely means higher heating bills and potential retrofit costs for the incoming buyer.
- High retrofit expenses: Upgrading the property insulation and heating systems to meet modern energy standards will require significant capital expenditure that the buyer should budget for.
- Management company fees: Buyers must thoroughly investigate annual service charges and sinking fund contributions, as apartment living in Kilmainham often incurs rising operational management costs.
- Stair access to attic: The presence of stairs leading to an attic space should be professionally inspected to verify compliance with building regulations regarding habitable or storage use.
- Second floor without lift: As a second-floor apartment, daily access relies heavily on stairs; buyers should check if a passenger elevator is available in the block.
- Single bedroom constraint: The one-bedroom configuration limits long-term flexibility for growing households, potentially impacting future resale liquidity among family buyers.
- Potential apartment noise: While the development is described as quiet, shared walls and common stairwells in older apartment blocks can sometimes transmit sound between neighboring units.
- Ventilation and damp: Buyers should inspect the bay window and bathroom areas for any signs of condensation or poor ventilation, which are common in older D-rated properties.
- Asking price evaluation: At €275,000 for 46 square meters, the capital outlay per square meter should be carefully compared against recent local comparable sales to ensure fair market value.
- Lack of property type disclosure: The official property type was not explicitly provided in the listing details, requiring legal advisors to confirm exact title and freehold or leasehold status.
- Management rules review: Prospective purchasers need to carefully review the development house rules regarding pets, sub-letting, and structural modifications before going unconditional.
- Fire safety compliance: Due diligence should include verifying that the building's common areas and apartment fire safety measures comply with current national apartment standards.
- Sinking fund status: Buyers should inspect the owners management company accounts to ensure the sinking fund is adequately funded for upcoming major structural repairs or roof works.
- Parking space allocation: The legal title and precise physical location of the designated parking space must be verified by your solicitor during the conveyancing process.
- Limited natural ventilation: An L-shaped internal kitchen without a direct exterior window may rely entirely on mechanical extraction, which should be tested for proper functionality.
- Heating system efficiency: The existing heating appliances associated with the brick fireplace and general radiators should be checked for age, safety, and overall operational efficiency.
- External maintenance checks: Buyers should inspect the exterior facade and communal grounds of the development to assess the ongoing standard of maintenance managed by the company.
- Insurance costs review: Building insurance premiums for the wider development may impact overall service charges, especially if older roof structures or common elements require specialized cover.
- Future retrofit disruption: Carrying out energy efficiency upgrades on a second-floor apartment to improve the D2 rating can be logistically challenging within a multi-unit block.
- Resale market liquidity: One-bedroom apartments in this price bracket can experience fluctuating demand based on mortgage lending rules and broader investor sentiment in the housing market.
Price positioning
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- The asking price appears modestly positioned given broader urban trends and specific apartment characteristics, potentially reflecting a competitive initial strategy designed to attract multiple prospective buyers in a supply-constrained market environment.
- Valuation signals present a mixed picture with stable historical listings balanced against recent local activity, suggesting that while the baseline figure is accessible, final outcomes could easily exceed initial expectations through competitive bidding.
- Strong supporting factors include desirable features like secure parking and a south-facing aspect, whereas potential energy efficiency drawbacks from the BER rating could temper enthusiasm or require future capital expenditure from buyers.
- Overall market sentiment and prevailing urban demand continue to exert upward pressure on well-located one-bed units, meaning current pricing could represent an attractive entry point relative to broader regional averages for similar accommodation.
Build Analysis
What we know from similar construction types
- The property is a second-floor apartment featuring an L-shaped entrance hall with stair access to an attic space, which is uncommon for typical apartments and provides valuable additional storage.
- The layout includes a bay window in the double bedroom and an open-plan living and dining area with access to a south-facing balcony.
- A buyer should investigate the management company structure, annual service charges, sinking fund balances, and building insurance, as these are critical for apartment developments.
- Check the condition of the roof structure and insulation around the attic access point, as well as the fire safety compliance of the second-floor common areas.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the D2 BER rating, a deep retrofit to bring the property to a B2 standard or higher would likely cost between 20,000 and 35,000 euro.
- Key upgrades required would likely include external or internal wall insulation (depending on apartment block constraints), window and balcony door upgrades, and potentially modernizing the heating system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 euro to 1,100 euro.
- Explanation: Given the 46 square metre floor area and the D2 BER rating, energy efficiency is moderate to low, which implies higher heat loss and greater reliance on heating during colder months compared to newer or deeply retrofitted properties.
Pollution Safe
8/10Environmental situation to investigate
- The area is primarily residential and commercial without notable heavy industrial manufacturing plants or large-scale active landfills in immediate proximity.
- Any historical urban or legacy industrial sites in the wider district should be independently verified by the buyer if specific environmental concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- General topographical data suggests the wider Kilmainham area is not categorized as being at high risk of regular flooding, though localized heavy downpours can occasionally test urban drainage.
- Buyers should consult official local authority flood maps to verify specific pluvial or fluvial flood risk profiles for the immediate development site.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
16 BEACONSFIELD COURT, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €311,000.00
17 BEACONSFIELD COURT, INCHICORE RD, DUBLIN 8
- Sale date
- Declared sale price
- €240,000.00
18 BEACONSFIELD COURT, INCHICORE RD, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €370,000.00
7 BEACONSFIELD COURT, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €252,000.00
Recent sales in the wider Kilmainham 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
7 BEACONSFIELD COURT, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €252,000.00
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: approximately 1,500 euro to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 700 euro for a structural survey of a one-bedroom apartment.
- Annual home insurance: approximately 300 euro to 600 euro depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently highlight Kilmainham as a highly desirable and convenient location due to its proximity to the LUAS Red Line and major parks like the Phoenix Park and the Irish National War Memorial Gardens.
- Local community discussions often praise the neighborhood for its village-like feel, featuring popular independent coffee shops, cafes, and cultural landmarks such as the Royal Hospital Kilmainham.
- Commuter feedback on neighborhood forums notes that traffic can occasionally become congested during peak morning and evening hours around major arterial routes connected to the M4 and M50.
- Property discussions in the area often emphasize the strong rental demand and appeal to first-time buyers due to excellent public transport links into Dublin city center.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
With a floor area of 46 square metres and only one bedroom, this second-floor apartment is significantly too small for raising young children.
- Teenagers2/10
A single-bedroom apartment lacks the space and privacy required for teenagers, making this property unsuitable.
- Multi-generational Living1/10
The one-bedroom layout and compact 46 m² size cannot accommodate multi-generational living arrangements.
- Single Buyers9/10
At an asking price of €275,000 for a well-located one-bedroom apartment in Dublin 8, this is an excellent proposition for single buyers entering the market.
- Couples6/10
While the location and south-facing balcony are appealing, the one-bedroom configuration offers limited space for two people long-term.
- Empty Nesters7/10
Low-maintenance apartment living with attic access and a designated parking space makes this a strong option for empty nesters looking to downsize.
- Retirees5/10
Being a second-floor apartment accessed via stairs may pose mobility challenges for retirees over time, despite the quiet development setting.
Work
3 areas- Remote Working7/10
The apartment has a bright double bedroom and open-plan living space, though dedicated home office space is compact.
- Hybrid Commuting9/10
Exceptional transport connectivity via the LUAS Red Line, local bus routes, and quick access to the M4 and M50.
- Retired5/10
Convenient for retired living in terms of amenities, though second-floor stair access should be considered.
Practical
8 areas- Ageing in Place4/10
Being located on the second floor with stair access means this property is less than ideal for long-term ageing in place.
- Low Maintenance8/10
Apartment living generally translates to lower exterior maintenance requirements.
- Secure Gated Entry8/10
The development benefits from a secure designated parking space for added peace of mind.
- Minimalist Design7/10
Efficient 46 m² layout complemented by attic access and fitted mirrored slide robes to optimize storage.
- Flexible Floor Plans5/10
Standard one-bedroom apartment layout with an open-plan kitchen, living, and dining area offering limited reconfiguration potential.
- Heritage Home3/10
While located in a historic area like Kilmainham, the apartment itself is a modern multi-unit development rather than a period heritage home.
- Ecological Setup4/10
The property carries a BER rating of D2, indicating that energy efficiency upgrades should be investigated by the buyer.
- Outdoor areas6/10
Features a desirable south-facing sunny balcony, though it lacks a private ground-level garden.
Interests
9 areas- Gardening2/10
With no private garden space beyond a south-facing sunny balcony, gardening opportunities are restricted to potted plants.
- Walking9/10
Superb access to outdoor amenities including the Memorial Gardens, Royal Hospital Kilmainham, and Phoenix Park.
- Gym7/10
The central Dublin location provides good access to various urban fitness centres and gyms.
- Cycling8/10
Proximity to Dublin Bike Stations and established urban cycling routes makes getting around convenient.
- Golf5/10
Standard urban access to surrounding golf courses, though none are immediately at the doorstep.
- Fishing3/10
Limited direct fishing opportunities locally, though the River Liffey is nearby.
- Horse Riding2/10
An urban apartment setting offers very little practical facilitation for horse riding enthusiasts.
- Water Sports3/10
Inland location means water sports require travel towards the coast or the Liffey where applicable.
- Entertaining7/10
The open-plan living and dining area featuring a brick fireplace and a south-facing sunny balcony provides a great space for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet development in Kilmainham with a peaceful environment while remaining close to the city.
- Rural Living1/10
This is a distinctly urban setting in Dublin 8, offering zero rural characteristics.
- Village Living7/10
Kilmainham offers a distinct community feel with local independent retailers, coffee shops, and restaurants within walking distance.
- Coastal Living1/10
The property is located inland in Dublin and has no coastal proximity.
- Urban Living9/10
Fantastic urban convenience with the LUAS Red Line, bus services, Dublin Bikes, and rapid access to the M4 and M50.
Social
6 areas- Community Involvement7/10
Kilmainham boasts an active local community with cultural landmarks like the Royal Hospital and Memorial Gardens.
- Café Culture9/10
A wonderful array of independent coffee shops and restaurants are within easy walking distance.
- Nightlife8/10
Proximity to Dublin city centre ensures excellent access to vibrant nightlife and entertainment options.
- Health/Wellness groups7/10
Urban location supports a variety of local wellness classes, pilates & stretching studios, and fitness groups.
- Networking Opportunities8/10
Easy commuting distance to major Dublin business districts and tech hubs.
- Tech-Hub Connectivity9/10
Direct public transport links make reaching Dublin's primary tech employers fast and straightforward.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-5A0B66HouseDelve · 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.