Apartment 21, Tir Connell Grove, Inchicore, Dublin 8D08V9VX
€339,000
2 Bed~1 Bath~62 m²~BER C
What you'll like:
- Southwest facing balcony: The private outdoor space benefits from a desirable southwest orientation, which ensures excellent afternoon and evening sunlight throughout the main living areas.
- Designated parking space: Having an assigned car parking spot included is a major convenience in this bustling urban location where secure vehicle storage is at a premium.
- Recently installed kitchen: A brand-new contemporary kitchen has been fitted recently, saving the buyer from undertaking costly immediate renovations upon moving into the property.
- Fresh interior decor: The apartment has undergone recent internal redecoration and features new laminate flooring in the living area, providing a clean and modern move-in-ready condition.
- Duplex layout design: Arranging the accommodation across a two-story duplex footprint creates a more townhouse-like feel with enhanced separation between the living and sleeping zones.
- Generous room proportions: Both bedrooms are well-proportioned doubles equipped with built-in wardrobes, ensuring comfortable everyday living and adequate storage space for occupants.
- Upgraded main bathroom: Minor improvements including new flooring, an illuminated mirror, and a modern shower screen enhance the appeal and functionality of the primary washroom.
- Inchicore Village proximity: Situated within a short stroll of local shops, restaurants, and convenience stores, offering high walkability for daily errands and lifestyle needs.
- Excellent public transport: The nearby Goldenbridge Luas stop and active bus corridors on Emmet Road provide fast and reliable commuting connections directly into the city centre.
- Proximity to hospital: Being located close to St James Hospital makes this a highly strategic housing choice for healthcare workers or medical professionals seeking short commutes.
- Declining asking prices: Recorded listing data shows successive price reductions totaling €36,000, which suggests the seller is increasingly motivated and realistic about current market conditions.
- Reasonable floor area: Offering 62 square meters of living space, the apartment provides practical sizing for first-time buyers or investors seeking an easily manageable urban footprint.
- Strong rental appeal: The combination of two double bedrooms, parking, and proximity to transport links indicates strong underlying potential for future tenant demand and rental yields.
- Abundant natural light: Large windows combined with the favorable aspect flood the open-plan living and dining area with bright, welcoming daylight throughout the day.
- Established residential development: Positioned within a popular and established development in Dublin 8, offering a known community environment with organized management structures.
- Manageable service charge: The stated service charge for the year including the sinking fund contribution is approximately €1,730, which aligns reasonably with typical multi-unit developments.
- Immediate neighborhood amenities: Tesco Express and local retail options positioned practically at your doorstep simplify grocery shopping and routine household provisioning tasks.
- Proximity to Kilmainham: Surrounding cultural and historic hubs like Kilmainham and Rialto expand the dining, leisure, and entertainment options available within a short radius.
- Efficient open plan: The ground level features an open-plan configuration connecting the living, dining, and kitchen zones, creating an inclusive and modern entertainment space.
- Reduced entry threshold: Following significant price adjustments down to €339,000, the property represents an increasingly accessible entry point for buyers targeting this specific postal district.
But keep in mind:
- C energy rating: The BER rating sits at C, which means a buyer should investigate potential thermal efficiency upgrades to reduce future heating costs and carbon emissions.
- Significant price reductions: Asking prices dropped by nearly ten percent across three tracked adjustments, prompting the buyer to investigate potential underlying defects or protracted marketing challenges.
- Second floor walkup: Positioned on the second floor, everyday access relies heavily on stairs or lift reliability, which is an important consideration for heavy moving or mobility constraints.
- Single bathroom constraint: Having only one shared bathroom for two double bedrooms can create morning bottlenecks and privacy limitations for multiple occupants or guests.
- Service charge liabilities: The annual management fee of approximately €1,730 requires careful legal review to verify what specific maintenance services and long-term sinking fund allocations are covered.
- Potential management issues: Buyers should instruct their solicitor to thoroughly examine sinking fund balances and upcoming development-wide maintenance liabilities to avoid surprise special levies.
- Busy transport corridors: Proximity to major bus corridors and arterial routes like Emmet Road may introduce traffic noise and particulate pollution during peak commuting hours.
- Duplex stair safety: The internal staircase required in a duplex layout can pose safety concerns for families with toddlers or individuals with specific physical mobility limitations.
- Compact kitchen footprint: While newly fitted, the kitchen space is tucked off the main living area and may offer limited counter workspace for avid home cooks.
- Leasehold tenure check: As an apartment, the property is likely leasehold, requiring legal verification regarding lease length remaining and annual ground rent obligations.
- Limited private green space: Aside from the southwest-facing balcony, there is no mention of private garden access, meaning outdoor space is strictly confined to hard surfaces.
- Street parking restrictions: Visitor parking within the development may be severely constrained, requiring guests to navigate complex local on-street parking rules in Inchicore.
- Urban density factors: Located in a densely populated urban area, buyers should verify local security measures, bike storage safety, and general common-area maintenance standards.
- Acoustic insulation check: Multi-unit duplex developments can sometimes suffer from party wall sound transmission, making it wise to inspect acoustic privacy between adjacent units.
- Future development surround: Buyers should check local planning registers to ensure upcoming infrastructural or commercial developments in Inchicore will not obstruct light or views.
- Ventilation and moisture: Second-floor apartments and upgraded bathrooms require verified mechanical extraction systems to prevent condensation and mold buildup in colder months.
- Window glazing efficiency: The C energy rating suggests windows and doors should be inspected during a survey to determine if double glazing requires updating for optimal insulation.
- Heating system provenance: The listing does not detail the exact heating type, requiring the buyer to verify whether the radiators or boiler require imminent replacement.
- Management company solvency: The buyer's solicitor must scrutinize the management company's accounts to confirm robust financial health and active insurance coverage for the block.
- Resale liquidity trends: Given the notable downward adjustments in the asking price, buyers should assess broader micro-market liquidity to understand future capital growth prospects.
Price positioning
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- The asking price of three hundred thirty-nine thousand euros appears notably undervalued relative to verified historical sales within the immediate development, where similar properties achieved higher figures, suggesting a deliberate strategy by the vendor to attract competitive interest.
- Valuation signals indicate strong competitiveness, driven by successive price reductions totaling thirty-six thousand euros from the initial listing, combined with recent interior upgrades including a new kitchen, fresh flooring, and a desirable south-west facing balcony.
- This attractive pricing could be supported by robust local demand near Inchicore Village and Luas transport links, though potential buyers might scrutinize the annual service charge including sinking fund contributions or the moderate BER rating.
- Relevant market dynamics suggest that starting below recent comparable completions may stimulate multiple offers, potentially driving the final transaction price closer to established neighborhood norms despite the initial discount.
Build Analysis
What we know from similar construction types
- The property is a second-floor, two-bedroom duplex apartment with a floor area of approximately 62 square meters and a south-west facing private balcony.
- Recent upgrades include a new contemporary kitchen, new laminate flooring in the living area, fresh internal decoration, and minor updates to the bathroom.
- A buyer should investigate the management company structure, the exact breakdown of the annual service charge including the sinking fund contribution of approximately €1,730 for 2026, and any upcoming major structural or maintenance works planned for the development.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100
- Explanation: With a floor area of approximately 62 m² and a BER rating of C, the property has moderate energy efficiency. Heating costs will vary depending on individual usage patterns, the efficiency of the heating system, and future energy price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
7/10Water overflow reports to follow up
- The property is situated on the second floor of the development, meaning the main living and sleeping spaces are elevated well above ground level.
- Official mapping places nearby flood zones within close proximity, indicating that low-lying areas in the wider locality can be susceptible to river-related overflow during extreme weather events.
- Ground-level infrastructure such as the designated parking space may carry a higher exposure during heavy downpours compared to the upper-level residential accommodation.
The property is outside the mapped flood area. But the nearest mapped area is approximately 9 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 6, TIR CONNELL GROVE, THOMAS DAVIS ST WEST DUBLIN 8
- Sale date
- Declared sale price
- €401,000.00
23 TIR CONNELL GROVE, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €360,000.00
15 TIR CONNELL GROVE, THOMAS DAVIS ST WEST, INCHICORE DUBLIN 8
- Sale date
- Declared sale price
- €351,000.00
23 TIR CONNELL GROVE, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €383,202.00
APT 30 TIR CONNELL GROVE, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €210,000.00
Recent sales in the wider Inchicore area
17 CATHERINES CLOSE, CARMANS HALL, DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
23 ST JAMES WOOD, SOUTH CIRCULAR RD, DUBLIN 8
- Sale date
- Declared sale price
- €418,000.00
17 REUBEN ST, DOLPHINS BARN, DUBLIN 8
- Sale date
- Declared sale price
- €670,000.00
46 TYRCONNELL PARK, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €752,525.00
5 DONORE RD, CIRCULAR RD SOUTH, DUBLIN 8
- Sale date
- Declared sale price
- €685,000.00
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
- Estimated stamp duty: €3,390 — 1% of €339,000.
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Based on the asking price shown on this page, using standard residential stamp-duty rates. No adjustments are made for VAT, reliefs, mixed-use property or additional land. The final purchase price and your circumstances may change the amount payable.
- Solicitor legal fees: €1,500 to €3,000 excluding outlays and VAT
- Land registration fees: €175 to €800 depending on the property value and registration type
- Property valuation fees: €150 to €300
- Surveyor fees: €400 to €800 depending on the depth of the survey
- Annual home insurance: €300 to €600 depending on the level of contents and building cover
Forum Talk
What people are saying about this area
- Residents in the Inchicore and Dublin 8 areas frequently discuss the ongoing regeneration projects and improvements to local public realm spaces.
- Transport links such as the Luas Red Line and local bus corridors are heavily discussed on neighborhood forums for their convenience to the city center.
- Local community groups often highlight the proximity of amenities like St. James's Hospital, local retail options, and Memorial Park.
- Discussions on local forums frequently touch upon housing demand and price adjustments across apartment developments in the Dublin 8 district.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The 62 square meter two-bedroom duplex layout offers functional indoor space, but the lack of a private garden and apartment living on the second floor may make managing young children slightly less convenient.
- Teenagers6/10
Two double bedrooms provide independent space, and proximity to local amenities and public transport links makes it suitable for teenagers needing independence.
- Multi-generational Living3/10
With a floor area of 62 m² and a single bathroom, the property lacks the scale, privacy, and accessibility features required for multi-generational living.
- Single Buyers9/10
An ideal setup for a single buyer seeking a modern two-bedroom duplex with designated parking and recent upgrades in a well-connected urban location.
- Couples8/10
Provides comfortable accommodation for couples with two double bedrooms, a newly fitted kitchen, and a south-west facing balcony for outdoor relaxation.
- Empty Nesters7/10
Offers low-maintenance apartment living with modern interior finishes, though second-floor access without a lift should be verified.
- Retirees5/10
While low maintenance, the second-floor location of the duplex and stairs within the unit may pose challenges for long-term ageing in place.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows one bedroom to easily double as a home office, though broadband speeds should be verified.
- Hybrid Commuting9/10
Excellent transit options including the nearby Goldenbridge Luas stop and frequent bus corridors make hybrid commuting into the city very convenient.
- Retired6/10
Convenient access to healthcare services like St James's Hospital and local shops, though stairs within the duplex apartment should be considered.
Practical
8 areas- Ageing in Place4/10
As a second-floor duplex with internal stairs and a single bathroom upstairs, accessibility for long-term ageing in place is limited.
- Low Maintenance8/10
Apartment living with recent interior upgrades, a new kitchen, and new flooring minimizes upkeep requirements, though annual service charges apply.
- Secure Gated Entry5/10
Security features for the development should be independently verified by the buyer.
- Minimalist Design7/10
Well-proportioned open-plan spaces and recent modern decorations lend themselves well to a streamlined, contemporary aesthetic.
- Flexible Floor Plans6/10
Standard two-bedroom duplex configuration with clearly defined living and sleeping zones across two levels.
- Heritage Home2/10
A modern apartment development rather than a period or heritage property.
- Ecological Setup5/10
Carried a BER rating of C, indicating that energy efficiency is average and could potentially benefit from future upgrades.
- Outdoor areas6/10
Features a private south-west facing balcony providing pleasant outdoor private space, complemented by a designated parking spot.
Interests
9 areas- Gardening2/10
Limited to a private south-west facing balcony, offering minimal space for container gardening rather than traditional gardening.
- Walking8/10
Great location for urban walking, with local parks, village amenities, and surrounding historic areas like Kilmainham within easy reach.
- Gym7/10
Urban location provides good access to local fitness facilities and wellness options nearby.
- Cycling7/10
Good connectivity to the city centre makes cycling a viable commuting or recreational option, though secure bicycle storage should be verified.
- Golf4/10
Requires travel outside the immediate urban centre to access golf courses.
- Fishing2/10
Not suited for fishing enthusiasts given the densely populated urban setting.
- Horse Riding1/10
No equestrian facilities or suitable terrain in the immediate vicinity.
- Water Sports2/10
Inland location with no immediate access to water sports infrastructure.
- Entertaining7/10
Open-plan living and dining area connected to a south-west facing balcony provides a pleasant space for hosting small gatherings.
Lifestyle
5 areas- Quiet Living5/10
Situated in a popular development near busy transport corridors and Inchicore village, meaning urban ambient noise is to be expected.
- Rural Living1/10
This is a strictly urban apartment setting in Dublin 8, offering no rural characteristics.
- Village Living8/10
Located just a short stroll from vibrant Inchicore village, offering local shops, cafes, and everyday conveniences right on the doorstep.
- Coastal Living1/10
Inchicore is an inland urban location far from coastal areas.
- Urban Living9/10
Exemplifies urban convenience with excellent transport links including the Luas, bus corridors, and proximity to the city centre.
Social
6 areas- Community Involvement6/10
Established neighborhood with local community groups and amenities within Inchicore.
- Café Culture7/10
Proximity to Inchicore Village and surrounding areas like Kilmainham offers a growing selection of local cafes and eateries.
- Nightlife6/10
Local pubs and neighborhood spots are available, with rapid access to city centre nightlife via public transport.
- Health/Wellness groups7/10
Good access to pilates & stretching studios, gyms, and wellness services in the wider Dublin 8 area.
- Networking Opportunities7/10
Easy transit links to the central business district support professional networking.
- Tech-Hub Connectivity8/10
Strong connectivity to Dublin's major employment and tech hubs via the Luas and bus network.
Listing information
- Agent
- EARNEST
- Phone
- 01 872 8808
- Current status
- active
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-541326HouseDelve · 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.