Capel Street - Select Image To View Photographs

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SONY A1 II

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In the past I looked forward to photographing the St Patrick's Day parade but since the Covid-19 Years I have lost interest so I concentrate on other activities. This year I had lunch at Eatokyo on Aston Quay and then walked to Sandymount. I had planned to get a bus back to the city but the service had been suspend so I decided to walk to Lansdowne station and had to wait an hour for a train - I could have walked home in less time

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Capel Street, once a bustling commercial artery of Georgian Dublin, has undergone a radical transformation in recent years. Historically known for its eclectic mix of independent hardware shops, authentic ethnic eateries, and traditional pubs, the street was officially designated as Dublin’s longest traffic-free street in May 2022. This shift has catalysed a wave of urban regeneration, making it a prime target for hospitality developers seeking to capitalise on its new-found pedestrian appeal and central location.

The Hospitality Boom on Capel Street

The street is currently at the centre of a significant "hotelification" trend. Developers are repurposing historic plots and mid-century warehouses into modern accommodation to meet the soaring demand for beds in the Irish capital.

Major Projects Under Construction

The Motel One Development: Situated near the intersection with Abbey Street, this large-scale project by the German budget-design hotel group is a cornerstone of the street's modern evolution. Once complete, it will provide hundreds of rooms, blending a contemporary facade with the street’s historic rhythm.
Staycity Aparthotels: Several "aparthotel" models are being integrated into the surrounding laneways (such as Mary’s Lane and Little Mary Street), which directly feed into the Capel Street ecosystem. These developments focus on self-catering units that appeal to long-stay business travellers and families.
Boutique Refurbishments: Beyond the large-scale new builds, several smaller Georgian buildings are being meticulously restored. These projects often involve maintaining the ground-floor retail or café use—preserving the street's famous "active frontage"—while converting the upper floors into high-end guest suites.

The Pedestrianisation Impact

The removal of through-traffic has fundamentally altered the investment case for Capel Street. With over 6,000 m² of traffic-free space, the area has transitioned from a congested transit route into a "destination" street. For hotel developers, this means:
Enhanced Quietude: Reduced noise pollution for guests staying in street-facing rooms.
Outdoor Dining: New hotels are increasingly designing their ground-floor offerings to spill out onto the pavement, mirroring the successful "alfresco" culture already established by existing bars and restaurants.
Direct Connectivity: The street’s proximity to the Luas (tram) lines and the Abbey Street hospitality hub makes it a strategic node for tourists.

While the pedestrianisation of Capel Street and the influx of hotel investment suggest a prosperous future, the reality on the ground is more nuanced. The street currently grapples with significant commercial vacancies and the lingering social after-effects of the November 2023 North City riots.

Commercial Vacancy and Retail Churn

A stroll down Capel Street reveals a persistent number of shuttered shopfronts. Despite its high footfall, several factors contribute to this commercial "hollow out":
Rising Operational Costs: Many independent businesses have struggled with the "triple threat" of increased energy costs, upward-only rent reviews, and the restoration of the 13.5% VAT rate for hospitality.
The "Eatokyo" Effect: The closure of established staples like Eatokyo (whose owner shifted focus to a new venture in Dundrum) and the recent departure of the 25-year-old Soup Dragon highlight a trend of "churn." Long-term tenants are often replaced by larger groups—such as Musashi’s new Hana Izakaya—or the units simply sit empty as landlords hold out for high-yield hospitality leases.
Dereliction Issues: Several upper-floor Georgian spaces remain unoccupied due to the prohibitive costs of meeting modern fire safety and accessibility regulations, leaving many buildings underutilised.

Social Challenges and Post-Riot Impact

The November 2023 riots had a profound and lasting impact on the North City Centre’s reputation. Capel Street, positioned so close to the epicentre of the unrest, has faced a difficult recovery period.
Public Perception: Business owners report that the riots created a "fear factor," particularly for evening trade. While the street is physically safer now, the psychological impact on domestic visitors from the suburbs has caused a noticeable dip in weekend footfall.
Anti-Social Behaviour: Issues with open drug use and aggressive street begging remain a concern. While An Garda Síochána introduced a High Visibility Policing Plan in 2025—which led to a reported 33% reduction in robberies in the wider area—the perception of Capel Street as "edgy" persists, sometimes deterring the family-oriented demographic that pedestrianisation was intended to attract.
Economic Scarring: The immediate aftermath of the riots saw in-person spending in the Dublin 1 area drop by nearly 46% during the 2023 Black Friday weekend. For many businesses on Capel Street already operating on thin margins, this shock accelerated decisions to close or relocate.

Liffey Street Area - Select Image To View Photographs