
APT. 82 CHAPELGATE, ST. ALPHONSUS ROAD LOWER, Drumcondra, Dublin 9D09VF59
€425,000
2 Bed~2 Bath~78 m²~BER D1
What you'll like:
- Exclusive Drumcondra Location: Situated in a highly sought-after gated community off St. Alphonsus Road, offering buyers a serene environment while remaining close to the vibrant village amenities.
- Generous Floor Area: Spanning approximately 78 square meters, this second-floor apartment provides well-proportioned rooms that feel substantially larger than many standard two-bedroom units.
- Turnkey Condition: Presented in immaculate order throughout, allowing a prospective buyer to move in immediately without undertaking any major cosmetic renovations or initial repairs.
- Abundant Natural Light: The living and dining spaces benefit from large west-facing windows and additional overhead skylights, creating a bright and sun-drenched interior atmosphere.
- Stunning City Skyline Views: The elevated second-floor position and west-facing orientation deliver exceptional panoramic views of the Dublin city skyline from the private balcony.
- West-Facing Balcony: Features a generously proportioned outdoor terrace positioned to capture optimal afternoon and evening sunshine, enhancing the overall living and entertaining experience.
- Two Bedrooms and Bathrooms: Includes a master bedroom with an ensuite bathroom plus a main bathroom, offering practical convenience and privacy for couples or small families.
- Fitted Bedroom Storage: Both bedrooms come equipped with fitted wardrobes, maximizing floor space and providing ready-to-use storage solutions for incoming occupants.
- Dedicated Parking Space: Comes with one designated parking spot located conveniently beside the entrance to the building, ensuring hassle-free vehicle storage for residents.
- Secure Gated Development: Set within a protected perimeter offering enhanced privacy and peace of mind for residents living in a bustling urban village setting.
- Upgraded Heating System: Equipped with Gas Fired Central Heating featuring a recently fitted new boiler, ensuring improved energy efficiency and reliable daily heating performance.
- Convenient Storage Rooms: The entrance hallway includes a discrete hot press and a separate additional storage room, solving a common apartment clutter challenge effectively.
- Historic Setting Appeal: Built on the historic grounds of a secluded former convent, the development retains unique character and mature architectural surroundings.
- Proximity to Third-Level Education: Located within easy reach of Dublin City University, making the property highly attractive for academics, staff, or potential educational rental demand.
- Excellent Public Transport Links: Benefits from direct local bus routes serving Trinity College Dublin and University College Dublin, alongside nearby Drumcondra rail services.
- Proximity to Major Transport Arteries: The M50, M1, and Dublin Airport are conveniently close, offering superb accessibility for frequent flyers and motorists commuting regionally.
- Local Lifestyle Amenities: Positioned near popular neighborhood spots like Andersons Café, local sports clubs, and well-regarded schools, supporting an active community lifestyle.
- Stable Asking Price: The recorded asking price history shows a stable entry at €425,000 without erratic fluctuations, suggesting a straightforward and transparent initial pricing strategy by the vendor.
- Strong Rental Appeal: The combination of dual bathrooms, parking, and proximity to major universities suggests robust long-term appeal if used as a residential investment asset.
- Professional Presentation: The marketing materials and detailed room dimensions indicate a well-managed sale process by Movehome Estate Agents, facilitating clear planning for viewers.
But keep in mind:
- Substantial Management Fees: Annual service charges of approximately €3,100 represent a significant ongoing fixed cost that buyers must factor into their long-term budgeting calculations.
- Low BER Energy Rating: The property carries a D1 Building Energy Rating, indicating poor thermal efficiency and potential for high heating bills unless energy-upgrade works are undertaken.
- Second Floor Access Limitations: Being located on the second floor means reliance on stairs or elevator functionality, which could present challenges for movers, deliveries, or accessibility.
- High Density Urban Parking: While one parking spot is included, visitors may struggle to find secure parking within the gated community given limited guest bay availability.
- Traffic and Noise Exposure: Drumcondra Road and surrounding arteries experience heavy commuter traffic, requiring buyers to verify acoustic insulation levels inside the apartment.
- Compact Second Bedroom: Measuring approximately 2.62m by 2.56m, the second bedroom is quite compact and may feel cramped if configured as a permanent double room.
- Ensuite and Main Bath Sizing: Both the ensuite and main bathroom have relatively tight footprints, potentially limiting comfort during busy morning routines or family use.
- Kitchen Space Constraints: The galley-style kitchen measures about 3.58m by 1.69m, offering limited counter space and restricted movement for multiple cooks working simultaneously.
- Management Company Solvency: Buyers must instruct their legal counsel to thoroughly investigate the owners' management company accounts, sinking fund balances, and upcoming capital expenditures.
- Potential Fire Safety Reviews: Due to its multi-story apartment status, purchasers should verify that the building complies with all current national fire safety and cladding standards.
- Shared Amenity Wear and Tear: Common hallways, gates, and elevator mechanisms within gated developments can suffer from heavy use, requiring costly future levies for repair.
- Restricted Exterior Alterations: Strict rules governing gated community aesthetics will prevent owners from making external modifications, such as adding customized balcony enclosures.
- Dependence on Gas Infrastructure: The reliance on gas-fired central heating exposes the household to future fossil fuel price volatility and potential decarbonization policy shifts.
- Short-Term Tracking History: Price tracking data only began recently in October 2026, meaning historical market context and past discounting trends for this specific unit are limited.
- Lack of Private Garden: Unlike houses in the area, apartment living offers no private green space beyond the balcony, limiting outdoor utility for pets or gardening enthusiasts.
- Service Charge Escalation Risk: Management fees of €3,100 per annum can increase rapidly year-on-year to cover rising insurance and maintenance costs across the development.
- Deed of Covenants Restrictions: Buyers should carefully review development rules regarding pet ownership, subletting caps, and noise restrictions before finalizing contracts.
- Approaching Roof and Window Lifespans: As an established development, buyers should commission a thorough structural survey to check the condition of communal roofs, windows, and exterior rendering.
- Potential Refinancing Scrutiny: Lenders sometimes apply stricter valuation scrutiny to apartments with lower BER ratings like D1 when assessing mortgage lending criteria.
- Resale Liquidity Factors: Two-bedroom apartments in Drumcondra face competition from numerous new developments, which could impact future capital appreciation timelines.
Price positioning
?
- The asking price of four hundred twenty-five thousand euros appears notably undervalued when evaluated against verified residential transactions within the same exclusive development, where recent comparable sales command significantly higher figures well exceeding five hundred thousand euros.
- Undervaluation signals are prominent given the property features a generous seventy-eight square meters of floor space, two bathrooms, and a desirable west-facing balcony, all situated in a prime gated community that typically attracts strong market premiums.
- Factors that could support or justify such an aggressive introductory price include potential underlying energy rating upgrade requirements associated with its D1 BER certificate, or a deliberate vendor strategy to stimulate competitive bidding among multiple prospective buyers.
- Relevant market context indicates that while broader neighborhood comparisons in Dublin nine reflect varied price points, the direct historical evidence from the immediate estate strongly suggests the asset possesses substantial headroom for upward negotiation.
Build Analysis
What we know from similar construction types
- The property is a second-floor, two-bedroom apartment measuring approximately 78 square meters, located within a gated development on historical grounds.
- The listing notes the presence of a west-facing balcony, additional skylights in the living room, and a recently fitted gas-fired central heating boiler.
- A buyer should investigate the annual management fees, which are stated to be approximately 3,100 euros, to understand what maintenance and insurance are covered for the development.
- It is advisable to verify the building's fire safety compliance, sound insulation between floors, and the overall sinking fund status of the management company.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D1, indicating that energy efficiency improvements are necessary to achieve modern standards.
- A deep retrofit for an apartment of this size (78 square meters) to bring it to a B2 rating or higher typically ranges from 25,000 to 45,000 euros, depending on window upgrades, external or internal insulation where permitted, and heating system optimizations.
- However, because this is an apartment within a multi-unit complex, external wall insulation and window replacements are subject to management company approval and building-wide consensus, which may limit individual retrofit options.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,400.
- Explanation: This apartment has a D1 BER rating and a floor area of 78 square metres, utilizing gas-fired central heating with a recently fitted boiler. Heating costs will vary based on personal usage habits, thermostatic controls, and energy efficiency performance.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential and institutional suburb with no major heavy industrial facilities or active large-scale landfills in immediate proximity.
- General urban background emissions apply, and any historical commercial uses in the wider district should be verified through local environmental searches if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
- The general Drumcondra area is not typically identified as a high-risk flood zone on standard national indicator mapping, though localized surface water accumulation during extreme weather should always be considered.
- Prospective buyers are advised to consult detailed local authority flood maps and carry out standard environmental due diligence to confirm site-specific risk.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
128 CHAPELGATE, ST ALPHONSUS ROAD, DRUMCONDRA
- Sale date
- Declared sale price
- €630,000.00
APT 30 CHAPELGATE, ST ALPHONSUS RD, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €540,000.00
78 CHAPELGATE, ST ALPHONSUS RD UPPER, DRUMCONDRA
- Sale date
- Declared sale price
- €612,000.00
115 CHAPELGATE, ST ALPHONSUS RD UPPER, DRUMCONDRA DUBLIN 9
- Sale date
- Declared sale price
- €560,317.00
16 CHAPELGATE, ST ALPHONSUS RD, DRUMCONDRA
- Sale date
- Declared sale price
- €626,500.00
Recent sales in the wider Drumcondra area
7 GLENTOW ROAD, WHITEHALL, DUBLIN 9
- Sale date
- Declared sale price
- €463,000.00
1 PROSPECT COURT, 70 PROSPECT AVE, GLASNEVIN DUBLIN 9
- Sale date
- Declared sale price
- €414,000.00
PADUA, 106 ELM MOUNT AVE, BEAUMONT DUBLIN 9
- Sale date
- Declared sale price
- €641,000.00
23 CLONMEL RD, GLASNEVIN AVE, DUBLIN 9
- Sale date
- Declared sale price
- €565,000.00
29 SHANTALLA DR, BEAUMONT, DUBLIN 9
- Sale date
- Declared sale price
- €500,000.00
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
- Solicitor legal fees: approximately €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: approximately €600 to €800 depending on the property value and registry type.
- Property valuation fees: approximately €150 to €250 for a standard mortgage valuation report.
- Surveyor fees: approximately €400 to €800 for a structural pre-purchase survey.
- Annual home insurance: approximately €350 to €600 per year depending on the policy and level of coverage.
Forum Talk
What people are saying about this area
- Residents in Drumcondra frequently highlight the area's excellent convenience, noting its walkability to local cafes, shops, and the railway station.
- Community discussions often praise secure gated developments like Chapelgate for offering a quiet and peaceful environment despite being close to the city center.
- Transport links, including frequent bus routes and proximity to Dublin City University, are regularly discussed as major plus points for professionals and students alike.
- Local forums occasionally discuss traffic congestion along the main arterial routes during peak commuting hours.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms and 78 square metres of living space, which provides a manageable footprint for a young family, though the second-floor apartment setting means reliance on lift or stairs with buggies.
- Teenagers5/10
Two bedrooms allow for shared sleeping arrangements, but the compact apartment layout offers limited independent personal space for growing teenagers.
- Multi-generational Living2/10
With only 78 square metres and two bedrooms, the accommodation lacks the physical separation and space required to comfortably house multiple generations together.
- Single Buyers9/10
This turnkey two-bedroom apartment offers an ideal, low-maintenance home for a single buyer looking for proximity to the city centre and local amenities in Drumcondra.
- Couples9/10
A well-proportioned two-bedroom layout with an ensuite master bedroom provides comfortable living space for a couple, enhanced by a west-facing balcony and designated parking.
- Empty Nesters8/10
The secure gated community setting, lift access to a second-floor unit, and low-maintenance apartment living suit empty nesters looking to downsize while staying close to Dublin's amenities.
- Retirees7/10
While the secure gated entry and low-maintenance profile appeal to retirees, buyers should verify lift reliability and suitability for long-term ageing in place given the second-floor location.
Work
3 areas- Remote Working8/10
The 78 square metre layout includes a separate storage room and versatile living areas that can accommodate a dedicated home office setup.
- Hybrid Commuting9/10
Superb connectivity with Drumcondra Rail station and direct bus routes to the city centre makes hybrid commuting highly convenient.
- Retired7/10
Gated security and manageable apartment proportions suit retired living, though buyers should factor in the annual management fee of approximately €3,100.
Practical
8 areas- Secure Gated Entry10/10
Located within an exclusive, highly sought-after gated community providing enhanced security and privacy.
- Ageing in Place6/10
The single-level apartment layout is manageable, but buyers should verify elevator access and long-term suitability for age-related mobility needs.
- Low Maintenance9/10
Apartment living with a managed communal upkeep profile, a newly fitted boiler, and turnkey condition minimises day-to-day property maintenance.
- Minimalist Design8/10
A clean, modern interior with wooden flooring, efficient layout, and designated storage rooms suits minimalist living preferences.
- Flexible Floor Plans6/10
A standard two-bedroom apartment floor plan with fixed partition walls offering limited scope for major structural layout changes.
- Heritage Home4/10
While built on the historic grounds of a former convent with views of the original religious residence, the apartment itself is a modern build.
- Ecological Setup5/10
Features a D1 BER rating, indicating potential room for energy efficiency upgrades, though a new gas boiler has recently been fitted.
- Outdoor areas6/10
While lacking a private garden, the property compensates with a generous west-facing balcony offering skyline views and shared communal grounds.
Interests
9 areas- Gardening2/10
As a second-floor apartment with a west-facing balcony, private gardening space is strictly limited to container planting.
- Walking8/10
The location provides great walkability to local village amenities, cafes, and nearby parks, with convenient access to public transport for wider exploration.
- Gym7/10
Proximity to urban centers ensures reasonable access to local fitness facilities and health clubs in the wider Dublin 9 area.
- Cycling7/10
Flat terrain heading towards the city centre makes cycling a viable commuting and recreational option, though urban traffic requires caution.
- Golf6/10
Several established golf clubs in the north Dublin region are accessible via short drives or transport links.
- Fishing2/10
The heavily urbanised setting offers very limited immediate opportunities for angling enthusiasts.
- Horse Riding2/10
An inner-suburban apartment setting is unsuited for horse riding enthusiasts due to a complete lack of local equestrian facilities.
- Water Sports3/10
While Dublin Bay is reachable via transport links, water sports are not a practical feature of this inland urban location.
- Entertaining7/10
The sun-drenched living and dining room with a feature fireplace and adjoining west-facing balcony provides a pleasant space for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated within an exclusive, secluded gated community known for its serene environment, offering a peaceful retreat despite its urban Drumcondra location.
- Rural Living1/10
This is a distinctly urban apartment property located in a built-up residential area of Dublin 9, offering no rural characteristics.
- Village Living8/10
The property is positioned close to the vibrant Drumcondra village, offering local cafes, shops, and a strong community feel within walking distance.
- Coastal Living2/10
The property is located inland in Drumcondra with no direct coastal proximity or sea views, featuring city skyline vistas instead.
- Urban Living9/10
Excellent urban positioning in Dublin 9 with convenient access to DCU, public transport links, and direct bus routes to the city centre.
Social
6 areas- Community Involvement7/10
Proximity to Drumcondra village and local sports clubs fosters a strong sense of local community engagement.
- Café Culture9/10
Located right near popular local spots like Andersons Café and the wider array of eateries in Drumcondra village.
- Nightlife7/10
Good access to local pubs and restaurants in Drumcondra, with quick transport links into central Dublin for extensive nightlife.
- Health/Wellness groups7/10
Good availability of local pilates & stretching classes, fitness groups, and wellness facilities in the surrounding neighborhood.
- Networking Opportunities8/10
Proximity to third-level institutions like DCU and rapid transit into Dublin's commercial hubs supports professional networking.
- Tech-Hub Connectivity8/10
Easy transit access to Dublin's major tech employers and financial districts makes this an accessible base for tech professionals.
Listing information
- Agent
- MOVEHOME ESTATE AGENTS
- Phone
- 01 8844690
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-D9E45FHouseDelve · 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.