
80 Adelaide Square, Whitefriar Street, Dublin 8D08X317
€495,000
2 Bed~2 Bath~78 m²~BER C1
What you'll like:
- Prime Central Location: Situated in Dublin 8 just steps from Grafton Street, Trinity College, and St Stephen's Green, offering exceptional urban convenience.
- Generous Floor Area: Spanning 78 square meters or 840 square feet, providing a well-proportioned layout larger than many standard city apartments.
- Turnkey Condition Ready: Presented in immaculate cosmetic condition throughout, allowing a new owner to move in immediately without undertaking costly renovations.
- Underground Parking Included: Boasts one designated secure car space in the underground car park, a rare and highly valuable commodity in central Dublin.
- Dedicated Storage Unit: Comes with an extra private storage unit, offering vital functional space to keep bulky belongings out of the main living areas.
- Onsite 24-Hour Concierge: Features round-the-clock security and concierge services, enhancing resident safety, convenience, and parcel management capabilities daily.
- Dual Double Bedrooms: Contains two spacious double bedrooms, making the layout ideal for sharers, guests, or a convenient home office setup.
- Master En-Suite Bathroom: Includes a private en-suite bathroom attached to the master bedroom, adding a touch of privacy and reducing morning congestion.
- Modern Fitted Kitchen: Equipped with a large open-plan kitchen and dining configuration featuring modern finishes suited for contemporary cooking and entertaining styles.
- Upper Floor Positioning: Perched on an upper floor level, which helps maximize natural light penetration and reduces potential street-level noise disturbances.
- Secure Gated Development: Set behind a secure gated entrance, creating a private residential enclave that shields occupants from the bustling city streets.
- Excellent Public Transport: Situated within close proximity to major bus routes, Luas lines, and train stations, simplifying daily commuting across the capital.
- Rich Cultural Proximity: Positioned within a short stroll of historic landmarks like Dublin Castle, Christchurch Cathedral, and the vibrant Temple Bar district.
- High Rental Demand Area: Located in a perennial hotspot for professionals and students, suggesting strong long-term letting potential for future property investors.
- Well-Maintained Communal Areas: The internal and external common areas are maintained to a high standard, reflecting an active and attentive management committee.
- Lift Access Available: Passenger lift service serves the upper floors, ensuring step-free vertical accessibility throughout the residential block structures seamlessly.
- Abundant Local Amenities: Surrounded by a wide array of cafes, restaurants, gyms, and commercial hubs right on the doorstep for ultimate lifestyle ease.
- Bright Interior Spaces: Large window configurations in the open-plan living areas ensure a bright and airy atmosphere throughout the primary zones.
- Strong Historical Resale: Properties within this specific development demonstrate steady transactional activity on the market, supporting long-term liquidity and value retention.
- Professional Healthcare Proximity: Minutes away from The Royal College of Surgeons and major city hospitals, appealing heavily to medical professionals and academics.
But keep in mind:
- Annual Management Fees: Buyers should investigate the exact current annual service charge amount, as comprehensive amenities like 24-hour concierge typically incur high upkeep costs.
- Sinking Fund Status: Prospective purchasers must verify the health of the owners' management company sinking fund to ensure adequate reserves for future major building repairs.
- C1 Energy Rating: The C1 BER rating indicates moderate energy efficiency, meaning the buyer might want to budget for future insulation or heating upgrades.
- Urban Noise Exposure: Being right in the heart of Dublin city centre could expose residents to ambient nightlife, traffic, and pedestrian sounds despite upper-floor placement.
- Leasehold Covenants: Buyers should carefully review the length of the lease remaining and any restrictive covenants regarding pets, sub-letting, or structural alterations.
- OMC Financial Health: It is vital to check whether the Owners' Management Company faces any pending litigation, insurance premium hikes, or high rates of service charge arrears.
- Public Realm Limitations: The immediate surrounding streets can experience heavy traffic congestion and pedestrian congestion during peak commuting and weekend hours.
- Limited Private Outdoor Space: The apartment description does not mention a private balcony or terrace, which may deter buyers looking for private open-air retreats.
- Potential Parking Restrictions: The buyer should verify the exact dimensions and clearance limits of the designated underground car space for larger modern vehicles.
- Communal Area Rules: Living in a managed apartment block means strict adherence to building rules regarding waste disposal, noise levels, and shared amenity usage.
- Future Development Proximity: Purchasers should investigate local city planning files to check if upcoming nearby commercial or residential constructions might obstruct views or light.
- Insurance Cost Pressures: Rising apartment block insurance premiums across Dublin could potentially trigger sudden upward revisions in future annual service charge demands.
- Fire Safety Compliance: The buyer's surveyor should thoroughly inspect the building's overall compliance with modern fire safety standards and compartmentalization regulations.
- Ventilation and Condensation: Modern sealed apartments can sometimes suffer from condensation issues, making it wise to check extractor fans and airflow during a survey.
- Bin Charge Inclusions: Buyers should clarify whether waste management and refuse collection fees are fully bundled into the standard service charge breakdown.
- Bicycle Storage Access: It should be verified whether secure, designated indoor bicycle parking spaces are readily available for residents within the underground garage.
- Moving Logistics Constraints: Moving large furniture into an upper-floor apartment via lifts and shared corridors requires careful coordination with management rules and schedules.
- Third-Party Letting Caps: If purchasing as an investment, verify whether the development enforces any internal caps or restrictions on the proportion of rented units.
- Management Agent Performance: The buyer's solicitor should inspect historical AGM minutes to gauge how effectively the managing agent responds to resident maintenance requests.
- Property Tax Valuation: Prospective buyers should calculate the local property tax band applicable to this price tier to ensure accurate ongoing fiscal budgeting.
Price positioning
?
- Recent transactions within the same development show comparable two-bedroom units achieving transacted prices ranging from approximately €447,000 to €536,000 depending on exact floor plate and layout features.
- The asking price of €495,000 for a 78 square metre layout sits comfortably inside the historical transaction bracket established by similar properties in the development block.
- Comparable upper floor positioning and standard turnkey presentation align closely with recent sales like unit 127 which transacted at €496,000, supporting the current quoted figure.
- Prospective purchasers should verify how specific features like the designated underground parking space and management service levels compare directly against recently recorded transactions.
Build Analysis
What we know from similar construction types
- The property is an upper-floor apartment within a managed multi-unit development, meaning a buyer should investigate the financial health, sinking fund provisions, and ongoing maintenance standards of the Owners' Management Company (OMC).
- As an established apartment development, a buyer should verify through their solicitor whether any historic or upcoming levies relating to fire safety compliance, compartmentalisation, or common area remediation apply to the block.
- Given its multi-story urban configuration, investigation into lift maintenance contracts, security systems, and concierge service charges is warranted to understand total annual outgoings.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €600 to €1,000.
- Explanation: The property has a floor area of 78 m² and a C1 BER rating, indicating moderate energy efficiency. Actual heating and energy bills will vary depending on individual lifestyle habits, heating usage, and prevailing energy tariffs.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a dense urban environment within central Dublin, meaning typical city air quality factors associated with traffic emissions apply.
- There are no major heavy industrial facilities, active heavy landfills, or prominent industrial incinerators immediately adjacent to this residential site.
Flood Safe
9/10Water overflow reports to follow up
- The location sits well inland within the South Inner City of Dublin, showing a generally low baseline risk on standard regional surface water and coastal flood indicator maps.
- Standard localized urban drainage checks should be verified by the buyer during conveyancing to rule out minor pooling during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Dublin 8 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
- Stamp duty: Approximately €4,950 based on 1% of the €495,000 purchase price for residential property.
- Solicitor legal fees: Generally range from €1,500 to €3,500 plus 23% VAT, depending on the chosen conveyancing firm.
- Land registration fees: Approximately €800 payable to Tailte Éireann for a property transfer in this price bracket.
- Property valuation fees: Usually between €150 and €250 if required by a mortgage lender.
- Surveyor fees: Roughly €300 to €600 for a structural survey of a 78 m² apartment.
- Annual home insurance: Typically ranges from €300 to €600 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Locals and residents on forums frequently praise Adelaide Square for its exceptionally central Dublin 8 location, noting that Grafton Street and St. Stephen's Green are easily reachable within a 10-minute walk.
- Discussion threads highlight the development's 24-hour concierge and gated security as major plus points for safety and convenience in the city center.
- Some community commentary points out that city-center apartment living comes with typical urban noise levels and limited green space directly outside the complex.
- Parking in the inner city is frequently discussed as a significant premium, making the dedicated underground parking space included with this unit a standout feature among residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
While the apartment offers two bedrooms and a secure gated environment, its 78 m² size and city-centre location lack immediate private outdoor garden space or nearby family-centric suburban amenities.
- Teenagers5/10
Teens will appreciate the proximity to Dublin city centre and cultural hotspots, though the two-bedroom apartment configuration provides limited privacy and independent space for older children.
- Multi-generational Living2/10
With only 78 m² of floor area and two bedrooms/two bathrooms, the layout is too compact to comfortably accommodate multiple generations under one roof.
- Single Buyers10/10
An ideal setup for a single professional desiring a turnkey city-centre base with a designated underground parking space, 24-hour concierge, and high security.
- Couples9/10
Provides a stylish, spacious urban living arrangement with two double bedrooms and two bathrooms, situated within walking distance of Grafton Street and Stephen's Green.
- Empty Nesters8/10
Benefits from low-maintenance apartment living, lift access, secure gated entry, and round-the-clock concierge services, making it convenient for downsizing.
- Retirees7/10
The 24-hour concierge, lift access, and secure environment suit retirees looking for a manageable city residence, though urban noise levels should be verified.
Work
3 areas- Remote Working8/10
The second bedroom can easily double as a home office, providing a comfortable environment for remote professional tasks.
- Hybrid Commuting10/10
Unmatched proximity to central Dublin employment hubs, excellent public transport links, and a secure underground parking space make hybrid commuting seamless.
- Retired7/10
Suits retirees seeking a lock-up-and-leave city base supported by 24-hour security and concierge services.
Practical
8 areas- Ageing in Place7/10
Features lift access and 24-hour concierge support, though long-term suitability should be verified depending on specific mobility needs within an apartment setting.
- Low Maintenance9/10
As a 78 m² apartment in turnkey condition within a professionally managed development, property upkeep is minimal.
- Secure Gated Entry10/10
Features a secure gated entrance, 24-hour concierge and security service, and a designated underground parking space with storage.
- Minimalist Design8/10
Bright, modern, and open-plan layout lends itself well to minimalist interior styling and efficient spatial use.
- Flexible Floor Plans5/10
Standard two-bedroom, two-bathroom apartment floor plan with fixed structural parameters offering limited major layout flexibility.
- Heritage Home2/10
This is a modern, turnkey apartment rather than a period or heritage residential building.
- Ecological Setup6/10
Has a C1 BER rating, indicating that energy efficiency is average and could potentially benefit from future green upgrades.
- Outdoor areas3/10
While it features communal development grounds and a secure gated private enclave, private personal outdoor space like a balcony or garden is not highlighted.
Interests
9 areas- Gardening1/10
As an upper-floor apartment measuring 78 m² with no private garden or balcony details mentioned, opportunities for gardening are practically non-existent.
- Walking9/10
Exceptional walkability score with major cultural, commercial, and culinary destinations, including Grafton Street and St Stephen's Green, within a 10-minute stroll.
- Gym9/10
A wide variety of gyms and fitness centers are available right on the doorstep of the development in central Dublin.
- Cycling8/10
Central city location allows for convenient cycling commutes across Dublin, though secure indoor bicycle storage should be verified.
- Golf4/10
While several Dublin golf clubs are reachable within the wider county, there are no courses in the immediate city-centre vicinity.
- Fishing2/10
Proximity to the River Liffey offers urban views, but dedicated fishing spots require travel outside the central urban core.
- Horse Riding1/10
An inner-city apartment location is completely unsuited for horse riding enthusiasts due to the lack of stables or equestrian facilities.
- Water Sports3/10
Proximity to Dublin Bay and the Liffey offers some aquatic access, but water sports require commuting toward coastal suburbs or docks.
- Entertaining7/10
Features a large open-plan living and kitchen area ideal for hosting small gatherings, complemented by a vibrant array of nearby restaurants and bars.
Lifestyle
5 areas- Quiet Living4/10
Positioned right in the heart of Dublin 8 near Whitefriar Street, residents can expect typical bustling city noise rather than rural or suburban peace.
- Rural Living1/10
Located centrally in Dublin city with dense urban surroundings, offering zero rural characteristics.
- Village Living4/10
While local neighbourhood amenities are close by, the setting is firmly urban rather than a distinct village community.
- Coastal Living2/10
The property is inland within central Dublin, though coastal areas of the capital remain accessible via public transport.
- Urban Living10/10
The epitome of city life, located just minutes from Dublin Castle, Christchurch, Temple Bar, Grafton Street, and Trinity College.
Social
6 areas- Community Involvement5/10
Community engagement tends to revolve around the managed apartment complex's resident network rather than a traditional neighbourhood parish.
- Café Culture10/10
Surrounded by an extensive selection of cafes, restaurants, and bars directly on the doorstep in Dublin 8.
- Nightlife10/10
Steps away from Temple Bar, Grafton Street, and central Dublin's premier nightlife, entertainment, and cultural venues.
- Health/Wellness groups8/10
Abundant access to local urban fitness studios, pilates & stretching classes, and wellness centers throughout the city centre.
- Networking Opportunities10/10
Prime city-centre location provides maximum exposure to corporate, professional, and academic networking events.
- Tech-Hub Connectivity9/10
Situated within Dublin's core business district, offering great access to major tech employers and high-speed broadband availability.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 2 September 2026
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HD-964055HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.