8 Leix Road, Cabra, Dublin 7D07HV04
€395,000
3 Bed~1 Bath~74 m²~BER G
What you'll like:
- End of terrace: The end-of-terrace position provides valuable side access directly to the rear garden, making maintenance and contractor access much easier during a renovation.
- Blank canvas potential: Spanning approximately 74 square meters, the traditional layout offers a complete blank canvas for buyers looking to customize every finish to their exact taste.
- Mature Dublin 7 location: Situated in the heart of Cabra, the property places future occupants within a well-established community with excellent long-term neighborhood stability.
- Rear garden extension scope: The generous rear garden offers excellent physical space for a substantial ground-floor extension, subject to acquiring the necessary local planning permissions.
- Front parking potential: The front garden footprint indicates potential scope to create private off-street parking, subject to local authority planning consent and dropping the curb.
- Proximity to TU Dublin: The nearby Grangegorman campus enhances long-term rental demand and capital growth potential, making this a sound investment for academics or students.
- Excellent public transport: Convenient access to local bus routes and the Luas cross-city line ensures rapid and reliable commuting into the heart of Dublin city centre.
- Green space nearby: The closeness of the expansive Phoenix Park provides wonderful recreational amenities for walking, cycling, and outdoor leisure activities just minutes away.
- Manageable footprint: At roughly 797 square feet, the compact size helps keep initial material and labor costs manageable compared to larger sprawling properties.
- Traditional proportioned rooms: Well-proportioned rooms throughout the ground and first floors provide a functional structural base for modern interior reconfigurations and open-plan living.
- Original period fireplaces: Retaining traditional fireplaces in both the living room and primary bedroom adds authentic character features that can be restored as stylish focal points.
- Straightforward layout: The standard three-bedroom, one-bathroom arrangement avoids convoluted structural anomalies, simplifying architectural planning and layout redesign phases.
- Established local amenities: A wide array of local shops, schools, and essential services are within easy walking distance, supporting convenient daily family living routines.
- Access to M50 network: Motorists benefit from straightforward connectivity to the M50 road network, facilitating efficient travel routes across the wider Dublin region and beyond.
- Strong resale precedent: The established desirability of Cabra residential pockets supports strong future capital appreciation once the comprehensive refurbishment works are successfully completed.
- Direct garden connection: The kitchen layout overlooks and connects directly to the outdoor space, presenting an ideal configuration for creating a modern kitchen-diner setup.
- Generous primary bedroom: The front bedroom spans the entire width of the house, offering an unusually spacious master retreat with great natural light levels.
- No onward chain: Purchasing a vacant renovation project typically involves fewer complications from upward chains, potentially streamlining the overall purchase negotiation and closing process.
- Independent contractor control: Buying a home in need of total modernization allows the purchaser to hire their own trusted tradespeople rather than inheriting rushed developer finishes.
- Energy grant eligibility: Owning a property with significant modernization needs provides an ideal opportunity to leverage deep retrofit government grants to improve energy efficiency.
But keep in mind:
- Abysmal G energy rating: The property holds a disastrous G BER rating with high energy consumption, meaning a buyer must budget heavily for comprehensive insulation and heating upgrades.
- Comprehensive refurbishment required: The description explicitly notes that the dwelling requires complete modernisation throughout, translating to substantial financial outlays beyond the purchase price.
- Outdated heating system: Given the G energy rating, the central heating infrastructure is likely obsolete or nonexistent, requiring a complete rip-out and replacement installation.
- Substantial window replacement: Single-glazed or poorly performing windows will likely need immediate replacement to eliminate drafts and comply with modern thermal retention standards.
- Rewiring costs likely: An older home in this condition frequently features outdated electrical wiring systems that must be fully upgraded to meet current safety codes.
- Plumbing overhaul needed: The presence of a small ground-floor shower room and separate WC suggests the plumbing and bathroom facilities require a complete re-engineering.
- Planning permission risks: Any ambitious plans to extend the rear or add off-street parking depend entirely on council approval, introducing regulatory uncertainty and delay risks.
- Hidden structural defects: Unseen issues such as damp, rot, or roof timber degradation could emerge once stripping out begins, adding unexpected costs to the renovation budget.
- Asbestos risk potential: Older properties undergoing major renovation often contain hazardous materials like asbestos in Artex ceilings or old floor tiles, requiring specialist removal.
- Upfront capital intensity: Securing a mortgage for a severely distressed property can sometimes be challenging, and bridging the finance gap for heavy renovations requires deep pockets.
- Temporary alternative accommodation: Because the house is completely uninhabitable in its current state, buyers must factor in the cost of renting elsewhere during construction.
- Party wall considerations: End-of-terrace properties share a structural party wall, meaning any heavy construction or side access works must carefully account for neighbor impacts.
- Parking congestion locally: Cabra streets can suffer from high residential parking density, making it difficult for contractors to park large vans near the property daily.
- Waste management logistics: Major strip-outs generate immense amounts of debris, meaning buyers must budget for costly skip permits and professional waste clearance services.
- Project management burden: Overseeing a comprehensive structural overhaul requires significant time, technical oversight, and stress management if acting as an owner-builder.
- Escalating construction costs: Prevailing market rates for building materials and skilled labor remain volatile, meaning renovation estimates could easily run significantly over budget.
- Drainage inspection needed: Older clay or cast-iron underground drainage pipes should be professionally CCTV-surveyed to check for root damage or collapse before purchasing.
- Ventilation deficiencies: Lack of modern damp-proofing and extraction fans usually leads to severe condensation issues in unrenovated homes of this specific era.
- Roof condition unknowns: The condition of the roof slates, timbers, and flashing should be rigorously inspected, as a full roof replacement represents a massive capital expense.
- Council compliance delays: Dealing with local planning authorities for extensions or curb drops can add months of administrative waiting time before physical work can begin.
Price positioning
?
- The asking price appears noticeably undervalued compared against typical transaction values for similar homes on the exact same street, which regularly command significantly higher figures upon changing hands.
- The primary valuation discount signal stems from the exceptionally poor energy efficiency rating and the heavy capital expenditure required for comprehensive modernisation throughout the entire dwelling.
- Substantial renovation works, structural interventions, and modern energy upgrades could easily support a much higher overall valuation, provided that construction budgets and planning permissions are carefully managed.
- Unforeseen hidden defects, escalating contractor costs, or delays in securing necessary planning approvals for potential extensions could undermine the anticipated financial return on this particular project.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace home extending to approximately 74 square metres and requires comprehensive refurbishment throughout.
- Given the G BER rating, a buyer should investigate the condition of the roof, windows, and structural elements for potential dampness, inadequate insulation, and outdated electrical or plumbing systems.
- The end-of-terrace position provides side pedestrian access, which is beneficial for bringing in renovation materials and waste removal.
- The generous rear garden offers potential for extension, though any structural additions should be verified against local planning regulations.
- The front garden may offer scope for off-street parking subject to obtaining the necessary planning permissions and dropped kerb approval.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating that it requires a comprehensive deep retrofit to achieve modern energy efficiency standards.
- A full deep retrofit for a 74 square metre home typically costs between EUR 50,000 and EUR 80,000 or more, depending on the extent of external wall insulation, internal dry lining, window replacements, upgrading the heating system to a heat pump, and installing solar panels.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may help offset a portion of these costs, subject to meeting specific energy upgrade thresholds.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,200 euro.
- Explanation: Given the poor G energy rating and a floor area of 74 square meters, the property currently suffers from very high heat loss and inefficient thermal performance, resulting in elevated heating expenses until comprehensive energy upgrades are carried out.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
50 LEIX RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €571,000.00
50 LEIX RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €555,711.33
78 LEIX RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €468,000.00
32 LEIX RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €545,000.00
56 LEIX RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €595,000.00
Recent sales in the wider Cabra area
7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €361,000.00
17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7
- Sale date
- Declared sale price
- €282,789.00
21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7
- Sale date
- Declared sale price
- €355,000.00
80 ST. EITHNE ROAD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
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, or roughly 3,950 euro
- Solicitor legal fees: approximately 1,500 to 2,500 euro excluding outlays and VAT
- Land registration fees: approximately 600 to 800 euro depending on property value and registration type
- Property valuation fees: approximately 150 to 300 euro
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the survey required
- Annual home insurance: approximately 350 to 600 euro depending on the policy coverage
Forum Talk
What people are saying about this area
- Local residents frequently discuss the ongoing transition and regeneration of Cabra, highlighting its strong community feel and proximity to the city centre.
- Discussions on neighbourhood forums often focus on the convenience of the Luas cross-city line and multiple bus routes serving the area.
- Homeowners in the vicinity frequently share tips and experiences regarding retrofitting and energy upgrade grants, particularly for older housing stock.
- Local community groups actively organise events and tidy initiatives, contributing to a well-regarded neighbourhood atmosphere in Dublin 7.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property has three bedrooms and a rear garden, offering a foundation for families, but requires complete renovation before it is suitable for young children.
- Teenagers5/10
Three bedrooms provide individual space, though the compact 74 sq.m. floor area and single bathroom may become tight as teenagers grow.
- Multi-generational Living2/10
The home's limited size, traditional layout, and single bathroom are not suited to multi-generational living without major structural expansion.
- Single Buyers7/10
An end-of-terrace layout with side access provides a great opportunity for single buyers looking to take on a renovation project.
- Couples7/10
Offers a blank canvas for couples wanting to put their own stamp on a property in an established Dublin location, though significant upgrade work is needed.
- Empty Nesters4/10
While single-level living is not required, the comprehensive refurbishment needed and stairs make it less ideal for empty nesters seeking ease.
- Retirees3/10
The G energy rating and extensive repair requirements mean significant physical and financial commitment, which may not suit retirees.
Work
3 areas- Remote Working6/10
Bedroom 3 or the second reception spaces can function as a home office, though buyers should verify broadband connectivity.
- Hybrid Commuting9/10
Exceptional public transport links and proximity to the City Centre make hybrid commuting very convenient.
- Retired3/10
The property requires comprehensive refurbishment, which can be challenging and stressful for retirees.
Practical
8 areas- Ageing in Place3/10
Two-story layout with a ground floor shower room, but narrow spaces and the need for complete modernization limit its suitability for ageing in place without adaptation.
- Low Maintenance1/10
Requires comprehensive refurbishment throughout, a G BER rating, and substantial renovation work.
- Secure Gated Entry2/10
Standard end-of-terrace property with street frontage and side pedestrian access rather than gated security.
- Minimalist Design4/10
Traditional layout with separate rooms, though it presents a blank canvas for someone wanting to reconfigure into a minimalist style.
- Flexible Floor Plans6/10
Traditional layout with separate living and dining rooms, offering scope for reconfiguration subject to professional advice.
- Heritage Home3/10
Retains some period features like fireplaces, but requires extensive structural and energy upgrades rather than being a pristine heritage home.
- Ecological Setup1/10
Carries a G BER rating (452.68 kWh/m²/yr), indicating poor energy efficiency and a need for major ecological upgrades.
- Outdoor areas6/10
Benefits from valuable side access, a generous rear garden with extension potential, and a front garden with scope for off-street parking.
Interests
9 areas- Gardening5/10
Features a generous rear garden and front garden space, offering good potential for landscaping once cleared and planned.
- Walking8/10
Proximity to Phoenix Park and local amenities makes walking a very viable and attractive activity.
- Gym6/10
Urban location provides access to nearby fitness facilities, though none are directly integrated into the property.
- Cycling8/10
The city location and proximity to cycle routes into the centre and Grangegorman make cycling convenient.
- Golf4/10
Standard urban setting with golf courses requiring short transport links rather than being immediately adjacent.
- Fishing2/10
An inner-city residential location with no notable fishing amenities nearby.
- Horse Riding2/10
Urban environment offers very limited opportunities for horse riding locally, though Phoenix Park has equestrian links.
- Water Sports2/10
Inland location means water sports require travel to coastal areas or Dublin Bay.
- Entertaining5/10
Separate dining room and rear garden offer potential for entertaining after extensive modernization and layout updates.
Lifestyle
5 areas- Quiet Living6/10
Located in a mature residential neighborhood in Cabra, though urban ambient noise and renovation works will temporarily impact quietness.
- Rural Living1/10
This is an established urban residential location in Dublin 7 with city surroundings and busy thoroughfares nearby.
- Village Living7/10
Cabra offers a strong sense of local community with neighborhood shops and amenities within easy reach.
- Coastal Living1/10
The property is inland in Dublin and does not offer coastal proximity.
- Urban Living9/10
Positioned in the heart of Cabra with excellent public transport and easy access to the Dublin City Centre and TU Dublin Grangegorman.
Social
6 areas- Community Involvement7/10
Established mature neighborhood in Cabra with active local networks and community facilities.
- Café Culture6/10
Access to local spots and proximity to Phibsborough and the city centre provide reasonable café culture options.
- Nightlife7/10
Easy access to Dublin City Centre ensures a wide range of nightlife options within a short commute.
- Health/Wellness groups6/10
Urban setting supports various pilates & stretching studios, gyms, and wellness classes nearby.
- Networking Opportunities7/10
Proximity to TU Dublin Grangegorman and the city centre offers good professional networking potential.
- Tech-Hub Connectivity8/10
Dublin's major tech employers and hubs are easily accessible via the extensive transport infrastructure.
Listing information
- Agent
- Sherry FitzGerald Phibsborough
- Phone
- 01 860 3956
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-110B6AHouseDelve · 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.