Apartment 52 Hillcourt, Rathgar, Dublin 6D06YK74
€450,000
2 Bed~1 Bath~62 m²~BER C
What you'll like:
- Prime Dublin 6 Location: Situated in Rathgar, this apartment places residents within walking distance of chic cafés, local boutiques, and excellent restaurants, enhancing everyday lifestyle appeal and long-term asset value.
- Established Residential Setting: Positioned within a quiet and mature development known for its leafy surrounds, offering buyers a peaceful living environment while remaining exceptionally well connected to the city.
- Desirable Floor Area: Extending to approximately 62 square meters, the layout provides well-proportioned rooms that avoid the cramped feel often associated with smaller urban apartments in this price bracket.
- Blank Canvas Potential: The property requires modernisation and upgrading, presenting an ideal opportunity for buyers to customize finishes and design elements entirely to their personal aesthetic preferences.
- Two Bedroom Layout: Featuring two proper bedrooms, the apartment offers rare versatility for remote workers needing a home office or for downsizers requiring a dedicated guest room.
- Stable Asking Price: Recorded price history shows a steady asking price of €450,000 with no recent reductions, indicating a confident vendor and potentially limited immediate desperation to discount.
- Strong Rental Demand: The highly sought-after Dublin 6 postcode traditionally attracts robust tenant interest, making this an appealing acquisition for residential investors seeking reliable long-term rental yields.
- Walking Distance to Villages: Proximity to Rathmines, Terenure, and Ranelagh ensures extensive shopping, social, and recreational amenities are all easily accessible without relying entirely on a car.
- Excellent Public Transport: The surrounding area is well serviced by frequent bus routes into Dublin city centre, significantly simplifying daily commutes for working professionals and students alike.
- Manageable Property Size: At 62 square meters, the apartment keeps heating, cleaning, and general maintenance requirements comfortably low compared to larger semi-detached houses in the same neighborhood.
- Separate Kitchen Layout: Unlike open-plan studio formats, the property features a distinct kitchen room, which helps contain cooking odors and noise away from the main living and dining spaces.
- Natural Light Potential: The living and dining room benefits from a bright aspect, creating a warm, welcoming environment that will shine even brighter once cosmetic updates are completed.
- Dedicated Parking Space: Includes a valuable designated parking space, a rare and highly convenient asset for motorists navigating dense urban residential districts where street parking is strictly regulated.
- C-Rated Energy Efficiency: Holding a C BER rating, the apartment sits well above older protected structures, meaning heating costs should be relatively moderate before any further efficiency upgrades are implemented.
- Gas Central Heating System: Equipped with gas central heating, providing reliable and responsive warmth throughout the winter months compared to older electric storage heaters commonly found in apartments.
- Appealing to First-Time Buyers: The combination of a manageable entry price for Dublin 6 and scope for improvement makes this an attractive stepping stone onto the property ladder.
- Downsizer Appeal: The quiet block and low-maintenance apartment format will strongly attract mature buyers looking to trade a large family home for a secure, lock-and-leave city base.
- Transparent Price History: Tracking data confirms the property entered the market at €450,000 and has held firm, giving prospective purchasers a clear and consistent baseline for their opening negotiations.
- Established Neighborhood Community: Rathgar is renowned for its active local community groups and neighborhood watch initiatives, fostering a secure and welcoming environment for new residents.
- Future Capital Growth: Given the perennial high demand for property in Dublin 6, any capital improvements made by the buyer are likely to yield strong returns upon eventual resale.
But keep in mind:
- Annual Service Charges: The yearly service charge is €2,290, which is a significant ongoing overhead that buyers must factor into their monthly budgeting alongside standard mortgage repayments.
- Modernisation Costs Required: The listing notes that the property requires some modernisation and upgrading, meaning buyers should budget substantial additional funds beyond the purchase price for renovations.
- Undisclosed Management Company: The listing does not detail the management company or sinking fund status, so buyers must investigate the health of the development's reserves and upcoming maintenance levies.
- Single Bathroom Constraint: With only one bathroom servicing both bedrooms, households with multiple occupants may experience morning congestion and a lack of guest sanitation facilities.
- Uninspected Fixtures and Fittings: Estate agents explicitly disclaim testing of services or appliances, meaning buyers carry the risk of hidden plumbing, electrical, or heating faults upon moving in.
- No Outdoor Private Space: The description makes no mention of a private balcony or garden terrace, which limits outdoor living options during warmer weather compared to neighboring properties.
- Potential Sinking Fund Levies: Older developments requiring general upgrades often levy special assessments on owners for roof repairs or window replacements, which buyers should verify before purchasing.
- Static Asking Price Stagnation: The asking price has remained frozen at €450,000 without downward movement, which could signal an inflexible vendor unwilling to adjust to realistic market conditions.
- Limited Floor Area Growth: At 62 square meters, the physical footprint cannot be expanded, permanently capping the living space available regardless of future lifestyle changes or growing family needs.
- Shared Block Restrictions: Living in a quiet residential block requires adherence to strict management rules regarding noise, pet ownership, and common area usage, limiting personal freedom.
- BER C Improvement Limits: While a C rating is decent, achieving higher energy efficiency brackets may prove costly due to apartment building insulation constraints and double-glazing replacement rules.
- Unknown Building Insurance Costs: Buyers must verify if the block insurance policy is fully covered within the high annual service charge or if separate supplemental policies are required.
- Refuse Management Unknowns: The listing omits details on how waste disposal and recycling are handled, which could mean additional hidden management fees or inconvenient communal bin locations.
- Potential Parking Restrictions: Visitors may struggle to find parking near the development, as designated spaces are typically limited strictly to one per apartment in similar urban schemes.
- Acoustic Insulation Uncertainty: Older apartment blocks can suffer from sound transfer between floors and adjacent units, so buyers should investigate the level of acoustic privacy in the building.
- Lack of Elevator Details: The listing does not confirm if the building features a lift, which could pose accessibility challenges for less mobile buyers or make moving heavy furniture difficult.
- Kitchen Appliance Longevity: Separate kitchens requiring modernisation often house aging appliances that will need immediate replacement to ensure safety and energy efficiency for the new owner.
- Vendor Motivation Unclear: The lack of price movement in the tracking history leaves seller motivation ambiguous, making it harder for buyers to gauge how low a successful offer might go.
- Legal Title Complexities: Apartments often involve complex leasehold covenants and management company share structures that require thorough legal due diligence by the buyer's solicitor.
- Resale Market Sensitivity: Properties needing total renovation can sometimes sit longer on the market during economic downturns, representing a slightly higher liquidity risk for short-term buyers.
Price positioning
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- The asking price of four hundred and fifty thousand euros appears somewhat ambitious and slightly overvalued when evaluated against the baseline metrics of similar apartments within the exact same residential development and broader postal district.
- Valuation signals indicate that while the Dublin 6 location and inclusion of a parking space command a premium, the explicit listing disclosure that the property requires modernisation and upgrading tempers its intrinsic market value.
- Factors that could support such an elevated asking price include high demand for entry-level housing in leafy established neighborhoods, whereas potential underperformance or negotiation resistance could be driven by anticipated renovation costs and annual service charges.
- Relevant contextual observations include the stable tracking history with no recorded price adjustments, suggesting a firm vendor stance that may necessitate careful buyer scrutiny regarding capital expenditure requirements post-purchase.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom apartment extending to approximately 62 square metres, located in an established residential development in Dublin 6.
- The listing notes that the property requires some modernisation and upgrading, suggesting a buyer should budget for cosmetic or potentially structural renovations.
- A buyer should investigate the management company accounts, sinking fund status, and annual service charges currently noted at €2,290 per annum.
- Verification of compliance with current fire safety and building regulations for apartment blocks is recommended, alongside checking the working order of the gas central heating system and other fixtures.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 800 and 1100 euro.
- This estimate reflects the C BER rating and the 62 square meter floor area heated by gas central heating in a typical apartment layout.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
7/10Water overflow reports to follow up
- The property is located within close proximity to a mapped river flood area associated with the River Dodder corridor, requiring careful consideration of potential fluvial hazards during extreme weather events.
- Although mapped flood zones are nearby, the property is situated outside the immediate boundary of these areas, offering a degree of separation from direct inundation risks.
- As an apartment within an established development, specific site topography and building threshold levels will play an important role in mitigating local surface water accumulation.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
13 HILLCOURT, HIGHFIELD RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €410,000.00
APT 33 HILLCOURT, HIGHFIELD RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €327,000.00
12 HILLCOURT, HIGHFIELD RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €299,000.00
35 HILLCOURT, HIGHFIELD RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €180,000.00
47 HILLCOURT, HIGHFIELD RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €505,000.00
Recent sales in the wider Rathgar area
42 MILLTOWN GROVE, MILLTOWN, DUBLIN 6
- Sale date
- Declared sale price
- €480,000.00
11 OAKLANDS, YORK RD, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €675,000.00
51 ST KEVINS PARK, DARTRY, DUBLIN 6
- Sale date
- Declared sale price
- €4,400,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
30 ANNESLEY PARK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,750,000.00
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: €4,500 — 1% of €450,000.
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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 are estimated between 1500 and 2500 euro plus VAT and outlays.
- Land registration fees typically range from 175 to 800 euro depending on the property value and registration type.
- Property valuation fees for mortgage purposes are generally around 150 to 250 euro.
- Surveyor fees for a standard apartment structural inspection are estimated between 400 and 700 euro.
- Annual home insurance for a 62 square meter apartment is estimated between 300 and 500 euro.
Forum Talk
What people are saying about this area
- Local residents and community groups in Rathgar frequently highlight the appeal of the area's mature, tree-lined streets and village atmosphere.
- Discussions on local forums often emphasize the convenience of nearby transport links connecting Rathgar to Dublin city centre.
- Community discussions frequently focus on the strong selection of local cafés, restaurants, and independent shops in Rathgar, Rathmines, and Ranelagh.
- Prospective buyers in the wider Dublin 6 market often discuss the high demand for properties requiring modernisation, viewing them as opportunities to add value.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms and 62 square metres of floor area, which is compact for a growing family. However, the Rathgar location provides access to local amenities and parks.
- Teenagers4/10
With only one bathroom and 62 square metres of space, a family with teenagers might find living quarters cramped, though the separate kitchen offers some division.
- Multi-generational Living3/10
The limited floor area of 62 square metres and single bathroom make multi-generational living impractical for this two-bedroom apartment.
- Single Buyers9/10
This two-bedroom apartment in a sought-after Dublin 6 location serves as an ideal entry-level home for single buyers looking to put their own stamp on a property.
- Couples9/10
Offering two bedrooms and a well-proportioned layout, it provides a great space for couples wanting to live in a prime residential area with village amenities nearby.
- Empty Nesters8/10
Downsizers will appreciate the manageable apartment size and lower maintenance lifestyle, situated in an established and desirable neighbourhood.
- Retirees7/10
The apartment is manageable in scale, but buyers should investigate building access, lift availability, and potential step-free entry requirements for long-term comfort.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows one bedroom to be repurposed as a home office, though buyers should verify broadband speeds within the building.
- Hybrid Commuting9/10
With numerous public transport options serving Dublin city centre, hybrid workers will find the commute exceptionally convenient.
- Retired8/10
A manageable property size close to local village amenities makes this an attractive option for retirees seeking an urban base.
Practical
8 areas- Ageing in Place5/10
Buyers should investigate whether the building features lift access and step-free entry if considering long-term occupation into later life.
- Low Maintenance8/10
As an apartment spanning 62 square metres with an annual service charge of €2,290, exterior upkeep is managed collectively, though the interior requires modernisation.
- Secure Gated Entry6/10
Buyers should verify the exact security measures, entry systems, and gate provisions in place at the Hillcourt development.
- Minimalist Design6/10
The layout provides a blank canvas, allowing a new owner to implement a minimalist aesthetic during their planned modernization works.
- Flexible Floor Plans5/10
With a fixed 62 square metre footprint comprising standard room divisions, structural flexibility is somewhat constrained.
- Heritage Home4/10
While located in a mature, established development in a historic postal district, the apartment itself is not a period heritage property.
- Ecological Setup5/10
The property holds a C-rated BER and relies on gas central heating, indicating potential room for future energy-efficiency upgrades.
- Outdoor areas3/10
Private outdoor space is limited given the apartment format, though residents benefit from the mature communal grounds and nearby urban parks.
Interests
9 areas- Gardening2/10
As an apartment property, private green space is minimal or absent, though communal grounds exist within the development.
- Walking9/10
The mature tree-lined streets of Rathgar and proximity to neighbouring urban hubs make walking a highly convenient and pleasant option.
- Gym7/10
The central Dublin 6 location ensures good access to nearby fitness centres and urban health clubs.
- Cycling8/10
The flat topography and well-connected roads offer viable cycling routes directly into the city centre and surrounding suburbs.
- Golf6/10
Several established golf clubs in the wider Dublin region are accessible via transport links, though none are immediately adjacent.
- Fishing2/10
The urban residential setting offers no immediate local opportunities for fishing enthusiasts.
- Horse Riding2/10
Equestrian facilities are not a feature of this inner-suburban Dublin location.
- Water Sports3/10
While Dublin Bay is reachable, water sports require travel outside the immediate neighbourhood.
- Entertaining6/10
The living/dining room provides a decent space for hosting guests, though the overall 62 square metre footprint limits large-scale gatherings.
Lifestyle
5 areas- Quiet Living8/10
Situated within a quiet and well-established development on Highfield Road, the property offers a peaceful residential setting despite its central location.
- Rural Living1/10
Located firmly in an urban residential area of Dublin 6, this property offers none of the characteristics of rural living.
- Village Living10/10
Rathgar is renowned for its village atmosphere, mature tree-lined streets, and excellent selection of cafés, restaurants, and local shops within easy reach.
- Coastal Living1/10
The location is landlocked in Dublin 6 with no coastal proximity.
- Urban Living9/10
Provides exceptional access to Dublin city centre via public transport options and sits within close proximity to Rathmines, Terenure, and Ranelagh.
Social
6 areas- Community Involvement7/10
Rathgar features an established community with local groups, resident associations, and neighbourhood events.
- Café Culture10/10
Rathgar is celebrated for its vibrant village atmosphere, boasting an excellent selection of local cafés, eateries, and artisan shops.
- Nightlife7/10
While Rathgar itself offers a more relaxed evening environment, nearby Rathmines and the city centre provide extensive nightlife options.
- Health/Wellness groups8/10
The area offers strong access to local pilates & stretching studios, wellness practitioners, and community health classes.
- Networking Opportunities8/10
Proximity to central Dublin hubs facilitates professional networking and business connectivity.
- Tech-Hub Connectivity8/10
Easy transport links to Dublin's major commercial and tech districts make this a convenient spot for tech professionals.
Listing information
- Agent
- Herbert & Lansdowne Estate Agents
- Phone
- 01 532 9000
- Current status
- active
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-4687C3HouseDelve · 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.