71 Saint James`s Wood, South Circular Road, Kilmainham, Dublin 8D08H2P2
€385,000
2 Bed~1 Bath~75 m²~BER C2
What you'll like:
- Generous Floor Area: Spanning approximately 75 square meters, this apartment offers significantly more breathing room than standard two-bedroom city properties, making it comfortable for long-term living.
- Top Floor Privacy: Being situated on the top floor ensures that you will not experience any overhead footsteps, providing a much quieter and more private home environment.
- Abundant Natural Light: The apartment features a desirable dual aspect layout that floods the interior living spaces with natural light throughout different times of the day.
- Sunny Southerly Aspect: The large main living room benefits from a bright southern exposure, which helps create a warm atmosphere and keeps the principal living zones exceptionally sunny.
- Scenic Grounds Views: The principal reception areas overlook immaculately maintained and heavily planted communal gardens, offering a pleasant green outlook rather than looking directly at neighboring buildings.
- Established Developer Pedigree: Constructed around 2001 by the renowned Cosgrave developers, the development enjoys a strong reputation for solid structural build quality and enduring popularity among buyers.
- Secure Parking Included: Dedicated off-street parking behind secure gated entry from the South Circular Road provides immense peace of mind and convenience for vehicle owners in this urban location.
- Excellent Public Transport: Situated just a short six-minute walk approximately from the local LUAS tram stop, commuters enjoy fast, reliable connectivity straight into the heart of Dublin city centre.
- Proximity to Medical Hub: The immediate vicinity includes the major new children's hospital development, which could drive strong ongoing rental demand from healthcare professionals working in the area.
- Cultural Attractions Nearby: Residents can easily walk to the Irish Museum of Modern Art and local historic villages like Kilmainham and Rialto, offering fantastic weekend lifestyle and leisure options.
- Ready to Move In: The property is superbly presented throughout with wooden flooring already fitted, allowing a new owner to move in without immediately undertaking extensive cosmetic renovation works.
- Included Appliances: The sale includes existing furniture and white goods, which helps reduce initial setup costs and makes the transition seamless for first-time buyers or investors.
- Ample Internal Storage: A large entrance hallway complete with a dedicated storage room ensures that bulky household items and suitcases can be tucked away out of sight easily.
- Skylight Brightness: Both the fitted kitchen and the main bathroom benefit from dedicated skylight windows, bringing direct natural daylight into functional spaces that are often dimly lit in apartments.
- Double Bedroom Proportions: The accommodation features two proper double bedrooms rather than a cramped single room, ensuring maximum flexibility for guest bedrooms or a dedicated home office setup.
- Gated Estate Security: Secure gated entry provides an added layer of physical security and traffic control, restricting unauthorized access into the internal parking and courtyard zones.
- Landscaped Grounds: The development features well-maintained communal grounds with mature planting, creating an attractive and welcoming first impression every time you return home.
- Rental Market Appeal: The combination of two double bedrooms, secure parking, and proximity to major hospitals makes this an exceptionally attractive prospect for prospective buy-to-let investors.
- Central Urban Location: Positioned right on the South Circular Road, the property places you within very easy reach of city center shops, restaurants, parks, and everyday amenities.
- Well-Managed Scheme: The development has maintained a high level of popularity and sustained demand over the years, pointing toward a healthy community and stable property management history.
But keep in mind:
- Management Fee Costs: Annual management fees of approximately 1,800 euros represent a recurring yearly expense that buyers must factor into their ongoing household budgeting calculations.
- Electric Heating System: The property relies on electric heating rather than gas central heating, which can sometimes result in higher electricity bills during colder winter months.
- Energy Rating C2: A BER rating of C2 indicates that the energy efficiency is only moderate, meaning the buyer might want to upgrade insulation or windows to reduce heating costs.
- Staircase Access Only: Being a top floor apartment without mention of a lift means residents must walk up several flights of stairs daily, which could pose mobility challenges over time.
- Urban Noise Exposure: Situated directly on the bustling South Circular Road, occupants should investigate potential traffic noise levels during peak morning and evening commuting hours.
- Unverified Appliance Condition: The agents note that fittings and appliances have not been tested, so buyers should budget for potential repairs or replacements of white goods shortly after purchase.
- Management Company Review: Buyers need their legal representative to thoroughly inspect the management company accounts, sinking fund balances, and upcoming maintenance schedules before signing contracts.
- Service Charge Increases: Management fees can rise year on year to cover insurance and general upkeep, so checking historical fee trajectories is vital to protect against unexpected jumps.
- Parking Space Allocation: Buyers should verify the exact designated parking space number and check its proximity to the apartment entrance to ensure everyday convenience.
- Refuse Management Setup: It is important to investigate where the communal bins are located relative to the front door and how waste collection charges are integrated into the annual fees.
- Fire Safety Compliance: Given the building age of circa 2001, purchasers should verify that all current apartment block fire safety standards and remediation requirements have been fully met.
- Insurance Premium Trends: Rising national apartment insurance costs could potentially impact future management fees, making a review of the block policy deductible levels important.
- Bicycle Storage Availability: Cyclists should verify if there are secure, covered bicycle parking facilities within the gated development before relying on the property for bike commuting.
- External Maintenance Plans: Buyers should check the sinking fund report to confirm if major capital works like roof repairs or exterior painting are planned in the near future.
- Ventilation and Condensation: Top floor properties with skylights should be inspected carefully for any historical signs of roof leaks, dampness, or condensation build-up in the bathrooms and kitchen.
- Water Pressure Performance: Prospective buyers should test the hot water pressure and flow rates coming from the bathroom and kitchen systems during a physical viewing.
- Broadband Infrastructure: High-speed internet availability and fiber optic connection speeds should be checked independently to ensure the property suits remote working requirements.
- Common Area Cleanliness: Inspect the communal hallways and stairwells during viewings to gauge the day-to-day effectiveness of the current management company's cleaning routines.
- Future Local Development: The surrounding area near the hospital and major roads is evolving rapidly, so buyers should check local planning registers for upcoming construction projects nearby.
- Permit and Visitor Parking: Clarify the guest parking rules within the secure gates to ensure visiting friends or family members will not face clamping or towing issues.
Price positioning
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- The asking price appears somewhat conservative relative to typical market trends for similar properties, potentially designed to stimulate strong competitive interest and multiple bids from eager prospective buyers in a supply-constrained environment.
- Valuation signals such as floor area, secure parking, and a sought-after city location suggest the property could easily command a higher figure, making the current asking price an attractive entry point for investors and first-time buyers alike.
- Factors that could support this accessible pricing include annual management fees and a moderate BER rating, whereas strong local rental demand and proximity to essential transport links could rapidly undermine it by driving final bids significantly higher.
- Additionally, the inclusion of white goods and furniture alongside a well-maintained communal setting enhances overall value, ensuring the final transaction price will likely exceed the initial asking figure as market competition intensifies during the active bidding process.
Build Analysis
What we know from similar construction types
- The property is a top-floor apartment built around 2001 by Cosgrave developers, known for generally solid construction standards during that era.
- Being a top-floor unit, it benefits from a dual aspect and skylights in the bathroom and kitchen, but buyers should investigate roof insulation and check for any potential past or present roof leaks typical of top-floor properties.
- The heating system relies on electric heating, and buyers should verify the efficiency and running costs of these heaters, as well as the condition of the windows and overall thermal retention.
- The annual management fee is quoted at approximately 1,800 euros, so buyers should investigate what services, sinking funds, and maintenance are covered under this fee.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 to 1,600 euro.
- Explanation: The property features electric heating and holds a C2 BER rating for a 75 square metre apartment, meaning energy consumption will largely depend on individual usage habits and electricity tariffs.
Environmental checks
Area-level evidence and things to investigate
Air quality
Location could not be matched to the air-quality model.
Nearby sites
Location could not be matched precisely enough to check nearby sites.
Nearby infrastructure
Location could not be matched precisely enough to check nearby infrastructure.
Flood Safe
8/10Water overflow reports to follow up
- Being situated on the top floor of the development provides a significant vertical buffer above ground level.
- Official mapping indicates that the property is located a short distance outside of identified river flood hazard zones.
- The surrounding Kilmainham and South Circular Road areas have historical context related to nearby watercourses that warrant general awareness during severe weather events.
The property is outside the mapped flood area. But the nearest mapped area is approximately 75 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
73 ROTHE ABBEY, SOUTH CIRCULAR ROAD, KILMAINHAM
- Sale date
- Declared sale price
- €575,000.00
680 SOUTH CIRCULAR RD, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €1,100,000.00
588 SOUTH CIRCULAR RD, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €1,100,000.00
22 ROTHE ABBEY, SOUTH CIRCULAR RD, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €528,000.00
685 SOUTH CIRCULAR RD, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €395,000.00
Recent sales in the wider Kilmainham 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
- Estimated stamp duty: €3,850 — 1% of €385,000.
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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: generally range from 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 175 to 600 euro depending on the application type and value.
- Property valuation fees: typically around 150 to 250 euro.
- Surveyor fees: generally range from 400 to 800 euro for a standard apartment survey.
- Annual home insurance: estimated between 350 and 700 euro per year depending on the policy and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of the South Circular Road location, highlighting its proximity to the LUAS and local amenities in Kilmainham and Rialto.
- The ongoing development of the New Children's Hospital nearby is a frequent topic of local discussion regarding both employment and area regeneration.
- Community forums often praise the well-maintained landscaped grounds and secure gated nature of developments in this specific pocket of Dublin 8.
- Commuters in local resident groups often note the heavy traffic along the South Circular Road during peak hours, though public transport options help mitigate this.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property features two double bedrooms and a generous floor area of 75 square meters, offering reasonable space. However, being a top floor apartment with electric heating, it may lack the immediate outdoor play space of a traditional house, though local parks are nearby.
- Teenagers6/10
Two double bedrooms provide decent accommodation for growing teenagers, and the central city location near transport links like the LUAS makes independent travel easier.
- Multi-generational Living3/10
With a single bathroom and a 75 square meter footprint split across two bedrooms, the layout is generally too compact to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
An exceptional option for single buyers looking for a central Dublin location, offering two bedrooms, parking, and proximity to the city centre and the LUAS.
- Couples9/10
Ideal for couples seeking an apartment with a large open-plan living and dining room, dual-aspect natural light, and a sunny southerly aspect overlooking landscaped grounds.
- Empty Nesters8/10
The top-floor apartment offers low-maintenance living with secure gated entry and parking, making it attractive for those downsizing from a larger family home.
- Retirees6/10
While secure gated entry and manageable size are appealing, buyers should note that this is a top floor apartment in a development without mention of a lift, which may impact accessibility over time.
Work
3 areas- Remote Working8/10
With 75 sq.m of space, two bedrooms, and excellent storage including a storage room off the hallway, there is good flexibility to set up a home office.
- Hybrid Commuting10/10
Located just a six-minute walk approximately to the LUAS and close to the city centre, hybrid commuters have exceptionally convenient transport links.
- Retired7/10
The secure parking and gated entry make it a manageable option for retirees, provided stairs to the top floor are not an issue.
Practical
8 areas- Ageing in Place4/10
While the development features secure gated entry and low-maintenance apartment living, being a top-floor property without a lift poses potential long-term accessibility challenges.
- Low Maintenance9/10
As a managed apartment development with landscaped communal grounds and an annual management fee covering upkeep, day-to-day maintenance is minimal.
- Secure Gated Entry10/10
The property explicitly features secure gated entry from the South Circular Road and secure parking for peace of mind.
- Minimalist Design8/10
The open-plan layout, wooden flooring throughout, and good natural light lend themselves well to a clean, minimalist interior aesthetic.
- Flexible Floor Plans6/10
The 75 sq.m layout includes an entrance hallway, storage room, bathroom, kitchen, open-plan living/dining room, and two double bedrooms with standard apartment flexibility.
- Heritage Home2/10
Built circa 2001, this is a modern Cosgrave development rather than a traditional heritage or period home.
- Ecological Setup5/10
The property holds a C2 BER rating and electric heating, which is typical for its build era but falls short of modern high-efficiency ecological standards.
- Outdoor areas4/10
While there is no private balcony or garden, residents benefit from a sunny southerly aspect view and access to well-maintained communal grounds.
Interests
9 areas- Gardening3/10
As a top floor apartment, private gardening space is absent, though residents can enjoy the well-maintained and landscaped communal grounds.
- Walking8/10
The location offers excellent opportunities for urban walking, with local parks, the Irish Museum of Modern Art, and city amenities all accessible on foot.
- Gym7/10
The central Dublin location provides good access to various urban fitness centres and gym facilities within the broader neighborhood.
- Cycling7/10
Proximity to the city centre makes cycling a viable commuting and recreational option, though urban traffic conditions should be navigated with care.
- Golf4/10
While there are golf clubs in the wider Dublin region, none are immediately adjacent to this central apartment development.
- Fishing3/10
Fishing opportunities are limited locally, requiring travel outside the immediate urban center to reach suitable rivers or lakes.
- Horse Riding2/10
Equestrian facilities are scarce in this densely populated part of Dublin 8.
- Water Sports3/10
Water sports would require traveling towards the River Liffey estuary, Dublin Bay, or local leisure centers offering aquatic activities.
- Entertaining8/10
The large open-plan living and dining room with a sunny southerly aspect provides a fantastic, bright space for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Overlooking immaculately presented communal grounds with a southerly aspect provides a pleasant outlook, though its central South Circular Road location means urban background noise is to be expected.
- Rural Living1/10
This is a firmly urban apartment setting in Kilmainham, Dublin 8, completely removed from rural or countryside environments.
- Village Living7/10
The property benefits from being close to Kilmainham and Rialto villages, offering local amenities, shops, and restaurants within easy reach.
- Coastal Living2/10
The location is inland in Dublin 8, with no immediate proximity to the coast or marine amenities.
- Urban Living10/10
Centrally located in Dublin 8 close to the city centre, IMMA, the New Children`s Hospital, and the LUAS, offering quintessential city living.
Social
6 areas- Community Involvement6/10
Proximity to Kilmainham and Rialto villages fosters a sense of local community, supported by active neighborhood amenities.
- Café Culture8/10
Being close to the city centre and local urban villages ensures an abundance of cafes, eateries, and social spots nearby.
- Nightlife8/10
Easy access to Dublin city centre and surrounding vibrant neighborhoods provides extensive options for pubs, restaurants, and entertainment.
- Health/Wellness groups7/10
Urban health and wellness classes, pilates and stretching studios, and fitness groups are readily accessible throughout the local area.
- Networking Opportunities9/10
The central Dublin location places professionals in close proximity to major business hubs, events, and networking venues.
- Tech-Hub Connectivity9/10
Excellent connectivity and proximity to Dublin's primary commercial and technological centers make this a well-connected address.
Listing information
- Agent
- Young's Estate Agents
- Phone
- 01 497 5581
- Current status
- active
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-2B8A7FHouseDelve · 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.