8 The Daintree, Pleasants Place, Portobello, Dublin 8D08DT73
€750,000
2 Bed~2 Bath~110 m²~BER B
What you'll like:
- Generous floor area: Spanning approximately 110 square meters, this property offers rare spaciousness for a two-bedroom city-centre apartment, providing comfortable living conditions for future occupants.
- Architectural pedigree: Originally designed as an architect's office and converted into a residence, the home features unique structural steelwork and exposed timber beams that elevate its interior aesthetic.
- Efficient energy rating: Achieving a B-rated BER ensures lower heating costs and better thermal retention, which is a significant advantage for a converted historic or alternative structure.
- Prime central location: Situated just off Camden Street in Portobello, residents enjoy immediate proximity to St Stephen's Green, fashionable eateries, and daily conveniences within walking distance.
- Excellent transport links: The Harcourt Luas stop is located approximately 240 metres away, ensuring rapid and convenient commutes across Dublin without relying on a personal vehicle.
- Private outdoor space: The inclusion of a private outdoor terrace accessed from the hallway provides a rare and valuable retreat for relaxation in a dense urban environment.
- Distinctive design ethos: As part of the award-winning Daintree Building, the property benefits from an innovative 'oasis in the city' concept crafted by renowned sustainable architects Solearth Architecture.
- Sustainable construction features: The development incorporates innovative environmental systems including sheep's-wool insulation, green roofs, and solar thermal panels, promoting eco-conscious urban living.
- No onwards chain: The property is offered with no forward chain, potentially simplifying the legal acquisition process and reducing the typical timeline from offer acceptance to closing.
- Well-proportioned bedrooms: Both double bedrooms offer generous dimensions, with the principal suite featuring a dedicated ensuite bathroom for added privacy and everyday convenience.
- Expansive living area: The exceptionally large open-plan kitchen, living, and dining room creates a dramatic central hub ideal for hosting guests and arranging flexible furniture layouts.
- Bespoke interior joinery: Extensive custom bookshelf installations and warm timber flooring enhance the interior character, reducing the immediate need for costly decorative upgrades by the buyer.
- Vibrant community feel: The landscaped courtyard and the presence of the celebrated Cake Café within the development foster a unique neighbourhood atmosphere rarely found in standard apartment complexes.
- Natural light access: Large windows draw ample sunlight into the primary living spaces, establishing a bright, uplifting ambience and a strong visual connection to the surrounding urban landscape.
- Commercial-grade volume: The high ceilings and industrial-style proportions stem from its former office use, delivering a volumetric scale that feels distinctly like a contemporary city house.
- Reclaimed materials used: The incorporation of salvaged pitch pine flooring adds historical charm and sustainable authenticity throughout the main living areas of the residence.
- Secure sustainable investment: The development's recognized architectural and environmental awards help underpin long-term desirability and property value retention within the competitive Dublin market.
- Walkable lifestyle amenities: Surrounding cultural hubs such as the National Concert Hall and Iveagh Gardens provide exceptional recreational opportunities right on the doorstep.
- Functional kitchen layout: The classic white kitchen integrates seamlessly into the open-plan room, offering practical storage and workspace while maintaining visual continuity with the dining zone.
- Clear asking price: The listed price of €750,000 gives prospective buyers a transparent baseline for negotiations without the ambiguity of structured blind bidding strategies.
But keep in mind:
- Commercial-to-residential conversion: Buyers should verify that all historical planning permissions and building regulations were fully satisfied when the former architect's office was converted into a home.
- Unusual layout implications: The loft-like proportions and industrial detailing might not suit buyers seeking traditional, compartmentalized rooms with standard residential thermal and acoustic partitioning.
- Management company fees: Buyers must investigate the annual service charges associated with maintaining the complex's advanced sustainable features like green roofs, solar panels, and shared courtyards.
- Acoustic insulation in shared buildings: Due to the multi-storey timber-frame structure, purchasers should inspect acoustic separation levels to ensure privacy from neighboring residential and commercial units.
- Maintenance of sustainable tech: The geothermal heat pump and rainwater reuse systems require specialist servicing, and buyers should check their current operational status and historical repair records.
- Timber-frame longevity risks: The extensive use of a multi-storey timber-frame structure means buyers should commission a thorough structural survey to check for hidden moisture or timber degradation.
- Commercial adjacency concerns: The presence of an active on-site café and surrounding commercial units on Camden Street could introduce daytime noise, foot traffic, or localized parking congestion.
- Missing initial pricing data: The initial tracking logs showed a temporary lack of a numeric asking price, which could suggest minor administrative adjustments or fluctuating seller expectations during listing launch.
- Property tax and insurance: Non-standard construction materials like sheep's-wool insulation and extensive structural timber might influence home insurance premiums or require specialist policy underwriting.
- Resale market liquidity: The distinct architectural style and higher price point for a two-bedroom unit in this micro-location might appeal to a specialized buyer pool rather than general families.
- Ventilation and airflow: Breathable timber walls and green roofs require careful ventilation management to prevent indoor humidity issues, which should be assessed during the physical property inspection.
- External maintenance costs: Specialized architectural elements and eco-friendly cladding materials may incur higher-than-average long-term upkeep costs shared among the development's owners.
- Parking availability constraints: The central urban location often lacks dedicated parking allocations, so buyers must investigate whether secure vehicle parking options are included or available nearby.
- Historic property modifications: Any future alterations to the interior structural steelwork or exterior facade may be subject to strict architectural guidelines protecting the award-winning design.
- Shared courtyard privacy: While the communal landscaped courtyard is a charming feature, ground-level sightlines could occasionally compromise privacy for units overlooking shared pathways.
- Service charge arrears risk: Buyers' legal representatives must thoroughly audit the owners' management company accounts to ensure there are no pending capital calls for repairing complex sustainable infrastructure.
- Insulation standard verification: Although rated B, buyers should independently confirm how well the sheep's-wool and cellulose insulation performs against modern thermal regulations in colder winter months.
- Urban environmental factors: Being situated just off a busy commercial thoroughfare means residents may experience higher ambient street noise levels when windows are open.
- Basement or ground proximity: Buyers should confirm the exact floor level of the apartment to assess potential security considerations and ease of access for moving large furniture items.
- Future neighborhood development: Given Portobello's popularity, prospective purchasers should check local planning registers for nearby commercial developments that might alter local views or traffic.
Price positioning
?
- The asking price of seven hundred fifty thousand euros for an expansive one hundred ten square meter two-bedroom apartment initially appears slightly premium when benchmarked against broader Dublin eight transactional evidence, reflecting its uniquely converted former architectural office status and distinctive design features.
- Valuation signals are heavily supported by the property's generous floor area, high-specification sustainable construction features from an award-winning development, private outdoor terrace, and prime central position within Portobello close to excellent transport links.
- Factors that could support this price include scarcity value for truly individual city-centre properties with high character and strong energy ratings, whereas potential risks involve niche architectural layouts potentially narrowing the pool of conventional buyers.
- The initial listing transparency with a stable asking price observation and no chain indicates a confident vendor strategy, aligning well with current strong demand for well-located sustainable urban homes in the capital.
Build Analysis
What we know from similar construction types
- The property is located within the award-winning Daintree Building, completed in 2005 and designed by Solearth Architecture as a sustainable mixed-use development.
- The unit was originally designed as an architect's office before being converted to residential use, explaining its unusually generous scale, volume, and industrial architectural detailing.
- The building features innovative 2005-era sustainable systems including a multi-storey timber-frame structure, breathable timber walls, sheep's-wool and cellulose insulation, green roofs, solar thermal panels, a geothermal heat pump, and rainwater reuse.
- A buyer should investigate the ongoing maintenance, efficiency, and replacement timelines for the shared and individual renewable energy systems, such as the geothermal heat pump and solar panels, given their age.
- Verify that the commercial-to-residential conversion complies fully with all relevant planning permissions, building regulations, and fire safety standards.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,000 euro to 1,400 euro.
- Explanation: Given the 110 square metre floor area and a B energy rating, the property benefits from good thermal efficiency, though heating requirements will vary based on occupant usage and the building's sustainable heating features.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established urban environment with no apparent close proximity to heavy industrial facilities, active landfills, or waste incinerators.
- Any historical urban or legacy industrial impacts are typical of a city-centre location and should be verified through standard environmental due diligence if required.
Flood Safe
8/10Water overflow reports to follow up
- The property sits in an established Dublin 8 urban area, elevated above immediate tidal watercourses, though general urban pluvial drainage during extreme weather events should be kept in mind.
- Prospective buyers are advised to consult local authority strategic flood maps to confirm site-specific flood risk and historical data.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 PLEASANTS PLACE, DUBLIN 8, DUBLIN
- Sale date
- Declared sale price
- €180,000.00
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
- Solicitor legal fees: approximately 1,500 euro to 3,000 euro plus VAT and outlay.
- Land registration fees: approximately 800 euro based on property value.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 400 euro to 800 euro depending on coverage.
Forum Talk
What people are saying about this area
- Residents in Portobello frequently discuss the vibrant local café culture, noting that spots like the on-site Cake Café and nearby Camden Street eateries contribute to a lively neighbourhood feel.
- Local forums often highlight the convenience of the Harcourt Luas stop and walking distance to St Stephen's Green as major plus points for commuting and leisure.
- Discussions regarding the Daintree Building often praise its award-winning sustainable design, green roofs, and unique architectural history within Dublin 8.
- Urban living topics in the area occasionally touch upon balancing central city accessibility with managing street noise and evening foot traffic from nearby hospitality venues.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
While the two-bedroom layout and 110 square metre floor area offer decent space, the apartment setting in central Dublin lacks a traditional private garden, making it less ideal for very young children.
- Teenagers6/10
Teens would likely appreciate the vibrant Portobello location and proximity to the city centre, though the apartment living style provides limited independent personal space.
- Multi-generational Living4/10
The two double bedrooms and two bathrooms accommodate couples or small families, but the open-plan layout lacks the separate living quarters needed for comfortable multi-generational living.
- Single Buyers9/10
An exceptional fit for single buyers seeking a characterful, spacious city-centre home with unique architectural design and excellent transport links.
- Couples9/10
Couples will find the expansive open-plan kitchen, living and dining area, along with two double bedrooms, ideal for contemporary urban living.
- Empty Nesters8/10
Empty nesters looking to downsize to a low-maintenance, character-filled property close to cultural amenities will find this home very appealing.
- Retirees7/10
The property offers single-level living and a convenient location, though buyers should verify the accessibility of the building and private terrace for long-term retirement needs.
Work
3 areas- Remote Working9/10
Given its former life as an architect's office and generous floor area, the property offers fantastic scope for home office setups and remote work.
- Hybrid Commuting10/10
Superb location with the Harcourt Luas stop approximately 240 metres away and multiple bus routes making hybrid commuting effortless.
- Retired7/10
Well-suited for active retirees wanting city convenience, though long-term suitability for ageing in place should be verified.
Practical
8 areas- Ageing in Place6/10
While apartment living removes exterior maintenance, buyers should verify stair access and overall building layout for long-term mobility needs.
- Low Maintenance8/10
Apartment living naturally reduces the maintenance burden compared to a traditional house, though bespoke architectural features may require specific care.
- Secure Gated Entry7/10
Located within a distinctive private development, though buyers should verify the specific security and access control measures in place.
- Minimalist Design5/10
The property features striking exposed timber beams, structural steel, and bespoke shelving rather than stark minimalism.
- Flexible Floor Plans7/10
The vast open-plan living area and generous proportions offer good flexibility, though the two-bedroom configuration is fixed.
- Heritage Home6/10
Completed in 2005 and styled with industrial and architectural character, though it is a modern sustainable build rather than a period heritage property.
- Ecological Setup10/10
An award-winning sustainable development featuring a multi-storey timber-frame structure, green roofs, solar thermal panels, a geothermal heat pump, and rainwater reuse.
- Outdoor areas6/10
Features a private outdoor terrace accessed from the hallway alongside a shared landscaped courtyard, providing pleasant outdoor space for an urban apartment.
Interests
9 areas- Fishing2/10
Fishing opportunities are extremely limited given the dense urban environment.
- Horse Riding1/10
No equestrian facilities are located nearby in this central city setting.
- Golf5/10
Several golf clubs are accessible within the wider Dublin area, though none are immediately at hand.
- Gardening4/10
Limited to a private outdoor terrace and a landscaped development courtyard, offering minimal space for traditional gardening.
- Walking9/10
St Stephen's Green, the Iveagh Gardens, and the city centre are within comfortable walking distance, alongside nearby canal walks.
- Gym8/10
The central location provides easy access to numerous fitness centres and gyms throughout the city centre.
- Cycling8/10
Dublin's city-centre location offers good connectivity for cyclists, though urban traffic requires caution.
- Water Sports3/10
Water sports are restricted to urban canal activities or travelling further afield to coastal areas.
- Entertaining9/10
The exceptionally large open-plan kitchen, living and dining area provides a superb, stylish space for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a peaceful setting tucked just off Camden Street within an award-winning sustainable development designed as an urban oasis.
- Rural Living1/10
Located in the heart of Dublin 8, offering a distinctly urban environment far removed from rural life.
- Village Living8/10
The Portobello and Camden Quarter location provides a strong community feel with local amenities, cafés, and restaurants right on the doorstep.
- Coastal Living1/10
The property is inland in central Dublin with no direct proximity to the coast.
- Urban Living10/10
Exceptional urban living in a vibrant cultural hub, within walking distance of St Stephen's Green, Grafton Street, and excellent transport links.
Social
6 areas- Community Involvement7/10
The Daintree Building's shared landscaped courtyard and integrated café foster a distinct community atmosphere.
- Café Culture10/10
Camden Street's extensive selection of cafés, including the celebrated Cake Café within the development itself, places café culture directly on the doorstep.
- Nightlife9/10
A wide array of bars, restaurants, and entertainment venues in the immediate neighbourhood provide vibrant nightlife options.
- Health/Wellness groups8/10
Proximity to central Dublin ensures easy access to various health, yoga, and wellness groups.
- Networking Opportunities8/10
Central location and proximity to tech hubs and business districts offer strong networking potential.
- Tech-Hub Connectivity8/10
Excellent digital infrastructure and proximity to Dublin's primary commercial and tech districts.
Listing information
- Agent
- DNG Central
- Phone
- 01 679 4088
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-C51191HouseDelve · 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.