Kincora, 22 Temple Gardens, Rathmines, Dublin 6D06P3V1
€5,250,000
5 Bed~3 Bath~289 m²~BER C1
What you'll like:
- Prestigious Address: Located on Temple Gardens in Rathmines, this home offers one of Dublin's most sought-after and exclusive residential addresses, ensuring strong long-term capital appreciation.
- Historic Character: Dating from circa 1888, the property retains authentic late Victorian architectural features such as ornate cornicing, original joinery, and exquisite sash windows.
- Impressive Ceiling Heights: The ground floor boasts magnificent 3.8-metre ceiling heights, enhancing the natural light and creating a wonderful sense of grand Victorian scale.
- Substantial Floor Area: Providing approximately 289 square metres of well-proportioned living space, the house accommodates five generous double bedrooms suitable for a large family.
- Gracious Reception Rooms: Three elegant reception rooms feature original fireplaces and polished timber floors, offering exceptional versatility for both daily family living and formal entertaining.
- Sunny Southerly Orientation: The rear garden enjoys a prime sunny southerly orientation, flooding the interior and outdoor spaces with desirable natural light throughout the day.
- Exceptional Garden Length: Spanning approximately 133 feet in length, the private rear garden is a rare find in this urban location and provides wonderful outdoor recreation space.
- Mature Landscaping: The 0.27-acre site features beautifully established trees, shrubs, and flowering borders, offering a high degree of privacy and year-round seasonal interest.
- Valuable Off-Street Parking: A gravelled front driveway provides generous off-street parking for multiple vehicles, addressing a significant practical need in this prime neighbourhood.
- Mews Development Potential: A large rear garage with vehicular access onto Palmerston Lane presents exciting future possibilities for mews development, subject to planning permission.
- Extension Potential: The substantial size of the rear garden offers ample space to further extend the existing accommodation, subject to obtaining the necessary planning consents.
- Lovingly Maintained: Having been carefully preserved by its current owners over thirty-one years, the property showcases a commendable level of ongoing care and structural stewardship.
- Prime Connectivity: The nearby Cowper Luas stop provides swift and convenient access to Dublin city centre, appealing strongly to commuters and urban professionals.
- Vibrant Local Villages: Residents are within easy reach of the fashionable cafés, specialist shops, and restaurants in Rathmines, Ranelagh, and Rathgar.
- Educational Excellence: The surrounding area boasts an exceptional choice of renowned junior and senior schools, making the location ideal for growing families.
- Green Spaces Nearby: Palmerston Park is situated at the heart of the community, offering picturesque walking trails and recreational amenities right on the doorstep.
- Sporting Facilities: Proximity to Milltown Golf Club, Brookfield Tennis Club, and Dartry Health Club supports an active and healthy lifestyle for local residents.
- Functional Utility Space: A practical utility room with floor-to-ceiling storage and laundry plumbing complements the spacious hand-painted kitchen and dining area.
- Modern Bathrooms: The accommodation includes updated modern amenities such as a heated towel rail and underfloor heating in the family bathroom, blending old and new seamlessly.
- Stable Pricing Strategy: Recorded asking-price history shows the property has remained steady at €5,250,000, indicating a firm vendor stance and consistent market valuation approach.
But keep in mind:
- Moderate BER Rating: The C1 energy rating reflects older building standards, meaning a new owner should budget for potential fabric upgrades to improve thermal efficiency.
- Protected Structure Status: Given its 1888 Victorian heritage, the property may be a protected structure, which would legally restrict certain interior and exterior renovation works.
- Substantial Capital Outlay: At an asking price of €5,250,000, the property requires significant financial investment, necessitating thorough mortgage or liquidity preparations before bidding.
- Conservation Restrictions: Buyers planning to modernize or alter historical elements should consult conservation experts regarding strict local planning guidelines for Victorian homes.
- Basement or Damp Risks: Due to the age of the property, prospective purchasers should commission a detailed damp and timber survey to check for hidden sub-floor moisture.
- Original Plumbing and Wiring: The older fabric of the building suggests that electrical wiring and plumbing systems should be professionally inspected for modern safety compliance.
- Sash Window Maintenance: The numerous historic timber sash windows will likely require ongoing specialist maintenance, draught-proofing, or eventual restoration to ensure optimal thermal performance.
- Roof and Chimney Condition: Buyers should commission a thorough roof inspection to assess the integrity of Victorian slates, flashing, and chimney stacks exposed to weathering.
- Lane Access Congestion: Vehicular access via Palmerston Lane should be evaluated for narrowness, potential bottlenecks, and security implications related to the rear garage.
- Mews Development Uncertainty: While rear access suggests mews potential, buyers must verify local zoning rules and planning precedents before relying on any future development value.
- High Maintenance Gardens: Managing mature grounds extending to 0.27 acres with numerous specimen trees and a 133-foot lawn will require regular landscaping upkeep or professional gardeners.
- Limited Bathroom Count: Providing three bathrooms for five double bedrooms may feel inadequate for modern family demands, potentially necessitating costly plumbing additions.
- Single-Glazed Elements: Historic windows may include single glazing where exemptions apply, which can contribute to higher domestic heating bills during winter months.
- Traffic and Parking Pressures: Although the property has off-street parking, the surrounding roads experience peak-hour commuter congestion typical of prime Dublin 6 locations.
- Future Retrofitting Costs: Upgrading a 289-square-metre period home to modern energy standards could incur substantial capital expenses beyond the initial purchase price.
- Boundary Clarification: Buyers should ensure their legal representative carefully examines the title maps to confirm exact boundary lines along the lengthy rear garden and lane.
- Stiff Competition: The prestigious address and rare garden size may attract intense competition from affluent buyers, potentially leading to competitive bidding scenarios.
- Reliance on Oil or Gas: The heating system should be inspected to determine its age, efficiency type, and whether transition to renewable heat pumps is feasible.
- Structural Movement Check: Older Victorian semi-detached houses can experience minor historic settlement, making a structural engineer's report essential to rule out active defects.
- Unyielding Vendor Pricing: The stable tracking history at €5,250,000 suggests the seller may be disinclined to negotiate significantly below the current advertised asking price.
Price positioning
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- The asking price of €5,250,000 appears slightly elevated relative to verified transactions on the same prestigious road, where comparable large Victorian residences have recently achieved lower recorded prices, signaling an ambitious initial marketing strategy by the vendor.
- Upward valuation signals include the property's exceptionally long south-facing 133-foot garden, a substantial total footprint of 289 square metres, original architectural features in pristine condition, and rare rear vehicular access offering potential mews development subject to planning permission.
- Factors that could support such a premium price involve high buyer demand for turnkey period properties in prime Dublin 6 locations with off-street parking, while elements that might undermine it include the C1 BER rating which could necessitate future energy efficiency upgrades.
- Relevant market dynamics indicate that while similar prime properties on the street command top tier figures up to €5,000,000, achieving a figure above that benchmark relies entirely on securing a niche buyer specifically valuing the unique plot size and development potential.
Build Analysis
What we know from similar construction types
- The property is a late Victorian semi-detached residence dating from approximately 1888, retaining substantial period features such as ornate cornicing, original joinery, sash windows, and high ceilings (approximately 3.8m at ground level).
- Buyers should investigate the structural condition of the original sash windows, roof spaces, and timber elements for potential dampness, rot, or thermal inefficiency.
- Given the age of the building, buyers should inspect the plumbing, electrical wiring, and heating systems to determine if modern upgrades are required.
- The large rear garage and extended garden with lane access present potential for future development or extension, subject to necessary planning permissions and compliance checks.
Heating cost*
Estimated expense to heat this property every year
- 3,500 to 4,800 euro per year.
- Given the C1 BER rating and a large floor area of 289 square meters featuring high ceilings and traditional sash windows typical of a Victorian property, heating costs will be substantial due to the scale and period architecture.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in an established, highly sought-after residential suburb well removed from major heavy industrial zones, large-scale manufacturing plants, or active heavy industrial pollution concerns.
- Any historical or legacy industrial pollution risks in the wider Dublin 6 area appear minimal and typical of mature inner-suburban environments, though buyers can verify local environmental records if desired.
Flood Safe
8/10Water overflow reports to follow up
- Official mapping shows no recorded flood zones immediately impacting this stretch of Temple Gardens.
- The property sits on established residential land in Dublin 6 with good separation from major river corridors.
- Standard surface water management during heavy rainfall remains a general consideration for urban properties in this area.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
4 TEMPLE GARDENS, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €4,350,000.00
11 TEMPLE GARDENS, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €3,575,000.00
24 TEMPLE GARDENS, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €3,650,000.00
20 TEMPLE GARDENS, RATHMINES, DUBLIN 6
- Sale date
- Declared sale price
- €5,000,000.00
Recent sales in the wider Rathmines area
42 MILLTOWN GROVE, MILLTOWN, DUBLIN 6
- Sale date
- Declared sale price
- €480,000.00
11 OAKLANDS, YORK RD, RATHMINES DUBLIN 6
- Sale date
- Declared sale price
- €675,000.00
51 ST KEVINS PARK, DARTRY, DUBLIN 6
- Sale date
- Declared sale price
- €4,400,000.00
13 PEMBROKE COTTAGES, DONNYBROOK, DUBLIN 6
- Sale date
- Declared sale price
- €640,000.00
30 ANNESLEY PARK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,750,000.00
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: €245,000 — 1% of €1,000,000 + 2% of €500,000 + 6% of €3,750,000.
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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 are estimated between 1,500 and 3,500 euro plus VAT, depending on the complexity of the conveyancing.
- Land registration fees typically range from 400 to 800 euro based on the property value.
- Property valuation fees generally cost between 150 and 300 euro.
- Surveyor fees for a structural survey on a property of this size are estimated between 1,000 and 2,000 euro.
- Annual home insurance is estimated between 800 and 1,500 euro depending on coverage levels.
Forum Talk
What people are saying about this area
- Residents in the Rathmines and Ranelagh areas frequently discuss local heritage preservation, noting the architectural value of Victorian-era streetscapes along roads like Temple Gardens.
- Local community forums often highlight the exceptional convenience of the location, particularly proximity to Palmerston Park and the Cowper Luas stop.
- Discussions among families in Dublin 6 regularly focus on the high concentration of well-regarded primary and secondary schools within walking distance.
- Traffic management and parking availability on residential avenues near main arterial routes are common topics of local resident engagement.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features five generous double bedrooms, a large secure south-facing rear garden extending to approximately 133 feet, and proximity to local parks such as Palmerston Park, making it exceptionally well-suited for young families.
- Teenagers9/10
With spacious living accommodation spread across 289 square metres, multiple reception rooms, and proximity to numerous top-tier secondary schools in the area, this home accommodates teenagers with ease.
- Multi-generational Living8/10
The substantial floor area and versatile layout across two floors with returns offer great potential for multi-generational living, though buyers should verify internal configuration suitability.
- Single Buyers3/10
At an asking price of €5,250,000 for a large period residence, this property is generally beyond the scope of typical single buyers unless significant wealth or shared arrangements are involved.
- Couples8/10
Couples looking for a long-term home with ample space for home offices, entertaining, and future family growth will find this property highly attractive.
- Empty Nesters7/10
While the home offers wonderful charm and manageable single-level living options on the ground floor, the extensive 289 square metre footprint and large garden may be larger than what some empty nesters desire.
- Retirees7/10
The property allows for comfortable living with mature, low-effort indoor spaces, but retirees should consider potential future maintenance associated with a large Victorian home and multi-story layout.
Work
3 areas- Remote Working9/10
Multiple elegant reception rooms and spacious bedrooms provide ideal, quiet spaces for setting up dedicated home offices.
- Hybrid Commuting9/10
The short stroll to the Luas at Cowper ensures swift and reliable transit connectivity for hybrid workers commuting into central Dublin.
- Retired7/10
Well-suited for retirees seeking a prestigious, secure, and spacious home close to urban amenities, though upkeep of a period structure should be factored in.
Practical
8 areas- Ageing in Place6/10
While the ground floor features wonderful reception rooms and a guest WC, the multi-story layout with bedroom returns means buyers should evaluate long-term accessibility modifications.
- Low Maintenance4/10
As a late Victorian residence dating from 1888 spanning 289 square metres with extensive mature gardens, ongoing maintenance is to be expected and required.
- Secure Gated Entry7/10
The property features a gated side passage, a traditional railed front garden, and generous off-street parking behind a gravel driveway, though full electronic gated entry should be verified.
- Minimalist Design2/10
The home is rich in historic Victorian character, featuring high ceilings, ornate cornicing, original joinery, and period fireplaces, which contrasts with minimalist design.
- Flexible Floor Plans8/10
The balanced arrangement of reception rooms and double bedrooms offers great versatility, along with potential to further extend subject to planning permission.
- Heritage Home10/10
Kincora is an authentic, beautifully preserved late Victorian residence dating from c.1888 with exceptional architectural heritage and original period details intact.
- Ecological Setup5/10
The property carries a C1 BER rating, indicating that energy efficiency is reasonable for a period home, though further eco-upgrades could be explored by the buyer.
- Outdoor areas10/10
An outstanding 133-foot south-facing rear garden with a large patio, mature trees, and a detached rear garage with potential mews access provide exceptional outdoor space.
Interests
9 areas- Gardening10/10
The property boasts approximately 0.27 acres of mature grounds, including a stunning 133-foot south-facing rear garden filled with specimen trees, shrubs, and a beautiful apple tree.
- Walking9/10
Proximity to Palmerston Park and the pedestrian-friendly Victorian avenues of Dublin 6 provides fantastic opportunities for regular walking.
- Gym8/10
Local facilities such as the nearby Dartry Health Club offer comprehensive fitness and gym amenities within easy reach.
- Cycling8/10
Flat cycling routes into the city centre and through surrounding leafy suburbs make this a convenient location for cyclists.
- Golf8/10
Milltown Golf Club is located nearby, offering premier golfing facilities just minutes away.
- Fishing2/10
The immediate urban and suburban surroundings do not offer notable fishing opportunities.
- Horse Riding3/10
Equestrian facilities are limited given the inner-suburban Dublin 6 location.
- Water Sports3/10
While Dublin Bay is accessible by transport, water sports are not immediately catered to by the immediate locality.
- Entertaining10/10
Featuring three gracious reception rooms, a large open-plan kitchen/dining area, and a massive south-facing patio opening onto an expansive garden, this home is exceptionally well-equipped for entertaining.
Lifestyle
5 areas- Quiet Living8/10
Situated on a quiet tree-lined avenue of just 26 houses tucked away between Palmerston Road and Merton Road, the property offers a peaceful residential atmosphere.
- Rural Living2/10
Located just two miles from St Stephen's Green in an established urban and suburban setting, this is distinctly non-rural.
- Village Living9/10
The property benefits greatly from being within a short stroll of the vibrant villages of Rathmines, Ranelagh, Rathgar, and Dartry, offering a true neighborhood village feel.
- Coastal Living1/10
The address is firmly inland in Dublin 6 with no immediate proximity to the coastline.
- Urban Living9/10
With excellent proximity to the Luas at Cowper and a short distance from St Stephen's Green, urban convenience is exceptionally high.
Social
6 areas- Community Involvement8/10
A strong local community spirit thrives around Palmerston Park and the surrounding neighborhood associations.
- Café Culture10/10
The nearby villages of Rathmines, Ranelagh, and Rathgar are renowned for having some of Dublin's best cafés, artisan bakeries, and eateries.
- Nightlife8/10
A wide variety of pubs, bars, restaurants, and entertainment venues are easily accessible in neighboring Rathmines and Ranelagh.
- Health/Wellness groups9/10
Numerous local fitness clubs, pilates & stretching studios, and wellness centers operate throughout the Dublin 6 area.
- Networking Opportunities8/10
The affluent and well-connected demographic of Temple Gardens and surrounding districts provides strong professional and social networking potential.
- Tech-Hub Connectivity8/10
With fast transit links into Dublin's city centre tech hubs via the Luas, connectivity is very convenient.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- Current status
- active
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-1F20E8HouseDelve · 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.