9a Thomas Court, The Liberties, Dublin 8D08NX00
€225,000
1 Bed~1 Bath~34 m²~BER F
What you'll like:
- Private rear garden: This rare city centre outdoor space is enclosed by high boundary walls, offering excellent privacy and seclusion for relaxing or outdoor dining.
- Central urban location: Positioned right in the heart of Dublin 8, placing the property within easy walking distance of the bustling city centre amenities.
- Compact practical layout: The internal footprint is thoughtfully arranged to maximize the thirty-four square meters, providing functional and comfortable everyday living spaces.
- Abundant local amenities: Residents benefit from having numerous cafés, popular restaurants, local shops, and cultural attractions right on their doorstep.
- Excellent public transport: Convenient access throughout the city and beyond is provided by multiple nearby Dublin Bus routes and the LUAS Red Line.
- Universities nearby: Proximity to major educational institutions makes this apartment an appealing option for students, staff, or academic renters.
- Well maintained condition: The interior presents in neat, orderly condition, allowing a new owner to move in immediately without executing urgent cosmetic repairs.
- Fitted bedroom storage: The double bedroom includes built-in wardrobes, maximizing floor space and providing practical organizational solutions for personal belongings.
- Functional kitchen setup: The separate kitchen comes fully equipped with fitted wall units, an electric cooker, and an integrated washing machine for daily convenience.
- Enclosed privacy walls: High boundary walls surrounding the private courtyard create a secure and secluded micro-environment unusual for such a central address.
- Low maintenance exterior: The small private rear garden requires minimal upkeep, making it ideal for busy professionals seeking an effortless outdoor retreat.
- Front aspect bedroom: The double bedroom overlooks the front of the property, benefiting from natural light through a fitted window with curtains.
- Feature fireplace: The generously proportioned living room includes a decorative fireplace, adding a traditional focal point and cozy character to the space.
- Wooden flooring: The living area features durable wooden flooring, which enhances the aesthetic appeal and simplifies ongoing cleaning and property maintenance.
- Tiled bathroom finishes: The bathroom incorporates practical tiled flooring and shower wall finishes, protecting surfaces against moisture and daily wear.
- Electric power shower: The bathroom features a standing electric power shower setup, ensuring a reliable and consistent hot water experience for residents.
- Separate hallway entry: An entrance hallway provides a defined threshold between the front door and the principal living quarters, enhancing privacy.
- On street permit parking: Residents can utilize local permit parking arrangements, offering a designated scheme for vehicle accommodation in the historic district.
- Manageable floor area: Extending to approximately thirty-four square meters, the property represents an easily managed footprint with low utility and heating overheads.
- Investment potential: The central Liberties location and compact size create strong fundamentals for long-term rental demand and steady capital appreciation.
But keep in mind:
- Poor BER rating: The property holds an F energy rating with a high consumption indicator, meaning a buyer should budget for significant insulation upgrades.
- High energy consumption: An energy performance indicator of over 360 kWh per square meter signals high heating costs and poor thermal efficiency.
- Limited floor area: Measuring only thirty-four square meters, the compact accommodation may feel restrictive for buyers seeking larger living spaces.
- Electric heating reliance: The reliance on wall-mounted electric heaters can be expensive to run compared to modern gas or central heating systems.
- No dedicated parking: The absence of an off-street parking space means residents must rely solely on on-street permits which are subject to availability.
- Modest kitchen size: The galley-style kitchen is quite restricted in size, offering minimal counter space for extensive food preparation or multiple cooks.
- Compact bathroom footprint: The bathroom measures less than three square meters, leaving very tight clearance around the sanitary fixtures and shower.
- Potential upgrade costs: Due to the low energy rating and older finishes, a buyer will likely need to invest capital in modernizing the interior fabric.
- Historic neighborhood noise: Being situated in a vibrant central district may expose residents to higher ambient street noise levels during weekends and evenings.
- Limited storage capacity: Aside from bedroom fitted units, internal storage is scarce, requiring creative solutions to keep the small footprint uncluttered.
- Single bedroom limit: The one-bedroom configuration restricts long-term suitability for growing families or buyers needing a dedicated home office.
- Restricted natural light: Compact apartment windows and high boundary garden walls may limit the ingress of direct sunlight into the primary living spaces.
- Potential management fees: Buyers should investigate whether the property is subject to an owners management company and what annual service charges apply.
- Leasehold tenure check: A prospective purchaser must verify the remaining lease term and any associated ground rent obligations with their legal representative.
- Ventilation requirements: Smaller urban apartments with tiled wet areas should be checked for adequate mechanical ventilation to prevent dampness and condensation.
- Electrical system review: Given the property footprint, a buyer should commission an independent electrical survey to confirm compliance with current safety standards.
- Plumbing inspection needed: The older sanitary fittings and power shower setup should be inspected by a professional plumber to ensure trouble-free operation.
- Fire safety compliance: A thorough review of internal fire separation and escape routes should be conducted due to the compact layout of the building.
- Waste management logistics: Buyers should verify how refuse collection and recycling facilities are managed for the property within this central city area.
- Future local development: The evolving Liberties district may experience nearby construction activity, so a buyer should check local planning registers for changes.
Price positioning
?
- The asking price appears noticeably below broader market norms for urban one-bedroom homes, largely reflecting the property's modest floor area and particularly poor energy performance rating.
- Under-valuation signals stem from the very low absolute entry price point for a central city location, though this must be weighed against necessary capital expenditure to upgrade the thermal efficiency.
- Potential support for this pricing level comes from the rare inclusion of a private rear garden and strong urban rental demand, while the weak energy rating and upgrade costs could simultaneously undermine value expectations.
- Additional relevant factors include the compact 34 square meter layout and reliance on on-street permit parking, which may limit appeal for certain buyer demographics despite the highly convenient city center positioning.
Build Analysis
What we know from similar construction types
- The property is a compact one-bedroom apartment extending to approximately 34 square metres, featuring a private rear garden which is a rare find for a city-centre location.
- Heating is provided by electric heaters and a feature fireplace, which is common in older or smaller footprint city apartments but should be evaluated for efficiency and running costs.
- Given the BER rating of F and the presence of electric heating, a buyer should investigate potential insulation levels, window glazing performance, and overall ventilation to identify areas for thermal improvement.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost ranges from 25,000 to 45,000 euros to bring the property from a BER F rating to a modern energy efficiency standard.
- Reasoning: The property has a floor area of 34 square metres with an F rating (363.09 kWh/m2/yr) and relies on electric heating. Upgrading the heating system to a more efficient heat pump or modern electric alternatives, improving wall and roof insulation, and upgrading windows and doors will be required to significantly improve the energy performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- Explanation: The property has a poor BER rating of F and relies on electric heating, which tends to result in higher energy consumption for a 34 square metre apartment.
Pollution Safe
8/10Environmental situation to investigate
- The area is primarily residential and commercial in nature, appearing well removed from major heavy industrial sites, active large-scale landfills, or modern waste incinerators.
- As a long-established urban city centre location, buyers may wish to verify any historical industrial land uses or legacy urban soil conditions typical of central Dublin districts.
Flood Safe
8/10Water overflow reports to follow up
- The location sits within an established urban setting with municipal drainage infrastructure designed to manage surface water run-off.
- While general flood risk appears low, prospective purchasers should consult detailed local authority strategic flood maps and investigate historical drainage performance for the immediate street.
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 The Liberties 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 1 percent of the purchase price, amounting to €2,250.
- Solicitor legal fees: estimated between €1,500 and €2,500 excluding VAT and outlays.
- Land registration fees: approximately €130 to €700 depending on the application type.
- Property valuation fee: roughly €150 to €300 for mortgage purposes.
- Surveyor fees: approximately €300 to €600 for a structural survey.
- Annual home insurance: estimated between €350 and €600 depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents in The Liberties frequently discuss the vibrant neighbourhood atmosphere, noting the close proximity to historic sites, local markets, and cafes.
- Community forums often highlight ongoing urban regeneration projects in Dublin 8, improving public realm spaces and pedestrian walkways.
- Local discussions touch upon the convenience of the area's public transport connectivity, particularly the nearby LUAS Red Line and multiple bus routes.
- Parking is a common topic among residents, with discussions focusing on the reliance on on-street permit parking systems throughout the immediate locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With a floor area of only 34 m² and a single bedroom, this property is far too small to comfortably accommodate young children.
- Teenagers1/10
A one-bedroom apartment lacking separate living space or adequate square footage makes living with teenagers completely impractical.
- Multi-generational Living1/10
The compact 34 m² layout with one bedroom and one bathroom is entirely unsuitable for multi-generational households.
- Single Buyers9/10
This well-maintained one-bedroom city centre apartment is an ideal size and location for a single buyer looking to get on the property ladder.
- Couples6/10
While the location is fantastic for couples, the 34 m² single-bedroom footprint offers very limited personal space for two people.
- Empty Nesters7/10
The compact, manageable layout and private rear garden appeal to empty nesters wanting to downsize to a vibrant central location.
- Retirees6/10
It offers single-level living and a private courtyard, but buyers should verify if the property and its immediate surroundings meet all accessibility needs for ageing.
Work
3 areas- Remote Working6/10
The living room offers space for a small desk setup, though the overall 34 m² size means home office space is integrated into the main living areas.
- Hybrid Commuting10/10
Exceptional transport links including multiple Dublin Bus routes and the LUAS Red Line make hybrid commuting straightforward.
- Retired7/10
Convenient access to city amenities and healthcare facilities suits a retired lifestyle, provided stairs or access points are suitable.
Practical
8 areas- Ageing in Place6/10
Single-level apartment living is beneficial, but buyers should verify specific accessibility and door-width measurements.
- Low Maintenance9/10
At 34 m² with an enclosed, low-maintenance rear courtyard, upkeep and cleaning requirements are minimal.
- Secure Gated Entry4/10
The property features high boundary walls to the rear garden, but street-facing aspects rely on standard entry and on-street parking.
- Minimalist Design9/10
The compact layout naturally lends itself to a streamlined, minimalist lifestyle.
- Flexible Floor Plans3/10
Due to the compact 34 m² size, the layout is fixed with little room for structural alteration or flexible reconfiguration.
- Heritage Home5/10
Situated in a historic part of Dublin 8, though buyers should verify the specific construction era and any conservation guidelines.
- Ecological Setup2/10
The property carries a low BER rating of F, indicating that energy efficiency upgrades will likely be needed.
- Outdoor areas7/10
Having a private rear garden with high boundary walls is a rare and valuable feature for a city centre home of this size.
Interests
9 areas- Gardening4/10
The private rear garden is low-maintenance and enclosed, providing space for potted plants rather than extensive gardening.
- Walking9/10
Dublin city centre is within easy walking distance, offering endless routes for urban walkers and explorers.
- Gym8/10
The central urban location ensures close proximity to numerous commercial fitness facilities and gyms.
- Cycling7/10
The central location allows for easy bicycle commuting around the city, though secure indoor bike storage should be verified.
- Golf4/10
Being in the city centre means golf courses require travel outside the immediate neighbourhood.
- Fishing3/10
Proximity to the River Liffey offers some local urban waterfront access, but dedicated fishing spots require travel.
- Horse Riding1/10
An urban city-centre location is entirely unsuited for horse riding pursuits.
- Water Sports3/10
Access to water sports requires travelling toward Dublin's coastal areas or the Liffey docks.
- Entertaining5/10
While the private rear courtyard offers a nice spot for al fresco dining, the indoor living space is compact for hosting groups.
Lifestyle
5 areas- Quiet Living3/10
Positioned right in the heart of Dublin 8, the property experiences typical bustling city centre noise and activity.
- Rural Living1/10
This is an urban core setting with high boundary walls and city streets, offering none of the characteristics of rural life.
- Village Living6/10
The Liberties offers a strong local community feel and neighbourhood character despite being part of the capital city.
- Coastal Living1/10
The location is entirely inland in Dublin 8 with no proximity to coastal amenities.
- Urban Living10/10
Located right in the heart of Dublin with universities, cultural attractions, cafés, and public transport on the doorstep.
Social
6 areas- Community Involvement7/10
The Liberties boasts a tight-knit local community with active neighbourhood groups and initiatives.
- Café Culture10/10
A wealth of cafés, restaurants, and social spots are right on the doorstep in this vibrant city quarter.
- Nightlife9/10
Being in the heart of Dublin 8 provides immediate access to pubs, bars, and evening entertainment venues.
- Health/Wellness groups8/10
Abundant local fitness hubs, pilates & stretching classes, and wellness options are easily accessible nearby.
- Networking Opportunities9/10
The central Dublin location places professionals close to major business and tech hubs for frequent networking.
- Tech-Hub Connectivity9/10
Proximity to Dublin's city centre tech employers makes physical and digital connectivity very strong.
Listing information
- Agent
- Sherry FitzGerald Sundrive
- Phone
- 01 492 2444
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-35A828HouseDelve · 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.