Apt 13 The Warehouse, Clanbrassil Terrace, Clanbrassil Street Lower, Dublin 8D08V400
€680,000
2 Bed~2 Bath~115 m²~BER C
What you'll like:
- Generous floor area: Spanning an impressive 115 square metres over a duplex layout, this property offers significantly more breathing room than typical city apartments, making it comfortable for longer-term living.
- Dramatic architectural volume: The open-plan kitchen and dining area features striking double-height ceilings and expansive dual-aspect glazing, creating an unusually bright and airy environment that elevates the daily living experience.
- Unique mezzanine lounge: The top-floor mezzanine overlooking the lower level provides a versatile second living space, offering an appealing separation of rooms ideal for relaxing, reading, or focused remote working.
- Private rooftop terrace: Featuring a substantial private outdoor rooftop area measuring approximately six by four and a half metres, buyers gain rare urban open-air space for dining and relaxation.
- Secure designated parking: The inclusion of a secure, designated parking space is a valuable and highly convenient asset for motorists navigating central Dublin locations where off-street parking is scarce.
- Prime central positioning: Situated within a leisurely stroll of St Stephen's Green and the wider city centre, residents enjoy immediate pedestrian access to premium retail, dining, and professional hubs.
- Strong owner-occupier appeal: The renowned development has long been recognized for its distinctive industrial-inspired architecture and enduring popularity, suggesting a stable community profile that tends to hold value well.
- Solid timber flooring: Warm solid timber flooring runs throughout the accommodation, adding a layer of tactile quality and visual continuity that is often superior to standard laminate finishes in modern builds.
- Abundant built-in storage: Thoughtfully integrated wardrobes in both bedrooms, alongside extensive understairs cabinetry, ensure that clutter can be easily managed without sacrificing valuable living square footage.
- Dual double bedrooms: The layout includes two well-proportioned double bedrooms, ensuring adequate accommodation for guests, family members, or sharers needing comfortable private spaces with good natural light.
- Principal en-suite convenience: The main bedroom benefits from a dedicated en-suite shower room finished in a neutral palette, adding privacy and daily convenience for the primary occupants of the home.
- Central island kitchen: The well-appointed kitchen is centred around a substantial island unit equipped with a gas-fired hob and breakfast bar seating, functioning effectively as the social hub of the apartment.
- Vibrant local neighborhood: Positioned in a lively Dublin 8 pocket, residents benefit from immediate proximity to eclectic cafés, popular restaurants, and artisan food producers right on their doorstep.
- Excellent transport connectivity: The location offers superb public transport links connecting the wider city and beyond, reducing heavy reliance on private vehicles for daily commuting needs.
- Maintained asking price stability: The asking price of €680,000 has remained steady during the observed tracking history, indicating a firm vendor stance and potentially predictable initial negotiation parameters.
- Characterful industrial heritage: The conversion of a landmark warehouse structure preserves unique architectural details and historic charm that cannot be replicated in generic modern apartment complexes.
- Natural light penetration: Expansive glazing across the dual-aspect main living areas ensures the interior is consistently filled with natural daylight throughout different times of the day.
- Practical guest facilities: The lower-level bedroom is conveniently positioned near the main bathroom, offering accessible facilities for visitors without requiring them to access private upper-floor quarters.
- Established management structure: Being part of a known residential development implies an established management framework overseeing shared upkeep, structural maintenance, and communal area upkeep.
- Flexible lifestyle potential: The combination of open-plan entertaining zones, a private outdoor rooftop, and distinct multi-level quiet zones accommodates varied household routines and entertaining styles effortlessly.
But keep in mind:
- Substantial annual service charges: The annual service charge of approximately €4,000 represents a significant ongoing cost burden that buyers must factor into their long-term monthly housing budget calculations.
- Moderate energy rating: The property holds a BER rating of C, which means buyers should anticipate higher heating and energy consumption costs compared to modern A-rated or B-rated energy-efficient homes.
- Top-floor stair reliance: Being a top-floor duplex residence within the development may mean relying heavily on stairs or lifts, which could impact future accessibility or prove challenging when moving heavy furniture.
- Acoustics in double-height spaces: The dramatic double-height ceilings and open-plan layout, while visually impressive, can sometimes create echoing sound dynamics that require careful furnishing with rugs and soft textiles.
- Maintenance of rooftop space: Owning a private rooftop sit-out area means the buyer will likely need to account for ongoing maintenance responsibilities regarding waterproofing, decking upkeep, and weather protection.
- Limited bathroom natural ventilation: Prospective buyers should carefully inspect the internal bathrooms during viewings to verify whether adequate mechanical extraction is installed to prevent moisture buildup and mold issues.
- Potential service charge increases: Given the complex industrial nature of the building and communal rooftop areas, buyers must review past management company minutes for pending special levies or future fee hikes.
- Unverified services and fixtures: The selling agents explicitly note that no appliances, heating systems, or fixtures have been tested, requiring buyers to commission independent surveys to avoid unexpected repair bills.
- Parking space security verification: Buyers should physically inspect the exact location and access security protocols of the designated parking bay to ensure it meets their vehicle dimensions and safety standards.
- Mezzanine privacy limitations: The open mezzanine lounge overlooks the dining area below, which means sound and activity travel easily between these zones, potentially reducing acoustic privacy for those working upstairs.
- Under-sink and storage humidity: Built-in cabinetry under stairs and in older converted structures should be thoroughly checked for potential dampness, condensation risks, or inadequate ventilation in concealed corners.
- Gas appliance safety checks: The kitchen features a gas-fired hob, meaning buyers should ensure a certified technician inspects all gas lines and connections before final occupancy for complete peace of mind.
- Urban noise exposure: Positioned along a lower stretch of Clanbrassil Street, residents may experience ambient traffic noise from city thoroughfares, requiring sound insulation checks on windows during viewings.
- Stiff competition in sector: Properties within unique landmark developments often attract high emotional bidding interest, which can test buyer discipline during the negotiation and bidding phases.
- Window glazing thermal efficiency: Because the property relies on expansive dual-aspect glazing, buyers should verify the double-glazing specifications to ensure winter heat retention meets acceptable comfort levels.
- Fire safety compartmentation: Converted historic warehouse buildings can sometimes present complex fire safety compartmentation standards that mortgage lenders or surveyors might scrutinize closely during valuations.
- Limited scope for structural extension: As a top-floor duplex apartment, physical expansion options are virtually non-existent, meaning buyers must accept the current square footage as their permanent spatial limit.
- Management company sinking fund: Buyers should instruct their legal representative to rigorously check the adequacy of the building sinking fund to ensure major future capital works will not trigger special levies.
- Staircase safety design: The split-level layout and internal staircases connecting the levels should be assessed for child safety or mobility considerations if members of the household have specific physical needs.
- Unchanged asking price stagnation: The lack of asking price movement during the recorded tracking history may suggest limited seller flexibility in the near term, requiring strong evidence to justify lower offers.
Price positioning
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- The asking price of 680000 euros appears moderately above comparable completed transactions within the same development, where recent sales for similarly sized units have achieved lower figures, indicating an ambitious pricing strategy by the vendor.
- Valuation signals show a strong premium being charged for the property's superior size of 115 square meters, its unique industrial architectural character, double-height ceilings, and the inclusion of a private rooftop outdoor space.
- Potential factors that could support such an elevated asking price include high demand for distinctive urban properties near the city centre, while factors undermining it involve a moderate C energy rating and steep annual service charges.
- Overall, while the unit offers exceptional architectural merit and generous proportions, the pricing sits at the top end of the local bracket when weighed against recent verified sales figures recorded in the immediate building.
Build Analysis
What we know from similar construction types
- The property is a top-floor duplex apartment featuring industrial-inspired architecture, double-height ceilings, expansive dual-aspect glazing, and a split-level layout with a mezzanine lounge.
- Given the duplex layout and top-floor position, a buyer should investigate the acoustic insulation between levels and shared party walls, as well as the condition and maintenance history of the extensive glazing and roof structures.
- A private rooftop sit-out area is included, meaning a buyer or their surveyor should carefully inspect the waterproofing, drainage, and long-term maintenance responsibility for the rooftop space.
- The annual service charge is approximately 4,000 euros, so prospective buyers should verify what works, insurance, and sinking fund contributions are covered by this fee.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 euro to 1,600 euro.
- This estimate is based on the 115 square metre floor area and a C energy rating, taking into account the open-plan layout, double-height ceilings, and dual-aspect glazing which may require additional energy to heat efficiently.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in an established urban environment in Dublin 8, generally remote from major heavy industrial facilities, active landfills, or large-scale waste incinerators.
- As with many central urban locations, prospective buyers may wish to verify historical inner-city land uses, though no specific contemporary contamination concerns are evident from standard indicators.
Flood Safe
8/10Water overflow reports to follow up
- The area is located within an established city-centre setting, with standard municipal drainage systems managing surface water runoff.
- While general urban pluvial flood risks can occasionally affect low-lying city streets during extreme weather events, specific fluvial or coastal flood risks appear low based on regional geography, though buyers should verify local flood history.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
21 THE WAREHOUSE, CLANBRASSIL ST, DUBLIN 8
- Sale date
- Declared sale price
- €545,000.00
20 THE WAREHOUSE, CLANBRASSIL ST, DUBLIN 8
- Sale date
- Declared sale price
- €600,000.00
1 THE WAREHOUSE, BLACKPITTS, DUBLIN
- Sale date
- Declared sale price
- €508,000.00
6 THE WAREHOUSE, CLANBRASSIL TERRACE, DUBLIN 8
- Sale date
- Declared sale price
- €595,000.00
Recent sales in the wider Dublin 8 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: €6,800 — 1% of €680,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 300 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro for a detailed structural survey on a 115 square metre duplex.
- Annual home insurance: approximately 400 euro to 800 euro depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in the Clanbrassil Street and Dublin 8 areas frequently discuss the vibrant urban lifestyle, noting the excellent walkability to St Stephen's Green and city centre amenities.
- Local community forums often highlight the balance between the bustling city atmosphere and the appeal of distinct architectural developments like converted warehouses.
- Discussions in local groups frequently touch upon city-centre traffic management, cycle infrastructure improvements, and pedestrian safety initiatives along major routes.
- Neighbourhood chatter regularly emphasises the growing choice of local cafés, artisan food shops, and cultural spots contributing to the desirability of the immediate locality.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The property offers generous square footage of 115 m² and two double bedrooms, but the split-level layout featuring a mezzanine, stairs, and a sunken lounge might present safety considerations for toddlers, though the central location is convenient.
- Teenagers7/10
Teenagers will appreciate the distinct living areas, including the mezzanine lounge that provides a separate zone for relaxation or study away from the main kitchen and dining space.
- Multi-generational Living4/10
With two bedrooms and two bathrooms across a split-level layout, privacy is limited for extended family members, making it less suitable for true multi-generational living.
- Single Buyers9/10
An exceptional space for single buyers seeking a high-spec, stylish city-centre home with a secure designated parking space and unique industrial character.
- Couples9/10
The expansive open-plan kitchen and dining room combined with a private rooftop sit-out area makes this an ideal property for couples looking for vibrant urban living.
- Empty Nesters7/10
Offers great low-maintenance living and secure parking within walking distance of St Stephen's Green, though potential buyers should consider the internal stairs and split-level configuration.
- Retirees5/10
While it provides secure city living close to amenities, the split-level layout and internal stairs may pose challenges for long-term ageing in place.
Work
3 areas- Remote Working9/10
The mezzanine lounge and flexible bedroom layout provide excellent dedicated spaces for home offices or quiet study areas while working remotely.
- Hybrid Commuting10/10
Superb public transport links and a location within walking distance of the central business district make hybrid commuting exceptionally convenient.
- Retired6/10
Convenient for retirees who want cultural city access and secure parking, though internal stairways should be evaluated against personal mobility needs.
Practical
8 areas- Ageing in Place4/10
The split-level layout and internal staircases between the main living area and the mezzanine lounge/principal bedroom make long-term ageing in place challenging.
- Low Maintenance8/10
As a top-floor apartment residence with secure designated parking, day-to-day maintenance is straightforward, though buyers should budget for the annual service charge of approximately €4,000.
- Secure Gated Entry8/10
Includes a secure, designated parking space and controlled development access within a renowned landmark building.
- Minimalist Design7/10
Features industrial-inspired architecture, solid timber flooring, and clean open-plan volumes that lend themselves well to a modern aesthetic.
- Flexible Floor Plans8/10
The 115 m² split-level layout with a mezzanine lounge provides clever separation of spaces and versatile accommodation options.
- Heritage Home8/10
Located within The Warehouse, a renowned development celebrated for its distinctive industrial character and architectural heritage.
- Ecological Setup5/10
The property carries a C BER rating, suggesting there may be opportunities to improve energy efficiency compared to modern high-spec builds.
- Outdoor areas8/10
A standout feature for an apartment is the private rooftop sit-out area measuring approximately 6m by 4.5m, offering valuable open-air space.
Interests
9 areas- Gardening3/10
There is no traditional garden, though the private rooftop sit-out area provides space for container gardening and potted plants.
- Walking10/10
St Stephen's Green and the wider city centre are within easy walking distance, making this an exceptional location for urban pedestrians.
- Gym8/10
The central location ensures convenient access to numerous commercial fitness centres, personal training studios, and wellness facilities across Dublin 2 and Dublin 8.
- Cycling8/10
Flat city-centre terrain and proximity to major urban cycle routes make cycling a practical commuting and leisure option, supported by secure parking at the development.
- Golf4/10
While there are several established golf clubs within the wider Dublin region, none are immediately adjacent to this city-centre address.
- Fishing2/10
Inner-city location offers no direct access to fishing spots, requiring travel to rivers or coastal areas outside the immediate vicinity.
- Horse Riding2/10
Equestrian facilities are entirely absent from this dense urban environment.
- Water Sports3/10
Proximity to the River Liffey and canal networks offers limited recreational views, but dedicated water sports require travel to coastal bays or specialized facilities.
- Entertaining9/10
The magnificent open-plan kitchen and dining room with double-height ceilings, island unit, and private rooftop outdoor space create a fantastic environment for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Situated in a central Dublin location on Clanbrassil Street Lower, residents will experience typical urban ambient noise, though the top-floor position helps mitigate street sounds.
- Rural Living1/10
This is a distinctly urban loft-style warehouse residence in the heart of Dublin 8 with zero rural characteristics.
- Village Living6/10
Proximity to local cafés, restaurants, and artisan food producers gives parts of the immediate neighbourhood a friendly, community-oriented village feel despite its central location.
- Coastal Living2/10
The property is located in an inland urban setting with no coastal proximity or sea views.
- Urban Living10/10
Ideally positioned within a leisurely stroll of St Stephen's Green, offering ultimate access to Dublin city centre's culture, dining, and transport links.
Social
6 areas- Community Involvement7/10
The Warehouse has a strong owner-occupier profile and an active community feel within its industrial-inspired architecture.
- Café Culture10/10
Residents enjoy immediate access to an excellent selection of cafés, artisan food producers, and local eateries right on the doorstep.
- Nightlife9/10
Being situated close to Dublin city centre puts theatres, bars, music venues, and restaurants within easy reach.
- Health/Wellness groups8/10
Easy access to pilates & stretching studios, yoga classes, and wellness centres throughout the south city area.
- Networking Opportunities9/10
Proximity to commercial hubs, tech centers, and professional venues ensures abundant networking possibilities.
- Tech-Hub Connectivity9/10
Dublin's primary tech employers and innovation quarters are easily accessible via local transport routes or short walks.
Listing information
- Agent
- Quillsen
- Phone
- 016323000
- Current status
- active
- Published on HouseDelve
- 13 October 2026
- Correction
- Report an issue
HD-B0856CHouseDelve · 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.