It has an AMV of 950,000, but a final pricetag under the hammer of 1m is not far-fetched . . . a similar house on nearby Vavasour Square recently made over 1m . . . and Gunnes themselves recently got just over 800,000 for a neighbouring house in need of total refurbishment.

No 37 is in walk-in condition, having been tastefully refurbished from top to bottom, and even if it's not a record-breaker for the square, it is certainly a little heartbreaker.

With the steps up to the house and fanlight over the hall door covered with creepers, this 100sq m (1,076sq ft) home knows how to press all the charm buttons from the word go.

The polished floorboards of the hall and pale yellow walls make for a simple, fresh and appealing entrance. The livingroom is a nicely proportioned, square room with high ceilings and decorative plasterwork as well as a cast-iron period fireplace.

This is a traditional 'up-anddown' house so the diningroom and kitchen are down a couple of steps.

The living/dining room is quite large but has a warm atmosphere thanks to the feature brick fireplace. It also has access to an under the stairs cellar or storage area.

The kitchen is well-fitted with Shaker-style units, a breakfast bar, integrated Neff oven and there is a back door to the courtyard garden.

Down here too is a rear hall, which could be used as a computer station, and a bathroom with contemporary suite.

Upstairs are the two bedrooms. The smaller bedroom at the back has a walk-in dressing area and an en-suite shower, while the larger room at the front has fitted wardrobes.

The park at the front is beautifully maintained, while close by, Sandymount village, the seafront, Herbert Park and Ballsbridge are all a short stroll away.

Price: AMV 950,000; auction 28 June Agent: Gunne; 01 6185501