GREAT, 17 Granby Hall, Granby Row, Dublin 1D01AX29
€275,000
1 Bed~1 Bath~BER C
What you'll like:
- Prime urban location: Situated right on Granby Row in Dublin 1, putting O'Connell Street and the heart of the city within very easy walking distance for everyday convenience.
- Dual aspect layout: Features a dual aspect design that enhances natural light and cross ventilation throughout the interior spaces, making the living environment brighter and more pleasant.
- Excellent condition: Presented in wonderful order throughout as it has been meticulously maintained by the current owner, allowing a new buyer to move in with minimal immediate redecoration effort.
- Open plan living: Offers a spacious open plan kitchen, dining, and living area that creates a modern flow ideal for both daily relaxation and casual entertaining.
- Abundant natural light: The thoughtful internal arrangement allows sunlight to stream into the living zones, producing a warm and welcoming atmosphere from morning until evening.
- Comfortable double bedroom: Includes a well proportioned double bedroom fitted with durable laminate flooring, offering plenty of space for a standard bed and additional wardrobe storage.
- Functional family bathroom: Benefits from a stylishly finished bathroom complete with a bathtub, overhead shower, and the crucial addition of a window for natural light and ventilation.
- Built-in kitchen storage: The kitchen area comes equipped with a good selection of floor and wall presses, ensuring you have adequate space to store culinary essentials and tableware.
- Convenient hallway storage: Features an internal hallway with direct access to a dedicated hot press, providing practical space for linen storage and household utility items.
- Laminate and semi-solid flooring: Fitted with attractive laminate and semi-solid wooden flooring across the principal rooms, which adds a touch of warmth and simplifies ongoing daily cleaning.
- Exceptional transport connectivity: Positioned close to excellent local transport links including the Luas tram line and multiple Dublin Bus quality bus corridors for seamless commuting.
- Cultural attractions nearby: Enjoy having esteemed cultural institutions like The Hugh Lane Gallery and The Garden of Remembrance situated just a short stroll from your front door.
- Abundant local amenities: Surrounded by a vast array of shops, vibrant pubs, and diverse restaurants, ensuring you never have to travel far for dining out or daily errands.
- City center accessibility: Provides an ideal launchpad for first time buyers or professionals seeking a vibrant city lifestyle with urban conveniences directly at your doorstep.
- Manageable entry price: Asking €275,000, this compact city home represents an accessible price point for buyers trying to secure a foothold in the competitive Dublin 1 residential market.
- Readily available viewings: Viewings can be easily arranged by appointment through the local estate agency, allowing prospective purchasers to inspect the apartment swiftly.
- Established management company: Managed by Granby Hall property management company, ensuring the communal areas have an organized structure for ongoing maintenance and upkeep.
- Window in bathroom: The presence of an exterior window in the bathroom is a rare and highly desirable feature for apartments, helping to prevent moisture buildup and dampness.
- Attractive investment potential: The central urban positioning and high demand for city center rentals make this an appealing candidate for buy-to-let investors seeking steady tenant interest.
- Charming property appeal: Described as a charming gem, the apartment combines practical living dimensions with character elements that will easily appeal to discerning lifestyle buyers.
But keep in mind:
- Substantial annual service charges: The service charge is approximately €2,250 per year payable to Granby Hall property management company, which represents a notable ongoing annual overhead for a one-bedroom apartment.
- Moderate BER rating: The property holds a C energy rating, meaning a buyer might want to budget for future insulation or heating upgrades to improve overall thermal efficiency and lower utility bills.
- Unspecified floor area: The total square meterage is not provided in the listing details, so buyers must verify the exact floor dimensions independently during a physical viewing.
- Missing property type classification: The specific building classification or development layout type is omitted, requiring purchasers to check the legal contract regarding shared amenities or structural layout.
- Potential city center noise: Being located right on Granby Row in Dublin 1 may expose the apartment to higher levels of ambient traffic and urban street noise during peak hours.
- Limited parking disclosures: The listing does not mention an assigned parking space, so buyers with a vehicle must investigate whether street parking or a dedicated bay is included.
- Single bedroom constraint: As a one-bedroom property, it may lack long-term flexibility for growing households or those requiring a dedicated home office workspace.
- Service charge increases: Buyers should review historical management company accounts to check whether service charges have experienced sharp increases or if special levies are anticipated.
- Management company rules: Prospective purchasers must request and review the block management rules regarding pets, sub-letting, and structural modifications before making an unconditional offer.
- Sinking fund status: Due diligence should include verifying the health of the building sinking fund to ensure there are sufficient reserves for major future capital expenditure projects.
- Internal storage limitations: Aside from the hot press and kitchen presses, there is a lack of dedicated built-in utility or cloakroom storage within the hallway areas.
- Bathroom layout constraints: While functional, the combined bathroom and toilet setup means multiple occupants would share a single facility during busy morning routines.
- Urban air quality: Central city living can occasionally subject residents to higher concentrations of urban pollutants and traffic emissions compared to suburban residential neighborhoods.
- Resale market liquidity: One-bedroom apartments in central locations can experience fluctuating demand cycles depending on broader economic conditions and mortgage lending rules.
- Communal area upkeep: Buyers should carefully inspect the shared hallways, stairwells, and entrance foyer during viewings to ensure the management company maintains high cleanliness standards.
- Fire safety compliance: Purchasers should instruct their legal advisors and surveyors to verify that the apartment building fully complies with all current fire safety and building regulations.
- Insurance cost considerations: Buildings insurance is typically covered by the management fee, but buyers should confirm exactly what perils are included in the master policy.
- Limited natural light aspect checks: While described as dual aspect, buyers should verify during different times of day how much direct sunlight actually reaches the interior rooms.
- Security provisions: Prospective owners should investigate the security measures in place for the building, such as intercom entry systems, secure gates, and CCTV coverage.
- Legal title verification: Buyers must have their solicitor thoroughly examine the leasehold terms, ground rent provisions, and title deeds to ensure there are no restrictive covenants.
Price positioning
?
- The asking price of €275,000 for this central one-bedroom apartment appears relatively modest and potentially undervalued when compared against wider regional transaction data for similar city center apartment formats.
- Valuation signals lean towards an attractive entry point because surrounding urban sales frequently achieve significantly higher figures, suggesting strong underlying demand for compact residential units in this specific location.
- Potential factors that could undermine this competitive valuation include the notably high annual service charge of approximately €2,250, which ongoing maintenance liabilities might discourage some prospective buyers from bidding aggressively.
- Supporting factors for the asking price include the excellent presentation, dual-aspect layout maximizing natural light, and prime proximity to major transport links like the Luas and central Dublin amenities.
Build Analysis
What we know from similar construction types
- The property is a dual-aspect one-bedroom apartment, which generally helps with natural light and ventilation.
- A buyer should investigate the management company structure, the details and inclusions of the annual service charge (c. 2,250), and any upcoming or historical building levies.
- It is advisable to verify the exact floor area as it is not explicitly provided in the listing details.
- Check fire safety compliance and any recent maintenance or upgrading works carried out on the wider apartment block.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 800 to 1100 euro.
- This estimate accounts for a 1-bedroom apartment with a C BER rating, assuming standard heating usage patterns in a dual-aspect urban building.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- General topographical mapping indicates that the central city location is not within an immediate high-risk coastal or major river flood plain, though localized surface water pooling during extreme weather events should be verified.
- Buyers are advised to consult local authority flood maps and historical records to confirm site-specific flood resilience.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Granby Row area
APT 3, 47 MOUNTJOY SQ, DUBLIN 1
- Sale date
- Declared sale price
- €450,000.00
159 IVY EXCHANGE, PARNELL ST, DUBLIN 1
- Sale date
- Declared sale price
- €445,000.00
APT 24, 55 MOUNTJOY SQ WEST, DUBLIN 1
- Sale date
- Declared sale price
- €275,000.00
10 PORTLAND ST, DUBLIN 1
- Sale date
- Declared sale price
- €625,000.00
APT 290, CUSTOM HOUSE HARBOUR, IFSC DUBLIN 1
- Sale date
- Declared sale price
- €496,000.00
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
- Stamp duty: Approximately 1 percent of the purchase price, amounting to 2750 euro.
- Solicitor legal fees: Generally ranges from 1500 to 2500 euro excluding outlays and VAT.
- Land registration fees: Typically around 175 to 700 euro depending on the property value and registration type.
- Property valuation fees: Usually between 150 and 300 euro for mortgage purposes.
- Surveyor fees: Roughly 350 to 600 euro for a standard apartment structural survey.
- Annual home insurance: Estimated between 300 and 600 euro per year depending on the policy and contents coverage.
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant city-centre lifestyle in Dublin 1, highlighting the convenience of having O'Connell Street, cafes, and cultural spots like the Hugh Lane Gallery nearby.
- Transport connectivity is a common topic on local forums, with residents praising the easy access to the Luas and numerous Dublin Bus routes.
- Community discussions often mention ongoing urban regeneration projects and local amenities around the Parnell Street and Granby Row areas.
- Locals frequently share tips on city-living conveniences, parking in the North Inner City, and local shopping options.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
As a one-bedroom apartment in a central city location with limited space, it is poorly suited for young children.
- Teenagers2/10
The single-bedroom layout does not provide adequate space or privacy for teenagers.
- Multi-generational Living1/10
With only one bedroom and one bathroom, multi-generational living is not feasible here.
- Single Buyers10/10
The central Dublin location and one-bedroom configuration make this an ideal choice for single professionals or buyers.
- Couples7/10
Suitable for couples starting out in the city center, though the single-bedroom layout offers limited personal space.
- Empty Nesters6/10
The manageable apartment size appeals to those downsizing, provided they are comfortable with city center living.
- Retirees5/10
Proximity to central amenities is a plus, but buyers should investigate building accessibility and lift availability.
Work
3 areas- Remote Working6/10
The open-plan layout allows for remote work setups, though finding a dedicated private home office space may be challenging.
- Hybrid Commuting10/10
Exceptional transport links including the Luas and Dublin Bus Q.B.C. make hybrid commuting exceptionally convenient.
- Retired5/10
Great for retirees who enjoy city vibrancy, though care should be taken to review service charges and building management.
Practical
8 areas- Ageing in Place4/10
While single-level living is convenient, buyers should verify lift access and stair requirements within the building.
- Low Maintenance8/10
Apartment living generally entails lower personal upkeep, though buyers should verify what is covered by the annual service charge of c. 2250.
- Secure Gated Entry7/10
Standard urban apartment security features apply, but buyers should independently verify entry protocols and access control.
- Minimalist Design8/10
The bright internal open-plan layout lends itself well to a clean, minimalist interior aesthetic.
- Flexible Floor Plans4/10
The 1-bed layout provides limited flexibility due to its fixed open-plan and compact footprint.
- Heritage Home3/10
The listing does not indicate a distinct heritage structure, presenting more as a standard modernised apartment.
- Ecological Setup5/10
The property carries a C BER rating, meaning energy efficiency is moderate and could potentially be improved.
- Outdoor areas2/10
As a dual aspect apartment without a dedicated balcony or private garden mentioned, private outdoor space is minimal.
Interests
9 areas- Gardening1/10
As an apartment with no private garden space, gardening opportunities are virtually non-existent.
- Walking9/10
The city center location provides incredible walkability to cultural sites, dining, and shopping.
- Gym8/10
Urban positioning guarantees easy access to numerous fitness centers and gyms throughout the city center.
- Cycling7/10
Cycling infrastructure is widely available in Dublin 1, though buyers should verify secure bike storage within the building.
- Golf3/10
There are no golf courses nearby, requiring travel to the outskirts of the city for a round.
- Fishing2/10
Fishing opportunities are minimal in the immediate inner-city environment.
- Horse Riding1/10
Equestrian facilities are not accessible from this central urban location.
- Water Sports3/10
Proximity to the River Liffey offers limited aquatic activities, but serious water sports require travel to the coast.
- Entertaining5/10
The open-plan kitchen, dining, and living area works for casual hosting, but the overall apartment size limits large gatherings.
Lifestyle
5 areas- Quiet Living3/10
Being located right in Dublin 1 means exposure to typical urban noise and city activity.
- Rural Living1/10
This is a dense urban apartment setting with no rural characteristics.
- Village Living4/10
While there are local neighborhood amenities, the setting is strictly metropolitan rather than village-like.
- Coastal Living1/10
The property is situated inland in central Dublin, far from the coast.
- Urban Living10/10
With O'Connell Street, shops, pubs, restaurants, and galleries at your doorstep, urban living does not get more central than this.
Social
6 areas- Community Involvement5/10
Urban apartment living tends to have a more transient community feel compared to traditional housing estates.
- Café Culture10/10
An abundance of cafés, restaurants, and social spots are located right on your doorstep.
- Nightlife10/10
Unmatched access to Dublin's city center pubs, clubs, and entertainment venues.
- Health/Wellness groups8/10
Proximity to central fitness studios, pilates & stretching classes, and wellness centers is very high.
- Networking Opportunities9/10
Living centrally puts professionals in close proximity to numerous business and social networking hubs.
- Tech-Hub Connectivity9/10
Dublin 1 is exceptionally well-connected to major tech employers and city-wide digital infrastructure.
Listing information
- Agent
- DNG Phibsboro
- Phone
- 01 830 0989
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-886252HouseDelve · 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.