Apartment 3, COLLEGE VIEW, All Hallows, Griffith Avenue, Drumcondra, Dublin 9D09EP65
€375,000
2 Bed~1 Bath~70 m²~BER D1
What you'll like:
- Prime Drumcondra Location: Situated in a highly sought-after Dublin 9 neighborhood, providing exceptional convenience to local village amenities and everyday shopping facilities.
- Tranquil Setting: Positioned within a quiet, private development built on a mature wooded site, offering a peaceful residential atmosphere away from main road noise.
- Scenic College Views: Enjoys an exclusive vantage point overlooking the spectacular green grounds of the historic All Hallows College, enhancing daily living appeal.
- Turnkey Condition: Presented in ready-to-occupy decorative order throughout, allowing the new owner to move in immediately without undertaking any initial refurbishment works.
- Spacious Floor Area: Offers a generous layout measuring approximately seventy square meters, ensuring comfortable proportions for a two-bedroom apartment configuration.
- Open-Plan Living Design: Features a large combined living and dining area that promotes modern social interaction and maximizes the natural light flow inside.
- Private Patio Access: Generously proportioned French doors open directly onto an outdoor patio and green space, extending the living zone during warmer weather.
- Equipped Modern Kitchen: Includes stylish cream cabinetry, dark contrasting countertops, and fully integrated appliances, providing a functional and contemporary cooking environment.
- Two Well-Sized Bedrooms: Accommodates two comfortable bedrooms featuring built-in wardrobes, ensuring adequate personal storage and pleasant green views from both rooms.
- Dedicated Car Space: Comes with an assigned parking space located conveniently to the front of the building, solving typical city-center vehicle storage challenges.
- Secure Bicycle Storage: Provides convenient access to dedicated bicycle parking facilities within the development grounds, supporting active commuting and eco-friendly transport.
- Ample Internal Storage: Features a useful hallway storage cupboard and a large airing cupboard, helping maintain a clutter-free living environment for residents.
- Gas Fired Central Heating: Equipped with an independent central heating system powered by gas, offering responsive warmth and familiar temperature control options.
- Excellent Transport Links: Located within walking distance of Drumcondra train station, multiple bus routes, and the Aircoach, ensuring seamless commuting access across Dublin.
- Proximity to Major Roads: Provides swift connection routes to the M1 motorway and M50 ring road, facilitating efficient travel to the airport and national routes.
- Walking Distance to City: Enables residents to walk directly into Dublin city center, reducing reliance on public transport for social and professional outings.
- Local Sports Amenities: Positioned a short distance away from prominent facilities including Croke Park and Morton Stadium, appealing strongly to active sports enthusiasts.
- Broad Buyer Appeal: Represents a versatile investment opportunity well-suited for first-time purchasers, downsizers, or buy-to-let landlords seeking strong tenant demand.
- Pedestrian Village Access: Benefits from dedicated pedestrian entry points leading directly into Drumcondra Village from Church Avenue, simplifying everyday local errands.
- Natural Light Exposure: Light-filled interior spaces benefit from thoughtful positioning within the development, creating a bright and welcoming atmosphere year-round.
But keep in mind:
- Subpar Energy Rating: Holds a D1 Building Energy Efficiency rating, which indicates poor thermal performance and likely requires insulation upgrades to reduce heating bills.
- Ground Floor Vulnerability: Positioned on the ground floor level, which can experience higher foot traffic outside windows and may present security concerns for some buyers.
- Single Bathroom Configuration: Features only one shared bathroom serving both bedrooms, which could create morning congestion and limits privacy for visiting guests.
- Missing Floor Plan Dimensions: The listing lacks an official scaled floor plan schematic, requiring the buyer to verify room proportions and layout flow independently.
- Potential Retrofit Costs: Bringing the energy rating up to modern standards from a D1 baseline may involve substantial capital expenditure on windows and heating controls.
- Management Company Fees: As part of a private development, annual service charges will apply, and buyers must verify the current fee amounts and sinking fund status.
- Leasehold Title Verification: Buyers should have their legal representative thoroughly examine the lease terms, remaining lease length, and associated ground rent obligations.
- Stove-Effect Fireplace Limitation: The living room features a decorative stove-effect fire rather than a functional solid-fuel or high-efficiency heat source.
- Compact Second Bedroom: The second bedroom measures notably smaller than the primary room, which might restrict its usability as a full double bedroom or home office.
- Urban Noise Exposure: Despite the tranquil setting, proximity to busy arterial routes through Drumcondra could introduce ambient traffic sounds during peak hours.
- Parking Allocation Rules: Buyers must verify the exact enforcement rules and visitor parking availability associated with the designated car space to avoid clamping issues.
- Bin Store Logistics: The exact location and accessibility of communal waste management facilities should be inspected to ensure convenience from this specific block.
- Shared Green Maintenance: The upkeep of the communal grounds relies entirely on the management company performance, which should be audited through previous AGM minutes.
- Ventilation and Condensation: Ground-floor apartments can occasionally be prone to higher humidity levels, requiring verification of adequate bathroom and kitchen extraction systems.
- Future Development Proximity: The surrounding historic institutional lands could potentially face future zoning changes or redevelopment proposals that might alter local views.
- Electric Appliance Age: The listing does not specify the age or service history of the kitchen appliances, meaning a buyer might face replacement costs soon.
- External Lighting Quality: Buyers arriving after dark should check the adequacy of security and pathway lighting throughout the development grounds for safety.
- Sound Insulation Levels: Being part of a multi-unit complex, the buyer should investigate the acoustic privacy between neighboring ground-floor and upper-floor apartments.
- Insurance Premium Impacts: Older energy ratings and ground-floor locations can sometimes influence the cost and terms of comprehensive home insurance policies.
- Broadband Infrastructure: High-speed internet availability and fiber-optic connection speeds into this specific apartment block should be independently confirmed prior to purchase.
Price positioning
?
- The asking price of €375,000 for this seventy square meter two-bedroom apartment appears slightly elevated compared to recent verified sales of similar apartment units within the immediate development and surrounding Dublin 9 locations.
- Valuation signals are mixed as the property boasts turnkey condition, a designated parking space, and a prime position overlooking mature wooded grounds, yet it carries a D1 energy rating which may require future retrofit investment.
- Support for this price point is driven by high demand for open-plan living spaces in tranquil settings with excellent transport links, while factors that could undermine the valuation include inefficient energy performance relative to newer builds.
- Relevant market context indicates that while buyers are willing to pay a premium for turnkey presentation and exclusive addresses in Drumcondra, direct local benchmarks suggest potential overvaluation if energy upgrades are factored in.
Build Analysis
What we know from similar construction types
- The property is a ground floor, two-bedroom apartment of approximately 70 square metres located in a mature development off Griffith Avenue.
- It features gas-fired central heating (GFCH), double glazing, and an open-plan layout with French doors leading to a patio and green space.
- As an apartment within a managed development, a buyer should investigate the annual management company service charges, sinking fund balances, house rules, and what is covered under the block insurance policy.
- Given the ground floor position, a buyer should verify insulation standards, damp prevention measures, and acoustic privacy from upper floors.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, which indicates that the energy efficiency falls below current optimal standards and would benefit from a deep retrofit to improve comfort and lower energy bills.
- A comprehensive deep retrofit for a 70 square metre apartment typically ranges from 20,000 to 40,000 euros depending on the extent of works required, which could include upgraded window and door glazing, improved internal wall or floor insulation, heating system upgrades, and enhanced ventilation.
- However, because this is an apartment within a multi-unit building, exterior wall insulation, roof insulation, and window replacements are generally managed collectively by the owners' management company, meaning individual retrofit options may be restricted to internal measures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200.
- Explanation: Given the 70 m² floor area and a D1 BER rating, energy efficiency is moderate, meaning heating and hot water demands from the gas-fired central heating (GFCH) system will be average to moderately high compared to a more modern energy-rated apartment.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The immediate Drumcondra area is generally considered to have a low overall likelihood of widespread flooding, though local surface water pooling during heavy rainfall should be checked.
- Buyers should consult official local authority flood maps and environmental reports to confirm the specific flood risk profile for this ground-floor development.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 2, COLLEGE VIEW, GRIFFITH AVE DUBLIN 9
- Sale date
- Declared sale price
- €349,000.00
30 ALL HALLOWS SQ, GRIFFITH AVE, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €725,000.00
46 GRIFFITH HALL APTS, GRIFFITH AVE, DRUMCONDRA
- Sale date
- Declared sale price
- €360,000.00
384 CHARLEMONT, GRIFFITH AVE, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €650,000.00
369 CHARLEMONT, GRIFFITH AVE, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €625,000.00
Recent sales in the wider All Hallows area
3 RUSSELL AVE, DRUMCONDRA, DUBLIN 3
- Sale date
- Declared sale price
- €537,000.00
13 GRIFFITH HALL, GLANDORE RD, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €375,000.00
137 IVERAGH RD, WHITEHALL, DUBLIN 9
- Sale date
- Declared sale price
- €746,000.00
4 SHANOWEN RD, SANTRY, DUBLIN 9
- Sale date
- Declared sale price
- €730,000.00
4 IONA DR, GLASNEVIN, DUBLIN 9
- Sale date
- Declared sale price
- €1,305,000.00
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: €3,750 based on 1% of the asking price of €375,000 for residential property up to €1 million.
- Solicitor legal fees: Approximately €1,500 to €2,500 plus VAT and outlays.
- Land registration fees: Approximately €130 to €700 depending on the registration type and property value.
- Property valuation fees: Approximately €150 to €300.
- Surveyor fees: Approximately €400 to €800 depending on the level of detail required for a 70 m² apartment.
- Annual home insurance: Approximately €300 to €600 per year for contents and buildings insurance.
Forum Talk
What people are saying about this area
- Residents in the Drumcondra area frequently highlight the convenience of living close to Griffith Avenue and local village amenities.
- Transport links, including Drumcondra train station and regular bus routes into the city centre, are often praised by locals on community forums.
- Discussion on local forums often centres around the tranquil, mature residential setting provided by historic sites like All Hallows.
- Buyers and renters in Dublin 9 regularly note the high demand for properties close to educational institutions and sporting facilities like Croke Park.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The apartment has two bedrooms and access to a green space, but at 70 square metres and ground floor level, it offers limited indoor play space for growing families.
- Teenagers5/10
Two bedrooms and a single bathroom may feel cramped for teenagers, though the proximity to transport links offers good independence.
- Multi-generational Living3/10
With only 70 square metres, one bathroom, and two bedrooms, this layout is far too compact for multi-generational living.
- Single Buyers9/10
An ideal setup for a single buyer looking for a turnkey, well-connected two-bedroom apartment in a prime location with designated parking.
- Couples9/10
Provides an excellent layout for a couple, offering a spacious open-plan living and kitchen area, two bedrooms, and a tranquil setting.
- Empty Nesters8/10
Ground floor accessibility and low-maintenance apartment living make this a very appealing option for those looking to downsize.
- Retirees8/10
Being a ground floor apartment with nearby amenities and public transport links provides great convenience, though buyers should verify any management rules regarding ageing in place.
Work
3 areas- Remote Working8/10
The generous open-plan living area and second bedroom offer practical spaces to set up a home office environment.
- Hybrid Commuting9/10
Exceptionally well-connected with numerous bus routes, Aircoach, and Drumcondra train station serving the local area.
- Retired8/10
A turnkey ground-floor property with easy access to local services and healthcare amenities suits retirement well.
Practical
8 areas- Ageing in Place7/10
Being a ground floor apartment eliminates stairs to the front door, though buyers should verify internal accessibility features such as the bathroom layout.
- Low Maintenance9/10
Presented in turnkey condition with managed grounds and a compact 70 square metre footprint, minimising upkeep.
- Secure Gated Entry7/10
Located in a private development, though specific details regarding gated security should be verified by the buyer.
- Minimalist Design8/10
Features a clean, contemporary open-plan layout with neutral finishes and built-in storage solutions.
- Flexible Floor Plans6/10
The 70 square metre layout is standard for a two-bedroom apartment with fixed structural boundaries.
- Heritage Home5/10
Built on the original grounds of All Hallows College with mature surroundings, though the apartment itself is a modern build.
- Ecological Setup5/10
Features Gas Fired Central Heating (GFCH) and a D1 BER rating, meaning energy efficiency could potentially be upgraded.
- Outdoor areas7/10
Benefits from French doors opening onto a private patio and access to mature communal green spaces.
Interests
9 areas- Gardening4/10
There is a patio opening onto communal green space, but no private garden for dedicated horticultural projects.
- Walking8/10
Great walkability with Drumcondra Village, local amenities, and even the City Centre within walking distance.
- Gym7/10
Sports facilities like SportsLink and local fitness options are a short distance away, though onsite gym facilities are not mentioned.
- Cycling7/10
Features access within the grounds to a designated bicycle storage area, supporting local cycling.
- Golf6/10
Standard urban accessibility to regional golf courses, though none are directly on the doorstep.
- Fishing3/10
An urban location with limited immediate access to notable fishing spots.
- Horse Riding2/10
Equestrian facilities are not a feature of this central Dublin residential setting.
- Water Sports3/10
Inland location means water sports require travel to coastal or river areas.
- Entertaining7/10
The spacious open-plan living and kitchen area alongside French doors opening onto a patio provide a good setup for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a tranquil, private development built on a mature wooded site off Griffith Avenue, offering a peaceful environment.
- Rural Living2/10
Located in an established urban setting in Dublin 9 with high convenience, offering very little of a rural atmosphere.
- Village Living7/10
Benefits from close proximity to Drumcondra Village and pedestrian access from Church Avenue, giving a sense of local community.
- Coastal Living3/10
The property is located inland in Drumcondra, far from coastal amenities.
- Urban Living9/10
Enjoying an enviable Dublin 9 location within walking distance of the City Centre and excellent transport links.
Social
6 areas- Community Involvement7/10
Proximity to Drumcondra Village fosters a strong sense of local community and participation.
- Café Culture8/10
A vast selection of eateries, bars, and cafes right on the doorstep in the local area.
- Nightlife7/10
Good local options for bars and dining, with further nightlife easily accessible in the nearby City Centre.
- Health/Wellness groups7/10
Proximity to stadium facilities and local wellness hubs supports an active lifestyle.
- Networking Opportunities8/10
Easy access to the City Centre and tech hubs makes this a convenient base for professionals.
- Tech-Hub Connectivity8/10
Excellent transport links and proximity to Dublin city center offer seamless access to major employment and tech centers.
Listing information
- Agent
- Kelly Bradshaw
- Phone
- 01 804 0500
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-1281D4HouseDelve · 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.