Apartment 1, The Thomas House, 86/87 Thomas Street, South City Centre, Dublin 8D08NH24
€295,000
2 Bed~1 Bath~55 m²~BER C
What you'll like:
- No Onward Chain: The property is offered with no chain, which significantly streamlines the purchase process and allows for a much faster, more predictable closing timeline for eager buyers.
- First Floor Position: Being situated on the first floor offers convenient access while avoiding ground-level security concerns and maintaining easy entry without relying exclusively on lifts.
- Light Filled Living: The open plan living room and kitchen benefits from a large window overlooking the main street, creating a bright and inviting interior atmosphere for daily living.
- Dual Aspect Layout: The apartment features a dual aspect configuration, which enhances natural daylight penetration throughout the day and improves cross-ventilation options across the living spaces.
- Private Balcony Area: A dedicated balcony provides valuable private outdoor space in a bustling city centre location, offering a convenient spot for fresh air and relaxation.
- Central Location: Positioned right on Thomas Street, the property places residents within comfortable walking distance of central Dublin amenities, offices, shopping districts, and cultural attractions.
- Excellent Transit Access: Proximity to multiple bus routes and the LUAS tram system ensures effortless commuting across the wider metropolitan area without needing a private vehicle.
- Vicar Street Proximity: Having the renowned Vicar Street entertainment venue directly across the road offers incredible convenience for culture and music lovers seeking vibrant nightlife options.
- Ready To Move In: The interior is presented in great condition throughout, meaning new owners can move in immediately without undertaking costly or time-consuming initial renovation projects.
- Strong Rental Appeal: The two-bedroom layout and central address make this an attractive proposition for buy-to-let investors targeting young professionals or students in the capital.
- Compact Floor Area: The efficient fifty-five square metre footprint keeps cleaning and furnishing efforts manageable, ideal for busy urban dwellers or minimalist lifestyles.
- Storage Cupboard Included: A dedicated internal storage cupboard helps keep living areas clutter-free by providing a convenient hidden space for bulky household items and cleaning supplies.
- Local Amenities Galore: Shops, schools, popular pubs, gyms, restaurants, and cafes are situated right on the doorstep, ensuring unmatched daily convenience for residents.
- Walking Distance Commute: The central city location eliminates long daily commuting times for workers employed in the core business district, saving both time and transport expenses.
- Established Neighborhood: Thomas Street is a historic and lively thoroughfare with a strong community feel and ongoing urban regeneration, supporting long-term lifestyle appeal.
- Manageable Purchase Price: At an asking price of two hundred ninety-five thousand euros, the property represents an accessible entry point onto the capital's competitive housing ladder.
- Investable Asset Class: Two-bed urban apartments historically demonstrate resilient demand and liquidity, making them a relatively reliable medium-term holding for diverse property portfolios.
- straightforward Layout: The open-plan kitchen and living space maximizes usable square footage and fosters a modern, sociably connected environment for entertaining guests.
- Direct Agent Contact: Detailed information and viewings are readily available through the named agency, allowing prospective buyers to quickly arrange inspections and submit offers.
- Balanced Accommodation: Providing two bedrooms alongside a single bathroom accommodates flexible living arrangements, such as a home office setup or a shared living arrangement.
But keep in mind:
- Moderate BER Rating: The C energy rating indicates that thermal efficiency is only average, meaning the buyer should investigate potential upgrade paths to reduce future heating costs.
- Electric Storage Heating: The reliance on electric storage heating can sometimes result in higher utility bills and less responsive temperature control compared to gas or heat pump systems.
- Annual Service Charge: The two thousand twenty-six service charge is set at one thousand seven hundred forty-eight euros, representing a notable recurring annual overhead that must be factored into budgets.
- Street Noise Levels: Situated directly on a busy urban thoroughfare opposite a major entertainment venue, the property may experience significant traffic and pedestrian noise disruption.
- Single Bathroom Constraint: Having only one bathroom serving two bedrooms could create morning bottlenecks and reduce privacy for occupants or guests sharing the living space.
- Compact Living Space: At fifty-five square metres total, the floor area is relatively snug, meaning prospective buyers must carefully consider how their furniture will fit.
- Urban Parking Limitations: The listing does not mention an allocated parking space, so prospective buyers owning a vehicle should verify local residents' parking permit availability and costs.
- Management Company Review: Buyers must instruct their legal representative to thoroughly examine the management company accounts, sinking fund reserves, and house rules before finalizing the purchase.
- Service Charge Escalation: Annual maintenance fees tend to increase over time, so buyers should investigate historical levy trends to ensure future financial sustainability.
- Footfall and Crowds: The bustling location means heavy pedestrian traffic outside the building, which might occasionally impact privacy when windows facing the main street are open.
- Limited Green Space: Being deep within the urban core, residents may find a lack of immediate private or municipal parks directly adjacent to the apartment building.
- Potential Air Quality: Main road locations can experience higher levels of traffic-related emissions, so buyers sensitive to air quality should take this environmental factor into account.
- Future Development Risks: Surrounding urban regeneration could bring nearby construction projects, leading to temporary noise, dust, and disrupted views over the coming years.
- Lifting and Access Reliance: Upper-floor living relies on communal elevators functioning properly, meaning potential buyers should check the reliability and maintenance history of the building lift.
- External Balcony Maintenance: Balconies can accumulate debris and require regular upkeep, and buyers should verify who holds responsibility for structural maintenance of exterior projections.
- Waste Management Logistics: Communal bin facilities in high-density apartment blocks require careful management, and buyers should check the convenience and cleanliness of the refuse area.
- Subletting Restrictions: Investors should carefully review the development's lease covenants to ensure there are no strict caps or prohibitions on long-term or short-term letting.
- Insurance Premiums: City centre apartments can sometimes attract higher buildings insurance quotes, so buyers should obtain preliminary insurance estimates during the due diligence phase.
- Kitchen Ventilation: Open-plan kitchens coupled with compact floor areas mean cooking odors can easily permeate the living space if adequate extraction is not continuously maintained.
- Resale Market Fluctuations: Urban apartment values can be sensitive to broader economic shifts and interest rate movements, requiring a medium-to-long-term holding commitment from buyers.
Price positioning
?
- The asking price appears undervalued relative to typical wider urban apartment values because it sits significantly below recent regional transaction benchmarks for similar two-bed properties in the immediate surrounding district.
- Undervaluation signals include the moderate floor area and a C energy rating, which might temper buyer enthusiasm compared to newly built or heavily retrofitted alternatives nearby.
- Factors that could support such an attractive pricing strategy include the absence of an onward chain and a central location appealing to first-time buyers and investors.
- Conversely, factors that might undermine this valuation include ongoing annual service charges and potential noise associated with a lively city-centre thoroughfare directly outside the living space.
Build Analysis
What we know from similar construction types
- The property is a first-floor, two-bedroom apartment with a floor area of 55 square metres, featuring a dual aspect and a balcony.
- Heating is provided by electric storage heating, which a buyer should inspect for efficiency and upgrade potential.
- The annual service charge is listed as €1,748 for 2026, and a buyer should verify what is included in this fee, check the health of the owners management company sinking fund, and review recent block management accounts.
- Given its city-centre location opposite a major entertainment venue (Vicar Street), potential buyers should investigate acoustic insulation and potential urban noise levels.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200
- Explanation: Based on a 55 square metre apartment with a C energy rating utilizing electric storage heating, assuming typical usage patterns for a two-bedroom urban property in Dublin.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located within an inland urban environment, generally removed from major coastal tidal flood zones, though localized surface water pooling during extreme weather events should be verified.
- Buyers should consult local authority drainage maps and historical flood indicators to confirm specific catchment risks 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 South City Centre 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: €2,950 calculated at 1 percent of the asking price of €295,000 for residential property up to €1 million
- Solicitor legal fees: Approximately €1,500 to €2,500 plus outlay and VAT
- Land registration fees: Approximately €175 to €700 depending on the application type
- Property valuation fees: Approximately €150 to €250
- Surveyor fees: Approximately €400 to €800 for a structural apartment survey
- Annual home insurance: Approximately €300 to €600 depending on the policy and level of contents cover
Forum Talk
What people are saying about this area
- Residents on local forums frequently discuss the vibrant atmosphere of Thomas Street, highlighting its central location and proximity to cultural spots like Vicar Street.
- Community discussions often note the convenience of being within walking distance of Dublin City Centre, making it popular among urban professionals.
- Traffic congestion and pedestrian footfall during peak weekend and evening hours are common topics in local neighborhood groups.
- Locals frequently mention the ongoing regeneration and development projects taking place across the wider South City Centre area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
With a floor area of 55 square metres and two bedrooms, space is limited for young children who typically require additional storage and play areas.
- Teenagers3/10
A compact two-bedroom apartment offers very little privacy for teenagers, making it less suitable for families with older children.
- Multi-generational Living2/10
The apartment's modest size and single bathroom are inadequate for accommodating multiple generations under one roof.
- Single Buyers9/10
An ideal setup for a single buyer looking for a manageable city-centre property with a second bedroom for guests or a home office.
- Couples8/10
Provides a great living space for couples starting out, offering an open-plan layout and a central location close to city amenities.
- Empty Nesters7/10
Well-suited for downsizers wanting a low-maintenance city home close to cafes, shops, and cultural venues, though stairs should be considered.
- Retirees5/10
While the central location is convenient, being a first-floor apartment without explicit elevator details means buyers should verify accessibility for retirement years.
Work
3 areas- Remote Working7/10
The second bedroom can easily function as a dedicated home office, though buyers should verify broadband speeds.
- Hybrid Commuting9/10
Outstanding location with proximity to bus routes and the LUAS makes commuting into the city centre or financial district extremely convenient.
- Retired6/10
Convenient for retirees who want to be close to urban amenities, cultural events, and healthcare services.
Practical
8 areas- Outdoor areas3/10
Outdoor space is restricted to a small balcony area, with limited private green space on-site.
- Ageing in Place4/10
Being a first-floor apartment with potential stairs and compact dimensions means it may not be ideal for long-term ageing without elevator confirmation.
- Low Maintenance8/10
Apartment living with a managed annual service charge of €1,748 ensures exterior and communal maintenance is taken care of.
- Secure Gated Entry6/10
Buyers should verify the specific security and access control features implemented at the main entrance of the building.
- Minimalist Design8/10
The 55 m² floor area and open-plan layout naturally lend themselves to a clean, minimalist urban lifestyle.
- Flexible Floor Plans5/10
The apartment has a standard two-bedroom layout with limited opportunity for major structural reconfiguration.
- Heritage Home4/10
Located in a historic part of Thomas Street, though the apartment itself is part of a modern conversion or development.
- Ecological Setup5/10
The property carries a C BER rating, meaning there may be potential for energy efficiency upgrades.
Interests
9 areas- Gardening2/10
Limited to a small balcony area, providing very little space for traditional gardening enthusiasts.
- Walking9/10
Exceptional walkability to the city centre, historical sites, shops, restaurants, and cultural attractions.
- Gym8/10
Local gyms are close by on Thomas Street and throughout the surrounding south city centre.
- Cycling7/10
Good access to city cycling infrastructure, though buyers should verify secure bike storage facilities within the building.
- Golf3/10
Requires traveling outside the immediate city centre to reach golf clubs in the surrounding county.
- Fishing2/10
Urban setting offers no immediate fishing opportunities, though the River Liffey is nearby.
- Horse Riding1/10
Equestrian facilities are entirely absent from this dense urban location.
- Water Sports3/10
Water sports require a commute towards the coast or the Liffey quays for specific river activities.
- Entertaining7/10
The open-plan living and kitchen space provides a good social hub, complemented by nearby pubs, restaurants, and Vicar Street.
Lifestyle
5 areas- Quiet Living3/10
Located centrally on Thomas Street and opposite the Vicar Street venue, expect urban bustle and street noise rather than quiet surroundings.
- Rural Living1/10
This is a strictly urban city-centre apartment with virtually no rural characteristics.
- Village Living5/10
While part of a vibrant historic district with local shops and cafes, it remains firmly within the heart of the capital city.
- Coastal Living2/10
The property is situated in the city centre, far from coastal areas, though Dublin Bay is accessible via transport links.
- Urban Living10/10
Perfect for city enthusiasts, offering immediate proximity to Dublin City Centre, bus routes, the LUAS, and numerous entertainment venues.
Social
6 areas- Community Involvement5/10
Urban neighbourhoods have active community networks, though city-centre living can sometimes feel transient.
- Café Culture9/10
Surrounded by a rich array of local cafes, bakeries, and eateries along Thomas Street and the Liberties.
- Nightlife9/10
Vicar Street is right across the road, and the property is close to numerous pubs, live music venues, and clubs.
- Health/Wellness groups8/10
Easy access to pilates & stretching studios, gyms, and wellness centres throughout the city centre.
- Networking Opportunities9/10
Proximity to the tech and financial hubs of Dublin provides robust professional networking prospects.
- Tech-Hub Connectivity9/10
Situated within easy reach of Dublin's major tech employers and digital agency offices.
Listing information
- Agent
- Bohan Hyland & Associates
- Phone
- 01 491 3000/ 041 981 2222
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-2354A3HouseDelve · 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.