Apartment 40, Rialto Court, Rialto, Dublin 8D08WK07
€275,000
2 Bed~1 Bath~BER D1
What you'll like:
- Owner occupied status: The property is owner occupied, meaning it carries no existing rent cap and can achieve current market rent for investors.
- Prime Dublin 8 location: Situated in a highly accessible area near the city centre, offering strong long-term rental demand and capital growth potential.
- Proximity to major hospital: Positioned directly next to the new Children's Hospital, which significantly enhances the long-term investment appeal and local rental market.
- Historic Guinness heritage: Built in the late 1880s for brewery workers, the development offers unique architectural character and a proven, desirable urban planning layout.
- Abundant natural light: The first floor layout is described as being flooded with natural light, enhancing the overall ambience and living experience for occupants.
- High ceiling heights: Features elevated ceilings that add a sense of historic charm, volume, and spaciousness to the main living areas.
- Well presented interior: The property is presented in good condition throughout, potentially minimizing immediate capital expenditure required by a new buyer.
- Fireplace focal point: Includes a traditional fireplace in the living room, adding a cozy aesthetic feature unusual for many standard modern apartments.
- Modern fitted kitchen: Equipped with contemporary fitted kitchen units, providing functional workspace and saving the buyer from immediate upgrade costs.
- Fitted bedroom storage: The primary bedroom includes built-in wardrobes, offering efficient storage solutions and maximizing available floor space.
- Convenient local amenities: Located close to Rialto Village, providing easy access to local shops, butchers, chemists, cafes, restaurants, and public houses.
- Diverse shopping options: Within close proximity to major supermarkets including Dunnes Stores, Lidl, and Tesco Express for convenient everyday grocery shopping.
- Exceptional public transport: Offers excellent connectivity with proximity to Heuston Station, integrated travel links to Dublin Airport, and local bus routes.
- Green spaces nearby: Close to a former canal route hosting a linear park and playground, as well as the Phoenix Park and river walks.
- Cultural attractions abound: Surrounded by notable landmarks including Kilmainham Gaol, the Guinness Brewery, and the Royal Hospital Kilmainham.
- Educational institutions close: Conveniently positioned a short distance from Griffith College and Trinity College Dublin, appealing to student renters or academic staff.
- Active local community: Benefits from a local medical centre, community centre, and established neighbourhood feel in a revitalized Dublin 8 pocket.
- Stable asking price: The recorded asking price history shows stability at two hundred seventy-five thousand euros with no sudden hikes or erratic reductions.
- Broad buyer appeal: Suited to a wide demographic including first-time buyers, investors, and those looking to trade down within the city.
- Established management structure: The annual management fee of one thousand three hundred ninety-nine euros covers communal upkeep for this unique estate.
But keep in mind:
- Subpar BER rating: The property holds a D1 Building Energy Rating, which indicates poor energy efficiency and likely requires substantial insulation upgrades.
- High heating costs risk: A D1 energy rating typically translates to higher monthly utility bills and potential vulnerability to future carbon tax increases.
- Missing floor area: The total floor area in square meters is not provided in the listing details, making price-per-square-meter calculations difficult without viewing.
- Unknown property tenure: The listing does not specify whether the property is leasehold or freehold, requiring immediate legal verification by your solicitor.
- Management fee burden: Annual management fees of one thousand three hundred ninety-nine euros add a recurring overhead cost that will impact net rental yields.
- Potential apartment noise: As a first-floor unit in a historic 1880s development, noise transmission from common areas or neighbours should be thoroughly investigated.
- Limited bathroom count: Features only one bathroom for two bedrooms, which may create morning bottlenecks for sharing occupants or growing households.
- Historic building constraints: Being built in the late 1880s may mean restricted scope for major interior layout alterations or modern deep retrofitting.
- Lack of agent contact details: The agent phone number is missing from the listing data, which could cause slight delays in arranging viewings or making inquiries.
- Unverified exact floor plan: While room types are listed, the exact square footage and dimensional proportions of each room should be independently verified.
- Urban congestion concerns: Proximity to major construction zones like the new Children's Hospital may bring ongoing traffic, noise, and localized disruption.
- Parking availability unclear: The listing makes no mention of a designated parking space, which is a critical consideration for motorists in this busy city location.
- Single bathroom ventilation: The shower room ventilation should be checked for adequate extraction to prevent dampness issues common in older converted buildings.
- Future levy risks: Older historic developments can occasionally require special levies for major structural roof or masonry repairs; your surveyor should check sinking funds.
- Investment yield calculations: Investors must factor in management fees and potential retrofitting costs against market rent to ensure target net yields are met.
- First floor security: Ground and first-floor urban apartments can sometimes warrant closer inspection of window locks, building security gates, and access points.
- Potential fire safety review: Older multi-unit developments should be checked by a surveyor to ensure communal fire safety compliance meets modern standards.
- Lack of outdoor space: The listing description does not mention a private balcony or garden, limiting outdoor amenity space for residents.
- Reliance on vendor accuracy: The disclaimer notes that some information is provided by the vendor, emphasizing the need for thorough independent structural surveys.
- Price history limitation: Recorded asking price history spans a single observed price point, offering limited insight into seller motivation or negotiation flexibility.
Price positioning
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- The asking price of €275,000 appears moderately valued when compared directly to recent transactions within the same historic development, sitting comfortably between lower recorded sales and the recent peak of €304,000 recorded nearby.
- Valuation signals are largely supported by the property's owner-occupied status which removes rent restrictions, alongside desirable features like high ceilings, a fireplace, and a convenient Dublin 8 location near major amenities.
- Such a price point could be supported by sustained buyer demand from first-time purchasers and investors, though it might be undermined by the property's D1 BER energy rating which could deter energy-conscious buyers.
- Relevant factors include annual management fees of €1,399 and the historical charm of the late 1880s Guinness worker development, which contributes unique market appeal that differentiates it from standard modern apartments.
Build Analysis
What we know from similar construction types
- The property is located in Rialto Court, a historic development originally built in the late 1880s for Guinness Brewery workers, featuring period characteristics such as high ceilings.
- Given the late 19th-century construction, potential buyers should investigate the condition of the structural elements, historic roofing, single or double glazing, and internal plumbing or electrical systems.
- Buyers should verify the annual management company fees (€1,399) and examine the building's maintenance history, sinking fund status, and compliance with fire safety regulations for older converted or historic apartment blocks.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a D1 BER rating, indicating that a deep retrofit would likely be required to achieve a modern energy efficiency standard (such as B2 or A).
- A comprehensive deep retrofit for an apartment of this type—including external or internal wall insulation where permissible, window upgrades, and heating system modernization—could cost approximately €25,000 to €45,000.
- Buyers should note that historic or older developments may face restrictions on external alterations or insulation due to conservation considerations, which should be verified prior to undertaking energy upgrade works.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,200 to 1,600 euro. Given the D1 BER rating, the property has moderate energy efficiency, which may result in higher heat loss and increased energy consumption during colder months compared to newer builds.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
36 RIALTO COURT, RIALTO ST, RIALTO DUBLIN 8
- Sale date
- Declared sale price
- €304,000.00
60 RIALTO COURT, RIALTO ST, RIALTO
- Sale date
- Declared sale price
- €230,000.00
80 RIALTO COURT, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €230,000.00
106 RIALTO COURT, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €242,000.00
53 RIALTO COURT, RIALTO, DUBLIN 8
- Sale date
- Declared sale price
- €180,000.00
Recent sales in the wider Rialto 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: €2,750 — 1% of €275,000.
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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: approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 300 to 600 euro depending on the level of detail required for a structural survey.
- Annual home insurance: approximately 300 to 600 euro depending on the level of contents and buildings cover selected.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight the excellent connectivity of Rialto, particularly proximity to the Luas Red Line and the new Children's Hospital development.
- Discussions on community platforms often mention the historic charm of Rialto Court, originally built for Guinness workers in the late 19th century.
- Neighbourhood feedback points to a vibrant local village feel with growing numbers of cafes, independent shops, and convenient access to the South Circular Road.
- Parking and traffic congestion around the immediate canals and hospital construction zones are common topics of conversation among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment features two bedrooms and a linear park and playground nearby, but the 1st floor location and lack of a designated lift mentioned in the text may make pram access somewhat challenging.
- Teenagers6/10
Located close to the city centre with good transport links and amenities, though a two-bedroom apartment offers limited private space for growing teenagers.
- Multi-generational Living2/10
With only one bathroom and a compact 2-bedroom footprint, this home is entirely unsuitable for multi-generational living.
- Single Buyers9/10
An excellent entry-level option for first-time single buyers looking for an affordable south city home with great transport access.
- Couples8/10
Well-suited for couples starting out or investing, offering a functional two-bedroom layout close to urban conveniences and cultural spots.
- Empty Nesters7/10
A viable trading-down option given the low maintenance of apartment living, though buyers should verify the ease of access to the 1st floor over time.
- Retirees6/10
Close to medical centres and urban amenities, but the first-floor stair access requires consideration for long-term mobility.
Work
3 areas- Remote Working8/10
The second bedroom can easily double as a dedicated home office, supported by the vibrant infrastructure of Dublin 8.
- Hybrid Commuting9/10
Superb connectivity with Heuston Station nearby providing integrated travel options, alongside easy access to city bus routes and the N4.
- Retired7/10
Benefit of nearby medical centres, local village amenities, and community facilities, though stairs to the first floor should be factored in.
Practical
8 areas- Ageing in Place4/10
While convenient to medical facilities, the first-floor apartment layout without a lift poses potential obstacles for long-term ageing in place.
- Low Maintenance8/10
Apartment living naturally reduces exterior maintenance burdens, supported by an active management company charging a fee of €1,399.
- Secure Gated Entry7/10
Part of a unique historic development in Rialto Court, though specific security gate features should be verified on viewing.
- Minimalist Design7/10
Features high ceilings and bright, well-presented living spaces that lend themselves well to minimalist interior styling.
- Flexible Floor Plans6/10
Standard two-bedroom apartment layout comprising entrance, combined living/dining room, kitchen, shower room, and primary and second bedrooms.
- Heritage Home10/10
Built in the late 1880s for Guinness Brewery Workers, Rialto Court is a celebrated early example of excellent city planning and historic housing in Ireland.
- Ecological Setup5/10
Carries a D1 BER rating, indicating that energy efficiency upgrades could be considered by the new owner to improve environmental performance.
- Outdoor areas6/10
Lacks a private balcony or garden, but compensates with communal grounds, nearby linear park developments, and proximity to the Phoenix Park.
Interests
9 areas- Gardening2/10
As a first-floor apartment, private garden space is absent, though communal green areas and nearby linear parks are accessible.
- Walking8/10
Fantastic walking opportunities nearby including the Phoenix Park, Memorial Gardens, river walks along the Liffey, and the former canal linear park.
- Gym7/10
Good urban access to local fitness options and general health facilities in the surrounding Dublin 8 and south city areas.
- Cycling8/10
The central urban location makes cycling a highly viable and fast way to commute into the city centre and surrounding educational institutions.
- Golf5/10
Standard urban access to golf facilities, requiring travel out towards the city's perimeter clubs.
- Fishing3/10
Limited angling options nearby, though the River Liffey runs through the wider area.
- Horse Riding2/10
Inner-city location is poorly suited for horse riding enthusiasts without traveling significant distances to equestrian centres.
- Water Sports3/10
Proximity to the Liffey offers limited aquatic scope, but dedicated water sports require travel to coastal or reservoir locations.
- Entertaining7/10
Features a combined living and dining room with high ceilings and a fireplace, ideal for hosting small gatherings, complemented by nearby Rialto Village pubs and restaurants.
Lifestyle
5 areas- Quiet Living4/10
Set in a vibrant Dublin 8 location near hospitals and major city amenities, meaning standard urban background noise is expected.
- Rural Living1/10
This is a historic urban development situated in a densely populated inner-city Dublin neighbourhood with zero rural characteristics.
- Village Living7/10
Proximity to Rialto Village provides a strong community feel with local shops, butchers, chemists, cafes, and pubs on the doorstep.
- Coastal Living2/10
Located inland in Dublin 8, far from any coastal frontage, though river walks along the Liffey are nearby.
- Urban Living10/10
Prime city-fringe location within walking distance of shopping, Trinity College, Griffith College, and excellent public transport links.
Social
6 areas- Community Involvement7/10
Rialto boasts an active local community centre, medical facilities, and a tight-knit village atmosphere established around historic worker housing.
- Café Culture8/10
Rialto Village offers a growing selection of cafes, restaurants, and local eateries just a short stroll away.
- Nightlife8/10
Close proximity to traditional public houses in Rialto Village and rapid transport links into the heart of Dublin's nightlife districts.
- Health/Wellness groups7/10
Proximity to local medical facilities, wellness groups, and nearby parks provides a solid foundation for health-focused activities.
- Networking Opportunities8/10
Excellent connectivity to major educational and business hubs in Dublin 2 and Dublin 8 fosters strong professional networking.
- Tech-Hub Connectivity9/10
Close proximity to central Dublin places tech workers within easy reach of major multinational tech headquarters and co-working spaces.
Listing information
- Agent
- Leonard Wilson Keenan
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-608E17HouseDelve · 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.