8 Portobello Wharf, Portobello, Dublin 8D08T227
€595,000
2 Bed~2 Bath~65 m²~BER C
What you'll like:
- Prime Waterside Location: The property sits in a highly sought-after area of Dublin 8, offering immediate walking access to the city centre, trendy cafés, restaurants, and local bars.
- Abundant Natural Light: The apartment features a desirable dual-aspect layout, ensuring the interior receives plenty of daylight and remains bright and welcoming throughout the day.
- Picturesque Canal Outlook: The main living space boasts a south-facing orientation overlooking Harold's Cross Bridge and the scenic Grand Canal, creating a charming and relaxing backdrop.
- Turnkey Condition: Presented in ready-to-move-in condition with stylish interiors and attractive timber flooring, saving the buyer from undertaking immediate costly renovations or interior modernization works.
- Private Outdoor Space: A dedicated west-facing balcony provides an ideal private spot for buyers to enjoy afternoon and evening sunshine right from their own home.
- Communal Roof Terrace: Residents have access to a large communal rooftop terrace, offering an expansive outdoor relaxation space with elevated views of the surrounding urban landscape.
- Secure Parking Included: The inclusion of a designated secure parking space is a rare and exceptionally valuable commodity for convenient driving and city-centre living.
- Dual Bathroom Convenience: Having two bathrooms in total, including a main bedroom en-suite, offers practical daily comfort and prevents morning queues for owner-occupiers and visiting guests.
- Efficient Heating System: Gas-fired central heating provides reliable warmth and precise temperature control, ensuring a comfortable indoor climate during colder autumn and winter months.
- Elevator Accessibility: The building features convenient lift access, making the apartment easily accessible for residents with heavy shopping, luggage, or mobility considerations.
- Generous Room Proportions: Both bedrooms are described as generously proportioned, ensuring sufficient space for double beds and necessary storage furniture without feeling cramped.
- Functional Kitchen Layout: A fully fitted kitchen provides ample storage and worktop space, giving residents a practical and well-equipped cooking environment for everyday meal preparations.
- Feature Living Room Fireplace: A built-in feature gas fireplace adds a cozy focal point to the main living room, enhancing the aesthetic appeal and comfort of the lounge.
- Strong Investor Appeal: The combination of a prime central location, two bedrooms, and two bathrooms makes this an attractive buy-to-let option with robust rental demand.
- Established Asking Price Stability: The recorded asking price history shows no downward adjustments, reflecting firm pricing confidence by the seller in the local housing market demand.
- Walkable Public Transport: Proximity to local public transport networks ensures effortless commuting across Dublin 2, 6, 6W, and 8 without relying entirely on a private vehicle.
- Leisurely Walking Routes: The adjacent Grand Canal provides scenic pathways for walking, jogging, and outdoor recreation, offering a peaceful green escape within the bustling city.
- Modern Comfort Features: The integration of contemporary finishes alongside practical amenities ensures a comfortable lifestyle that blends urban convenience with relaxed waterside living.
- Clear Energy Rating: The provided C-rated Building Energy Rating gives buyers a transparent baseline of the property's current thermal performance and potential heating costs.
- Established Neighbourhood Profile: Portobello is widely recognized as one of Dublin's most fashionable neighborhoods, historically holding its desirability and long-term property value exceptionally well.
But keep in mind:
- Substantial Annual Service Charge: The annual service charge is approximately 4,312 euros, which represents a significant ongoing yearly overhead that buyers must factor into their monthly budgeting.
- Moderate Energy Rating: The C-rated BER indicates that energy efficiency is only average, meaning buyers should investigate potential insulation upgrades to reduce future heating bills.
- High Entry Price Point: The asking price of 595,000 euros for a 65-square-meter apartment places a high capital value per square meter, requiring careful evaluation of market value.
- Potential Traffic Noise: Being positioned near a bridge and main urban thoroughfare, buyers should inspect the property at peak traffic hours to check for potential road noise.
- Management Company Oversight: Buyers must thoroughly review the management company's financial health, sinking fund reserves, and planned building maintenance to avoid unexpected future special levies.
- Leasehold Title Verification: Since apartments typically operate under leasehold structures, legal counsel must carefully examine the lease length, ground rent terms, and any restrictive covenants.
- Balcony Privacy Considerations: The west-facing balcony may experience overlooking from adjacent properties or passing pedestrians, so buyers should assess privacy levels during evening viewings.
- Limited Expansion Potential: With a fixed floor area of 65 square meters, the layout cannot be easily expanded, meaning buyers must outgrow the space if their household expands.
- Communal Area Maintenance: Shared facilities such as the lift, stairwells, and rooftop terrace depend entirely on consistent management upkeep to prevent deterioration and maintain building standards.
- Parking Space Security: Buyers should physically inspect the designated parking space to ensure it is easily maneuverable, secure, and free from awkward access angles or tight turning circles.
- Waste Management Logistics: Prospective purchasers should verify the arrangements for household waste and recycling disposal within the development to ensure clean and orderly communal areas.
- Bicycle Storage Availability: The listing does not mention secure bicycle parking, so cycling commuters should verify if dedicated and safe bike storage facilities exist on-site.
- Gas Appliance Safety: The presence of a gas fireplace and gas-fired central heating requires buyers to commission a professional safety inspection of all gas lines and appliances.
- Window Glazing Efficiency: Given the C energy rating, buyers should check the age and acoustic performance of the windows to ensure they adequately block street noise and retain heat.
- Water Pressure Performance: Multi-story apartment buildings can occasionally suffer from low water pressure, so buyers should test the taps and shower flow during the property survey.
- Refuse Charge Clarity: Buyers must confirm whether municipal waste collection fees are included within the steep annual service charge or billed separately as an additional utility.
- Future Development Proximity: Purchasers should check local planning registers to ensure no upcoming nearby developments will obstruct the canal views or introduce prolonged construction disruption.
- Ventilation and Condensation: Dual-aspect apartments generally ventilate well, but buyers should still inspect bathrooms and utility areas for any historical signs of damp or mold.
- Insurance Premium Obligations: Being near a canal and within a multi-unit block can sometimes affect building insurance costs, so buyers should request details on master policy coverage.
- Unyielding Price Position: The lack of any asking price reductions in the tracked history suggests the vendor may be rigid during negotiations, limiting potential discount opportunities.
Price positioning
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- The asking price of €595,000 appears notably elevated relative to historical transactions on the same street, such as Apartment 10 selling for €588,000 years prior, suggesting the vendor has set an ambitious premium for this two-bedroom layout.
- Valuation signals present a mixed picture where turnkey condition, canal-facing dual aspect living spaces, and secure designated parking drive strong appeal, yet an exceptionally high annual service charge of over four thousand euros acts as a significant deterrent.
- This pricing strategy could be fully supported by persistent severe housing shortages and intense buyer demand for prime central Dublin locations, but it could equally be heavily undermined by cautious buyers factoring in long-term maintenance costs and energy efficiency limits of a C BER rating.
- Relevant market context includes the recorded asking price remaining entirely unchanged since initial tracking, indicating a firm vendor stance that leaves little immediate room for negotiation despite broader economic pressures impacting affordability across the wider capital region.
Build Analysis
What we know from similar construction types
- The property is a dual-aspect, second-floor apartment measuring approximately 65 square metres with two bedrooms and two bathrooms.
- It features gas-fired central heating, a feature gas fireplace, and a C-rated BER.
- Buyers should investigate the management company accounts, sinking fund status, and the breakdown of the annual service charge, which is approximately 4,312 euros.
- Verify the condition and compliance of the lift access, the secure designated parking space, and the communal rooftop terrace.
Heating cost*
Estimated expense to heat this property every year
- €900 to €1,200 per year. This estimate is based on the 65 m² floor area and the C-rated BER performance indicator of 224.40 kWh/(m²·y) utilizing gas-fired central heating.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban residential area without major heavy industrial facilities or active landfill sites in immediate proximity.
- As with many inner-city locations, potential legacy industrial uses in the broader district are minimal, but buyers may wish to verify historical site background if concerned.
Flood Safe
7/10Water overflow reports to follow up
- The apartment is located alongside the Grand Canal, meaning proximity to a major water body warrants a standard broad-scale flood check for peace of mind.
- While elevated apartment living significantly reduces individual unit vulnerability, buyers should consult official local authority flood maps to confirm surface water or fluvial risk profiles for the wider canal corridor.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 7 PORTOBELLO WHARF, WINDSOR TERRACE, DUBLIN 8
- Sale date
- Declared sale price
- €352,000.00
3 PORTOBELLO WHARF, WINDSOR TERRACE, DUBLIN 8
- Sale date
- Declared sale price
- €506,000.00
10 PORTOBELLO WHARF, WINDSOR TERRACE, DUBLIN 8
- Sale date
- Declared sale price
- €588,000.00
Recent sales in the wider Portobello 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
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,950 — 1% of €595,000.
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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: €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation.
- Surveyor fees: €400 to €800 for a structural pre-purchase survey.
- Annual home insurance: €300 to €600 depending on the level of contents and building cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently highlight Portobello as one of Dublin's most desirable and vibrant urban villages due to its proximity to the city centre and the scenic Grand Canal.
- Local discussions often revolve around the lively café culture, excellent restaurants, and social amenities available right on the doorstep along Portobello and Harold's Cross.
- Community forums occasionally mention the convenience of walking or cycling to St Stephen's Green and Grafton Street, though commuter parking and traffic congestion are common talking points.
- Public transport connectivity via local bus routes and nearby canal-side walking paths is generally praised by residents and commuters in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The apartment is a two-bedroom, 65 square metre unit which may feel cramped for growing families, though the location near the Grand Canal offers open space for walks. Storage might be limited with a young family.
- Teenagers5/10
Two bedrooms provide adequate space for up to two children or teens, and the central location offers independence, but overall floor area is compact at 65 m².
- Multi-generational Living2/10
A 65 m² footprint with two bathrooms is far too small to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
An exceptional layout for a single professional desiring city living, proximity to amenities, a secure parking space, and a turnkey condition apartment.
- Couples9/10
Ideal for couples with two bedrooms, two bathrooms, a sunny south-facing living area, a west-facing balcony, and vibrant nearby neighborhood amenities.
- Empty Nesters8/10
Lift access, secure gated parking, low maintenance apartment living, and proximity to city culture make this very appealing for downsizers.
- Retirees7/10
Features lift access and low-maintenance apartment living, though buyers should verify ongoing management fees and service charges relative to fixed retirement incomes.
Work
3 areas- Remote Working8/10
Two bedrooms allow for a dedicated home office setup, though buyers should verify broadband speeds and connectivity within the building.
- Hybrid Commuting10/10
Extremely convenient for hybrid workers given its walking distance to Dublin city centre and accessible public transport links.
- Retired7/10
Suitability for retirees is high due to low maintenance and lift access, though service charges should be budgeted for.
Practical
8 areas- Ageing in Place7/10
Benefits from lift access and single-level apartment living, making daily mobility easier, though future accessibility modifications inside the 65 m² unit could be constrained.
- Low Maintenance9/10
Turnkey condition dual-aspect apartment with managed common areas reduces typical homeowner upkeep burdens.
- Secure Gated Entry8/10
Includes a designated secure parking space and controlled building entry for enhanced peace of mind.
- Minimalist Design8/10
Compact 65 m² layout with attractive timber flooring and clean modern finishes lends itself well to minimalist living.
- Flexible Floor Plans5/10
Fixed apartment layout offers limited structural flexibility compared to standalone houses.
- Heritage Home1/10
This is a modern apartment building rather than a period or heritage residential property.
- Ecological Setup6/10
Features a C-rated BER, which is standard for many apartments but leaves room for potential energy efficiency upgrades.
- Outdoor areas6/10
Features a private west-facing balcony and a large communal rooftop terrace, compensating for the lack of a private ground-level garden.
Interests
9 areas- Gardening3/10
Private outdoor space is limited to a west-facing balcony, though there is a large communal rooftop terrace for building residents.
- Walking9/10
The Grand Canal provides an immediate, picturesque setting for daily walks, and the city centre is easily reachable on foot.
- Gym7/10
Central Dublin location ensures numerous fitness centres and commercial gyms are within a short distance.
- Cycling8/10
Flat city terrain and canal-side routes make cycling a viable and popular commuting or recreational option from this area.
- Golf4/10
Requires traveling outside the immediate city centre core to access golf courses in the wider Dublin region.
- Fishing2/10
Urban canal setting is not suited for serious fishing pursuits.
- Horse Riding1/10
No equestrian facilities or stables are accessible within this dense urban setting.
- Water Sports3/10
The Grand Canal is primarily for scenic walks rather than major water sports activities.
- Entertaining7/10
Features a bright open-plan living area with a south-facing aspect, a west-facing balcony, and a communal rooftop terrace suitable for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Being in the vibrant Portobello district close to the city centre and bustling amenities means exposure to typical urban sounds, despite the scenic canal backdrop.
- Rural Living1/10
This is a dense urban environment in central Dublin with zero rural characteristics.
- Village Living8/10
Portobello offers a distinct urban-village feel with local cafés, restaurants, and shops within walking distance alongside the Grand Canal.
- Coastal Living2/10
Located beside the Grand Canal rather than the coast, offering freshwater canal views instead of marine environments.
- Urban Living10/10
Prime Dublin 8 position within walking distance of the city centre, public transport, and endless urban conveniences.
Social
6 areas- Community Involvement6/10
Urban apartment living tends to be less community-centric than suburban neighborhoods, though local Portobello groups and resident networks exist.
- Café Culture10/10
Portobello and surrounding Dublin 8/2 districts boast an exceptional array of popular local cafés and eateries within walking distance.
- Nightlife9/10
Proximity to Dublin city centre places a vast selection of bars, pubs, clubs, and entertainment venues right on the doorstep.
- Health/Wellness groups8/10
Urban location provides easy access to various pilates & stretching studios, yoga centers, and wellness classes.
- Networking Opportunities9/10
Living close to Dublin's commercial hubs offers strong networking potential for professionals across diverse sectors.
- Tech-Hub Connectivity9/10
Well-situated relative to Dublin's major tech employers and innovation districts, facilitating straightforward commutes.
Listing information
- Agent
- DNG Central
- Phone
- 01 679 4088
- Current status
- active
- Published on HouseDelve
- 25 October 2026
- Correction
- Report an issue
HD-06D761HouseDelve · 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.