1 Kilmacud Road Upper, Stillorgan, County DublinA94E8C9
€785,000
3 Bed~2 Bath~118 m²~BER C
What you'll like:
- Desirable Stillorgan Location: Positioned right in the heart of Stillorgan, this home places you within comfortable walking distance of local shops, everyday services, and community amenities. This established neighbourhood ensures strong long-term residential appeal and convenience for families.
- West-Facing Rear Garden: The private rear garden benefits from a highly sought-after west-facing orientation, ensuring ample afternoon and evening sunlight for outdoor relaxation and entertaining. This feature significantly enhances the quality of outdoor living spaces.
- Off-Street Parking: The property features a sizeable front garden with dedicated off-street parking, providing secure and convenient vehicle storage away from the main road. This adds daily practicality and improves the overall kerb appeal.
- Converted Garage Space: A former garage has been cleverly converted into a versatile additional room accompanied by a downstairs WC, perfect for a modern home office. This provides immediate functional flexibility without requiring major initial building works.
- Substantial Floor Area: Extending to approximately 118 square metres, the residence offers generous and well-proportioned accommodation suitable for growing family requirements. The balanced room sizes ensure comfortable everyday living across both floors.
- School Proximity Advantage: Situated directly opposite St Laurence’s Boys National School and near numerous elite south Dublin educational institutions, the address simplifies daily school runs. This exceptional proximity is a major asset for families with school-aged children.
- Excellent Public Transport: The nearby Stillorgan LUAS station and multiple local Dublin Bus routes provide fast, reliable connectivity directly into Dublin city centre. This makes commuting straightforward for professionals working across the wider metropolitan area.
- Major Road Access: The close proximity to the M50 motorway ensures effortless travel to Dublin Airport and nationwide arterial routes for motorists. This strategic transport positioning benefits frequent drivers and commuters alike.
- Scope for Extension: The property includes exciting potential for a side extension, subject to securing the necessary planning permissions from local authorities. This allows future owners to tailor the footprint precisely to their evolving lifestyle needs.
- Well-Maintained Condition: Having been thoughtfully upgraded and meticulously maintained over the years, the house presents in a condition ready for immediate occupation. Buyers can move in comfortably while planning any longer-term cosmetic updates.
- Multiple Living Spaces: The layout includes a welcoming front living room alongside a separate rear TV and family room for flexible household routines. This separation allows family members to enjoy different activities simultaneously without overcrowding.
- Proximity to Green Spaces: Local recreational amenities such as Deerpark, Clonmore Park, and extensive UCD facilities offer wonderful outdoor exercise opportunities nearby. This promotes an active and healthy lifestyle for all household members.
- Established Sporting Clubs: The renowned Kilmacud Crokes GAA club is located close by, integrating residents into a vibrant local sporting and social community. This is a fantastic advantage for families interested in community sports involvement.
- Retail Hub Access: Both Stillorgan Village and the expansive Dundrum Town Centre are readily accessible for premier shopping, dining, and leisure experiences. Residents enjoy high-end retail options just minutes from their front door.
- Stable Asking Price: Recorded asking price history shows the property has remained steadily priced at €785,000 without erratic fluctuations. This consistency suggests a confident vendor and a realistic initial pricing strategy aligned with current market conditions.
- Set Back Positioning: Being set back from the main Upper Kilmacud Road reduces traffic noise and creates a more private, peaceful residential environment. This physical buffer significantly enhances the tranquility of the front garden and rooms.
- Generous Bedroom Sizes: Upstairs houses three well-proportioned bedrooms that provide comfortable private quarters for family members or visiting guests. Each room benefits from good natural light and practical layouts.
- Downstairs Convenience: The inclusion of a ground-floor WC connected to the converted garage space offers exceptional convenience for family members and visiting guests. This prevents the need to frequently use upstairs bathroom facilities during the day.
- UCD Belfield Proximity: University College Dublin is easily accessible from the location, offering potential advantages for academic staff, students, or rental investors. This institutional proximity underpins strong regional property desirability.
- Turnkey Potential: The combination of functional updates, versatile reception spaces, and clear expansion potential creates a secure, future-proof purchase for discerning buyers. It represents a complete package in a premier south Dublin suburb.
But keep in mind:
- C Energy Rating: The BER rating sits at a modest C, which means a buyer should budget for future energy upgrades to improve thermal efficiency. Upgrading insulation or heating systems will likely be necessary to reduce long-term utility bills.
- Busy Arterial Road: Situated on Upper Kilmacud Road, the property may experience noticeable traffic volume during peak morning and evening commuting hours. Buyers should inspect the noise levels during rush hour to ensure personal comfort.
- Planning Permission Uncertainties: While potential exists to extend to the side, buyers must verify that local planning policies will actually permit such works. Relying on extension potential without prior architectural consultation carries inherent regulatory risks.
- Converted Garage Compliance: A buyer's surveyor should thoroughly inspect the former garage conversion to ensure all structural and building regulations were fully met. Unsanctioned conversions can create legal complications during future resale transactions.
- Upstairs Bathroom Capacity: With only one family bathroom serving three bedrooms on the upper floor, busy morning routines may experience scheduling bottlenecks. Families might want to investigate the feasibility of adding an ensuite or updating the existing layout.
- Aged Fixtures and Fittings: Although well maintained, certain internal finishes may reflect earlier design choices, prompting cosmetic renovation outlays after purchase. Buyers should factor potential interior modernisation costs into their overall financial planning.
- Limited Kitchen Dimension: The listing notes a fully fitted kitchen, but buyers should verify if the square footage allows for modern family dining setups. An in-person viewing is essential to assess counter space and storage adequacy.
- Parking Constraints: Despite offering off-street parking, the driveway capacity may become restricted if multiple household members own vehicles. On-street parking restrictions in the surrounding area should be carefully checked by prospective buyers.
- High Entry Price Point: At €785,000, the property represents a significant financial commitment that demands careful independent valuation against recent comparable neighbourhood sales. Ensuring the price accurately reflects current market dynamics is critical for prudent purchasing.
- Potential Drainage Issues: Older properties in established suburbs can occasionally suffer from legacy clay pipe drainage systems that require preventative maintenance or upgrading. A comprehensive CCTV drain survey is strongly recommended during the due diligence phase.
- Roof and Attic Inspection: Given the age of the structure, the roof timber, insulation levels, and slate condition require a detailed surveyor inspection. Unforeseen roof repairs can represent a substantial unexpected capital expense for new owners.
- Window and Door Efficiency: The existing double glazing should be evaluated for thermal performance and operational wear to determine if replacements are needed. Upgrading older windows is often necessary to eliminate draughts and improve BER ratings.
- Boiler and Heating Longevity: Buyers must verify the age, service history, and efficiency of the central heating boiler to avoid sudden replacement costs. A specialized heating engineer's inspection will provide essential peace of mind before closing.
- Electrical System Compliance: Older residential properties often feature legacy electrical consumer units and wiring that may not meet modern safety standards. An exhaustive electrical safety report should be commissioned to identify any required rewiring.
- Garden Orientation Limitations: While west-facing, the rear garden's actual sunlight penetration could be affected by neighbouring boundary walls, fences, or mature trees. Buyers should visit during the afternoon to observe exact light levels firsthand.
- Traffic Congestion Risks: The surrounding road network experiences heavy commuter flows, which could occasionally impact local journey times despite good public transit options. Testing peak-hour commutes from the address is advised for working buyers.
- Potential Boundary Disputes: Fencing and garden boundaries should be meticulously checked against the official title deeds by your legal representative. Clarifying exact land ownership prevents future property line disagreements with adjacent neighbours.
- Future Local Development: Buyers should investigate local council development plans to ensure no disruptive high-density construction is scheduled nearby. Preserving the quiet residential character of the neighbourhood is an important long-term consideration.
- Lack of En-Suite Facilities: The absence of a private bathroom attached to the primary bedroom is a minor drawback for modern buyers accustomed to ensuite luxury. Altering the upstairs layout to incorporate one would require careful architectural planning.
- Maintenance of Converted Space: The multi-use room created from the former garage may require damp proofing checks, particularly along ground-level walls. Ensuring proper moisture control is vital for maintaining a healthy home office or guest environment.
Price positioning
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- The asking price of €785,000 for this three-bedroom property on Kilmacud Road Upper appears broadly in line with recent verified local transactions on the same street, such as a nearby home selling for €780,000.
- Valuation signals are supported by a functional 118 square metre floor area, off-street parking, a west-facing rear garden, and a converted garage offering flexible living space or home office potential.
- Potential factors that could support a higher sale price include strong local school demand and proximity to the LUAS, while a C energy rating might temper aggressive bidding compared to more energy-efficient modern homes.
- The stable asking-history record indicates a confident initial pricing strategy by the agent, leaving moderate room for competitive market engagement without appearing overtly inflated given current south Dublin trends.
Build Analysis
What we know from similar construction types
- The property is a detached or semi-detached style 3-bedroom family home extending to approximately 118 sq. m. featuring a converted former garage and a downstairs WC.
- The description notes previous upgrades over the years, but buyers should investigate the quality and compliance of the garage conversion and any associated structural alterations.
- There is potential to extend to the side subject to planning permission, which a buyer should verify with the local planning authority.
- The BER rating is C, indicating reasonable energy efficiency compared to older housing stock, though specific insulation and heating system efficiencies should be checked during a structural survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,800.
- Explanation: Given the C BER rating and the 118 square metre floor area, energy consumption will be moderate, though heating costs will vary depending on individual energy usage habits and fuel inflation.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general topography of the Stillorgan and Kilmacud area is elevated and not traditionally associated with widespread coastal or major river flooding.
- Buyers should verify local drainage and surface water management during their structural survey, as intense localized rainfall can occasionally impact paved urban areas.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
129 KILMACUD ROAD UPPER, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €780,000.00
106 KILMACUD ROAD UPPER, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €835,000.00
167 KILMACUD ROAD UPPER, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €1,050,000.00
191 KILMACUD ROAD UPPER, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €735,000.00
143 KILMACUD ROAD UPPER, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €1,380,000.00
Recent sales in the wider Stillorgan area
25 BEECHWOOD COURT, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €845,000.00
46 BEECHWOOD COURT, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €337,500.00
45 BEECHWOOD COURT, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €487,111.00
120 STILLORGAN HEATH, STILLORGAN, CO DUBLIN
- Sale date
- Declared sale price
- €1,150,000.00
2 PRIORY GARDENS, PRIORY GROVE, STILLORGAN
- Sale date
- Declared sale price
- €1,200,000.00
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
- Estimated stamp duty: €7,850 — 1% of €785,000.
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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 plus 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 or market valuation.
- Surveyor fees: €500 to €1,200 depending on the level of survey detail required for a 118 square metre home.
- Annual home insurance: €400 to €800 depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight Stillorgan as a highly desirable and established South Dublin neighbourhood due to its exceptional convenience and village atmosphere.
- Local forums often discuss the strong community engagement, excellent school options, and the appeal of nearby recreational spaces like Deerpark.
- Commuter discussions frequently focus on the strong transport infrastructure, noting the close proximity to the Stillorgan LUAS stop and multiple bus routes.
- Discussions regarding property in the area often emphasize the ongoing demand for family homes with off-street parking and potential to extend.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
Located directly opposite St Laurence’s Boys National School and close to numerous primary and secondary schools, this property is exceptionally well positioned for families with young children.
- Teenagers8/10
Proximity to the LUAS green line and multiple bus routes provides independent travel options for teenagers, and nearby parks offer good recreational spaces.
- Multi-generational Living7/10
The converted garage offers versatile additional space that can be adapted for guests or family members, though overall square footage is 118 m².
- Single Buyers6/10
The asking price of €785,000 for a 3-bedroom home reflects a premium south Dublin location, which may be costly for a single buyer.
- Couples8/10
Provides ample space with potential to extend, situated in a well-connected suburban neighborhood close to local village amenities and transport.
- Empty Nesters7/10
Low-maintenance front and rear gardens and proximity to Stillorgan Village conveniences suit downsizers, though stairs are present.
- Retirees7/10
Walking distance to Stillorgan Village shops, cafés, and local services, combined with manageable property size, makes this appealing for retirement.
Work
3 areas- Remote Working8/10
The former garage has been converted to provide a versatile room ideally suited for a home office, playroom, or study.
- Hybrid Commuting9/10
Stillorgan LUAS station is approximately a 10-minute walk away, providing green line access to Sandyford and Dublin city centre, complemented by multiple bus routes.
- Retired8/10
Excellent local amenities, healthcare access, and village convenience make daily life easy for retirees not needing to commute.
Practical
8 areas- Ageing in Place6/10
Single-family home with manageable gardens, though the presence of stairs and a traditional two-story layout requires evaluation for long-term mobility.
- Low Maintenance7/10
Well maintained and thoughtfully upgraded over the years, featuring off-street parking and manageable garden spaces.
- Secure Gated Entry3/10
The property features a sizeable front garden with off-street parking, but lacks a secure gated entrance from the main road.
- Minimalist Design6/10
A traditional three-bedroom family home with conventional room layouts rather than open-plan minimalist architecture.
- Flexible Floor Plans8/10
Includes a converted garage room for flexible use and offers potential to extend to the side subject to planning permission.
- Heritage Home3/10
Appears to be a mid-20th-century or later suburban home rather than a protected period heritage property.
- Ecological Setup5/10
Carries a BER rating of C, suggesting that a future owner may wish to upgrade energy efficiency features.
- Outdoor areas8/10
Features a private west-facing rear garden and a sizeable front garden providing off-street parking.
Interests
9 areas- Gardening7/10
Features both a private west-facing rear garden and a sizeable front garden, offering solid space for keen gardeners.
- Walking8/10
The open spaces of Deerpark and Clonmore Park are within easy reach, alongside walkable access to local village amenities.
- Gym8/10
UCD’s extensive sporting facilities and various local fitness options are readily accessible from this location.
- Cycling7/10
Good connectivity across south Dublin, though cyclists should verify local cycle lane infrastructure on main arterial routes.
- Golf7/10
Several established golf clubs in the wider south Dublin region are reachable within a reasonable driving distance.
- Fishing3/10
Inland suburban location with limited immediate freshwater fishing opportunities nearby.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are sparse in the immediate vicinity.
- Water Sports5/10
Dublin Bay coastal amenities are accessible via transport links, though not directly on the doorstep.
- Entertaining8/10
A separate TV/family room, fully fitted kitchen, and a private west-facing rear garden provide a great layout for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Set back from the road with a sizeable front garden, though it is located on an established and relatively busy arterial road in Stillorgan.
- Rural Living1/10
This is a firmly suburban residential setting in south Dublin with dense nearby housing, schools, and commercial centers.
- Village Living9/10
Stillorgan Village is within comfortable walking distance, offering an excellent selection of shops, cafés, restaurants, and everyday services.
- Coastal Living3/10
While south Dublin coastal areas are accessible via transport links, the immediate location is inland and suburban.
- Urban Living7/10
Offers strong urban connectivity via the LUAS and bus routes directly into Dublin city centre, alongside local town amenities.
Social
6 areas- Community Involvement8/10
Located in an established residential community with local sports clubs like Kilmacud Crokes and active neighborhood schools.
- Café Culture8/10
Stillorgan Village offers a good selection of cafés, restaurants, and local eateries within comfortable walking distance.
- Nightlife5/10
Local nightlife is relatively quiet, though easy transit access allows for straightforward travel into the city centre for entertainment.
- Health/Wellness groups8/10
Proximity to UCD sporting facilities and local wellness groups provides plenty of health-focused community options.
- Networking Opportunities7/10
Strong transport links to nearby commercial hubs like Sandyford and Dublin city centre facilitate professional networking.
- Tech-Hub Connectivity8/10
The LUAS green line offers direct and rapid access to the major tech and business hubs located around Sandyford.
Listing information
- Agent
- Russell Estate Agents
- Phone
- 01 296 3557
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-BE3430HouseDelve · 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.