Rosaria, 31 Grosvenor Road, Rathgar, Dublin 6D06EW74
€1,750,000
4 Bed~3 Bath~236 m²~BER G
What you'll like:
- Substantial Victorian heritage: The property is a handsome c.1874 red brick residence offering an impressive 236 square metres of living space, providing buyers with historic architectural character and generous proportions.
- Prime Dublin 6 address: Positioned in a highly sought-after mature location just a light stroll from both Rathgar and Rathmines villages, ensuring strong long-term capital preservation and convenience.
- Gracious period reception rooms: Features high ceilings, ceiling cornices, picture rails, centre roses, and feature open marble fireplaces that deliver authentic period elegance for formal entertaining and daily family life.
- Southwest facing garden: The private rear outdoor space is landscaped with paving and gravel, bordered by mature shrubs, and benefits from an optimal orientation for afternoon and evening sun.
- Dual vehicular and pedestrian access: Includes double vehicular gates opening to Leicester Avenue at the rear, offering potential for off-street parking and the future installation of an electric vehicle charger.
- Versatile multi-storey layout: The accommodation spans three well-designed floors with four double bedrooms, offering flexible living arrangements for growing families or home-working professionals.
- Charming entrance features: Approached via a flight of gracious granite steps leading to a classic hall door complete with a decorative fanlight and an ornate plasterwork surround.
- Bright kitchen breakfast room: Situated at the heart of the home at garden level, featuring fitted wall and floor units alongside an original range with a striking granite surround.
- Rear conservatory addition: A wonderful glazed conservatory provides tranquil views over and direct access to the rear garden, enhancing the indoor-outdoor connection for family gatherings.
- Practical utility facilities: Includes a dedicated lower-level utility and store room plumbed for a washing machine and tumble dryer, keeping laundry tasks separate from main living areas.
- Flexible master bedroom suite: The impressive first-floor drawing room doubles as a magnificent master bedroom featuring dual sash windows with working shutters, picture rails, and fine proportions.
- Private top-floor retreat: The second floor hosts a spacious double bedroom with its own feature fireplace and private en-suite shower room, creating an ideal secluded sanctuary for guests or older children.
- Working window shutters: Retains original working window shutters on front sash windows, offering both historic authenticity and practical light control or thermal insulation.
- Stained glass details: Features charming stained glass windows on returns and doors that add colourful historic character and artisanal craftsmanship throughout the internal circulation spaces.
- Established local amenities: Nestled within easy walking distance of excellent local shopping, fine restaurants, and the nearby Ashbrook Lawn Tennis Club for recreation.
- Walkable school options: Positioned close to a large number of respected local junior and senior schools, making it highly attractive for families prioritizing educational access.
- Commuter friendly location: City centre and principal Dublin business districts are within straightforward commuting distance via various bus routes located just a short stroll away.
- Secure boundary walls: The rear garden is enclosed by attractive cut stone granite walls that provide exceptional privacy and a secure boundary for children and pets.
- Pedestrian side access: Features a convenient pedestrian side entrance linking the front garden directly to the rear without needing to travel through the main internal living spaces.
- Abundant built-in storage: Multiple double bedrooms feature practical built-in wardrobes that maximize floor space while preserving the clean architectural lines of the historic rooms.
But keep in mind:
- Extremely poor energy rating: The property carries an alarming G energy rating with a high performance indicator, meaning a buyer should budget substantial capital for extensive thermal retrofitting.
- Major retrofit investment required: Achieving modern comfort standards will likely require significant expenditure on insulation, window upgrades, and heating system modernization to overcome the G rating.
- Drafty historic windows: Original sash windows, while charming, may suffer from draughts and poor acoustic or thermal performance, requiring costly specialist refurbishment or secondary glazing.
- Single bathroom facilities on returns: Some bathroom and shower facilities are located on intermediate building returns, which might prove less convenient for morning routines across multiple floors.
- Upkeep of historic fabric: Maintaining delicate Victorian features such as lime plasterwork, ornate ceiling cornices, and granite stonework demands specialized tradespeople and higher ongoing maintenance budgets.
- Granite steps accessibility: The flight of gracious granite steps leading to the main hall door creates a barrier for wheelchair users or those with limited mobility.
- Staircase navigation demands: Spanning three distinct floors plus returns means daily life involves managing numerous stairs, which could prove challenging for elderly occupants or toddlers.
- Basement level vulnerability: Garden-level living areas in older Victorian properties can sometimes be more susceptible to dampness or moisture ingress, requiring vigilant waterproofing checks during due diligence.
- Parking logistics verification: While rear double vehicular gates are present, buyers should verify the exact ease of turning and parking cars safely off Leicester Avenue given local constraints.
- Electrical system antiquity: The age of the property suggests that original wiring may need a complete professional upgrade to handle modern domestic power loads safely.
- Plumbing infrastructure review: Older pipework associated with Victorian residences should be thoroughly inspected by a qualified plumber to prevent unexpected leaks or low water pressure issues.
- Heating efficiency concerns: Relying on older fireplace integrations or dated heating distribution across three tall storeys may result in uneven temperature control and high energy bills.
- Listed status restrictions: Buyers should investigate whether local architectural protection or conservation area guidelines restrict desired exterior modifications, window replacements, or rear extensions.
- Roof and gutter inspection needed: The extensive roof area and traditional rainwater goods require a detailed drone or ladder survey to check for slate degradation, leaks, or blocked gutters.
- Timber floor maintenance: Extensive exposed timber flooring throughout the residence may require professional sanding, sealing, or structural reinforcement to eliminate squeaks and drafts.
- Limited ground floor WC placement: The primary guest cloakroom is positioned on a half-return rather than immediately off the main entrance hall, impacting visitor convenience.
- Staircase width limitations: Traditional Victorian staircases are often steep and narrow, which could complicate the moving of bulky furniture between floors.
- Boundary line confirmation: Buyers must instruct their legal representative to carefully inspect title maps to confirm the exact property boundaries and shared access rights along the rear lane.
- Ventilation in wet areas: Some internal shower rooms rely on mechanical extractors or sky lights, and buyers should verify that moisture is adequately managed to prevent mold growth.
- High baseline acquisition cost: With an asking price of €1,750,000, any unforeseen structural or energy-efficiency remediation costs will represent a substantial financial burden on top of the purchase.
Price positioning
?
- The asking price initially appears potentially discounted relative to the wider historical transaction benchmark for similar properties on this specific prestigious address corridor, suggesting competitive positioning.
- Upward valuation signals stem from the substantial period features, desirable Dublin 6 location, and generous multi-story layout, though these are balanced by potential modernization requirements.
- Factors that could significantly support such a price point include high demand for period properties in prime locations, while substantial upgrade costs might easily undermine long-term value perceptions.
- The very poor energy rating likely represents a notable capital expenditure requirement for prospective buyers, which heavily influences the overall market positioning and perceived value equation.
Build Analysis
What we know from similar construction types
- The property is a substantial Victorian residence dating back to circa 1874, featuring solid brick and granite construction over three floors.
- As a period home, a buyer should investigate the condition of original features such as sash windows, timber flooring, lath and plaster ceilings, and roofing structures.
- Given the age of the building, potential issues with dampness, timber rot, historical movement, and the efficiency of original ventilation systems should be thoroughly inspected.
- Compliance and structural integrity regarding any previous alterations, plumbing updates, or electrical rewiring over the decades should be verified by a qualified surveyor.
- The presence of protected structure status or architectural conservation area guidelines should be checked, as this may restrict future renovations, alterations, or energy upgrade works.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a G BER rating, indicating very poor energy efficiency with a high heat loss characteristic of uninsulated Victorian buildings.
- A comprehensive deep retrofit for a 236 square metre period home of this scale typically ranges from €80,000 to €150,000 or more.
- Estimated costs must account for specialist conservation-grade solutions, such as internal or external wall insulation compatible with breathable historic masonry, roof insulation, window restoration or secondary glazing, and upgrading the heating system to a heat pump or high-efficiency alternative.
- Additional costs may be incurred to address damp proofing, ventilation upgrades, and electrical rewiring required alongside deep energy efficiency improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €4,000 to €6,000.
- Explanation: Given the large 236 square meter floor area and the very poor G energy rating, heating this Victorian property will require significant energy, especially during winter months. The buyer should verify potential insulation upgrades to improve energy efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb with no major heavy industrial facilities, incinerators, or active large-scale landfills in its immediate vicinity.
- Any historical urban industrial activities in the broader Dublin 6 district are distant, though buyers may wish to verify local environmental baseline reports for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The location sits well above major coastal and tidal flood zones, generally reducing the likelihood of widespread river or coastal flooding.
- As with many established urban areas, intense localized rainfall can occasionally cause temporary surface water pooling, making standard drainage checks advisable during pre-purchase surveys.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
71 GROSVENOR RD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €3,220,000.00
35 GROSVENOR RD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €1,600,000.00
28 GROSVENOR RD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €2,350,000.00
42 GROSVENOR RD, RATHGAR, DUBLIN
- Sale date
- Declared sale price
- €1,550,000.00
52 GROSVENOR RD, RATHGAR, DUBLIN 6
- Sale date
- Declared sale price
- €1,250,000.00
Recent sales in the wider Rathgar area
12 AUBURN VILLAS, RATHGAR, DUBLIN
- Sale date
- Declared sale price
- €315,000.00
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
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% to 2% of the purchase price (approx. €17,500 to €35,000 for an asking price of €1,750,000).
- Solicitor legal fees: Generally range from €2,000 to €5,000 plus VAT and outlays.
- Land registration fees: Approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: Usually between €150 and €300.
- Surveyor fees: Roughly €500 to €1,500 depending on the level of detailed inspection required for a period property.
- Annual home insurance: Approximately €800 to €1,500 depending on the policy coverage and rebuilding cost for a large period home.
Forum Talk
What people are saying about this area
- Residents frequently discuss the charm and architectural heritage of Victorian red-brick homes along Grosvenor Road and surrounding streets in Rathgar.
- Local forums highlight the exceptional convenience of living within walking distance of both Rathgar and Rathmines villages, noting the vibrant local café and restaurant scene.
- Discussions in the community often center on traffic calming measures and parking permits, particularly regarding access via side lanes like Leicester Avenue.
- The proximity to well-regarded local schools and sports facilities such as Ashbrook Lawn Tennis Club is frequently praised by families in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property offers generous proportions and a secure rear garden, though families should note the multi-story layout with a flight of granite steps to the entrance.
- Teenagers8/10
Spacious layout with multiple double bedrooms spread over three floors provides teenagers with a good sense of independence and private space.
- Multi-generational Living7/10
Versatile accommodation over multiple levels allows for separate living zones, though stairs between floors might require consideration for older family members.
- Single Buyers5/10
At 236 m² with a substantial asking price, this large Victorian home may offer more space and maintenance than typically needed by a single buyer.
- Couples8/10
An impressive and character-filled period home with ample reception space, perfect for couples who enjoy hosting and generous living areas.
- Empty Nesters6/10
Offers wonderful historic charm and manageable outdoor space, but the large scale and multiple staircases may feel excessive for empty nesters over time.
- Retirees5/10
While located in a mature and convenient area, the multi-storey configuration with granite entrance steps and a G BER rating mean buyers should verify heating efficiency and mobility suitability.
Work
3 areas- Remote Working8/10
Generous room sizes across multiple floors provide plenty of flexible options to set up dedicated home offices.
- Hybrid Commuting9/10
Conveniently situated with bus routes a stroll away and easy access to Dublin's principal places of business.
- Retired6/10
Proximity to village amenities is excellent, though the scale of the property and a G BER rating should be carefully reviewed for retirement comfort.
Practical
8 areas- Ageing in Place4/10
A three-storey Victorian property with high granite front steps and multiple flights of stairs presents significant mobility challenges for ageing in place.
- Low Maintenance4/10
Period features, historic fabric dating back to c.1874, and a G BER rating mean buyers should budget for ongoing maintenance and potential energy efficiency upgrades.
- Secure Gated Entry7/10
Features a cut-stone granite front wall with wrought iron pedestrian gate and double vehicular gates to the rear offering parking potential.
- Minimalist Design2/10
Characterised by traditional Victorian architecture, high ceilings, ceiling cornices, sash windows, and ornate period details rather than minimalism.
- Flexible Floor Plans8/10
Versatile accommodation spread over three storeys allows rooms to be adapted easily for bedrooms, studies, or reception spaces.
- Heritage Home10/10
A truly handsome and substantial Victorian residence dating back to c.1874, brimming with authentic period features and character.
- Ecological Setup3/10
Given the G BER rating, buyers should investigate energy performance upgrades and potential for sustainable retrofitting.
- Outdoor areas8/10
Includes both a front garden and a private, landscaped southwest-facing rear garden with paved areas and mature planting.
Interests
9 areas- Gardening6/10
Features a private, southwest-facing landscaped rear garden with paved areas and bordered flower beds for enthusiasts.
- Walking9/10
Highly walkable location between Rathgar and Rathmines with easy access to local amenities and the city centre.
- Gym8/10
Proximity to Rathmines and surrounding areas provides good access to local fitness facilities and wellness clubs.
- Cycling8/10
Flat suburban roads and proximity to central Dublin make cycling a viable commuting and recreational option.
- Golf7/10
Several established golf clubs in the wider South Dublin region are within reasonable driving distance.
- Fishing2/10
Inner suburban location offers no practical access to fishing spots.
- Horse Riding3/10
Urban setting is not suited for horse riding, requiring travel to outer suburbs or equestrian centres.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local aquatic facilities.
- Entertaining10/10
Spacious reception rooms, open fireplaces, a large kitchen/breakfast room, conservatory, and a southwest-facing garden make this ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential location in Dublin 6, offering a peaceful setting while remaining close to urban amenities.
- Rural Living1/10
This is an established urban/suburban Victorian residential address with zero rural characteristics.
- Village Living10/10
Superbly positioned only a light stroll away from both Rathgar and Rathmines villages with local shops and restaurants on the doorstep.
- Coastal Living2/10
Located inland in South Dublin with no immediate proximity to the coast.
- Urban Living9/10
Excellent proximity to the city centre with bus routes a short stroll away and vibrant surrounding villages.
Social
6 areas- Community Involvement8/10
Mature residential neighbourhood with active local associations, tennis clubs, and established community networks.
- Café Culture10/10
Rathgar and Rathmines villages offer an exceptional selection of local cafes, artisan shops, and dining spots.
- Nightlife8/10
Vibrant local pubs, restaurants, and entertainment venues in Rathmines combined with easy access to the city centre.
- Health/Wellness groups8/10
Good availability of local pilates & stretching studios, gyms, and wellness centres in the immediate catchment.
- Networking Opportunities8/10
Proximity to Dublin's central business districts facilitates strong professional networking.
- Tech-Hub Connectivity8/10
Easy access to Dublin's tech hubs and central business areas via frequent public transport links.
Listing information
- Agent
- Sherry FitzGerald Rathmines
- Phone
- 01 496 6066
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-2F5966HouseDelve · 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.