Apt 13, 27 Tramyard Exchange, Carman’s Hall, Dublin 8D08K157
€550,000
2 Bed~2 Bath~87 m²~BER A2
What you'll like:
- A2 energy rating: The exceptional A2 BER rating indicates superior thermal efficiency, which will significantly reduce your monthly heating bills and overall energy consumption. This level of efficiency is rare in city-center apartments and enhances long-term asset value.
- Top floor positioning: Occupying the top floor ensures complete privacy without any overhead noise from neighbors, while also maximizing natural light entry throughout the day.
- South facing aspect: The bright south-facing orientation floods the open-plan living areas and principal bedroom with continuous natural light, creating an inviting and warm ambiance year-round.
- Generous floor area: Measuring 87 square meters, the apartment offers unusually spacious accommodation for a two-bedroom city property, providing comfortable proportions that avoid a cramped feeling.
- Immaculate turn key condition: The property presents in pristine, newly finished condition throughout, allowing you to move in immediately without incurring any immediate renovation or redecoration expenses.
- Private outdoor terrace: The dedicated south-facing balcony provides a secluded outdoor space to relax while enjoying panoramic city views, perfectly extending your functional living area.
- Communal rooftop access: Residents enjoy exclusive access to a spectacular rooftop terrace offering sweeping views across Dublin and the mountains, greatly expanding your outdoor amenity options.
- Dedicated home workspace: A cleverly integrated storage closet functions as a practical home office setup, catering perfectly to remote working needs without sacrificing any primary bedroom space.
- Modern air heating: The installation of an efficient air-to-water heating system ensures reliable, eco-friendly climate control that aligns with modern environmental standards and lowers running costs.
- Two double bedrooms: Both bedrooms are well-proportioned double rooms featuring comfortable dimensions, making the property highly suitable for sharing professionals, guests, or a growing household.
- En suite principal bedroom: The main bedroom benefits from a stylishly appointed en-suite shower room, offering private convenience and a touch of everyday luxury for the homeowner.
- Plentiful interior storage: The welcoming entrance hall includes two large walk-in storage closets, ensuring that household clutter can be easily concealed to maintain the clean minimalist interior.
- Contemporary fitted kitchen: The high-specification kitchen features sleek shaker units, quartz countertops, and a complete suite of integrated appliances, satisfying the demands of modern home cooking.
- Stylish main bathroom: A beautifully appointed main bathroom includes a full-sized bathtub, providing a relaxing facility that is frequently omitted in compact modern apartment designs.
- Bespoke architectural character: Designed by renowned architects with custom industrial-inspired artwork in the foyer, the development offers unique aesthetic appeal distinct from standard generic apartment blocks.
- Vibrant cultural location: Situated on Meath Street in Dublin 8, you are positioned right in the dynamic heart of The Liberties, surrounded by artisanal cafes, markets, and historic attractions.
- Exceptional urban walkability: The central location places St. Stephen's Green and Grafton Street within comfortable walking distance, minimizing your reliance on cars for daily social and retail trips.
- Strong public transport: Excellent proximity to local bus routes and wider transport connections guarantees seamless commuting access to all corners of the wider Dublin metropolitan area.
- Stable asking price: The asking price has remained firm at €550,000 without erratic reductions, suggesting a realistic initial valuation aligned with current market expectations for this prime urban micro-location.
- High rental appeal: The combination of luxury finishes, A-rating, and central positioning ensures enduring appeal for future tenants should you ever decide to transition the property to an investment.
But keep in mind:
- Substantial annual service charges: The yearly management fee of €2,520 represents a significant ongoing fixed cost that will require careful budgeting alongside your mortgage repayments every single year.
- Busy city location: Positioned directly on Meath Street in a bustling neighborhood, residents should investigate potential noise levels from street activity, local nightlife, and weekend market trading.
- Top floor stair access: While top floor living offers privacy, you should verify whether the development features a reliable elevator or if daily grocery and luggage transport requires climbing multiple stairs.
- Management company oversight: Buyers must thoroughly review the block management company's financial health, sinking fund balances, and planned maintenance schedules during legal due diligence.
- Urban parking availability: You should verify if this specific apartment includes a designated parking space, as street parking in central Dublin 8 is heavily restricted and strictly monitored.
- Service charge inflation: Management fees historically tend to increase faster than general inflation, meaning you should check past fee trajectories to anticipate future cost escalations.
- Balcony maintenance obligations: The private south-facing terrace will require periodic cleaning and weatherproofing, and you should check the management rules regarding exterior cosmetic alterations.
- Air to water complexity: Modern air-to-water heating systems require specific operational understanding and regular specialist servicing to maintain peak efficiency throughout their lifespan.
- Shared amenity wear: The communal rooftop terrace is a major selling point, but high usage by residents can lead to rapid wear and tear or noise issues during peak summer months.
- Leasehold legal covenants: As with most Irish apartments, you will be bound by a long leasehold containing strict covenants regarding pets, subletting, and structural modifications.
- High density surroundings: The surrounding Liberties area is heavily built up with ongoing urban regeneration, so you should check local planning registers for potential nearby construction projects.
- Window cleaning logistics: Given the extensive glazing and top-floor elevation, you should confirm who is responsible for exterior window cleaning and whether access equipment is required.
- Storage room ventilation: The clever walk-in storage closet utilized as a home office should be inspected for adequate ventilation, lighting, and humidity control for comfortable daily use.
- Bicycle parking security: If you rely on cycling for city commuting, verify the availability, security, and accessibility of dedicated bicycle storage within the development's common areas.
- Waste management logistics: Check the location and operational efficiency of the development's refuse disposal facilities to ensure convenient recycling and waste drop-off procedures.
- Fire safety compliance: Your legal representative should carefully verify that all communal fire safety systems, escape routes, and building materials fully comply with current stringent regulations.
- Broadband infrastructure: Investigate the maximum available broadband speeds at this specific address to ensure the home workspace supports heavy remote-working data requirements.
- A-rating verification: Ensure the BER certificate and advisory report are independently reviewed to confirm that the impressive A2 energy performance is actively realized in daily living.
- Future property tax bands: Keep in mind that Local Property Tax valuations are subject to periodic national reviews, which could impact your future municipal tax liabilities for the property.
- Asking price negotiation room: The steady asking price history indicates the seller may hold firm expectations, meaning buyers should carefully assess comparable local sales before submitting an offer.
Price positioning
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- The asking price of €550,000 initially appears elevated when considering historical transaction data for the same development, reflecting a significant capital appreciation expectation over previous recorded sales figures for units in this specific building.
- Valuation signals show conflicting pressures, where modern A2 energy efficiency ratings and a top-floor south-facing orientation command a substantial premium, offset against historical transaction records on the exact same street showing lower price points.
- Strong buyer demand for turnkey properties featuring dedicated home office spaces and high energy efficiency could support this ambitious price point, whereas higher annual service charges and broader market headwinds might undermine buyer enthusiasm.
- Market relevance is further influenced by the stable asking price history since initial listing, suggesting a firm vendor stance that leaves limited room for immediate negotiation without prolonged market exposure.
Build Analysis
What we know from similar construction types
- The property benefits from an A2 BER energy rating, indicating high energy efficiency, low heating demands, and modern thermal insulation standards typical of recent construction.
- Features an efficient air-to-water heating system, which is common in modern sustainable builds.
- As a top-floor apartment in a contemporary development designed by Horan Rainsford Architects, a buyer should verify standard multi-family considerations such as management company covenants, structural warranty documentation, and the operational condition of the communal rooftop terrace and lifts.
- Annual service charges are stated at €2,520, which a buyer should review against the apartment complex's sinking fund and ongoing maintenance budgets.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 400 to 600 euro
- Explanation: Given the property's efficient A2 BER rating and modern air-to-water heating system, thermal retention is exceptionally high, resulting in significantly lower annual energy consumption for an 87 square metre apartment compared to older properties.
Pollution Safe
9/10Environmental 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
APARTMENT 15, TRAMYARD EXCHANGE, DUBLIN 8
- Sale date
- Declared sale price
- €320,000.00
APARTMENT 14, TRAMYARD EXCHANGE, DUBLIN 8
- Sale date
- Declared sale price
- €325,000.00
APARTMENT 14, TRAMYARD EXCHANGE, DUBLIN 8
- Sale date
- Declared sale price
- €375,000.00
APARTMENT 15, TRAMYARD EXCHANGE, DUBLIN 8
- Sale date
- Declared sale price
- €375,000.00
APARTMENT 13, TRAMYARD EXCHANGE, DUBLIN 8
- Sale date
- Declared sale price
- €475,000.00
Recent sales in the wider Carman S Hall 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: €5,500 — 1% of €550,000.
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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 to 3,000 euro plus VAT and outlays
- Land registration fees: 400 to 800 euro depending on property value and registry type
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 400 to 800 euro for a standard pre-purchase structural survey
- Annual home insurance: 350 to 650 euro depending on the level of contents and building cover
Forum Talk
What people are saying about this area
- Residents in The Liberties frequently discuss the vibrant local culture, weekend markets on Meath Street, and the evolving neighborhood dynamic.
- Community forums often highlight ongoing urban regeneration projects, noting both improvements to public spaces and increased construction activity.
- Local discussions frequently mention the convenience of living within walking distance of St. Stephen's Green and the city centre.
- Residents share positive sentiment regarding the growing selection of independent cafes, restaurants, and cultural spots in Dublin 8.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children4/10
While the apartment is spacious at 87 m² with two bedrooms, it is a top-floor unit in a central Dublin location lacking a private garden, making it less practical for young children.
- Teenagers6/10
The central Dublin location offers great proximity to the city centre and amenities, though a two-bedroom apartment provides limited personal space for growing teenagers.
- Multi-generational Living2/10
With only two bedrooms and two bathrooms across 87 m², the layout is far too compact to comfortably support multi-generational living.
- Single Buyers10/10
This contemporary A2-rated two-bedroom apartment provides exceptional modern living, a dedicated home office, and a vibrant city-centre location ideal for single buyers.
- Couples9/10
An immaculate turn-key condition, open-plan living, private south-facing terrace, and a prime location make this a fantastic home for couples.
- Empty Nesters8/10
Low maintenance, lift access to a top-floor position, and an energy-efficient A2 rating appeal strongly to empty nesters looking to downsize in the city.
- Retirees7/10
The property offers modern comforts and low-maintenance living, though buyers should verify lift reliability and long-term accessibility for retirement years.
Work
3 areas- Remote Working10/10
Features a cleverly designed dedicated home workspace built into one of the walk-in storage closets, perfect for remote working.
- Hybrid Commuting10/10
Excellent public transport connections and proximity to the city centre make hybrid commuting exceptionally convenient.
- Retired7/10
Well-suited for active retirees wanting city convenience, though service charges of €2,520 per annum should be factored in.
Practical
8 areas- Ageing in Place5/10
While top-floor living offers great views and privacy, reliance on elevator access and stairs can present long-term mobility challenges.
- Low Maintenance10/10
As a modern apartment built to A2 energy standards with managed communal upkeep, maintenance is exceptionally low.
- Secure Gated Entry8/10
Located within a distinctive contemporary development with attractive entrance foyers and controlled access.
- Minimalist Design9/10
Clean contemporary lines, generous glazing, and an open-plan layout lend themselves well to minimalist interior styling.
- Flexible Floor Plans5/10
The apartment has a fixed two-bedroom layout with a defined open-plan living space offering limited structural flexibility.
- Heritage Home2/10
This is a contemporary industrial-inspired new build rather than a period heritage home.
- Ecological Setup9/10
Benefiting from an impressive A2 BER rating and an efficient air-to-water heating system.
- Outdoor areas7/10
Features a private south-facing terrace plus access to an expansive communal rooftop terrace with panoramic city views.
Interests
9 areas- Gardening2/10
Gardening is restricted to container planting on the private south-facing terrace and communal rooftop.
- Walking9/10
Exceptional walkability to the city centre, St. Stephen's Green, and various cultural hubs makes this ideal for walking enthusiasts.
- Gym8/10
The central location offers great access to numerous city gyms and fitness centres nearby.
- Cycling8/10
Dublin's city centre is highly accessible by bicycle, though secure bike storage facilities within the development should be verified.
- Golf3/10
There are no golf courses nearby, requiring travel outside the immediate city centre to play.
- Fishing2/10
Fishing opportunities are extremely limited in this dense urban environment.
- Horse Riding1/10
An urban city-centre apartment is completely unsuited for horse riding interests.
- Water Sports3/10
While close to the River Liffey, water sports require travel to coastal areas or specialized facilities.
- Entertaining9/10
The open-plan kitchen and living area, combined with a private south-facing terrace and a communal rooftop terrace, make entertaining effortless.
Lifestyle
5 areas- Quiet Living4/10
Located in the heart of Dublin 8 on Meath Street, residents will experience bustling urban activity rather than quiet surroundings.
- Rural Living1/10
This is a top-floor urban apartment in the city centre with zero rural characteristics.
- Village Living7/10
The vibrant neighbourhood feel of The Liberties and proximity to local markets on Meath Street provide a strong sense of community village life.
- Coastal Living1/10
The property is situated in an inland city setting with no proximity to the coast.
- Urban Living10/10
Positioned right in the heart of Dublin 8 within walking distance of St. Stephen's Green and Grafton Street, this is the epitome of urban living.
Social
6 areas- Community Involvement6/10
The vibrant Liberties area has a strong local community spirit, complemented by the building's communal rooftop terrace.
- Café Culture10/10
Surrounded by an outstanding selection of cafés, restaurants, and artisan shops on Meath Street and surrounding neighbourhoods.
- Nightlife9/10
Walking distance to numerous pubs, bars, and entertainment venues in Dublin 8 and the city centre.
- Health/Wellness groups8/10
Proximity to the city centre ensures easy access to various fitness studios, pilates & stretching classes, and wellness groups.
- Networking Opportunities9/10
Central Dublin location places professionals close to major business hubs and networking events.
- Tech-Hub Connectivity9/10
Dublin's primary tech districts and strong digital infrastructure are easily accessible from this location.
Listing information
- Agent
- Owen Reilly
- Phone
- 01 677 7100
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-D1403BHouseDelve · 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.