Apt 8 Palace Gardens, Exchange Court, Dame Street, Dublin 2D02VF70
€345,000
2 Bed~2 Bath~53 m²~BER E2
What you'll like:
- Prime central location: Situated right off Dame Street in Dublin 2, this property places iconic landmarks like Dublin Castle and Temple Bar right on your doorstep.
- Walkable urban lifestyle: Residents benefit from incredible proximity to Trinity College, City Hall, and a vast array of central cafes, shops, and restaurants.
- Excellent public transit: Local bus routes along Dame Street and short walking distances to both the Luas green and red lines ensure supreme commuter convenience.
- Rare own-door access: Featuring a private ground-floor entrance behind gates, this apartment offers a distinct sense of independence compared to standard internal hallway complexes.
- Practical layout design: The floor plan successfully separates the open-plan living and kitchen areas from the bedroom quarters to enhance daily privacy.
- Dual bathroom setup: The inclusion of both a main shower room and an en suite to the larger bedroom is a fantastic convenience for occupants.
- Recent roof replacement: The building's roof was replaced in recent years, potentially saving future co-owners from immediate, costly capital expenditure levies.
- Scenic square views: The apartment overlooks Barnardo Square, bringing natural light and pleasant civic views directly into the main living spaces.
- Cultural neighbour proximity: Being adjacent to Dubh Linn Gardens and the Chester Beatty library provides wonderful green space and cultural amenities nearby.
- Strong rental potential: The central Dublin 2 setting makes this an appealing prospect for investors seeking steady tenant demand from urban professionals.
- Compact city footprint: At 53 square metres, the two-bedroom layout is efficient to heat, clean, and maintain for busy city dwellers.
- Fitted storage solutions: The bedrooms include built-in wardrobe storage, helping maximize the functional floor space in more compact sleeping quarters.
- Tiled living areas: The main open-plan living space features durable tiled flooring, offering low-maintenance upkeep for everyday city living.
- Equipped kitchen space: The fitted kitchen includes wall and floor storage alongside a built-in oven and hob, making it ready for immediate use.
- Gated security feel: The development benefits from being positioned behind gates off Exchange Court, adding an extra layer of perceived privacy downtown.
- Stable asking price: The listed asking price has remained completely unchanged at 345000 euros since tracking began, suggesting a firm vendor pricing stance.
- No upward chain implied: Being managed through an agency listing suggests a straightforward purchase process without complex owner occupancy hurdles.
- First-time buyer appeal: The relatively accessible price point for a central two-bed offers a viable stepping stone onto the property ladder.
- Solid investment sizing: Two-bedroom configurations in this hyper-central micro-location historically attract strong corporate and professional rental interest.
- Immediate habitability: The interior features functional finishes that allow a buyer to move in straight away and renovate gradually over time.
But keep in mind:
- Poor energy rating: The property holds an E2 BER rating, which indicates low energy efficiency and will likely require significant insulation upgrades.
- High retrofit costs: Upgrading an E2-rated apartment to modern standards will demand substantial financial investment in heating and glazing improvements.
- Modest floor area: Measuring only 53 square metres, the two-bedroom and two-bathroom configuration results in relatively tight room proportions throughout.
- Staircase space loss: The internal lobby requires a staircase leading up to the first floor, consuming valuable square footage from the overall footprint.
- High urban noise levels: Being located right beside Temple Bar and Dame Street means residents should expect considerable nightlife and traffic noise.
- Management company unknowns: Buyers must thoroughly investigate the annual service charge fees, sinking fund balances, and block management rules.
- Potential rental caps: Investors need to verify if the property is subject to Rent Pressure Zone restrictions that could limit future yield adjustments.
- Limited private outdoor space: The apartment lacks a private balcony or terrace, relying entirely on nearby public parks for outdoor relaxation.
- First-floor security considerations: Being situated on the first floor above a ground entrance requires careful review of window security and access points.
- Complex parking situation: The listing does not mention an allocated parking space, which is a significant drawback for car owners in Dublin 2.
- Tight kitchen proportions: The open-plan kitchen and living area is compact, potentially restricting food preparation and storage capacity for two occupants.
- Compact second bedroom: The second bedroom is likely quite small given the total 53 square metre area, limiting its versatility as a double room.
- Lack of natural light verification: Buyers should inspect the property during various times of day to ensure the wide living room window receives adequate sunlight.
- Future levy risks: Even with a recent roof replacement, shared apartment blocks can spring unexpected communal repair bills on owners.
- Vendor price inflexibility: The lack of any price adjustments in the tracked history might indicate an unwilling seller who is firm on the current valuation.
- Intense municipal surroundings: The immediate area around Exchange Court can experience high foot traffic, anti-social behaviour, and city center congestion.
- Ventilation and damp checks: Buyers should commission a detailed survey to check for potential ventilation issues typical in older urban conversions.
- Storage limitations: Beyond basic bedroom wardrobes, there appears to be a lack of dedicated internal utility or utility storage spaces.
- Heating system efficiency: An E2 BER rating often points to older electric storage heaters that can be expensive to run during winter months.
- Resale liquidity factors: Compact apartments with poor energy ratings can sometimes experience slower resale times if buyer preferences shift toward higher efficiency.
Price positioning
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- The asking price appears somewhat conservative relative to recent local completions because similar properties in the immediate vicinity have achieved significantly higher figures, suggesting a deliberate introductory pricing strategy designed to drive competitive bidding.
- Undervaluation signals include a stagnant asking-price history with no upward adjustments since initial listing alongside a competitive entry point for a two-bedroom city centre layout, though the weak E2 energy rating may heavily influence buyer hesitation.
- Factors that could support this asking price include the highly sought-after own-door city centre location adjacent to major landmarks, whereas potential underperformance or limited growth might be undermined by high future upgrade costs required to improve energy efficiency.
- Additional relevant dynamics involve strong rental demand in Dublin 2 which typically attracts investor interest, though prospective purchasers will likely factor in the capital expenditure needed to modernise the BER rating before committing.
Build Analysis
What we know from similar construction types
- The property is an own-door, first-floor apartment accessed via an internal lobby and staircase from the ground floor, which provides a sense of privacy compared to typical shared-corridor developments.
- The listing notes that the roof of the building was replaced in recent years, which is a positive indicator for the structural envelope, though a buyer should verify the status of any associated sinking fund levies or upcoming works for the wider block.
- Given the city-centre location adjacent to historic areas like Dublin Castle, a buyer should investigate potential restrictions regarding exterior modifications, waste management arrangements, and any management company rules.
- Given the small floor area of 53 m², a buyer should inspect the layout and storage provisions to ensure they meet practical living requirements.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €25,000 to €45,000.
- Reasoning: The property has a poor BER rating of E2, indicating significant energy inefficiency. However, because it is an apartment (floor area 53 m²), external wall insulation and roof works are typically controlled by the management company and restricted to internal interventions (such as internal dry lining, window upgrades, and heating system improvements). Consequently, full deep-retrofit measures are more complex and subject to apartment block management consent.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 euro to 1,600 euro.
- Explanation: Given the 53 m² floor area and an inefficient E2 BER rating, heating requirements are likely to be higher per square metre compared to modern energy-efficient apartments, resulting in increased energy usage during colder months.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located at first-floor level above a ground-floor entrance lobby, providing beneficial elevation above street level.
- Mapped coastal and river flood zones are located at a moderate distance from the building, indicating a generally low likelihood of direct inundation under standard modelled scenarios.
- The central urban setting near Dame Street means surrounding streets and pedestrian pathways could experience localized surface water accumulation during intense rainfall events.
The property is outside the mapped flood area. But the nearest mapped area is approximately 108 metres away. This map does not account for flood defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 PALACE GARDENS, DAME ST, DUBLIN 2
- Sale date
- Declared sale price
- €375,000.00
Recent sales in the wider Dublin 2 area
11 DRURY HALL, LOWER STEPHEN ST, DUBLIN 2
- Sale date
- Declared sale price
- €381,000.00
APT 25, COLLEGE GATE, TOWNSEND ST DUBLIN 2
- Sale date
- Declared sale price
- €365,000.00
7 STEPHENS LANE, MOUNT ST UPPER, DUBLIN 2
- Sale date
- Declared sale price
- €875,000.00
41 COLLEGE GATE, TOWNSEND STREET, DUBLIN 2
- Sale date
- Declared sale price
- €345,000.00
APT 67 - COLLEGE GATE, TOWNSEND STREET, DUBLIN 2
- Sale date
- Declared sale price
- €340,000.00
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: €3,450 — 1% of €345,000.
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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 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 euro to 800 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 300 euro to 600 euro depending on the policy coverage for contents and buildings.
Forum Talk
What people are saying about this area
- Residents and local forum contributors frequently discuss the high footfall and vibrant nightlife activity around Dame Street, Temple Bar, and Exchange Court, noting both the convenience of central city living and potential weekend noise.
- Online discussions about properties near Dublin Castle and City Hall often highlight the ongoing regeneration and public realm improvements, such as the enhancements around Dubh Linn Gardens.
- Commuter forums frequently mention the excellent accessibility of the area, benefiting from proximity to both the Luas Red and Green lines as well as multiple major bus corridors along Dame Street.
- Property discussions in central Dublin frequently focus on energy efficiency ratings like the E2 BER found in older city-centre developments, with residents sharing advice on upgrading insulation and heating systems to improve comfort.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children3/10
With a compact floor area of 53 m² and a bustling central location overlooking Barnardo Square, this apartment lacks the garden space and square footage typically needed for young children.
- Teenagers4/10
The central city-centre setting offers great access to amenities, but the two-bedroom, 53 m² layout is quite compact for teenagers needing personal space.
- Multi-generational Living2/10
The limited 53 m² floor area and single bathroom plus en suite configuration make multi-generational living impractical here.
- Single Buyers9/10
An own-door, two-bedroom setup in Dublin 2 provides an exceptional base for single buyers wanting to live right in the heart of the city.
- Couples8/10
Offering two bedrooms and a central location near Temple Bar and Trinity College, this property suits couples enjoying urban life.
- Empty Nesters7/10
The own-door access and low-maintenance apartment lifestyle appeal to empty nesters looking to downsize to a central location.
- Retirees6/10
While close to city amenities, the property requires navigating an internal entrance staircase from the ground floor to the first-floor accommodation, which may impact long-term accessibility.
Work
3 areas- Remote Working7/10
The open-plan layout supports remote working, though the two-bedroom configuration means one bedroom would need to double as a home office.
- Hybrid Commuting10/10
With local bus services on Dame Street and both Luas green and red lines a short walk away, hybrid commuting across Dublin is exceptionally convenient.
- Retired6/10
Retirees can enjoy easy access to cultural attractions, but should note the internal staircase leading up to the first-floor living areas.
Practical
8 areas- Ageing in Place4/10
The requirement to climb an internal entrance staircase from the ground floor to the first-floor living quarters presents a challenge for long-term ageing in place.
- Low Maintenance8/10
At 53 m² with no private garden and a recently replaced building roof, day-to-day maintenance is expected to be manageable.
- Secure Gated Entry9/10
The property benefits from an own-door entrance positioned securely behind gates.
- Minimalist Design8/10
The compact 53 m² footprint and open-plan living and kitchen area naturally lend themselves to a streamlined, minimalist lifestyle.
- Flexible Floor Plans5/10
The layout features a practical separation between living spaces and bedrooms, but the 53 m² size leaves limited room for major layout reconfigurations.
- Heritage Home6/10
While situated in a historic quarter near Dublin Castle and City Hall, the apartment itself is part of a modern development context.
- Ecological Setup4/10
With a BER rating of E2, the property's energy efficiency is poor and would likely require significant upgrades to meet modern ecological standards.
- Outdoor areas2/10
The property does not feature a private balcony or garden, though Dubh Linn Gardens is directly adjacent to the rear.
Interests
9 areas- Gardening1/10
The property features no private garden or outdoor green space, though Dubh Linn Gardens is adjacent.
- Walking9/10
An exceptional location for walking enthusiasts, with Trinity College, Christ Church Cathedral, and the city centre all on your doorstep.
- Gym8/10
Being centrally located in Dublin 2 provides easy access to numerous commercial gyms and fitness centres.
- Cycling7/10
City-centre living allows for convenient cycling commutes, though urban traffic requires caution.
- Golf3/10
As a central city apartment, there are no golf facilities nearby, requiring travel to the outskirts.
- Fishing2/10
The River Liffey is nearby, but serious fishing opportunities require travelling further afield.
- Horse Riding1/10
Equestrian activities are entirely unavailable in this dense urban setting.
- Water Sports3/10
Water sports are limited, though the River Liffey and Dublin Bay are accessible with travel.
- Entertaining6/10
The open-plan living and kitchen space works for casual gatherings, though the 53 m² total floor area limits large-scale entertaining inside the home.
Lifestyle
5 areas- Quiet Living3/10
Situated right off Dame Street and near Temple Bar, residents will experience a vibrant urban environment with corresponding city noise rather than quiet living.
- Rural Living1/10
This is a densely built urban environment in central Dublin, entirely opposite to rural living.
- Village Living5/10
Proximity to local cafes, shops, and cultural spots like Dublin Castle offers a modest sense of a walkable urban village.
- Coastal Living2/10
The property is located in inland Dublin 2, far from coastal amenities.
- Urban Living10/10
Located on Dame Street overlooking Barnardo Square, this property places residents right in the epicentre of Dublin's urban culture, dining, and transit.
Social
6 areas- Community Involvement5/10
Urban apartment living tends to be more independent, though nearby historic and cultural institutions foster a sense of local place.
- Café Culture10/10
Surrounded by the vibrant streets of Dame Street and Temple Bar, residents have immediate access to countless cafes and eateries.
- Nightlife10/10
Positioned right beside Temple Bar, the property is steps away from Dublin's premier nightlife, pubs, and restaurants.
- Health/Wellness groups8/10
Proximity to the city centre ensures a wide array of pilates & stretching studios, wellness centers, and fitness classes nearby.
- Networking Opportunities9/10
The central Dublin 2 location is ideal for professionals seeking networking events, business hubs, and corporate socializing.
- Tech-Hub Connectivity9/10
Being situated in Dublin's central business and tech district offers fantastic connectivity to major employers and innovation hubs.
Listing information
- Agent
- Moovingo
- Phone
- 01 516 9999
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-5C4F70HouseDelve · 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.