72 Saint John's Well Way, Kilmainham, Dublin 8, Co. DublinD08PC90
SALE AGREED
Last asking price: €295,000
1 Bed~1 Bath~54 m²~BER C3
What you'll like:
- Own door access: Enjoy independent entry directly from the exterior without sharing communal hallways, offering added privacy and convenience for everyday living.
- South facing terrace: The expansive outdoor terrace receives fantastic natural sunlight throughout the day, creating an ideal setting for relaxation and outdoor dining.
- River Camac views: Picturesque water views from the property and communal gardens provide a tranquil, natural backdrop within an urban setting.
- Dual aspect layout: The property benefits from windows on multiple sides, ensuring superior cross-ventilation and a bright interior filled with natural light.
- Open plan living: The fluid layout combining living and dining zones maximizes usable space and creates a modern, highly sociable environment.
- Separate kitchen: The high-specification L-shaped kitchen is distinct from the main living area, effectively containing cooking odors and noise.
- Generous floor area: Measuring 54 square meters, this one-bedroom apartment offers exceptionally spacious proportions compared to standard city-centre alternatives.
- Sophisticated fitted wardrobes: The spacious double bedroom includes built-in storage solutions that maximize floor space and maintain a clutter-free environment.
- Gated development security: The secure gated complex offers residents enhanced peace of mind regarding privacy and controlled vehicle or pedestrian access.
- Scenic communal gardens: Well-maintained shared grounds featuring the River Camac running through them create a peaceful neighborhood aesthetic.
- Prime Kilmainham location: Situated in a highly sought-after Dublin neighborhood known for its rich heritage and vibrant community atmosphere.
- Proximity to Red Line LUAS: The light rail system is just a short stroll away, providing fast, reliable transit directly into the city centre.
- Cultural attractions nearby: Residents can easily walk to IMMA, the Irish National War Memorial Gardens, and the expansive Phoenix Park.
- Grand Canal access: The nearby canal offers scenic walking and cycling routes extending across various parts of the capital.
- Major hospitals close by: Both St. James's Hospital and the new National Children's Hospital are within comfortable walking distance for healthcare professionals.
- Local amenities on doorstep: A diverse range of cafes, bars, restaurants, and shops are conveniently located just moments from the development.
- Modern construction era: Built in 2005, the property benefits from contemporary building standards relative to older Victorian conversions in the area.
- Laminate flooring durability: Attractive laminate floors installed throughout the hallway and kitchen provide easy maintenance and a modern aesthetic.
- Bathroom storage potential: The partially tiled bathroom features well-kept sanitary ware and dedicated space underneath the sink for additional storage.
- Strong rental appeal: The combination of location, size, and features makes this property highly attractive for future tenants or investors.
But keep in mind:
- C3 energy rating: The moderate BER rating indicates potential inefficiencies in insulation or heating, which buyers should investigate for future upgrade costs.
- Annual management fees: Gated complexes typically incur yearly service charges, and buyers must verify the current exact cost and sinking fund status.
- River proximity considerations: Being adjacent to the River Camac means buyers should verify historical flood risks and check if specialized insurance is required.
- One bedroom limitation: The single-bedroom layout restricts long-term flexibility for growing households or those requiring a dedicated home office space.
- Single bathroom setup: The sole bathroom services both residents and guests, lacking the convenience of a separate guest powder room.
- Ground or upper floor unknowns: Buyers should verify the exact floor level and accessibility requirements if there is no elevator in the development.
- Terrace maintenance responsibility: Clarification is needed from the management company regarding who bears the long-term maintenance liability for the terrace decking.
- Potential traffic noise: Being located in a central urban neighborhood may expose residents to occasional traffic or pedestrian noise from nearby amenities.
- Kitchen appliance inclusion: Buyers must confirm through the contract of sale exactly which white goods and kitchen appliances are included in the purchase price.
- Ventilation verification: Check the efficiency of mechanical ventilation in the separate kitchen and internal bathroom to prevent moisture buildup and condensation.
- Management company health: Solicitors should review the management company's accounts, insurance policies, and minutes of recent AGMs for any financial red flags.
- Parking space allocation: The listing does not explicitly mention an assigned parking bay, so buyers must verify if parking is included or available.
- Bin storage facilities: Investigate the location and accessibility of communal waste management facilities relative to this specific own-door apartment.
- Pet policy restrictions: Buyers with pets should review the development house rules to confirm whether keeping domestic animals is permitted within the complex.
- External maintenance schedule: Inquire about the planned schedule for exterior painting, window repairs, and general upkeep of the gated development.
- Broadband speed availability: Verify the maximum internet connection speeds available at this specific address for remote working requirements.
- Heating system type: Check the efficiency and fuel source of the primary heating system to estimate winter utility expenses accurately.
- Security gate reliability: Ensure the pedestrian and vehicular security gates have a reliable maintenance record to prevent access issues for residents.
- Future local development: Investigate surrounding zoned land in Kilmainham to understand potential future construction projects that might impact light or views.
- Resale restrictions: Check the management lease covenants for any potential restrictions on letting the property out to future tenants.
Price positioning
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- The asking price appears significantly undervalued relative to broader market benchmarks in the immediate vicinity and wider capital locations for similar residential accommodations, suggesting a highly competitive entry point for prospective buyers seeking urban property.
- Valuation signals heavily indicate undervaluation when comparing the listed figure against recent residential transactions on the same street and across the broader Dublin 8 postal district, where typical apartment sales routinely command considerably higher sums.
- Such a lower asking price could be supported by localized factors such as competitive bidding strategies by the selling agent, whereas it might be undermined if major structural repairs are unexpectedly required or if management fees prove excessive.
- Additional relevant factors include the property's own-door access, desirable south-facing terrace overlooking the river, and proximity to transport links, which generally enhance market desirability and typically drive values well beyond this current listing level.
Build Analysis
What we know from similar construction types
- The property was constructed around 2005, placing it in a post-2000 era where modern building regulations apply, though a structural survey is still recommended to check for any latent defects.
- Features own-door access and a dual-aspect layout, which generally improves natural light and ventilation compared to standard apartment block corridors.
- A buyer should investigate management company fees, sinking fund balances, and rules regarding the maintenance of the communal gardens and the River Camac area.
- Check the condition and waterproofing of the large south-facing terrace, as exterior decks in multi-unit developments can sometimes require ongoing maintenance or cause water ingress issues.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €600 to €800.
- Explanation: Based on a floor area of 54 square metres and a C3 BER rating, energy consumption for heating will be moderate, though actual costs will depend on individual usage habits and energy tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban residential area of Kilmainham without major heavy industrial facilities or active landfill sites in immediate proximity.
- As with many central urban locations, buyers should verify any historical industrial land use or legacy concerns regarding proximity to the River Camac corridor.
Flood Safe
6/10Water overflow reports to follow up
- The development overlooks the River Camac, meaning surface water or fluvial flood risks associated with nearby watercourses should be investigated during the pre-purchase process.
- Prospective buyers are advised to consult official local authority flood maps and obtain a specific environmental risk assessment to verify the property's exact flood safety status.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 65, ST JOHNS WELL WAY, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €440,000.00
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: €2,950 — 1% of €295,000.
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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: roughly €1,500 to €2,500 excluding VAT and outlay costs.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fees: around €150 to €250 for mortgage purposes.
- Surveyor fees: approximately €400 to €800 depending on the level of detail required for the apartment.
- Annual home insurance: roughly €300 to €600 per year depending on the policy and contents cover.
Forum Talk
What people are saying about this area
- Residents in Kilmainham frequently highlight the area's excellent connectivity, particularly noting the convenience of the Red Line LUAS for commuting into the city centre.
- The local community often praises the proximity to cultural and green amenities such as the Irish Museum of Modern Art (IMMA), the War Memorial Gardens, and the Phoenix Park.
- Discussion on local forums often centers around ongoing developments near St. James's Hospital and the new Children's Hospital, noting positive impacts on local medical infrastructure.
- Neighbourhood discussions sometimes mention busy traffic corridors during peak hours, though the gated developments like St. John's Well Way are generally appreciated for offering a quieter residential setting.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The property is a 1-bedroom apartment spanning 54 m², which is generally too small for young children long-term, though it features a large south-facing terrace.
- Teenagers3/10
With only one bedroom and limited overall floor area of 54 m², this apartment lacks adequate space and privacy for teenagers.
- Multi-generational Living2/10
A single-bedroom configuration does not accommodate multi-generational living arrangements.
- Single Buyers9/10
The 1-bedroom layout, own-door access, and convenient Dublin 8 location make this an ideal choice for single buyers.
- Couples7/10
Suitable for a couple starting out or seeking a low-maintenance city pad, though the single bedroom offers limited private space.
- Empty Nesters8/10
Great option for empty nesters looking to downsize to an easily manageable, own-door apartment close to city amenities.
- Retirees7/10
Benefits from own-door access and a gated development setting, though buyers should verify internal accessibility features such as stairs if applicable.
Work
3 areas- Remote Working8/10
The open-plan living layout and separate kitchen provide workable spaces for remote tasks, though broadband speeds should be verified.
- Hybrid Commuting9/10
The short stroll to the Red Line LUAS provides excellent, straightforward commuting access into Dublin city center.
- Retired8/10
Well-suited for retirement due to single-level living potential, own-door access, and a low-maintenance gated environment.
Practical
8 areas- Ageing in Place6/10
Features own-door access and single-level apartment living, though buyers should verify any external steps leading to the entrance or terrace.
- Low Maintenance9/10
A modern 54 m² 1-bedroom apartment layout ensures minimal upkeep compared to larger houses.
- Secure Gated Entry9/10
Located in an attractive gated development providing an added layer of security and privacy.
- Minimalist Design9/10
Dual-aspect open-plan layout aligns well with minimalist design preferences and efficient space utilization.
- Flexible Floor Plans5/10
As a compact 1-bedroom unit, the floor plan offers limited scope for major layout reconfiguration.
- Heritage Home3/10
Built in 2005, this is a modern build rather than a traditional period or heritage home.
- Ecological Setup6/10
Comes with a C3 BER rating; buyers may wish to investigate potential energy efficiency upgrades.
- Outdoor areas9/10
Highlights a large south-facing terrace overlooking the River Camac, offering excellent private outdoor space for an apartment.
Interests
9 areas- Gardening4/10
While there is no traditional private garden, the property boasts a large south-facing terrace suitable for container gardening and potted plants.
- Walking9/10
Fantastic walking opportunities nearby including the Memorial Gardens, Phoenix Park, and the Grand Canal.
- Gym7/10
Urban location provides good access to local fitness facilities and wellness centers in the Dublin 8 area.
- Cycling8/10
Good connectivity to the city center and nearby parks makes cycling a viable and convenient transport option.
- Golf5/10
Requires travel to nearby courses in the wider Dublin region, as typical for central urban locations.
- Fishing3/10
The River Camac runs through the communal gardens, but it is not a primary angling destination.
- Horse Riding2/10
Urban setting means equestrian facilities are not immediately on hand and would require travel to the outskirts.
- Water Sports3/10
Proximity to the River Camac offers scenic views rather than active water sports opportunities, which are found closer to the coast or lidos.
- Entertaining8/10
Features an open-plan living and dining area connected to a large south-facing terrace with river views, ideal for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in an attractive gated development overlooking the River Camac, offering pleasant views, though situated within an active Dublin suburb.
- Rural Living1/10
This is an urban apartment setting in Kilmainham, Dublin 8, offering an entirely urban environment rather than rural.
- Village Living7/10
Kilmainham provides a distinct village feel with local cafes, bars, and shops on the doorstep while remaining close to the city center.
- Coastal Living2/10
The property is located inland in Dublin and features river views rather than coastal proximity.
- Urban Living9/10
Excellent urban lifestyle score with easy access to the city center, LUAS red line, local hospitals, and cultural amenities like IMMA.
Social
6 areas- Community Involvement6/10
Gated development setting and local Kilmainham neighborhood encourage community engagement through nearby amenities.
- Café Culture9/10
A range of local cafes, bars, and restaurants are directly on the doorstep in the vibrant Kilmainham area.
- Nightlife7/10
Good access to local neighborhood spots with swift transport links into the wider Dublin nightlife scene.
- Health/Wellness groups8/10
Proximity to St. James's Hospital and local wellness offerings support health-focused lifestyles.
- Networking Opportunities8/10
Central Dublin location facilitates professional networking and connectivity to tech and business hubs.
- Tech-Hub Connectivity8/10
Strong transport links and central positioning offer good access to Dublin's major employment and tech centers.
Listing information
- Agent
- Brock DeLappe Estate Agents
- Phone
- 01 633 4446
- Current status
- sale agreed
- Published on HouseDelve
- 24 September 2026
- Correction
- Report an issue
HD-470FE2HouseDelve · 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.