"Saint Martha" 23 Mulroy Road, Cabra, Dublin 7D07ND30
€350,000
2 Bed~2 Bath~77 m²~BER E
What you'll like:
- Vacant Property Grant Eligibility: The listing explicitly notes the property qualifies for the vacant property refurbishment grant, which can provide substantial financial support to offset heavy renovation costs.
- South Facing Garden: The paved rear garden benefits from a highly desirable south-facing orientation, maximizing natural sunlight throughout the day for outdoor living and potential extensions.
- Off Street Parking: Features a convenient drive-in to the front, providing rare and valuable dedicated parking directly outside your front door in this established urban neighbourhood.
- Proximity To Luas: Located just minutes away from the Luas Cross City line, offering effortless and fast public transit access directly into the heart of Dublin city centre.
- Cityside Location Appeal: Situated within easy walking distance of vibrant hubs like Phibsborough, Stoneybatter, and the sprawling Phoenix Park, delivering an unbeatable lifestyle and rental appeal.
- Proximity To Grangegorman: Positioned very close to the TU Dublin Grangegorman campus, making this property an exceptionally strong long-term prospect for student rentals or academic staff housing.
- Extended Kitchen Space: Includes a previously extended kitchen area featuring a skylight that floods the back of the house with natural light, offering a solid foundation for modernizing.
- Established Mature Neighborhood: Set within a highly favoured and mature residential part of Cabra surrounded by long-established local schools, shops, businesses, and essential community amenities.
- Excellent Transport Links: Highly accessible location well serviced by multiple bus routes and major transport corridors like Bus Connect, ensuring seamless daily commuting options across the city.
- Period Charm Features: Retains delightful 1940s architectural characteristics such as an original cast iron fireplace in the second bedroom, offering unique character to restore and celebrate.
- Two Bathrooms Layout: Unusually for a compact two-bedroom terrace, the home includes two separate bathrooms, significantly improving morning convenience and overall household functionality.
- Upstairs Hot Press: Features a dedicated hot press storage space on the upper landing, helping with domestic linen organization and supporting an efficient domestic hot water system.
- Insulated Attic Space: The property already benefits from having an insulated attic, which provides a head start on thermal efficiency before undertaking broader energy upgrade works.
- Purpose Built Shed: Includes a solid purpose-built shed out back in the south-facing garden, providing secure external storage for bicycles, tools, or gardening equipment.
- Fitted Bedroom Wardrobes: Both bedrooms come equipped with fitted wardrobes or press units, saving the buyer immediate expenses on loose furniture installation during early occupancy.
- Under Stairs Storage: Features practical under-stairs storage accessed from the living room, maximizing every square meter of the compact layout for everyday household items.
- Stable Asking Price: The recorded asking price has remained completely steady at three hundred fifty thousand euros without any erratic hikes, suggesting straightforward seller expectations.
- Blank Canvas Potential: Presented entirely in need of renovation, the home allows creative buyers to completely stamp their own personal design preferences and modern finishes throughout.
- Manageable Footprint: With a modest seventy-seven square meters of floor area, heating and cleaning maintenance demands will remain straightforward and economical once renovations finish.
- Strong Rental Demand: Given the massive ongoing demand for housing in Dublin seven near universities and transport, future resale or letting potential is exceptionally robust.
But keep in mind:
- Low BER Rating: The property carries a poor Energy Performance Certificate rating of E, meaning substantial insulation and heating upgrades will be required to achieve modern comfort standards.
- Extensive Renovation Required: Listed as needing total renovation throughout, buyers must budget significant time, stress, and capital beyond the purchase price to make it habitable.
- Mixed Glazing Windows: Features a mixed combination of double and single glazed windows, necessitating immediate window replacements across the older sections to improve thermal retention.
- Long Term Vacancy: The listing notes the house has been vacant for four years, which often introduces hidden issues like damp, neglected plumbing, or localized structural deterioration.
- Grant Conditions Risk: Relying on the vacant property refurbishment grant requires strict compliance with timelines, contractor rules, and initial cash flow before disbursement occurs.
- Under Floor Damp Risks: Extended periods of vacancy combined with older solid-floor configurations in parts of the home create potential risks for rising damp that require professional surveying.
- Outdated Plumbing System: Given the age and four-year vacancy, the central heating and domestic plumbing systems likely require a complete rip-out and replacement for peace of mind.
- Electrical Rewiring Needed: A 1940s structure left vacant for years will almost certainly demand a full electrical rewiring to meet modern safety codes and accommodate heavy appliances.
- Restricted Room Proportions: Certain rooms like the parlour feature tight square dimensions, limiting furniture layout flexibility and requiring smart spatial planning during your interior overhaul.
- Paved Rear Maintenance: While the south-facing rear garden is paved for low maintenance, buyers who prefer green lawns will need to spend effort and money lifting the paving.
- No Property Type Given: The official listing classification leaves the exact legal property type undefined, meaning solicitors must carefully check leasehold or freehold title deeds promptly.
- Single Skin Brickwork: Mid-terrace homes from this era often feature single-skin rear extensions or solid walls that lack cavity insulation, requiring external or internal dry-lining solutions.
- Renovation Budget Overruns: Construction inflation and labor shortages in Dublin mean estimated renovation costs for a vacant house can easily spiral well beyond initial projections.
- Living Room Traffic Hub: The main living room acts as an open-plan thoroughfare directly feeding the kitchen, which can reduce privacy and increase noise transmission across the ground floor.
- Downstairs Bathroom Placement: Having a ground-floor bathroom right off the rear lobby may feel inconvenient for guests or nighttime use compared to having facilities clustered upstairs.
- Competitive Target Area: Because Cabra is intensely popular for first-time buyers seeking grants, expect heavy competition and potential bidding pressure driving the final price past the guide.
- Parking Space Limitations: Although there is a front drive-in, the paved space may be tight for modern larger SUVs or require dropped kerb permit verifications with the local council.
- Roof Inspection Mandatory: The roof structure, slates, and flashing should be thoroughly inspected by a surveyor, as a 1940s roof left unheated during vacant winters can harbor hidden leaks.
- Ventilation Deficiencies: Vacant properties frequently suffer from severe condensation and mold issues due to lack of airflow, which requires thorough chemical treatment and upgraded ventilation.
- Uncertainty Over Boundaries: Buyers should instruct their legal representative to rigorously check boundary lines for the rear garden and shed against the official land registry maps.
Price positioning
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- The asking price of three hundred and fifty thousand euros appears undervalued relative to typical regional benchmarks, primarily because it accounts for the substantial renovation costs required to upgrade a poor energy rating and address the property's long-term vacancy.
- Valuation signals indicate a deliberate underpricing strategy designed to stimulate competitive bidding among prospective buyers, leveraging the allure of a vacant property grant and a highly desirable urban location near local transport links.
- Potential factors that could significantly support this pricing level include strong buyer appetite for fixer-upper projects in established neighborhoods, whereas substantial hidden structural defects could severely undermine the financial viability of the purchase.
- Additional relevant market dynamics involve the persistent demand for centrally located Dublin housing stock, meaning that properties offering scope for complete modernization frequently attract intense interest and achieve final sale prices well above initial asking levels.
Build Analysis
What we know from similar construction types
- The property is a 1940s-built two-bedroom mid-terrace home that has been extended to the rear, bringing the total floor area to 77 square metres.
- The listing notes that the property has been vacant for four years and is presented in need of comprehensive renovation, meaning a buyer should investigate structural integrity, damp, plumbing, and electrical systems.
- Features include a mix of double and single-glazed windows and an insulated attic, which will likely need upgrading given the poor energy rating.
- The listing mentions potential eligibility for the Vacant Property Grant, which a prospective buyer should independently verify with relevant authorities.
- There is a rear extension and a purpose-built shed; a surveyor should check that these structures comply with local planning regulations and building standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of E, indicating that a deep retrofit is required to bring the energy efficiency to a modern standard.
- A comprehensive deep retrofit for a 77 square metre mid-terrace home typically costs between EUR 40,000 and EUR 70,000 depending on the extent of works.
- Key cost items will include external wall insulation or internal drylining, replacing single-glazed windows with high-performance double or triple glazing, upgrading the heating system, and adding further roof insulation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,000.
- Explanation: Given the property has a poor BER rating of E and a floor area of 77 square metres, energy efficiency is likely low, leading to higher gas or alternative heating consumption until insulation and heating upgrades are completed.
Pollution Safe
8/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
16 MULROY RD, CABRA WEST, DUBLIN 7
- Sale date
- Declared sale price
- €428,000.00
2 MULROY RD, CABRA WEST, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
51 MULROY RD, CABRA WEST, DUBLIN 7
- Sale date
- Declared sale price
- €315,000.00
3 MULROY RD, CABRA WEST, DUBLIN 7
- Sale date
- Declared sale price
- €335,000.00
Recent sales in the wider Cabra area
NO 25 ST BENEDICT GARDENS, NORTH CIRCULAR ROAD, DUBLIN 7
- Sale date
- Declared sale price
- €290,000.00
2 FINDLATER ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
41 OXMANTOWN RD, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €580,000.00
7 VIKING PLACE, STONEYBATTER, DUBLIN 7
- Sale date
- Declared sale price
- €480,000.00
75 SWILLY RD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €475,000.00
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: €3,500 — 1% of €350,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a standard mortgage valuation report.
- Surveyor fees: €500 to €1,200 depending on the level of detailed structural survey required, especially given the property is in need of renovation.
- Annual home insurance: €400 to €800 depending on the policy coverage and rebuilding cost.
Forum Talk
What people are saying about this area
- Residents in Cabra frequently discuss the ongoing benefits of the LUAS Cross City line and its positive impact on commuting times into Dublin city centre.
- Local community forums often highlight the proximity to TU Grangegorman as a major driver for rental demand and local regeneration.
- Neighbourhood discussions often mention the charm and community feel of mature parts of Cabra, alongside the convenience of local shops and schools.
- Prospective buyers in the area frequently share tips and experiences regarding the Vacant Property Refurbishment Grant for older homes.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property is located in a mature residential area close to schools and the Phoenix Park, which is great for young families, though the home is currently in need of significant renovation before it is suitable for children.
- Teenagers6/10
Proximity to the city centre, TU Grangegorman, and good public transport links like the LUAS make this accessible for teenagers, but the two-bedroom layout offers limited space for growing families.
- Multi-generational Living2/10
With only two bedrooms and 77 square metres of floor area, the property is too small to comfortably accommodate multiple generations under one roof.
- Single Buyers8/10
An excellent opportunity for a single buyer looking to utilize the Vacant Property Grant, put their own stamp on a home, and live within walking distance of the city centre.
- Couples8/10
Well-suited for couples ready to take on a renovation project, offering two bedrooms and a convenient location close to Phibsborough and Stoneybatter.
- Empty Nesters5/10
The two-bedroom size could appeal to empty nesters looking to downsize to a cityside location, though the property requires extensive modernization and maintenance work.
- Retirees4/10
While single-level living is partially supported, the poor BER rating of E and the immediate requirement for extensive renovation work may deter retirees looking for a hassle-free move.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows for a dedicated home office setup once renovated, though buyers should verify broadband infrastructure in the area.
- Hybrid Commuting9/10
Superb commuting potential with the LUAS Cross City, Bus Connects, and a location within walking distance of the city centre.
- Retired4/10
The property requires major renovation and has an E BER rating, making it less immediately suitable for retirees unless works are completed.
Practical
8 areas- Ageing in Place4/10
A two-storey mid-terrace home with stairs and a layout in need of complete renovation, requiring adaptation for long-term ageing in place.
- Low Maintenance3/10
The property has been vacant for four years, has an E BER rating, and requires substantial renovation including potential window updates and insulation.
- Secure Gated Entry2/10
Traditional open front drive-in with no gated security community features.
- Minimalist Design3/10
Traditional 1940s cellular layout with distinct rooms that would need structural reconfiguration to achieve a minimalist open-plan design.
- Flexible Floor Plans5/10
Features an extended kitchen and two reception rooms on the ground floor, offering some scope for reconfiguration during renovations.
- Heritage Home6/10
Built in the 1940s with some period character such as a cast iron fireplace, representing a classic mid-century Dublin terrace.
- Ecological Setup2/10
Currently rated E for BER with a mix of double and single glazed windows, requiring significant energy upgrades to meet modern ecological standards.
- Outdoor areas6/10
Benefits from a drive-in to the front and a south-facing paved rear garden equipped with a purpose-built shed.
Interests
9 areas- Gardening4/10
The rear garden is south-facing but currently fully paved, offering limited traditional gardening space unless landscaped.
- Walking9/10
Excellent location for walking enthusiasts, being within walking distance of the city centre and close to the expansive Phoenix Park.
- Gym7/10
Urban location provides good access to local fitness facilities and amenities in the surrounding Dublin 7 area.
- Cycling8/10
Flat cityside terrain and proximity to central Dublin make cycling a very viable commuting and recreational option.
- Golf4/10
Standard urban access to golf courses, though none are immediately on the doorstep.
- Fishing2/10
Inner-city location offers virtually no direct access to fishing spots.
- Horse Riding3/10
Proximity to the Phoenix Park offers some equestrian potential nearby, but the immediate area is heavily built up.
- Water Sports2/10
Inland urban location with no immediate access to water sports facilities.
- Entertaining6/10
Features an extended kitchen and a south-facing paved rear garden, though the indoor living spaces are compact and require updating for modern entertaining.
Lifestyle
5 areas- Quiet Living5/10
Located in a mature residential part of Cabra, but proximity to busy urban hubs and transport links means standard city noise levels apply.
- Rural Living1/10
This is a firmly urban, cityside setting with dense housing and paved gardens rather than open countryside.
- Village Living7/10
Proximity to neighbourhood amenities in Phibsborough and Stoneybatter gives a distinct community village feel within an urban context.
- Coastal Living1/10
The property is located inland in Dublin 7 with no coastal proximity.
- Urban Living9/10
Fantastic urban location within walking distance of the city centre, close to TU Grangegorman, local shops, and the LUAS Cross City.
Social
6 areas- Community Involvement7/10
Set within a mature and favoured residential neighbourhood with established local community ties.
- Café Culture8/10
Close proximity to the vibrant café and restaurant scenes of Phibsborough and Stoneybatter.
- Nightlife7/10
Easy access to local pubs and the wider nightlife options of central Dublin.
- Health/Wellness groups7/10
Good access to wellness groups and sports facilities given the proximity to urban centres and the Phoenix Park.
- Networking Opportunities8/10
Proximity to TU Grangegorman and central Dublin provides strong professional networking potential.
- Tech-Hub Connectivity8/10
Excellent transport links to Dublin's primary commercial and tech districts, though buyers should verify specific internet speeds.
Listing information
- Agent
- Property Team Lappin Estates
- Phone
- 01 882 5730
- Current status
- active
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-B04F9AHouseDelve · 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.