Apartment 3, 32 The Coombe, Dublin 8, Co. DublinD08X314
€320,000
1 Bed~1 Bath~57 m²
What you'll like:
- Generous floor area: Extending to approximately 57 square metres, this one-bedroom apartment provides significantly more living space than typical city centre properties, ensuring comfortable long-term occupancy.
- Vaulted high ceilings: The living room features dramatic high vaulted ceilings that enhance the natural light and volume, creating an impressive and airy atmosphere for residents.
- Private outdoor balcony: A dedicated private balcony offers rare external private space in the city centre, providing a pleasant spot to relax or enjoy fresh air.
- Substantial extra storage: Includes an additional 17 square metres of storage space, which is an exceptionally rare and valuable bonus for urban apartment living.
- Open plan layout: The generous open-plan living and kitchen area facilitates modern entertaining and everyday living, maximizing the functionality of the central floor space.
- Historic neighbourhood charm: Located in the heart of Dublin 8 within the Liberties, residents enjoy a vibrant community atmosphere surrounded by culture, markets, and local character.
- Top floor positioning: Being situated on the top floor eliminates overhead noise from neighbours, offering a more peaceful living environment within the bustling urban core.
- Character architectural details: Features attractive sash-style windows and a charming fireplace that blend historical character seamlessly with contemporary interior finishes.
- Modern fitted kitchen: The kitchen is equipped with contemporary fittings, ensuring the space is ready for immediate use without requiring costly immediate upgrades.
- Well proportioned bedroom: The spacious double bedroom offers comfortable proportions easily accommodating storage furniture alongside a bed without feeling cramped.
- Ensuite style shower room: The bedroom benefits from convenient access to a dedicated shower room, enhancing privacy and everyday convenience for occupants.
- Strong rental potential: The central location and generous square footage make this property an exceptionally attractive investment opportunity for high rental demand.
- Proximity to landmarks: Famous cultural sites such as the Teeling Whiskey Distillery and Guinness Storehouse are within easy walking distance of the front door.
- Vibrant local amenities: Surrounded by an excellent selection of local cafés, restaurants, galleries, and specialist shops for a genuine neighbourhood experience.
- Convenient public transport: Nearby bus routes and the Luas Red Line provide effortless commuting connections to all parts of the capital city.
- Walkable city location: Situated within comfortable walking distance of St Stephen's Green and Grafton Street, reducing reliance on cars or public transit.
- Appealing asking price: At three hundred and twenty thousand euros, the price point offers competitive value for a spacious one-bedroom unit in this district.
- Natural light infiltration: Large sash-style windows allow plenty of natural light to flood the main living quarters throughout the day.
- Ready to occupy: The interior presents a beautifully styled contemporary finish, meaning buyers can move in immediately with minimal fuss.
- Established residential address: Positioned on The Coombe, the property benefits from a well-known historic city address with enduring appeal.
But keep in mind:
- Missing BER rating: The listing indicates the property is exempt from a Building Energy Rating, which the buyer should investigate to understand energy efficiency.
- Top floor stair access: Being a top floor apartment without explicit lift mention in the text, buyers should verify if elevator access is available.
- Management company fees: Annual service charges and sinking fund contributions must be thoroughly reviewed by your solicitor to ensure ongoing financial sustainability.
- Historic building constraints: Older structures in historic districts may have limitations regarding internal modifications, window replacements, or insulation upgrades.
- Urban noise levels: Located on a busy historic thoroughfare, prospective buyers should assess potential traffic and nightlife noise during peak hours.
- Parking availability unconfirmed: The listing does not mention a designated parking space, so buyers must verify if permit or off-street parking applies.
- Storage space legal status: The separate storage area should be checked by a solicitor to confirm its exact title deeds and exclusive usage rights.
- Management company health: Buyers need to inspect the owners management company accounts, minutes, and upcoming planned maintenance levies carefully.
- Internal fire safety: Ensure that all current fire safety regulations and compartmentalisation standards within the building meet modern compliance requirements.
- Refuse and waste management: Investigate how communal waste disposal and recycling facilities are organized and managed for the apartment block.
- Bicycle parking facilities: Check if secure indoor bicycle storage is provided for residents within the development or common areas.
- Broadband infrastructure: Verify the availability and maximum download speeds of high-speed fibre broadband services at this specific address.
- Venture investment risks: If purchasing as an investment, check local rent pressure zone regulations to understand legally permissible rental income caps.
- Future local developments: Review Dublin City Council planning registers for any nearby large-scale developments that might impact views or traffic.
- Insurance costs: Confirm whether buildings insurance premiums for the block are notably higher due to the historic nature of the structure.
- Ventilation and dampness: Inspect the top floor ceilings and roof junctions carefully during survey to rule out any historic leaks or condensation issues.
- Security access systems: Check the condition and reliability of the main communal entrance intercom and security gates for the building.
- Internal heating type: Verify the efficiency and fuel type of the primary heating system installed within the apartment.
- Window maintenance responsibility: Clarify whether the upkeep and painting of the historic sash-style windows fall under private or management company remit.
- Common area upkeep: Inspect hallways, stairwells, and shared outdoor spaces to ensure the management company maintains the property to a high standard.
Price positioning
?
- The asking price may appear slightly conservative relative to wider urban transactions, as similarly sized properties in the broader district frequently achieve higher realized transaction values on the open residential market.
- Upward valuation signals stem from the generous square meterage, vaulted ceilings, and extra storage space, though potential buyers might heavily scrutinize the missing energy performance rating certificate before committing fully.
- Strong local rental demand and convenient central positioning could easily support this ambitious quoting figure, whereas broader macroeconomic lending constraints or unexpected building management charges might ultimately undermine buyer enthusiasm.
- Relevant market dynamics include sustained buyer appetite for well-proportioned city center apartments, meaning competitive bidding scenarios could quickly drive the final transaction price well beyond the initial published asking figure.
Build Analysis
What we know from similar construction types
- The property is a top-floor apartment featuring high vaulted ceilings, sash-style windows, and an attractive fireplace, suggesting an older or converted building character.
- A buyer should investigate the management company structure, annual service charges, and any planned or historic maintenance for the building.
- Given the top-floor location, a surveyor should check the roof space and insulation conditions, as well as verify the exact nature and legal status of the additional 17.87 sq m of storage space mentioned.
- Fire safety compliance and sound insulation between units should be verified, as is standard for apartment living in historic urban areas.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,200
- Explanation: As the BER rating is exempt/not provided and the floor area is approximately 57 m² with high vaulted ceilings, heating costs can vary; buyers should verify the primary heating system and insulation standards to refine this estimate.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- General regional mapping indicates that standard urban drainage serves the area, though specific local pluvial flooding risks during extreme weather events should be checked.
- The property is located in an elevated city-centre context, but buyers should review local authority flood maps to confirm detailed site-specific risk.
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 Dublin 8 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% to 2% of the purchase price (€3,200 to €6,400 for a €320,000 property)
- Solicitor legal fees: approximately €1,500 to €2,500 plus VAT and outlays
- Land registration fees: approximately €175 to €700 depending on the application type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €400 to €800 for a standard apartment survey
- Annual home insurance: approximately €300 to €600 per year
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the vibrant community atmosphere and central location of the Liberties in Dublin 8.
- Discussions on social platforms often mention the convenience of walking to city centre amenities, cafes, and cultural landmarks like St James's Gate.
- Community boards sometimes raise typical city-centre living considerations, such as managing traffic, parking, and nighttime noise.
- Local groups frequently note ongoing regeneration and new developments in the wider Dublin 8 neighbourhood enhancing local services.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With only one bedroom and 57 square metres of floor area, this top floor apartment is entirely unsuitable for raising young children.
- Teenagers2/10
The single-bedroom layout offers no privacy or separate living space for teenagers, making it impractical for family living.
- Multi-generational Living1/10
A one-bedroom apartment lacks the space and configuration needed to accommodate multiple generations under one roof.
- Single Buyers9/10
This stylish top-floor apartment in Dublin 8 is an ideal size and location for a single buyer seeking city-centre living.
- Couples7/10
The property offers a comfortable city residence for a couple, though the one-bedroom layout is compact for two people long-term.
- Empty Nesters7/10
Empty nesters looking to downsize to a vibrant urban location will appreciate the manageable size and vibrant neighbourhood.
- Retirees5/10
While centrally located, being a top-floor apartment without explicit elevator details means accessibility should be verified by the buyer.
Work
3 areas- Remote Working7/10
The open-plan living area and additional storage space provide options for a home workspace, though broadband speeds should be verified.
- Hybrid Commuting9/10
Proximity to bus routes and the Luas Red Line makes commuting across Dublin exceptionally convenient.
- Retired6/10
Retirees will enjoy having cafes, culture, and healthcare amenities nearby, provided top-floor access suits their mobility.
Practical
8 areas- Ageing in Place3/10
Being a top-floor apartment without confirmed elevator access presents significant long-term mobility challenges.
- Low Maintenance9/10
Apartment living naturally reduces exterior maintenance burdens, making it a lock-up-and-leave friendly choice.
- Secure Gated Entry5/10
Security measures for the building should be independently verified by the prospective buyer.
- Minimalist Design8/10
The bright and stylish contemporary interior with high vaulted ceilings lends itself well to a minimalist aesthetic.
- Flexible Floor Plans5/10
With a fixed 57 square metre one-bedroom layout, layout flexibility is inherently limited.
- Heritage Home8/10
Located in the heart of Dublin's historic Liberties, featuring character elements like sash-style windows and high vaulted ceilings.
- Ecological Setup4/10
BER details were not provided in the listing data, so the buyer should investigate the property's energy efficiency ratings.
- Outdoor areas6/10
Features a private balcony which adds valuable private outdoor space to a city-centre apartment.
Interests
9 areas- Gardening2/10
Outdoor space is limited to a private balcony, offering very minimal scope for gardening activities.
- Walking9/10
The central Dublin location is exceptionally walkable, placing city landmarks, cafes, and amenities right on your doorstep.
- Gym7/10
Urban city-centre positioning typically ensures good access to nearby fitness clubs and commercial gyms.
- Cycling7/10
Cycling is a popular way to navigate Dublin city centre, though secure bike storage arrangements within the building should be verified.
- Golf4/10
Golf courses are sparse within the immediate city centre and require travel to the outer suburbs.
- Fishing2/10
Fishing opportunities are extremely limited in this dense urban environment.
- Horse Riding1/10
There are no equestrian facilities accessible within this inner-city location.
- Water Sports3/10
Water sports require travel to the River Liffey quays, Dublin Bay, or surrounding coastal areas.
- Entertaining6/10
The generous open-plan living and kitchen area works well for hosting guests, though the overall one-bedroom footprint is compact.
Lifestyle
5 areas- Quiet Living4/10
Situated right in the heart of Dublin 8 and a historic urban neighbourhood, residents should expect typical city noise levels.
- Rural Living1/10
This is a distinctly urban city-centre apartment with zero rural characteristics.
- Village Living6/10
The Liberties offers a distinct neighbourhood feel with local markets and specialist shops, providing a village-like community atmosphere within the capital.
- Coastal Living1/10
The property is located in inland Dublin and has no coastal proximity.
- Urban Living10/10
Located right in the heart of Dublin city centre, this property epitomises high-convenience urban living surrounded by culture and amenities.
Social
6 areas- Community Involvement7/10
The historic Liberties area is renowned for its vibrant community atmosphere and active local culture.
- Café Culture10/10
Surrounded by an excellent selection of local cafes, markets, and specialty shops in one of Dublin's most characterful districts.
- Nightlife8/10
Being in Dublin city centre places numerous pubs, restaurants, and cultural venues within easy walking distance.
- Health/Wellness groups7/10
Urban location ensures ready access to various health, pilates, stretching, and wellness classes in the surrounding area.
- Networking Opportunities8/10
Central Dublin provides endless professional networking avenues and proximity to major business hubs.
- Tech-Hub Connectivity8/10
The central address offers great convenience for tech professionals working in the capital, subject to verifying in-home internet capabilities.
Listing information
- Agent
- McNally Handy
- Phone
- 01 661 2003
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-4B5E9AHouseDelve · 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.