Rear of 43 Rathmines Road Upper, Rathmines, Dublin 6
€220,000
What you'll like:
- Prime Dublin 6 Location: Situated in a highly sought-after residential district near Rathmines and Ranelagh, ensuring strong long-term end-value and sustained rental demand for finished units.
- Established Mews Precedent: The local planning authority has previously accepted the principle of a residential mews on this specific footprint, reducing the risk profile for future submissions.
- Recent Lapsed Permission: The planning permission has only recently expired, meaning prior architectural drawings, reports, and council negotiations provide a reliable blueprint for a fresh application.
- Architect-Designed Scheme: Includes access to a sophisticated contemporary two-storey design featuring a private terrace and sustainable green sedum roof tailored specifically to the site constraints.
- Independent Lane Access: The inclusion of independent access from the rear mews lane ensures privacy and separates the future dwelling from the main front property structure.
- Compact Footprint Efficiency: Utilizes the existing single-storey structure's footprint to streamline construction logistics and minimize groundworks expenditure during the upcoming development phase.
- Protected Structure Sensitivity: Previous designs successfully addressed complex conservation considerations with Dublin City Council regarding the adjacent protected structure, saving the buyer months of preliminary consultations.
- Compact Development Scale: A one-bedroom mews configuration represents a manageable project size for small builders or experienced self-build investors looking to control capital outlays.
- Outdoor Living Space: The previously approved first-floor terrace and balcony provide crucial private external amenity space which significantly enhances the market appeal of compact urban dwellings.
- Favorable Layout Separation: Ground-floor sleeping quarters combined with an inverted first-floor open-plan living and kitchen area maximize natural light and privacy within the tight urban plot.
- Existing Professional Support: The original project architects remain positive regarding re-application prospects and are familiar with the site history, facilitating a seamless handover for the buyer.
- Documentation Availability: Comprehensive architectural and planning files relating to the previous application are available, giving the purchaser immediate technical insight into site boundaries and services.
- Strong Resale Market: South Dublin urban infill sites consistently attract intense buyer competition upon completion due to a severe shortage of modern, energy-efficient standalone homes.
- Rental Income Potential: A completed contemporary mews in this postal code would command premium rental figures from professionals working in Dublin city center or nearby tech hubs.
- Low Entry Land Cost: An asking price of €220,000 for a prime Dublin 6 development site allows a realistic margin for construction costs and professional fees.
- Walkable Urban Lifestyle: Future occupants will enjoy immediate proximity to diverse retail, dining, entertainment, and public transport options without needing to rely entirely on private vehicles.
- Public Transport Proximity: Excellent access to local bus routes and nearby Luas lines ensures effortless commuting across the wider metropolitan area for future residents or tenants.
- Infill Development Opportunity: Rare chance to construct a brand-new energy-efficient dwelling within an established period neighborhood where vacant land is virtually non-existent.
- Customizable Interior Finishes: Buyers can implement their own interior design preferences and high-end specification choices during the construction phase to maximize final market value.
- Capital Growth Potential: Successful delivery of a modern mews residence typically yields a strong uplift in capital value compared to the initial raw land acquisition cost.
But keep in mind:
- Planning Re-Application Risk: The buyer must verify through independent planning consultation whether local policy changes since the last approval could jeopardize a new submission.
- Missing BER Certification: Energy ratings are not provided, meaning the buyer should budget for modern insulation and heating systems to achieve compliance with current building regulations.
- Unknown Property Services: Buyers must thoroughly investigate the availability, capacity, and connection costs for essential water, electricity, and drainage utilities on the rear lane.
- Party Wall Considerations: Proximity to No. 43 Rathmines Road Upper, a protected structure, may trigger complex legal obligations and costly party wall agreements during construction.
- Restricted Access Constraints: Narrow mews lane access could severely limit heavy machinery, delivery trucks, and concrete mixers, driving up manual labor and logistics expenses.
- Construction Cost Inflation: Buyers need to account for fluctuating building material prices and contractor shortages when calculating their total development budget beyond the purchase price.
- Development Levies Exposure: A new planning application will likely incur substantial local authority development contributions and connection fees that must be factored into financial models.
- Conservation Area Restrictions: Strict planning oversight due to the protected structure context could limit exterior design modifications and material choices during the approval process.
- Unknown Site Ground Conditions: Intrusive geotechnical site investigations are recommended to check for poor soil stability, contaminated fill, or hidden subterranean obstacles before building.
- Overlooking and Privacy Objections: Neighboring properties may lodge planning objections regarding first-floor window placements and terrace overlooking, potentially delaying the approval timeline.
- Uncertain Floor Area Specs: Exact internal square footage figures are not provided, requiring the buyer to independently verify usable dimensions against local minimum apartment standards.
- Financing Complexities: Securing development finance or bridging loans for raw land with lapsed planning can be challenging and typically requires higher equity contributions from buyers.
- Title and Right of Way: Legal advisors must carefully verify that clear, undisputed rights of way exist over the mews lane for both construction traffic and permanent residential access.
- Boundary Discrepancies: A detailed land survey should be commissioned to confirm that the existing single-storey footprint matches historical title deeds and registered folio maps.
- Unforeseen Demolition Costs: Removing the existing single-storey structure safely while protecting neighboring party walls may involve higher-than-expected specialist demolition expenses.
- Surface Water Drainage: Urban infill sites often face strict local council requirements regarding sustainable urban drainage systems, which can complicate site layout planning.
- Acoustic Insulation Demands: Proximity to busy urban thoroughfares and neighboring gardens will necessitate high-specification acoustic glazing and wall insulation to meet modern building standards.
- Lack of On-Site Parking: The compact mews design appears to omit dedicated off-street vehicular parking, which could impact future marketability among certain vehicle-owning buyers.
- Project Management Overhead: Unless partnering with an experienced main contractor, the buyer faces significant personal time commitments in overseeing trades, scheduling, and compliance.
- Holding Cost Risks: Delays in the planning appeals board or sluggish contractor availability can extend project timelines, increasing holding costs and eroding projected profit margins.
Price positioning
?
- The asking price appears attractively positioned because it represents a relatively low entry threshold for a site located in an exceptionally sought-after prime residential south city suburb.
- Signals pointing towards potential undervaluation include the modest initial capital outlay, though this must be balanced against the considerable hidden costs of construction and professional fees required.
- Factors that could heavily support such a pricing strategy include strong local end-user demand for compact contemporary homes, whereas the need to re-apply for expired planning permission could significantly undermine confidence.
- Additional considerations involve potential development risks associated with building near a protected structure and navigating municipal design requirements for compact urban infill sites successfully.
Build Analysis
What we know from similar construction types
- The property is presented as a development site with a previous full planning permission for a two-storey, one-bedroom mews residence that has recently lapsed.
- A buyer should investigate the current planning status and consult with the local authority regarding the feasibility of securing a new permission, especially given the proximity to a protected structure (No. 43 Rathmines Road Upper).
- Any future construction will need to account for site access constraints typical of a mews lane and connection to local services and utilities.
- Potential buyers should verify the exact boundaries, rights of way over the mews lane, and compliance with modern building regulations.
Heating cost*
Estimated expense to heat this property every year
- Annual heating cost is not possible to estimate precisely because the BER rating and floor area are not provided and the property is currently an undeveloped development site with a lapsed planning permission for a mews.
Pollution Safe
8/10Environmental situation to investigate
- The location is situated in an established urban residential and commercial area with no apparent large-scale heavy industrial facilities, incinerators, or active major landfills nearby.
- As an urban infill site, any historical urban uses should be verified by the buyer to ensure no localized legacy contamination exists from previous small-scale structures.
Flood Safe
8/10Water overflow reports to follow up
- General regional data indicates that the inland Dublin 6 area is at a relatively low risk of widespread coastal flooding, though localized surface water pooling during heavy rainfall events should always be considered.
- Buyers should consult detailed local authority flood maps and conduct appropriate site investigations regarding local drainage infrastructure and historical flood events.
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 Rathmines area
19 NORTHBROOK WALK, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €850,000.00
1 EASTMORE, BUSHY PARK RD, RATHGAR DUBLIN 6
- Sale date
- Declared sale price
- €580,000.00
101 SANDFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €1,250,000.00
21 SANDYFORD RD, RANELAGH, DUBLIN 6
- Sale date
- Declared sale price
- €2,200,000.00
284 LR KIMMAGE RD, DUBLIN 6, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
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 to 2 percent of the purchase price, estimated around 2200 euro to 4400 euro based on the asking price.
- Solicitor legal fees: Generally range between 1500 euro and 3000 euro plus VAT and outlays.
- Land registration fees: Typically around 170 euro to 800 euro depending on the value of the property.
- Property valuation fees: Usually between 150 euro and 250 euro.
- Surveyor fees: Generally range from 500 euro to 1500 euro depending on the level of detail required for the structure.
- Annual home insurance: Varies widely based on coverage and building type, roughly estimated between 400 euro and 1000 euro per year.
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant atmosphere and central convenience of living in the Rathmines and Ranelagh areas, highlighting the excellent range of local cafes, restaurants, and independent shops.
- Local forums often note the high demand for infill and mews development opportunities in Dublin 6 due to the scarcity of vacant or developable plots within established residential pockets.
- Traffic congestion and parking availability along Upper Rathmines Road and surrounding access lanes are common topics of discussion among local residents and commuters.
- Community groups actively engage in local urban planning matters, frequently sharing updates regarding architectural conservation guidelines and protected structures in the vicinity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children2/10
The property is a development site for a one-bedroom mews, making it entirely unsuitable for families with young children who require multiple bedrooms and family-oriented living spaces.
- Teenagers1/10
A one-bedroom mews development site lacks the necessary space, bedrooms, and independent living areas required for families with teenagers.
- Multi-generational Living1/10
With only one planned bedroom on a compact mews footprint, this site cannot support multi-generational living arrangements.
- Single Buyers8/10
For single buyers looking to build their own custom one-bedroom contemporary home in a prime Dublin 6 location, this site offers an exceptional and rare opportunity.
- Couples7/10
Suited for couples interested in a self-build or development project to create a bespoke, modern one-bedroom mews in a highly convenient urban setting.
- Empty Nesters6/10
The concept of a low-maintenance, architect-designed one-bedroom mews could appeal to empty nesters wanting to downscale to a city-centre base, though the construction process requires project management.
- Retirees4/10
While the end product would be compact and manageable, undertaking a development and construction project from scratch may not align with the typical lifestyle goals of retirees.
Work
3 areas- Remote Working8/10
A self-built contemporary mews allows for custom home office integration, backed by the strong connectivity of a Dublin 6 address.
- Hybrid Commuting9/10
Superb location close to Dublin city centre with excellent public transport links makes hybrid commuting exceptionally convenient.
- Retired4/10
The need to oversee construction and planning applications may deter retirees, even though the completed single-level living elements could be appealing.
Practical
8 areas- Ageing in Place4/10
The previously permitted design features principal living accommodation on the first floor and a bedroom at ground level, which may present accessibility challenges for ageing in place unless redesigned.
- Low Maintenance7/10
A newly constructed modern mews with a green sedum roof and compact footprint would ultimately require very low upkeep once built.
- Secure Gated Entry5/10
Independent access from a mews lane is provided, but specific security gates would need to be incorporated into any fresh planning design by the buyer.
- Minimalist Design9/10
The previously approved architect-designed contemporary scheme lends itself perfectly to clean lines and minimalist interior aesthetics.
- Flexible Floor Plans5/10
The compact footprint of a one-bedroom mews offers limited flexibility, though a fresh planning application allows some customization within permitted parameters.
- Heritage Home3/10
The site itself is a modern mews opportunity, though its development must sensitively account for the adjacent protected structure at No. 43.
- Ecological Setup7/10
The proposed design incorporates modern insulation standards and a distinctive green sedum roof, supporting sustainable building principles.
- Outdoor areas5/10
Outdoor space is limited to a private first-floor terrace/balcony rather than a traditional garden, typical for an urban mews development.
Interests
9 areas- Gardening2/10
The site features a compact footprint with a planned first-floor terrace and green sedum roof rather than traditional garden space, though buyers should verify landscaping options.
- Walking9/10
The highly walkable Rathmines and Ranelagh locations make it exceptionally easy to access local amenities, parks, and Dublin city centre on foot.
- Gym8/10
Proximity to Rathmines and surrounding areas provides excellent access to numerous commercial gyms, fitness studios, and leisure centers.
- Cycling8/10
Flat inner-city terrain offers great connectivity for cyclists commuting into Dublin city centre or exploring nearby neighborhoods.
- Golf4/10
While central, local golf clubs require travel into neighboring suburbs, as there are no courses directly within the immediate urban village.
- Fishing1/10
There are no notable fishing amenities or natural water bodies suited for this interest nearby.
- Horse Riding1/10
Equestrian facilities are entirely absent from this dense urban setting.
- Water Sports2/10
Water sports are limited, requiring travel toward Dublin Bay or local leisure facilities offering indoor pools.
- Entertaining5/10
The planned first-floor living and kitchen area opening to a private terrace offers a contemporary entertaining space, though restricted by the overall one-bedroom scale.
Lifestyle
5 areas- Quiet Living5/10
Located in bustling Rathmines, the immediate mews lane offers a tucked-away setting, but urban activity and surrounding density mean it is not a secluded rural retreat.
- Rural Living1/10
This is an inner-suburban Dublin 6 infill development site with zero rural characteristics.
- Village Living9/10
Situated within very easy reach of Rathmines and Ranelagh villages, offering fantastic access to local shops, cafes, and amenities within a vibrant community feel.
- Coastal Living1/10
The property is located inland in South Dublin and has no proximity to the coast.
- Urban Living10/10
Exceptional urban positioning in Dublin 6, providing immediate access to city centre amenities, transport links, and thriving local commercial hubs.
Social
6 areas- Networking Opportunities8/10
Proximity to Dublin's commercial hubs and tech centers provides strong professional networking potential for residents.
- Community Involvement6/10
Established residential setting in Rathmines offers standard urban community networks and local associations.
- Café Culture10/10
Rathmines and neighboring Ranelagh are renowned for an exceptionally vibrant cafe, restaurant, and social scene right on the doorstep.
- Nightlife9/10
Abundant pubs, cinemas, bars, and entertainment venues are located within walking distance.
- Health/Wellness groups8/10
Easy access to numerous fitness classes, pilates & stretching studios, and wellness centers in the local urban area.
- Tech-Hub Connectivity9/10
Excellent digital infrastructure potential and close proximity to Dublin's primary employment and tech districts.
Listing information
- Agent
- Buckley Real Estate
- Phone
- 01 963 3333
- Published on HouseDelve
- 17 September 2026
- Correction
- Report an issue
HD-461E18HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.