Apartment 8 Boyne Court, Harold's Cross Road, Harold's Cross, Dublin 6WD6WPF79
€295,000
1 Bed~1 Bath~42 m²~BER C
What you'll like:
- Gated secure development: Concealed behind electronic gates, the development offers enhanced privacy and security, which is particularly appealing for urban apartment dwellers seeking peace of mind.
- Private parking included: Having dedicated parking in this bustling Dublin 6W location provides exceptional daily convenience and eliminates the common stress of finding street parking.
- Secure bike shed: The inclusion of a secure bike storage facility supports active commuting and cycling lifestyles, offering safe storage away from the main living quarters.
- Walking distance to center: Situated approximately a twenty-minute stroll from St. Stephen's Green, the apartment places the vibrant city center within very manageable walking reach.
- Proximity to Rathmines: Being within a gentle stroll of Rathmines and Portobello grants effortless access to a wide array of popular trendy eateries, pubs, and shopping amenities.
- Established local amenities: Harold's Cross Village boasts local shops, cafes, restaurants, and food stores right on the doorstep, ensuring daily errands require minimal travel time.
- Excellent public transport: An extensive local bus service and nearby Luas links make commuting around Dublin remarkably straightforward for professionals working across various city districts.
- Short M50 accessibility: Motorists benefit from relatively quick access to the M50 motorway, facilitating smoother weekend getaways and travel outside the immediate capital area.
- Premier nearby schools: The area is well-served by reputable educational institutions like Harold's Cross Primary School and Scoil Mologa, boosting long-term rental or resale desirability.
- Manageable floor area: At 42 square meters, the compact one-bedroom layout is easy to heat and maintain, making it ideal for first-time buyers or downsizers.
- Spacious living room: The property features a generously proportioned living room area, providing a comfortable environment for relaxing and entertaining guests despite the modest footprint.
- Functional kitchen arrangement: The kitchen is conveniently located just off the dining area, creating a practical semi-open plan flow that maximizes the available interior space.
- Well-proportioned double bedroom: The inclusion of a proper double bedroom ensures adequate space for standard bedroom furnishings without feeling overly cramped or restricted in layout.
- Mature development setting: The apartment sits within a mature residential setting, which typically implies well-established communal areas and a settled community atmosphere over newer builds.
- Stable asking price: The recorded asking price has remained completely unchanged at €295,000, suggesting a firm vendor stance and a straightforward pricing strategy without sudden hikes.
- Strong rental demand: Given the proximity to the city center and universities, the property holds strong potential appeal for future buy-to-let investors seeking steady yields.
- Manageable entry price: At under three hundred thousand euros, this property represents an accessible price point for first-time buyers trying to break into the Dublin property market.
- Walk-in potential: The apartment offers an opportunity for buyers to personalize a well-located city pad, requiring potentially minor cosmetic updates rather than heavy structural works.
- Active village community: Harold's Cross offers a vibrant urban village feel with a strong community identity, blending quiet residential pockets with lively social spots.
- Convenient recreational spaces: Nearby canals and local parks provide pleasant outdoor walking and running routes, enhancing the overall quality of life for residents in this district.
But keep in mind:
- Moderate BER rating: The property holds a C energy rating, which means a buyer should budget for potential insulation or heating upgrades to improve thermal efficiency.
- Annual management fees: The management fee is €1,655 per annum, a recurring yearly cost that buyers must factor into their ongoing monthly mortgage and budgeting calculations.
- Compact floor area: Measuring 42 square meters, the apartment is relatively compact, meaning storage space may be limited and requires careful organizational planning by occupants.
- One-bedroom limitation: The single-bedroom layout restricts long-term suitability for growing families, meaning buyers will likely outgrow the property if their household circumstances change.
- Potential management fee hikes: Like most managed developments, future increases in annual service charges are possible, which could impact long-term affordability and holding costs.
- Busy main road location: Situated along Harold's Cross Road, residents might experience traffic noise during peak hours, so buyers should inspect sound insulation levels carefully.
- Limited private outdoor space: There is no explicit mention of a private balcony or terrace, meaning residents must rely entirely on shared communal grounds for fresh air.
- Elevator and access check: Buyers should verify whether the building features a lift, especially if the apartment is on an upper floor, to ensure ease of grocery and furniture transport.
- Sinking fund status: Buyers must investigate the health of the management company's sinking fund to ensure there are no looming special levies for major roof or facade repairs.
- High density living constraints: Being part of a managed apartment block means living in close proximity to neighbors, with potential rules regarding pets, noise, and common area usage.
- Lack of floor plan details: The listing lacks a detailed architectural floor plan, so buyers must personally verify room dimensions and spatial flow during an in-person viewing.
- Kitchen appliance condition: Buyers should check the age and working condition of included kitchen appliances, as replacing integrated units can add unexpected upfront costs after purchase.
- Bathroom ventilation check: Interior bathrooms without exterior windows require inspection of mechanical extractor fans to ensure adequate moisture control and prevention of mold issues over time.
- Parking space allocation: Buyers must confirm if the private parking is legally deeded to the apartment or allocated on a license basis, which impacts resale clarity.
- Storage heating reliance: Many apartments of this vintage rely on electric storage heating, which buyers may want to upgrade to modern efficient heat pumps or smart panel heaters.
- Unchanged price stagnation: The complete lack of asking price movement since tracking began might indicate an inflexible seller or a lack of competitive bidding pressure in this bracket.
- Service charge arrears risk: A due diligence review of the management company accounts is essential to check if other unit owners are currently in arrears with service charges.
- Future local development: Buyers should check local planning registers to see if nearby vacant plots or commercial sites are slated for high-density developments that could affect views.
- Insurance cost variations: Apartment buildings can sometimes face rising block insurance premiums due to wider market trends, which directly influences the annual management fee totals.
- Resale market liquidity: While well-located, one-bedroom apartments can experience fluctuating liquidity depending on mortgage lending rules and central bank regulations affecting first-time buyer borrowing power.
Price positioning
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- The asking price of two hundred ninety five thousand euros appears somewhat undervalued based on current market dynamics, as similar compact properties within the immediate development have recently commanded higher figures during formal registry completions.
- Under-valuation signals include a stagnant asking price tracking history with zero downward or upward adjustments, suggesting the selling agent may be implementing an aggressive pricing strategy designed to stimulate intense competitive bidding among prospective buyers.
- Such a competitive pricing structure could be undermined by ongoing management fees reaching over one thousand six hundred euros annually, whereas robust city fringe locations and secure gated parking heavily support sustained market interest.
- Additionally, the moderate C energy rating requires potential capital expenditure for future thermal upgrades, which might temper aggressive closing bids despite the highly convenient proximity to local amenities and central Dublin locations.
Build Analysis
What we know from similar construction types
- The property is a 1-bedroom apartment situated within a gated mature development featuring private parking and a secure bike shed.
- The floor area is approximately 42 square meters, typical for a one-bedroom apartment layout comprising a living room, kitchen/dining area, double bedroom, and bathroom.
- Buyers should investigate the annual management fee, which is currently quoted at €1,655 per annum, to understand what maintenance services and sinking funds are covered.
- As an apartment within a managed development, a buyer or their solicitor should review the management company's accounts, rules, and upcoming planned maintenance or structural levies.
Heating cost*
Estimated expense to heat this property every year
- 600 EUR to 900 EUR per year
- Estimated for a 42 square meter apartment with a BER rating of C, assuming standard energy usage and typical heating controls for a 1-bedroom property.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The location is relatively elevated compared to major river flood plains, though proximity to the River Dodder nearby means local drainage or extreme weather events should be checked.
- Standard flood risk assessments and local authority maps should be consulted by prospective buyers to confirm exact site conditions.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
13 BOYNE COURT, HAROLDS CROSS, DUBLIN 6
- Sale date
- Declared sale price
- €330,000.00
16 BOYNE COURT, HAROLDS CROSS RD, HAROLDS CROSS
- Sale date
- Declared sale price
- €285,000.00
14 BOYNE COURT, HAROLDS CROSS RD, HAROLDS CROSS DUBLIN 6W
- Sale date
- Declared sale price
- €302,500.00
4 BOYNE COURT, HAROLDS CROSS DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €336,000.00
23 BOYNE COURT, HAROLDS CROSS, DUBLIN 6W
- Sale date
- Declared sale price
- €330,000.00
Recent sales in the wider Harold S Cross area
140 CORRIB RD, TERENURE, DUBLIN 6W
- Sale date
- Declared sale price
- €525,000.00
APT 1, 50 KENILWORTH PARK, HAROLDS CROSS
- Sale date
- Declared sale price
- €1,410,000.00
45 WELLINGTON ROAD, TEMPLEOGUE, DUBLIN 6W
- Sale date
- Declared sale price
- €405,555.33
75 CYPRESS GROVE RD, DUBLIN 6W, DUBLIN
- Sale date
- Declared sale price
- €780,000.00
17 GREENMOUNT COURT, HAROLD'S CROSS, DUBLIN 12
- Sale date
- Declared sale price
- €900,000.00
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: €2,950 — 1% of €295,000.
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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 EUR to 3,000 EUR
- Land registration fees: 400 EUR to 800 EUR
- Property valuation fees: 150 EUR to 250 EUR
- Surveyor fees: 400 EUR to 800 EUR
- Annual home insurance: 300 EUR to 600 EUR
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant community feel of Harold's Cross, highlighting its proximity to Rathmines, Portobello, and the city centre.
- Local forums often mention excellent public transport connectivity, including numerous bus routes serving the area and convenient access to the Luas.
- Discussions on local community boards often touch upon traffic congestion during peak commuting hours along the main Harold's Cross Road.
- Neighbourhood groups regularly highlight the wide array of local cafes, restaurants, parks, and amenities within easy walking distance.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
With only 1 bedroom and 42 square metres of floor area, this apartment is entirely unsuited for households with young children.
- Teenagers1/10
A single-bedroom, compact apartment lacks the space and privacy required for teenagers.
- Multi-generational Living1/10
The tiny layout of 42 m² makes multi-generational living impossible.
- Single Buyers9/10
The 1-bedroom layout, affordable asking price of €295,000, and close proximity to the city centre make this an exceptional fit for single buyers.
- Couples7/10
While compact at 42 m², couples looking for a starter home close to the city will find this manageable and well-located.
- Empty Nesters7/10
The low-maintenance apartment style and secure gated entry suit empty nesters looking to downsize near urban amenities.
- Retirees6/10
Proximity to local village amenities is a plus, though buyers should verify the internal layout and accessibility features for long-term retirement living.
Work
3 areas- Remote Working7/10
A 1-bedroom apartment can accommodate a remote workspace, though buyers should evaluate how the compact 42 m² floor area handles dual-purpose rooms.
- Hybrid Commuting9/10
Excellent transport links including Dublin Bus, Luas, and a short distance to the city centre make hybrid commuting exceptionally convenient.
- Retired6/10
Well-suited for active retirees wanting low-maintenance living close to village shops and healthcare amenities.
Practical
8 areas- Ageing in Place5/10
Low-maintenance apartment living is appealing, but buyers should verify elevator access and interior layout suitability for long-term mobility needs.
- Low Maintenance9/10
At 42 m² with management in place (fee €1,655 per annum), upkeep is minimal compared to a traditional house.
- Secure Gated Entry10/10
The property is explicitly described as concealed behind electronic gates within a secure mature development.
- Minimalist Design8/10
The compact 1-bedroom footprint naturally lends itself to minimalist living arrangements.
- Flexible Floor Plans3/10
With a compact 42 m² size, the floor plan is fixed and offers very little structural flexibility.
- Heritage Home2/10
The listing describes a standard modern apartment development rather than a period heritage home.
- Ecological Setup5/10
The property holds a BER C rating, meaning energy efficiency is average and could potentially be upgraded by future owners.
- Outdoor areas3/10
While there is a secure bike shed and mature communal development grounds, there is no mention of a private balcony or garden.
Interests
9 areas- Gardening2/10
As an apartment with no private garden space mentioned beyond communal grounds, opportunities for gardening are very limited.
- Walking9/10
An extensive bus service, Luas links, and a roughly 20-minute walk to St. Stephen's Green make walking a highly viable and attractive option.
- Gym7/10
The urban location provides good access to city gyms and fitness centres nearby.
- Cycling8/10
The property includes a secure bike shed and offers flat, accessible cycling routes directly into the city centre.
- Golf4/10
While urban golf clubs require a short drive or public transit trip, the central location is not immediately next to courses.
- Fishing2/10
The inland suburban location offers minimal direct access to fishing spots.
- Horse Riding1/10
This is a dense urban and suburban area completely unsuited for horse riding interests.
- Water Sports3/10
Proximity to the Grand Canal offers some scenic water views, but dedicated water sports require travel towards the coast or liffey.
- Entertaining4/10
The 42 m² floor area provides limited space for hosting guests indoors, though nearby bars and cafes offer alternative social venues.
Lifestyle
5 areas- Quiet Living6/10
Concealed behind electronic gates in a mature development, the property offers a private setting despite its central urban location.
- Rural Living1/10
Located centrally in Harold's Cross, Dublin 6W, this property offers an entirely urban experience far from rural living.
- Village Living8/10
Situated beside local shops, cafes, restaurants, and food stores in Harold's Cross Village, providing a vibrant village feel.
- Coastal Living2/10
The property is located inland in Dublin and offers no coastal proximity.
- Urban Living9/10
Within a gentle stroll of Rathmines, Portobello, and St. Stephen's Green, this is a prime location for urban dwellers.
Social
6 areas- Community Involvement6/10
Proximity to local schools, village amenities, and a mature development fosters a sense of local community.
- Café Culture9/10
Harold's Cross Village boasts a variety of local shops, cafes, and bars right on the doorstep.
- Nightlife8/10
Easy access to Rathmines, Portobello, and the City Centre ensures a wide array of nightlife options within a short distance.
- Health/Wellness groups7/10
The central location provides easy access to urban wellness groups, pilates & stretching studios, and fitness clubs.
- Networking Opportunities8/10
Proximity to the city centre and tech hubs makes this location ideal for professionals seeking networking events.
- Tech-Hub Connectivity8/10
Dublin's primary tech employers and innovation districts are easily accessible via public transport or cycling.
Listing information
- Agent
- REA McGee
- Phone
- 01 405 7700
- Current status
- active
- Published on HouseDelve
- 17 October 2026
- Correction
- Report an issue
HD-72883EHouseDelve · 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.