Photograph 1 of 28 of 11 Belarmine Close, Stepaside,   Dublin 18
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11 Belarmine Close, Stepaside, Dublin 18D18A363

€745,000

4 Bed~4 Bath~146 m²~BER B

What you'll like:

  • Turnkey Condition Throughout: The property is presented in exceptional condition, saving the buyer substantial time and renovation costs before moving in comfortably.
  • Spacious Floor Area: Extending to approximately 146 square meters over three floors, the home provides ample room for growing family needs.
  • Four Well-Proportioned Bedrooms: Featuring three doubles and one single, the layout easily accommodates larger families or home working arrangements.
  • Top Floor Principal Suite: The impressive second-floor main bedroom includes an ensuite bathroom and walk-in wardrobe for enhanced privacy and luxury.
  • Multiple Bathrooms: With four bathrooms in total, morning routines are significantly streamlined for busy households and visiting guests.
  • Open-Plan Living Space: The bright, extended kitchen, dining, and family room forms an inviting social hub ideal for modern entertaining.
  • High Energy Efficiency: Boasting a favorable B BER rating, the home should offer lower utility bills and improved thermal comfort year-round.
  • Convenient Utility Room: A separate utility space houses laundry appliances neatly, keeping the main kitchen clutter-free and highly functional.
  • Solid Flooring Finishes: Featuring solid oak timber flooring in key living areas, the interior combines durability with a warm aesthetic.
  • Granite Kitchen Countertops: The well-appointed kitchen includes premium granite surfaces, offering both aesthetic appeal and long-lasting durability for cooking enthusiasts.
  • Low Maintenance Garden: The rear patio garden is designed for easy upkeep while providing a pleasant space for outdoor dining and relaxing.
  • Unique Putting Green: A bespoke putting green in the back garden adds a distinctive recreational feature that will appeal strongly to golf enthusiasts.
  • Dedicated Exterior Storage: A practical timber garden shed offers secure external space for bicycles, tools, and seasonal outdoor equipment.
  • Convenient Parking: Dedicated parking directly to the front of the property ensures hassle-free vehicle storage upon arrival.
  • Proximity to Village Amenities: The home is within easy walking distance of Stepaside Village shops, cafés, and local neighborhood services.
  • Excellent School Choices: Families benefit from proximity to several well-regarded local primary and secondary educational institutions.
  • Abundant Green Spaces: Nearby Fernhill Park and Gardens plus Dublin Mountain trails offer fantastic outdoor recreation and weekend walking routes.
  • Strong Public Transport Links: The nearby Luas Green Line and multiple bus routes provide efficient, regular commutes into the city centre.
  • Major Road Access: Motorists will appreciate the quick, convenient reach to both the M50 motorway and N11 national route.
  • Established Community Setting: Located within a highly regarded residential neighborhood known for strong community appeal and family friendliness.

But keep in mind:

  • Mid-Terrace Noise Transmission: As a mid-terrace house, the buyer should investigate party wall sound insulation levels to ensure privacy from adjacent neighbors.
  • Three-Storey Living Strains: Spanning three levels means frequent stair climbing, which could present daily convenience challenges or mobility issues over time.
  • Management Company Charges: The buyer must verify if the development charges annual service fees for estate maintenance, communal landscaping, or waste collection.
  • Single Bedroom Limitations: The fourth bedroom is a single room, which may offer restricted space if used as a permanent double bedroom or study.
  • Eaves Storage Access: The second-floor eaves storage, while useful, may have restricted headroom and accessibility for bulky stored items.
  • Terraced Parking Constraints: Front parking bays shared amongst terraced units could occasionally lead to limited space or maneuvering restrictions during peak hours.
  • Garden Size Constraints: The low-maintenance patio garden is compact, offering limited grass lawn areas for children or pets to play freely.
  • Kitchen Appliance Longevity: The buyer should independently verify the age and working condition of included kitchen appliances, as they are unserviced by guarantees.
  • Boiler and Heating Checks: Thoroughly inspect the gas boiler and heating controls to confirm efficiency and avoid unexpected near-term replacement expenses.
  • Ventilation in Ensuites: Ensure adequate mechanical extraction fans are functioning properly in all internal bathrooms to prevent long-term moisture and mold issues.
  • Attic Insulation Standards: The buyer should check the depth and condition of attic insulation to verify that the favorable B energy rating is fully supported.
  • Traffic Congestion Points: Peak-time traffic around Stepaside and approaches to the M50 can experience delays that impact daily commuting times.
  • Future Extension Limitations: Due to the existing rear extension and mid-terrace plot boundaries, future footprint expansions will be severely restricted.
  • Service Charge Escalations: Investigate the historical increases in any estate management fees to budget accurately for future annual overhead costs.
  • Boundary Line Verification: The buyer's solicitor should carefully review title deeds to confirm exact property boundaries and shared access rights for the terrace.
  • Window and Seal Integrity: Inspect all double-glazed windows and exterior door seals for potential drafts, condensation, or failing window units.
  • Plumbing Pressure Tests: Commission a professional survey to check water pressure and plumbing integrity across all four bathrooms before finalizing contracts.
  • Electrical System Compliance: Verify that the fuse board and electrical circuits meet current safety standards and can handle modern high-draw appliances.
  • Local Development Density: The surrounding area continues to see residential growth, which could increase local population density and traffic volumes over time.
  • Surface Water Drainage: Confirm that the rear patio and garden drainage systems effectively manage heavy rainfall without pooling near the property's foundation.

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.
The asking price looks slightly overvalued compared with the available evidence.
  • The asking price appears moderately elevated when contextualised against historical transaction evidence recorded within the immediate residential setting over recent preceding years.
  • Upward pricing signals are driven by the generous floor area extending to approximately 146 square metres, turnkey presentation standards, and high energy efficiency rating.
  • Market support for such a valuation relies upon sustained buyer demand for spacious family homes in desirable suburban locations close to transport links and local amenities.
  • Potential overvaluation risks could be exposed if wider economic headwinds cool buyer enthusiasm or if comparable properties trade below this ambitious target.

Build Analysis

What we know from similar construction types

  • The property extends over three floors and includes a rear extension, so a buyer should investigate whether proper planning permission and building control compliance certificates were obtained for the extended open-plan kitchen and dining area.
  • Given the multi-story layout spanning four bedrooms and four bathrooms, a structural survey should check for adequate ventilation, plumbing pressure across levels, and potential dampness or insulation issues in the second-floor principal suite and eaves storage.
  • Buyers should verify the condition of the integrated appliances, gas or heating systems, and ensure that the attic space accessible from the top floor meets current fire safety and thermal insulation standards.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €1,200 to €1,600.
  • Explanation: With a floor area of 146 square metres and a B energy rating, the property benefits from good thermal efficiency, meaning energy consumption for heating should be lower than average for homes of this size.

Pollution Safe

9/10

Environmental situation to investigate

  • The location appears largely free from major industrial pollution concerns, landfills, or waste incinerators.
  • Any minor localized environmental factors should be independently verified by prospective buyers.

Flood Safe

9/10

Water overflow reports to follow up

  • The property is situated in an elevated suburban area of South Dublin, generally indicating a lower likelihood of river or coastal flooding.
  • Buyers should consult detailed local flood risk maps to ensure specific site resilience against extreme weather events.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 27 BELARMINE CLOSE, STEPASIDE, DUBLIN 18

    Sale date
    Declared sale price
    €715,000.00
  • 9 BELARMINE CLOSE, STEPASIDE, DUBLIN 18

    Sale date
    Declared sale price
    €690,500.00
  • 30 BELARMINE CLOSE, STEPASIDE, DUBLIN

    Sale date
    Declared sale price
    €555,000.00
  • 1 BELARMINE CLOSE, STEPASIDE, DUBLIN

    Sale date
    Declared sale price
    €625,000.00
  • 22 BELARMINE CLOSE, STEPASIDE, DUBLIN 18

    Sale date
    Declared sale price
    €645,000.00

Recent sales in the wider Stepaside area

  • 38 THE RECTORY, ENNISKERRY ROAD, STEPASIDE

    Sale date
    Declared sale price
    €433,000.00
  • 69 CHERRINGTON RD, SHANKILL, DUBLIN 18

    Sale date
    Declared sale price
    €735,000.00
  • 68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18

    Sale date
    Declared sale price
    €1,086,000.00
  • 49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18

    Sale date
    Declared sale price
    €336,500.00
  • 16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18

    Sale date
    Declared sale price
    €710,000.00

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

  • Stamp duty: approximately 1 percent on the first million euro of the purchase price, amounting to roughly €7,450 for this property.
  • Solicitor legal fees: estimated between €1,500 and €3,000 plus outlays and VAT.
  • Land registration fees: roughly €600 to €800 depending on the property value and registration type.
  • Property valuation fees: typically around €150 to €300 if required for mortgage purposes.
  • Surveyor fees: generally ranging from €500 to €1,000 depending on the level of survey detail.
  • Annual home insurance: estimated between €400 and €800 per year depending on the policy and coverage level.

Forum Talk

What people are saying about this area

  • Residents frequently highlight the convenience of living within walking distance of Stepaside Village and its local amenities.
  • Community discussions often mention the excellent access to outdoor recreation, including Fernhill Park & Gardens and nearby Dublin Mountains trails.
  • Commuters on local forums frequently discuss transport links, noting the proximity of the Luas Green Line and bus routes 44, 47, and 118.
  • Parents in the area regularly share positive feedback regarding the choice of local schools and childcare facilities, such as Stepaside Educate Together.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    The property features four bedrooms and an open-plan layout, making it exceptionally well suited for young families, with local schools and childcare facilities close by.

    9/10
  • Teenagers

    Spread over three floors with multiple reception rooms and four bedrooms, providing plenty of personal space for teenagers.

    8/10
  • Multi-generational Living

    The generous three-storey layout with a top-floor principal suite offers good separation of living spaces, though it is a mid-terrace home.

    7/10
  • Single Buyers

    A four-bedroom home might be larger than a single buyer requires, but it offers excellent long-term potential and room for a home office.

    6/10
  • Couples

    Spacious and presented in turnkey condition, ideal for couples planning for the future or working from home.

    8/10
  • Empty Nesters

    Low-maintenance garden and easy access to local village amenities make it manageable, although four bedrooms is spacious for empty nesters.

    7/10
  • Retirees

    The property is spread over three floors involving stairs, which may be a consideration for retirees looking for single-level living, though the location is very convenient.

    6/10

Work

3 areas
  • Remote Working

    With four bedrooms and versatile living spaces across three floors, there is ample room to set up dedicated home offices.

    9/10
  • Hybrid Commuting

    Convenient access to the Luas Green Line and the M50/N11 road networks facilitates hybrid commuting.

    8/10
  • Retired

    Well suited for active retirees who appreciate village amenities, though the three-storey layout has multiple stairs.

    6/10

Practical

8 areas
  • Ageing in Place

    The home spans three storeys with multiple flights of stairs, which may present challenges for long-term ageing in place.

    5/10
  • Low Maintenance

    Presented in turnkey condition with a low-maintenance rear garden featuring a patio and putting green.

    8/10
  • Secure Gated Entry

    Standard open residential close layout rather than a secure gated community.

    2/10
  • Minimalist Design

    Contemporary open-plan living spaces and clean finishes lend themselves well to a modern, uncluttered aesthetic.

    7/10
  • Flexible Floor Plans

    Four bedrooms, a separate family room, and a three-floor layout offer excellent versatility for changing household needs.

    8/10
  • Heritage Home

    This is a modern, recently constructed family home rather than a period property.

    1/10
  • Ecological Setup

    Benefits from a strong B energy rating, indicating good thermal efficiency.

    7/10
  • Outdoor areas

    Includes a rear garden with a generous patio, raised planters, and a unique private putting green.

    8/10

Interests

9 areas
  • Gardening

    Features a low-maintenance rear garden with a patio and raised herbaceous planters rather than extensive green plots.

    6/10
  • Walking

    Proximity to Fernhill Park & Gardens and the walking and mountain-biking routes throughout the nearby Dublin Mountains.

    9/10
  • Gym

    West Wood Club and local fitness amenities are readily accessible from the location.

    8/10
  • Cycling

    Good access to surrounding roads and mountain routes, though urban traffic conditions apply during peak times.

    7/10
  • Golf

    Includes a putting green in the back garden and several golf clubs located nearby in the surrounding area.

    8/10
  • Fishing

    No notable local fishing amenities highlighted in the immediate vicinity.

    3/10
  • Horse Riding

    Equestrian centres are noted as being present in the surrounding area.

    7/10
  • Water Sports

    Inland location means water sports require travel to coastal or reservoir spots.

    2/10
  • Entertaining

    An impressive open-plan kitchen, dining, and family room layout combined with a generous rear patio makes this home ideal for entertaining.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Located in a highly regarded residential development in Stepaside, offering a generally peaceful suburban environment.

    7/10
  • Rural Living

    While close to the Dublin Mountains, the setting is firmly suburban within a developed housing area.

    4/10
  • Village Living

    Within easy walking distance of Stepaside Village, providing shops, cafés, and local services right on the doorstep.

    9/10
  • Coastal Living

    The property is located inland in South Dublin, far from coastal amenities.

    2/10
  • Urban Living

    Good public transport links including the Luas and bus routes provide convenient access to the city centre.

    6/10

Social

6 areas
  • Community Involvement

    Belarmine is an established community with local amenities, schools, and neighbourhood groups.

    8/10
  • Café Culture

    Stepaside Village offers a good range of local cafés and restaurants within easy walking distance.

    8/10
  • Nightlife

    The immediate area is residential and village-focused; extensive nightlife requires travel into central Dublin or nearby major hubs.

    5/10
  • Health/Wellness groups

    Proximity to West Wood Club and local health facilities supports wellness activities.

    8/10
  • Networking Opportunities

    Proximity to Sandyford Business District provides good professional networking potential.

    7/10
  • Tech-Hub Connectivity

    Very close proximity to the Sandyford Business District and good transport links to broader tech hubs.

    8/10

Listing information

Agent
Brady & McCarthy Estate Agents
Phone
01 564 0032
Published on HouseDelve
9 September 2026
Correction
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Property reference: HD-DB723DHouseDelve · 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.