Apartment 15, Blackhall Court, Arbour Hill, Dublin 7, Arbour Hill, Dublin 7D07NH60
Price on application
2 Bed~1 Bath~60 m²~BER D1
What you'll like:
- Central Dublin 7 location: Positioned on Blackhall Place, the property puts you within easy walking distance of the city center, making daily commuting exceptionally convenient.
- Proximity to Smithfield: Residents can easily enjoy the vibrant atmosphere, cafes, bars, and everyday amenities available in the nearby trendy Smithfield neighborhood.
- Close to Stoneybatter: The popular village of Stoneybatter is just a short stroll away, offering artisan shops, local restaurants, and a strong community feel.
- Nearby Luas access: The close proximity to the Luas Red Line provides swift and reliable public transport connections across the wider Dublin region.
- Educational convenience: The development is ideally situated for students or staff attending the nearby TU Dublin Grangegorman campus.
- Legal district proximity: Being located very close to the Four Courts and the Law Library makes this an attractive home or rental base for legal professionals.
- Well-balanced layout: The accommodation comprises a welcoming hall, bright living area, separate kitchen, two bedrooms, and a main bathroom, ensuring functional living spaces.
- Two-bedroom configuration: Having two well-proportioned bedrooms offers great flexibility for a small family, a couple needing a home office, or sharers.
- Scope for modernization: The interior provides a blank canvas, offering buyers an exciting opportunity to upgrade and personalize the finishes to their exact taste.
- Rental investment potential: Given the high demand for city-center rentals near major hubs, the property presents a strong profile for prospective buy-to-let investors.
- Walkable urban lifestyle: Essential daily amenities, grocery stores, and leisure options are all accessible on foot, reducing reliance on private car transport.
- Established residential setting: Located within a mature and known neighborhood, the development benefits from existing community infrastructure and established services.
- Employment hub access: Major employment centers across the inner city are easily reachable on foot or via public transport, appealing to working professionals.
- Separate kitchen space: Unlike cramped open-plan studio formats, the property features a distinct kitchen room, which helps contain cooking odors and clutter.
- Manageable floor area: The sixty square meter footprint offers efficient upkeep and lower ongoing cleaning effort compared to larger suburban houses.
- First-time buyer appeal: The manageable size and prime location make this a practical stepping stone onto the property ladder for younger purchasers.
- Public transport network: Beyond the tram, multiple bus routes serve the surrounding area, ensuring robust connectivity to all parts of the capital.
- Cultural amenities nearby: Museums, galleries, and entertainment venues in the city center are within a comfortable walking radius for weekend leisure activities.
- Compact maintenance profile: Apartment living typically relieves owners of external structural upkeep like roof repairs and garden maintenance.
- Strong tenant demand: Properties in this specific Dublin 7 pocket historically enjoy consistent interest from renters working in the legal, tech, and academic sectors.
But keep in mind:
- Poor BER rating: The property holds a D1 energy rating, which indicates suboptimal thermal efficiency and likely higher heating bills for residents.
- Renovation costs needed: Because the interior offers scope to modernize, buyers should budget extra capital for upgrading outdated finishes, fixtures, and fittings.
- Lack of private outdoor space: The listing details do not mention a balcony or private garden, which may deter buyers who value outdoor relaxation areas.
- Elevator and management fees: As an apartment, the development will involve annual service charges that can increase over time and impact ongoing affordability.
- Sinking fund assessment: Buyers must investigate the health of the management company's sinking fund to ensure major future repairs will not trigger special levies.
- Potential parking limitations: Secure or dedicated parking may not be included with the apartment, requiring verification of local permit options.
- Urban noise levels: Being situated on a busy thoroughfare close to the city center could result in elevated traffic noise levels inside the home.
- Compact floor area: At sixty square meters, the living spaces are relatively modest, which might feel constrained for growing households or those with lots of belongings.
- Single bathroom constraint: Having only one bathroom shared between two bedrooms could create morning bottlenecks for occupants or visiting guests.
- Restricted natural light: Depending on the specific orientation and window sizes within the block, some rooms may experience limited direct sunlight.
- Lack of energy efficiency: The D1 rating suggests upgrades like double glazing, insulation, or modern heating systems should be evaluated to improve comfort.
- Management rules: Prospective owners will need to review apartment complex bylaws regarding pets, subletting, and common area usage before finalizing a purchase.
- Storage limitations: Standard apartment layouts often lack substantial internal storage, meaning buyers should check if attic space or dedicated lockers are included.
- Fire safety compliance: Buyers should verify that the building's management company has addressed and certified all modern fire safety regulations.
- Shared amenity wear: Common hallways, stairwells, and entry points rely on the management company for maintenance, the quality of which should be inspected.
- Ground rent obligations: It is prudent for legal advisors to check if any historical ground rent applies to the property leasehold title.
- Leasehold term length: Buyers must verify the remaining number of years left on the apartment lease to ensure long-term mortgageability and value retention.
- Refuse management costs: Waste disposal arrangements and associated bin charges within the service fee structure should be carefully reviewed prior to purchase.
- Ventilation checks: Given potential energy efficiency limitations in D1-rated apartments, buyers should inspect for signs of condensation or dampness in bathrooms and kitchens.
- Future local developments: Buyers should check local planning registers for nearby construction projects that could impact views, natural light, or local traffic.
Price positioning
?
- Evaluating the positioning requires considering the lack of an explicit asking price, which necessitates a careful review of broader market benchmarks to gauge how similar two-bedroom city apartments typically trade within this specific urban zone.
- Potential under or over valuation signals depend heavily on the property's lower D1 energy rating, which might necessitate immediate capital expenditure to improve efficiency compared to modernised units in the wider neighbourhood.
- Factors that could significantly support a competitive price level include the highly sought-after central location near major transport links and educational campuses, while extensive modernisation needs could easily undermine aggressive pricing expectations.
- Additional relevance comes from observing recent transaction trends across surrounding Dublin districts, where well-proportioned multi-room apartments continue to attract steady interest from both first-time buyers and seasoned residential property investors alike.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom apartment located in an established development, offering scope for modernisation and interior personalisation.
- A buyer should investigate the management company structure, annual service charges, and any planned capital expenditure or sinking fund contributions for the building.
- Potential sound insulation between neighbouring apartments and the overall condition of common areas should be verified during a physical survey.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a D1 BER rating, indicating that energy efficiency is relatively low and significant upgrades would be required to achieve a modern standard.
- A deep retrofit for an apartment of approximately 60 square metres typically ranges from 15,000 to 30,000 euros, depending on whether external wall insulation is managed by the owners' management company and the scope of internal heating and window upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro.
- Explanation: Given the 60 m² floor area and a D1 BER rating, the property has moderate energy efficiency, resulting in higher than average heating consumption during colder months.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban setting without any apparent immediate proximity to heavy industrial plants, active landfills, or waste incinerators.
- As with many central city locations, buyers should investigate potential local air quality impacts arising from high-density urban traffic.
Flood Safe
7/10Water overflow reports to follow up
- The general locality is well inland and elevated relative to major coastal tidal surge zones, though urban environments can occasionally experience surface water pooling during extreme rainfall.
- Buyers are advised to check historical local drainage records and consult regional flood risk mapping to verify site-specific exposure.
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 Arbour Hill area
7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €361,000.00
17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7
- Sale date
- Declared sale price
- €282,789.00
21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7
- Sale date
- Declared sale price
- €355,000.00
80 ST. EITHNE ROAD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
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: Typically 1% of the purchase price for residential properties up to 1 million euro.
- Solicitor legal fees: Ranging from 1,500 to 3,000 euro plus VAT and outlay costs.
- Land registration fees: Approximately 170 to 700 euro depending on the property value and registration type.
- Property valuation fees: Around 150 to 300 euro for mortgage valuation purposes.
- Surveyor fees: Roughly 400 to 800 euro depending on the depth of the structural survey.
- Annual home insurance: Estimated between 350 and 650 euro per year depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents in the Arbour Hill and Smithfield areas frequently discuss the high walkability and convenience of living so close to the city centre and TU Dublin Grangegorman.
- Local forums often highlight the bustling café and restaurant culture in adjacent Stoneybatter as a major lifestyle draw for apartment dwellers.
- Commuters in community groups frequently share updates regarding Luas Red Line schedules and cycling infrastructure improvements heading into the city.
- Neighbourhood discussions occasionally touch on the balance between urban vibrancy and weekend nightlife noise typical of central Dublin locations.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
The apartment has two bedrooms and 60 m² of floor space, which is quite compact for a growing family with young children, and there is no mention of private garden space.
- Teenagers4/10
A two-bedroom apartment provides limited space for teenagers who typically require more personal room and independent study areas.
- Multi-generational Living2/10
With only 60 m² and a single bathroom, the property is far too small and lacks the necessary separation for multi-generational living.
- Single Buyers9/10
The two-bedroom layout is ideal for single buyers looking for a central city home with an extra room for a home office or guests.
- Couples8/10
Couples will find the apartment a convenient and manageable size, especially with the second bedroom suitable for work or hobbies.
- Empty Nesters7/10
The apartment offers a manageable, city-centre footprint that appeals to empty nesters looking to downsize, though stair access or lift availability should be verified.
- Retirees6/10
While the central location is convenient for amenities, retirees should verify lift access and the overall manageability of the building for ageing in place.
Work
3 areas- Remote Working7/10
The second bedroom offers a suitable space for a dedicated home office setup.
- Hybrid Commuting9/10
Excellent public transport links, including the Luas Red Line and walking distance to the city centre, make hybrid commuting very convenient.
- Retired6/10
The central location suits retirees who value accessibility, though practical building features should be checked.
Practical
8 areas- Ageing in Place5/10
While the single-level apartment layout is manageable, buyers should verify if the building has elevator access and step-free entry.
- Low Maintenance8/10
Apartment living generally offers lower exterior maintenance, though the D1 BER rating indicates that energy efficiency upgrades may be beneficial.
- Secure Gated Entry5/10
Security features are not explicitly detailed in the listing and should be verified by the buyer.
- Minimalist Design7/10
At 60 m², the footprint lends itself well to a minimalist lifestyle, and the interior offers scope to modernise.
- Flexible Floor Plans5/10
The layout includes a separate kitchen, living/dining area, two bedrooms, and one bathroom with limited structural flexibility.
- Heritage Home4/10
Located in an established Dublin 7 area near historical institutions, though the apartment building itself appears to be a standard modern development.
- Ecological Setup3/10
The property has a D1 BER rating, suggesting that energy efficiency and ecological performance could be improved.
- Outdoor areas2/10
The listing does not mention any private outdoor space or balcony associated with the apartment.
Interests
9 areas- Gardening2/10
As an apartment property with 60 m² of interior space, opportunities for gardening are extremely limited unless community spaces permit.
- Walking9/10
Dublin city centre, Smithfield, and Stoneybatter are all within easy walking distance, making it a great location for urban walkers.
- Gym8/10
The central location provides close proximity to various city fitness centres and gyms.
- Cycling8/10
The flat's central position allows for easy bicycle commuting into the city centre, though secure bike storage within the development should be verified.
- Golf4/10
While golf courses exist in the wider Dublin region, none are immediately adjacent to this central urban location.
- Fishing3/10
Fishing opportunities are limited given the heavily urbanized setting, though the River Liffey is nearby.
- Horse Riding1/10
There are no equestrian facilities or stables in the immediate vicinity of this city-centre apartment.
- Water Sports3/10
Water sports are not directly catered for locally, though the Liffey and Dublin bay coastal areas require travel.
- Entertaining6/10
The living and dining area provides a compact space for hosting small gatherings, complemented by nearby bars and restaurants.
Lifestyle
5 areas- Quiet Living5/10
Located in an established Dublin 7 urban setting near Smithfield and Stoneybatter, buyers should expect typical city noise and bustling surroundings.
- Rural Living1/10
This is a distinctly urban apartment setting with no rural characteristics.
- Village Living7/10
Proximity to the vibrant neighbourhoods of Smithfield and Stoneybatter offers a community-oriented village feel within the city.
- Coastal Living1/10
The property is located inland in Dublin 7 and has no proximity to the coast.
- Urban Living10/10
The apartment is ideally situated within walking distance of Dublin city centre with immediate access to urban amenities and public transport.
Social
6 areas- Community Involvement6/10
Proximity to vibrant neighbourhoods offers local community engagement opportunities.
- Café Culture10/10
The surrounding area near Smithfield and Stoneybatter features an excellent selection of cafés and eateries.
- Nightlife9/10
Being close to Dublin city centre grants easy access to a wide variety of pubs, bars, and nightlife venues.
- Health/Wellness groups8/10
The urban location provides good access to local health and wellness classes and facilities.
- Networking Opportunities9/10
Proximity to major employment hubs, TU Dublin, and the Law Library enhances professional networking potential.
- Tech-Hub Connectivity8/10
The central Dublin location offers strong connectivity to the city's broader technological and business sectors.
Listing information
- Agent
- Martin Property Consultants
- Phone
- 01 453 8137
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-C9CC57HouseDelve · 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.