9 Bow Bridge House, Kilmainham, Dublin 8D08K880
€225,000
1 Bed~1 Bath~38 m²~BER D1
What you'll like:
- Prime urban location: Situated in sought-after Kilmainham, the property places residents within walking distance of dynamic cultural attractions, local eateries, and essential everyday conveniences.
- Excellent public transport: The nearby Red Line Luas provides swift, direct access to the heart of Dublin city centre for effortless daily commuting.
- Green spaces nearby: Outdoor leisure enthusiasts will appreciate the close proximity to IMMA, The Memorial Gardens, and the expansive Phoenix Park.
- Convenient local amenities: Heuston South Quarter is right nearby, offering a comprehensive variety of shops, cafés, a gym, a creche, and a pharmacy.
- Dedicated parking included: The apartment benefits from a secure, designated car space, which is a rare and valuable commodity in this central location.
- Private outdoor balcony: A charming west-facing balconette opens directly from the living and dining area, offering a pleasant spot to catch evening sun.
- Abundant natural light: The spacious double bedroom enjoys plenty of natural daylight, creating a bright and welcoming environment throughout the private quarters.
- Built-in storage solutions: The generous double bedroom comes equipped with built-in wardrobes, helping to maximize floor space and keep the room tidy.
- Open-plan layout: The bright living and dining area flows seamlessly, creating an inclusive and flexible configuration that maximizes the compact 38 square metre footprint.
- Secure development: Nestled along the scenic banks of the River Camac, Bow Bridge House operates as a gated development providing added peace of mind.
- Elevator accessibility: The building features convenient lift access to the first floor, ensuring step-free entry which is beneficial for all residents and visitors.
- Well-defined hotpress: The entrance hall includes a dedicated hotpress, providing essential functional storage space for linens, domestic items, and the water cylinder.
- Low maintenance flooring: Practical laminate flooring runs through the entrance hall, bedroom, and living areas, offering durability and easy everyday cleaning.
- Finished bathroom tiling: The bathroom features fully tiled floors and partially tiled walls, giving a clean and moisture-resistant finish ready for immediate use.
- Functional kitchen design: A charming separate kitchen area includes tiled flooring, splashback tiling, and ample cupboard and counter space for cooking needs.
- Established residential community: Built in the year 2000, the development represents a mature, well-tested apartment community with established management patterns.
- Proximity to transport hubs: Heuston Station is within easy reach, offering national rail connectivity alongside multiple core Dublin bus routes.
- Medical infrastructure proximity: The location sits a short stroll away from St. James's Hospital and the new National Children's Hospital development.
- Strong rental appeal: Compact one-bedroom properties in this trendy cultural district historically attract steady demand from young professionals and investors.
- Manageable entry price: With an asking price of €225,000, the property offers an accessible price point for first-time buyers entering the capital market.
But keep in mind:
- Sub-optimal energy rating: The property carries a D1 BER rating, which indicates poor thermal efficiency and signals that the buyer should budget for future energy upgrades.
- Significant annual fees: The annual service charge is €2,067.92, representing a substantial ongoing cost that will directly impact the owner's yearly holding expenses.
- Compact floor area: Measuring only 38 square metres, the total living space is tight, which may feel restrictive for long-term living or remote work setups.
- Potential heating costs: Due to the D1 energy rating, the buyer should investigate potential heat loss issues and expect higher winter electricity or gas bills.
- Management company scrutiny: The buyer should verify the financial health, sinking fund balances, and upcoming maintenance plans of the owners' management company.
- First floor vulnerability: Being located on the first floor means potential exposure to street-level noise from the surrounding development or common walkways.
- Proximity to river risks: Being nestled along the banks of the River Camac means the buyer should check historical flood records and insurance restrictions.
- Leasehold legal checks: The buyer's solicitor must meticulously examine the lease length, ground rent provisions, and covenants attached to this apartment unit.
- Limited expansion potential: The open-plan layout and fixed structural walls offer virtually no opportunity to expand the physical footprint or add a second bedroom.
- Single bathroom constraint: The property features only one combined bathroom, limiting privacy and convenience when hosting guests or for future co-living arrangements.
- Balconette size limitations: The west-facing balconette is compact in scale, meaning it functions more as a standing view point rather than a usable outdoor seating terrace.
- Shared amenity wear and tear: As a development dating back to 2000, communal areas like lifts, stairwells, and gates may require ongoing costly repairs.
- Parking space assignment: The buyer must verify the exact legal title and security measures tied to the designated car space to prevent unauthorized usage issues.
- Refurbishment capital outlay: Depending on the interior condition, the buyer may need to invest capital immediately to modernize kitchens, bathrooms, or finishes.
- Ventilation and condensation: Compact apartments with lower energy ratings can be prone to indoor condensation, requiring the buyer to check for hidden mold or damp spots.
- Acoustic insulation check: The buyer should investigate the level of soundproofing between adjacent apartments and the common corridor to ensure privacy from neighbors.
- Waste management logistics: The buyer should inspect the arrangements and charges for refuse disposal within the gated complex to confirm convenience and costs.
- Bicycle storage availability: The listing does not highlight secure indoor bicycle parking, so cyclists should verify if safe communal bike racks are provided on-site.
- Future levy risks: The buyer should review past minutes of owners' meetings to ensure no unexpected special levies are planned for roof repairs or facade updates.
- Resale market liquidity: While central, one-bedroom apartments of this specific size bracket can experience variable liquidity depending on broader macroeconomic lending conditions.
Build Analysis
What we know from similar construction types
- The property is an apartment built around the year 2000, located within a gated development along the River Camac.
- The annual service charge is stated as €2,067.92, which a buyer should verify for recent increases, included amenities, and the status of the management company's sinking fund.
- As an apartment in a multi-unit development, a buyer should investigate the building's fire safety compliance, balcony structural integrity, and any planned major capital expenditures by the owners' management company.
Retrofit Cost*
Possible renovating / insulating expenditure
- The BER rating is D1, which falls into the D to G category, indicating that a deep retrofit would likely be required to achieve a modern energy efficiency standard.
- A deep retrofit for an apartment of this size (38 m²) typically ranges from €15,000 to €30,000, depending on internal wall insulation, window upgrades, and heating system modernisations.
- However, apartment retrofitting is often constrained by multi-unit management company rules regarding external insulation, window replacements, and heating system changes, which a buyer should verify prior to purchase.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €400 to €700. Explanation: Given the small 38 m² floor area of the 1-bedroom apartment and a D1 BER rating indicating moderate energy efficiency, heating demands are relatively low compared to larger detached houses, though costs will vary depending on individual energy usage and heating fuel types.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban residential environment in Dublin 8, generally removed from heavy industrial facilities or active major landfills.
- Any potential legacy urban industrial history or minor localized site emissions should be verified independently during standard pre-purchase property searches.
Flood Safe
7/10Water overflow reports to follow up
- The development is nestled along the banks of the River Camac, which warrants a standard environmental check regarding potential surface water or fluvial flood considerations.
- Buyers should consult local authority flood maps and insurance assessments to verify specific flood defense levels and historical weather impacts for this specific parcel.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
26 BOW BRIDGE HOUSE, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €365,000.00
4 BOW BRIDGE HOUSE, BOW LANE WEST, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €331,000.00
25 BOW BRIDGE HOUSE, BOW BRIDGE, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €285,000.00
20 BOW BRIDGE HOUSE, BOW BRIDGE, KILMAINHAM DUBLIN 8
- Sale date
- Declared sale price
- €213,744.48
32 BOW BRIDGE HOUSE, KILMAINHAM, DUBLIN 8
- Sale date
- Declared sale price
- €316,000.00
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
- Stamp duty: Approximately €2,250 based on the 1% residential rate for properties valued up to €1 million.
- Solicitor legal fees: Around €1,500 to €2,500 plus 23% VAT for standard conveyancing services.
- Land registration fees: Approximately €600 to €700 paid to Tailte Éireann for registration and mortgage deeds.
- Property valuation fees: Around €150 to €300 typically required by mortgage lenders.
- Surveyor fees: Approximately €450 to €700 for a pre-purchase structural or building condition survey.
- Annual home insurance: Around €200 to €350 per year, noting that apartment buildings often include structural coverage via management fees so a policy may primarily cover contents.
Forum Talk
What people are saying about this area
- Residents note that the Kilmainham and Bow Bridge areas offer exceptional convenience with easy access to the Red Line Luas and Heuston Station.
- Locals frequently highlight the proximity to cultural and recreational amenities like IMMA, the Irish National War Memorial Gardens, and Phoenix Park.
- Discussions on community forums often point out traffic congestion during peak commuting hours around major thoroughfares near the South Circular Road.
- Homeowners in developments along the River Camac note active management of local service charges and ongoing property maintenance efforts.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
With only 1 bedroom and 38 square metres of floor area, space is extremely limited for raising young children, though a local creche nearby offers some convenience.
- Teenagers2/10
A single-bedroom apartment of 38 m² lacks the independent living space and privacy required for teenagers.
- Multi-generational Living1/10
The compact 1-bedroom footprint completely inhibits multi-generational co-living arrangements.
- Single Buyers9/10
The 38 m² one-bedroom layout is ideally sized and budgeted for single buyers entering the property market in Dublin 8.
- Couples6/10
Suitable as an affordable starter home for a couple, though the single bedroom and open-plan area offer minimal personal space.
- Empty Nesters7/10
Provides a manageable, low-upkeep footprint for empty nesters looking to downsize to an urban location close to amenities.
- Retirees7/10
Features lift access and a secure setting, making it practical for retirees, though the D1 BER rating might warrant energy efficiency verification.
Work
3 areas- Remote Working6/10
The open-plan layout allows for remote work setup, but finding a dedicated quiet workspace in a 38 m² 1-bed can be challenging.
- Hybrid Commuting9/10
The Red Line Luas is a short walk away, offering exceptional convenience for hybrid commuters heading into Dublin city centre.
- Retired7/10
Well-suited for retirement living due to lift access, a designated secure parking space, and manageable upkeep.
Practical
8 areas- Ageing in Place6/10
Benefit from lift access and a compact single-level layout, though buyers should verify long-term accessibility and door widths.
- Low Maintenance8/10
With a floor area of 38 m² and managed development services, upkeep is minimal, though service charges apply (€2,067.92).
- Secure Gated Entry9/10
Located within a secure, gated development featuring a designated car space and controlled entry points.
- Minimalist Design8/10
The open-plan configuration and laminate flooring lend themselves naturally to a clean, minimalist interior aesthetic.
- Flexible Floor Plans4/10
The fixed 1-bedroom, open-plan structural layout offers very little room for spatial reconfigurations.
- Heritage Home3/10
Built in 2000, this property is a modern apartment rather than a traditional period or heritage home.
- Ecological Setup4/10
Carries a D1 BER rating, indicating that energy efficiency could benefit from upgrades that the buyer may wish to investigate.
- Outdoor areas4/10
Outdoor space is restricted to a compact west-facing balconette, though major public parks are close by.
Interests
9 areas- Water Sports2/10
No significant water sports infrastructure is present nearby, aside from the small River Camac.
- Gardening2/10
The property features only a west-facing balconette rather than a proper garden or private green plot.
- Walking9/10
Excellent walking opportunities nearby with IMMA, The Memorial Gardens, and Phoenix Park all within easy reach.
- Gym8/10
A local gym is conveniently located nearby at Heuston South Quarter.
- Cycling8/10
The central Dublin location offers good connectivity for cycling into the city centre and surrounding parks.
- Golf4/10
While urban golf courses can be reached via public transport or car, none are immediately adjacent to the development.
- Fishing3/10
The development is nestled along the River Camac, though local angling options are quite limited.
- Horse Riding2/10
Urban Kilmainham offers virtually no local equestrian facilities or stables.
- Entertaining5/10
The open-plan living and dining area opening onto a west-facing balconette allows for small gatherings, but overall space is tight.
Lifestyle
5 areas- Quiet Living6/10
Nestled along the scenic banks of the River Camac in a secure development, though urban surroundings bring inherent ambient city noise.
- Rural Living1/10
Located in Kilmainham, Dublin 8, this is a thoroughly urban setting far removed from rural life.
- Village Living5/10
Proximity to local Kilmainham amenities provides a modest community feel despite being part of Dublin city.
- Coastal Living1/10
The property is landlocked in Dublin with no coastal proximity.
- Urban Living9/10
Situated in a sought-after Dublin 8 location with easy Luas access and nearby shops, cafés, and cultural sites.
Social
6 areas- Community Involvement6/10
Kilmainham has a distinct historical community identity with active local groups and neighborhood associations.
- Café Culture8/10
Nearby Heuston South Quarter and the wider Dublin 8 district offer a vibrant selection of local cafés and eateries.
- Nightlife7/10
Easy access to Dublin city centre ensures a wide array of pubs, restaurants, and entertainment venues nearby.
- Health/Wellness groups7/10
Proximity to local gyms, parks, and urban wellness amenities facilitates participation in health-focused activities.
- Networking Opportunities8/10
Central location and seamless public transit connectivity make professional networking across Dublin highly accessible.
- Tech-Hub Connectivity8/10
Excellent digital infrastructure potential and quick transit links to major Dublin tech employers and hubs.
Listing information
- Original listing
- View on agent website↗
- Published on HouseDelve
- 1 September 2026
- Correction
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HD-E00AB4HouseDelve · 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.