Site off Emerald Square , The Coombe, Dublin 8

€250,000

BER E2

What you'll like:

Planning permission granted: The site comes with active planning permission for three three-bedroom residential houses, which significantly reduces initial project uncertainty and development lead times.
Central city location: Situated in Dublin 8 near The Coombe, the property is within comfortable walking distance of the core city centre for maximum convenience.
Established residential neighbourhood: Located off Emerald Square in a mature community surrounded by existing homes, ensuring steady long-term neighborhood appeal.
Strong rental demand: Three-bedroom houses in this urban pocket consistently attract high tenant interest from families and professionals working locally.
Proximity to major hospitals: Both St. James Hospital and The Coombe Hospital are a short stroll away, providing excellent tenant pools from medical staff.

Public transport access: The Red Line LUAS is within easy walking distance, offering seamless connectivity across the entire metropolitan area.
Local amenities aplenty: Numerous shops, vibrant bars, neighborhood cafes, and popular restaurants are right on the doorstep for an active lifestyle.
Compact infill scheme: Designed as a tidy three-unit infill project, making management and construction oversight far simpler than large-scale developments.
Defined parking provision: Includes allocated on-street and gated parking spaces for the proposed houses, a major asset in this densely built urban area.
Dedicated bike and bin spaces: The approved design incorporates functional bicycle parking and bin storage solutions to satisfy modern tenant and planning standards.
Included private landscaping: The scheme features integrated landscaping plans that will enhance the final appearance and curb appeal of the completed new homes.
Clear site boundaries: The land parcel is clearly positioned adjacent to existing terraced housing, providing an obvious framework for boundary alignment during construction.
Manageable site footprint: At approximately 0.24 acres, the plot size is easy to secure, fence off, and manage during the entire construction phase.
Independent vehicular access: The detached house features its own dedicated vehicular access gate and parking space, boosting independence and market value.
Semi-detached pairing: The pair of semi-detached houses share an efficient surface layout with two designated on-street parking spaces to optimize spatial flow.
Direct utility proximity: Urban servicing is nearby in established streets, which should streamline the connection of water, electricity, and telecommunications.
Regeneration upside: Investing in an urban infill project allows buyers to capitalize on ongoing neighborhood renewal and modern architectural appreciation.
Exit strategy flexibility: Once constructed, the developer can choose to sell the three houses individually or retain them as a high-yield rental portfolio.
No upper floor overlooking issues: The two-storey height profile respects the surrounding urban grain, reducing potential planning pushback from immediate neighbors.
Professional agent support: Listed via Brock DeLappe Estate Agents, providing an established local point of contact for initial enquiries and tender details.

But keep in mind:

Poor BER rating: The existing energy rating is listed as E2, though buyers should verify how this applies specifically to the future finished constructions.
Unclear floor areas: The precise square footage for the planned houses is not provided in the listing, requiring careful architectural plan review.
Pumping station requirement: The development includes a pumping station to the rear, which buyers must inspect for ongoing maintenance costs and servitude rights.
Tight urban access: Access via Lourdes Road and Morning Star Road may present logistical challenges for heavy construction traffic and material deliveries.
Unknown connection costs: Connecting the new infill units to municipal water and sewage mains could involve significant hidden infrastructural connection levies.

Development levies risk: Buyers should verify if local authority Section 48 development contributions remain outstanding or need to be factored into the budget.
Planning condition compliance: All specific conditions attached to the planning grant must be meticulously checked to ensure no costly environmental or archaeological restrictions.
Party wall agreements: Building semi-detached and infill units directly adjacent to existing homes will necessitate formal party wall negotiations and surveyor fees.
Restricted site working hours: Urban infill projects often face strict local authority restrictions on noisy working hours, potentially extending construction schedules.
Compact turning radii: Maneuvering vehicles within the shared surface and gated areas looks tight, so buyers should review sweep path analyses carefully.
Soil stability and contamination: Given historical urban land uses, buyers should commission a thorough geotechnical and environmental site investigation before purchasing.
Overhead utility clearance: Overhead wires or underground obstructions near the entrance should be surveyed to ensure safe machinery access during construction.
Construction cost inflation: Building three new houses involves exposure to fluctuating material and labor prices that could compress projected profit margins.
No immediate rental income: As a bare site requiring full construction, the asset generates zero cash flow during the entire build-out period.
Financing complexity: Securing development finance for a small three-unit infill project can carry higher interest rates and stricter lender drawdown milestones.
Management company setup: A structure will likely be needed to manage shared surfaces or the pumping station, adding ongoing administrative overhead.
Neighbor disruption claims: Close proximity to existing residents increases the risk of claims regarding dust, noise, or minor structural vibrations during building.
Vandalism and security risks: Unbuilt urban sites can attract trespassing or illegal dumping prior to construction commencement, requiring continuous perimeter fencing.
Overlooked private gardens: The compact nature of urban infill often results in smaller or mutually overlooked rear gardens, potentially impacting future resale appeal.
Resale market volatility: Selling three new-build houses simultaneously in the same micro-market could saturate local demand and require staged marketing.

Price positioning

This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.

UnderpricedOverpriced

The asking price looks moderately undervalued compared with the available evidence.

The asking price of two hundred and fifty thousand euros for a development site with planning permission for three three-bedroom houses appears potentially undervalued when compared against typical finished residential values in the immediate vicinity.
Valuation signals are driven by the significant construction, infrastructural, and development costs required to bring the granted infill residential scheme to completion from a raw site starting point.
Factors that could support such an attractive entry price include unforeseen site development complexities, utility connection expenses, or potential delays regarding the installation of the required pumping station and associated civil engineering works.
Relevant considerations also include the strong urban location advantages within Dublin 8, proximity to local amenities and hospitals, which should ultimately ensure robust end-product demand despite initial capital expenditure hurdles.

Build Analysis

What we know from similar construction types

The property is offered as a development site with planning permission granted for three two-storey, three-bedroom houses (a pair of semi-detached and one detached).
A buyer must investigate the status, expiry date, and specific conditions attached to the planning permission.
The inclusion of a pumping station to the rear requires careful investigation regarding ongoing maintenance responsibilities, potential noise or odor issues, and future servicing costs.
Site development works, utility connections, and access via Lourdes Road and Morning Star Road should be professionally verified prior to purchase.
As this is a vacant site rather than an existing structure, construction costs, material availability, and compliance with current building regulations will be the responsibility of the purchaser.

Retrofit Cost^*

Possible renovating / insulating expenditure

The advertised BER rating for the site is E2, which applies to the energy performance once built or refers to an unbuilt/transitional assessment; however, since this is a greenfield/infill site with planning permission for new construction, any newly built houses will be required to comply with modern Nearly Zero Energy Building (NZEB) standards rather than undergoing a traditional deep retrofit.
Estimated deep-retrofit cost is not applicable (n/a) in the traditional sense because the property is sold as a development site for new construction, meaning the eventual build will be constructed to contemporary building regulations.

Heating cost^*

Estimated expense to heat this property every year

Annual heating cost: Not applicable as the property is currently an undeveloped site with planning permission rather than a completed residential structure.
Short explanation: Heating estimates cannot be calculated since the houses described in the planning permission have not yet been built.

Pollution Safe

8/10

Environmental situation to investigate

The site is located in an established urban residential area with no major heavy industrial plants or active large-scale landfills immediately adjacent.
Any historical urban land uses or legacy industrial concerns in the wider Dublin 8 district should be verified via environmental searches if planning or ground conditions require.

Flood Safe

8/10

Water overflow reports to follow up

The general area is part of an established urban environment without major prominent watercourses directly threatening the immediate plot, though local surface water pooling during heavy rainfall should be kept in mind.
Buyers should consult official local authority flood maps to verify specific site vulnerability and drainage integration for the proposed development.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

34 EMERALD SQUARE, RIALTO, DUBLIN 8
Sale date
07/08/2026
Declared sale price
€363,000.00
17 EMERALD SQUARE, DOLPHIN'S BARN, DUBLIN 8
Sale date
08/01/2024
Declared sale price
€340,000.00
18 EMERALD SQUARE, CORK STREET, DUBLIN 8
Sale date
20/12/2023
Declared sale price
€411,000.00

Recent sales in the wider The Coombe area

No verified results were found for this group in the previous five years.

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

Solicitor legal fees: Approximately €1,500 to €3,000 excluding VAT and outlays.
Land registration fees: Around €400 to €800 depending on the property value and registration type.
Property valuation fees: Roughly €150 to €300 for mortgage or purchase valuation.
Surveyor fees: Estimated between €500 and €1,200 depending on the depth of the structural survey.
Annual home insurance: Approximately €350 to €700 per year depending on coverage levels.

Forum Talk

What people are saying about this area

Locals frequently discuss the vibrancy of The Coombe and Dublin 8, highlighting its central location and proximity to St. James Hospital and The Coombe Hospital.
Residents often share updates regarding new infill developments and planning permissions changing the streetscapes in the area.
Discussions on local forums frequently center around traffic management, parking availability, and pedestrian safety near busy junctions like Lourdes Road.
The ongoing regeneration and proximity to the city centre make the neighborhood a frequent topic of conversation among prospective buyers and renters.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas

Young Children
The proposed 3-bedroom houses offer good space for young families, though buyers should verify the safety and completion of shared surfaces and outdoor areas.
6/10
Teenagers
Proximity to the city centre provides access to education and activities, but the lack of detailed indoor floor plans means buyers should inspect the proposed room sizes for growing teens.
6/10
Multi-generational Living
With only two stories planned across three standard 3-bedroom houses, multi-generational accommodation options may be limited without custom layout alterations.
4/10
Single Buyers
As this is a development site for three houses with planning permission rather than an individual apartment, it is likely better suited to developers or buyers looking for a construction project rather than solo occupiers.
3/10
Couples
Couples planning for the future can benefit from building a 3-bedroom home, but must be prepared to manage or fund the construction process from the granted planning permission.
5/10
Empty Nesters
The central Dublin 8 location is appealing for downsizers wanting city convenience, but managing a new build project requires significant oversight.
5/10
Retirees
While close to hospitals like St. James's and The Coombe, the reality of managing a construction project from a raw site may not suit most retirees unless contracting a builder.
4/10

Work

3 areas

Remote Working
Buyers building their own home can design a dedicated office space, though broadband infrastructure should be verified during construction.
6/10
Hybrid Commuting
Excellent connectivity with the Red Line LUAS and walking distance to the city centre makes hybrid commuting very convenient.
9/10
Retired
Proximity to major hospitals is a plus, but the nature of purchasing a development site may not align with standard retirement plans.
5/10

Practical

8 areas

Ageing in Place
Two-storey houses with stairs may require modifications for long-term ageing in place, which buyers should plan during construction.
4/10
Low Maintenance
New build properties generally require lower maintenance initially, though shared surfaces and a pumping station will involve management considerations.
6/10
Secure Gated Entry
Planning includes a vehicular access gate for the detached house, but the semi-detached houses rely on on-street parking spaces.
4/10
Minimalist Design
As this is a site with planning permission, the final architectural style can be influenced by the buyer during construction.
5/10
Flexible Floor Plans
Purchasing a site with planning permission offers the unique opportunity to potentially adjust internal layouts before or during the build phase, subject to planning compliance.
7/10
Heritage Home
This is a new infill development scheme rather than a period or heritage property.
2/10
Ecological Setup
The property carries a BER rating of E2 in its current unbuilt or raw site state, meaning energy efficiency measures will need to be strictly implemented during construction to modern standards.
3/10
Outdoor areas
Plans include landscaping, bin storage, and bike parking, but private garden sizes for an infill urban site are typically compact.
5/10

Interests

9 areas

Gardening
The landscaping is part of the planning permission, but plot sizes for an infill development of three houses are typically compact.
4/10
Walking
Extremely walkable location with the city centre, local hospitals, and transport links all within a short stroll.
9/10
Gym
Being close to Dublin city centre ensures easy access to numerous commercial gyms and fitness facilities.
8/10
Cycling
The property includes bike parking in the plans, and the central location makes cycling a viable and fast commuting option.
8/10
Golf
Golf courses will require travel outside the immediate city centre area.
4/10
Fishing
Urban environment with no immediate fishing amenities nearby.
2/10
Horse Riding
Not suitable for horse riding due to the dense inner-city setting.
1/10
Water Sports
Access to water sports requires travelling toward Dublin Bay or the Liffey docks.
3/10
Entertaining
Proximity to numerous bars, cafes, and restaurants in Dublin 8 provides great external entertaining options, though indoor hosting depends on the final build.
7/10

Lifestyle

5 areas

Rural Living
This is a very urban site situated in Dublin 8, offering no rural characteristics whatsoever.
1/10
Quiet Living
Located in an established urban area near the city centre with active surrounding streets, making it less than ideal for those seeking rural or profound quiet.
3/10
Village Living
The local area offers a community feel with shops, cafes, and bars on your doorstep, replicating a vibrant urban village atmosphere.
6/10
Coastal Living
The location is landlocked in the south inner city of Dublin, far from coastal amenities.
1/10
Urban Living
Superb urban setting within walking distance of the city centre, local hospitals, and the Red Line LUAS.
9/10

6 areas

Community Involvement
Infill development in an established neighbourhood allows new residents to integrate into an existing local community.
6/10
Café Culture
The description highlights plenty of cafes and restaurants right on your doorstep in Dublin 8.
9/10
Nightlife
Close proximity to the city centre and local bars ensures vibrant nightlife options nearby.
8/10
Health/Wellness groups
Urban location provides easy access to various local wellness groups, fitness classes, and pilates & stretching studios.
7/10
Networking Opportunities
Central Dublin location facilitates professional networking and business connectivity.
8/10
Tech-Hub Connectivity
Proximity to Dublin's tech quarters and central business districts offers strong overall connectivity.
8/10

Listing information

Agent: Brock DeLappe Estate Agents
Phone: 01 633 4446
Published on HouseDelve: 5 October 2026
Correction: Report an issue

Property reference: HD-7F555AHouseDelve · Republic of Ireland

Report 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.