1 Lakelands Grove, Stillorgan, Co. DublinA94NW25
€575,000
3 Bed~2 Bath~112 m²~BER F
What you'll like:
- Prime suburban location: Positioned within a highly desirable residential pocket near established villages and retail hubs, ensuring long-term property value and excellent daily convenience.
- Exceptional transit connectivity: Situated within easy reach of rapid transit networks and major arterial roadways, significantly reducing daily commute times for working professionals.
- Adjacent parkland views: Enjoying a direct outlook over four acres of protected green space, providing an exceptional natural amenity for families and children right outside the front door.
- Generous floor area: Spanning one hundred twelve square metres of internal space, the layout offers comfortable proportions rarely found at this specific entry price point.
- Flexible ground layout: Featuring a versatile additional room downstairs that can easily function as a home office, playroom, or extra bedroom to suit changing household needs.
- Sunny rear orientation: Benefiting from a desirable south-east facing rear garden aspect, maximizing natural light penetration throughout the main living zones during morning and afternoon hours.
- Off-street parking provision: Includes a dedicated private driveway to the front, ensuring secure vehicle accommodation and convenient loading access directly off the quiet residential roadway.
- Expansion potential: Offers substantial structural possibilities to extend above the garage or convert the large attic space subject to acquiring the necessary local planning permissions.
- Blank canvas opportunity: Requires modernising improvements throughout, allowing incoming buyers to customize the interior finishes, fixtures, and colour schemes entirely to their personal tastes.
- Established neighbourhood appeal: Located within a mature residential enclave renowned for large family homes, peaceful streets, and a strong sense of community stability among local residents.
- Proximity to commerce: Positioned closely to major employment centres and vibrant commercial districts, which supports strong rental demand and future capital appreciation potential for investors.
- Separate reception rooms: Features distinct living and dining areas on the ground floor, providing functional spatial separation that is ideal for entertaining guests or growing families.
- Dedicated utility room: Includes a separate utility space with a ground floor guest bathroom, enhancing everyday domestic efficiency and keeping laundry facilities separate from the main kitchen.
- Double glazed windows: Fitted with double glazing throughout the property, helping to improve interior acoustic comfort and thermal retention against outside weather conditions.
- Natural gas availability: Benefits from an existing external gas connection point, making it straightforward to transition the current heating system away from oil-fired central heating.
- Existing timber flooring: Showcases attractive tongue and groove timber floors in the dining space, offering a classic foundational feature that can be easily refinished or polished.
- Family bathroom layout: Equipped with a standard three-piece family bathroom upstairs containing a bath and shower connection to accommodate typical household bathing requirements.
- Gated side access: Features a secure gated side passageway linking the front driveway directly to the rear garden for convenient waste management and gardening access.
- Value pricing perspective: Offered at a competitive asking price relative to the surrounding neighbourhood, presenting an affordable entry point for buyers seeking prime south Dublin addresses.
- Open viewing availability: Scheduled public viewings allow interested parties to inspect the structural condition and layout firsthand before submitting formal competitive bids to the agent.
But keep in mind:
- Extremely poor energy rating: Holds a low F rating on the building energy certificate, indicating severe thermal inefficiency and high heating costs that require immediate insulation upgrades.
- Extensive modernisation required: Needs comprehensive capital expenditure to upgrade outdated wiring, plumbing, kitchen, and bathroom facilities to meet contemporary living standards and building regulations.
- Neighbouring construction impact: Third-party development plans for a new house to be built to the side and rear will introduce significant construction noise, disruption, and altered boundaries.
- Reduced garden size: The private rear garden measures only about five metres in length, offering limited outdoor recreational space compared to other typical suburban family properties.
- Oil-fired heating system: Currently relies on outdated oil-fired central heating rather than modern natural gas, which necessitates a costly boiler replacement and system conversion project.
- Single bedroom limitation: The third bedroom is restricted to a single bed size, offering limited utility for growing children or accommodating adult guests comfortably long term.
- Garage conversion compromises: The ground floor sitting room is located within a previously converted garage, which should be thoroughly inspected by a surveyor for proper damp-proofing and compliance.
- Potential structural defects: Given the age and unmodernised state of the dwelling, buyers should budget for hidden defects such as rising damp, roof timber rot, or outdated wiring.
- Planning permission hurdles: Securing approval for attic conversions or side extensions involves navigating strict local planning guidelines and potential objections from newly built neighbouring properties.
- Traffic proximity concerns: The listing notes proximity to major busy roadways and transport corridors, which may introduce ambient traffic noise to the front-facing rooms and driveway.
- Restricted bathroom capacity: Only one full bathroom is located upstairs to serve the three bedrooms, potentially causing morning congestion for a busy family or visiting guests.
- Lack of fitted kitchen storage: The kitchen features basic floor and eye-level units that appear dated, requiring a complete rip-out and redesign to provide adequate modern culinary workspace.
- Unknown boundary demarcation: Buyers must instruct their legal counsel to carefully verify the exact property boundaries and legal rights of way, particularly given the planned adjacent new build.
- Roof insulation uncertainty: The expansive attic space noted in descriptions must be professionally inspected to determine if adequate insulation and structural load-bearing capacity exist for conversion.
- Ventilation and dampness: Older uninsulated homes with F ratings often suffer from condensation and poor ventilation issues, requiring the installation of modern extractor fans and air vents.
- Asbestos material risks: Properties of this construction era may contain hazardous asbestos materials within Artex ceilings, floor tiles, or pipe lagging, requiring careful testing before renovation.
- Walled garden condition: The boundary walls and fencing enclosing the rear garden require inspection to ensure they are structurally sound and do not encroach upon neighbouring parcels.
- Driveway surface wear: The front driveway and lawn area show signs of needing resurfacing and landscaping to provide adequate parking stability and enhanced street aesthetic appeal.
- Upgrading cost overruns: Estimating renovation budgets for an unmodernised property carries inherent financial risks, and buyers should maintain a robust contingency fund for unexpected construction expenses.
- Competitive bidding environment: Prime residential addresses frequently attract intense market competition, which may drive the final purchase price well above the initial advertised asking level.
Price positioning
?
- The asking price appears noticeably undervalued when benchmarked against recent transactions in the immediate neighborhood and wider area which consistently command significantly higher figures.
- Strong under valuation signals are clearly demonstrated by verified local sales achieving hundreds of thousands more, despite this property offering a substantial floor area and prime location.
- Potential factors supporting such a competitive figure include a poor energy rating and the requirement for substantial modernisation work alongside nearby third party development.
- Conversely, excellent local transport connectivity, a highly sought after residential enclave, and strong expansion potential could easily undermine the initial discount perception.
Build Analysis
What we know from similar construction types
- The property is a semi-detached family home spanning approximately 112 sq.m with a previous garage conversion creating a ground-floor flexible room.
- The listing notes great scope to extend above the garage and potential for an attic conversion, which buyers should verify for compliance and structural suitability subject to planning permission.
- The listing indicates that a new house will be built to the side and rear garden by a third party on neighbouring lands, which buyers should investigate regarding potential disruption, boundary alignments, and planning details.
- The home features oil-fired central heating with gas connection available outside, and double-glazed windows, though it requires overall modernisation.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the poor BER rating of F, a comprehensive deep retrofit is required to bring the property to a modern energy efficiency standard (typically BER A or B).
- A full deep retrofit—including external wall insulation, upgraded roof insulation, window and door replacements, and installation of a heat pump system—would likely cost between EUR 50,000 and EUR 75,000 or more, depending on contractor rates and the extent of modernization required alongside the energy upgrades.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €2,200 to €2,800. Explanation: The property has a low BER rating of F and uses oil-fired central heating (OFCH) with a floor area of 112 square metres, indicating poorer energy efficiency and higher heating demands that should be investigated for potential upgrades.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- General topographical data indicates the Stillorgan area is not traditionally noted as a high-risk flood zone, though local surface water pooling during extreme rainfall events should be verified.
- Buyers should consult detailed local authority drainage maps and environmental agency data to confirm specific flood histories for the immediate micro-location.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 LAKELANDS GROVE, UPPER KILMACUD RD, STILLORGAN
- Sale date
- Declared sale price
- €842,000.00
Recent sales in the wider Stillorgan area
3 WOODVIEW MEWS, GLENALBYN RD, STILLORGAN
- Sale date
- Declared sale price
- €520,000.00
82 LAKELANDS AVE, STILLORGAN, DUBLIN
- Sale date
- Declared sale price
- €870,000.00
9 RATHMORE AVE, KILMACUD, STILLORGAN
- Sale date
- Declared sale price
- €1,005,000.00
75 WHATLEY PLACE, KILMACUD RD UPPER, STILLORGAN
- Sale date
- Declared sale price
- €631,339.00
8 SAPPHIRE, THE GRANGE BREWERY ROAD, STILLORGAN
- Sale date
- Declared sale price
- €570,000.00
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
1 LAKELANDS GROVE, UPPER KILMACUD RD, STILLORGAN
- Sale date
- Declared sale price
- €842,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €5,750 based on 1 percent of the asking price for residential property under €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus outlay and VAT.
- Land registration fees: Around €600 to €800 for property registration and registry of deeds.
- Property valuation fees: Approximately €150 to €300 for mortgage valuation.
- Surveyor fees: Between €500 and €1,200 depending on the level of detail required for the structural survey.
- Annual home insurance: Estimated between €400 and €800 per year depending on the policy and cover level.
Forum Talk
What people are saying about this area
- Residents in the Stillorgan and Sandyford areas frequently discuss the excellent local connectivity provided by the Luas green line and nearby M50 access.
- Local community forums often highlight the convenience of living within walking distance of multiple established schools and parks.
- Discussions in neighbourhood groups frequently note ongoing residential infill developments and property modernisations throughout the wider Stillorgan area.
- Commuters in local social channels regularly share updates on peak traffic patterns around the Sandyford Business District and Dundrum corridors.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
Positioned directly adjacent to four acres of lush parkland, parents can enjoy total peace of mind watching children play safely within clear view of the living room.
- Teenagers7/10
The property offers versatile accommodation with multiple reception rooms and is located within walking distance to excellent schools and nearby transport options.
- Multi-generational Living6/10
Features a flexible ground floor sitting room that can serve as an additional bedroom, though the overall layout spans 112 square meters and would benefit from modernisation.
- Single Buyers7/10
Presents an extraordinary opportunity to secure a prime address with great potential for customisation and value enhancement, located near major business hubs.
- Couples8/10
Offers generous proportions and a fantastic location between vibrant hubs like Sandyford, Stillorgan, and Dundrum with excellent commuter connectivity.
- Empty Nesters6/10
The property requires some modernisation and offers potential for extension, though buyers should verify the scope of future development on neighbouring lands.
- Retirees6/10
Located in a prestigious neighbourhood with accessible amenities, though the home currently holds a low BER rating of F and will require energy efficiency upgrades.
Work
3 areas- Remote Working8/10
A flexible ground floor room can easily serve as a dedicated home office, supporting comfortable remote working arrangements.
- Hybrid Commuting9/10
Unmatched connectivity with the Luas, M50, and key bus routes all directly accessible for streamlined hybrid commuting.
- Retired6/10
Convenient access to local village amenities, though the property will require modernisation and energy upgrades.
Practical
8 areas- Ageing in Place6/10
Features ground-floor accommodation options including a bathroom and flexible room, though modifications would be needed for full accessibility.
- Low Maintenance5/10
The property requires modernization, carries an F BER rating, and will need capital expenditure to bring it to a high standard.
- Secure Gated Entry3/10
The home features an open front driveway with off-street parking rather than a secure gated entry system.
- Minimalist Design4/10
Traditional semi-detached layout with separate rooms, though it offers a blank canvas for buyers wishing to reconfigure into an open-plan minimalist style.
- Flexible Floor Plans8/10
The ground floor includes a flexible sitting room that can serve as a bedroom, office, or playroom, with further potential to convert the large attic or extend.
- Heritage Home3/10
This is a standard mid-century style suburban family home rather than a protected heritage property.
- Ecological Setup2/10
Currently holds an F BER rating and relies on oil-fired central heating, though a gas connection is available outside for future upgrades.
- Outdoor areas7/10
Benefits from overlooking a large four-acre green area at the front and a private, sunny 5-meter south-east facing rear garden.
Interests
9 areas- Gardening6/10
Features a private, sunny 5-meter south-east facing rear garden and front lawns, providing a blank canvas for landscaping enthusiasts.
- Walking8/10
Directly overlooks a 4-acre green area and is within walking distance of local schools, shopping villages, and neighbourhood amenities.
- Gym8/10
Proximity to the Beacon South Quarter and Sandyford Business District ensures easy access to modern fitness facilities and health clubs.
- Cycling7/10
Well-connected suburban location with access to major arterial routes, though buyers should inspect local cycling infrastructure.
- Golf6/10
Situated in a well-established South Dublin suburb with several regional golf clubs accessible via short drives.
- Fishing3/10
The immediate surroundings are densely residential and urbanised, offering limited direct opportunities for fishing.
- Horse Riding3/10
The property is located in an established suburban neighbourhood where equestrian facilities are sparse locally.
- Water Sports3/10
Inland suburban location with no immediate proximity to major water sports facilities.
- Entertaining7/10
Includes a separate dining room, a spacious living room, and a south-east facing outdoor area well-suited for hosting guests after modernisation.
Lifestyle
5 areas- Quiet Living6/10
Positioned on a quiet residential road, though proximity to busy transport corridors and nearby commercial districts introduces some surrounding activity.
- Rural Living2/10
This is a firmly suburban residential setting surrounded by established commercial hubs, major road networks, and business districts.
- Village Living8/10
Enviably set between the vibrant hubs of Stillorgan and Dundrum Villages, offering convenient access to local shopping centres and community amenities.
- Coastal Living3/10
The property is situated inland in a suburban Dublin location rather than a coastal setting.
- Urban Living8/10
Excellent proximity to the Sandyford Business District, Beacon South Quarter, and robust transport links including the Luas and M50.
Social
6 areas- Community Involvement7/10
Located in an established residential community with active local schools, parks, and neighbourhood associations.
- Café Culture8/10
Positioned close to the vibrant hubs and shopping centres of Stillorgan, Dundrum, and the Beacon South Quarter.
- Nightlife6/10
Access to local pubs and dining exists in nearby village centres, though the immediate residential road is quiet.
- Health/Wellness groups7/10
Proximity to major commercial and retail districts provides good access to local wellness classes and fitness communities.
- Networking Opportunities8/10
Immediate proximity to the Sandyford Business District offers strong professional networking potential.
- Tech-Hub Connectivity9/10
Directly adjacent to the Sandyford Business District, a major hub for technology and corporate enterprise in Dublin.
Listing information
- Agent
- Agent details not available.
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-3A0063HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.