11 Belltree Place, Clongriffin, Dublin 13D13C8W3
€535,000
3 Bed~3 Bath~114 m²~BER A3
What you'll like:
- Energy Efficient A3 Rating: The property boasts an impressive A3 BER rating, which significantly reduces energy consumption and heating bills while offering eligibility for green mortgage rates. This high level of thermal efficiency ensures a warm and comfortable living environment throughout the year.
- Generous Floor Area: Spanning approximately 114.3 square metres, this three-bedroom home provides remarkably spacious accommodation across both levels, ensuring ample room for growing families. The well-proportioned rooms avoid the cramped feeling often found in standard mid-terrace houses.
- Sunny West Facing Garden: The secluded rear garden benefits from a desirable west-facing orientation, capturing wonderful afternoon and evening sunlight ideal for relaxing outdoors. This outdoor space extends the main living areas perfectly for hosting barbecues and dining al fresco.
- Standalone Garden Room: A dedicated garden room provides a versatile space that can easily function as a home office, study, or creative hobby room. Having this detached area allows for a clear physical separation between professional and domestic life.
- Dedicated Utility Room: A separate utility room off the kitchen keeps noisy laundry appliances neatly tucked away and offers valuable extra storage for household items. This practical design feature helps maintain an uncluttered and highly organized main kitchen space.
- Off Street Parking: The front exterior features a private cobble-lock driveway that accommodates off-street parking securely directly outside the front door. This adds everyday convenience and eliminates the hassle of searching for public street parking after a long day.
- Modern Fitted Kitchen: The open-plan kitchen and dining area features contemporary wall and floor units alongside a comprehensive range of integrated appliances. This sleek cooking space is perfectly designed for modern family life and effortless daily meal preparation.
- En-Suite Primary Bedroom: The main bedroom includes a private en-suite bathroom with a walk-in shower, offering a convenient luxury for the household head. This dedicated facility reduces morning queue times for the main family bathroom significantly.
- Built In Wardrobes: Every single bedroom comes equipped with practical built-in wardrobes, maximizing floor space and providing ready-to-use storage solutions. This eliminates the immediate expense and hassle of purchasing freestanding furniture for the sleeping quarters.
- Floored Attic Storage: A large floored attic space accessed from the landing offers exceptional additional storage capacity for seasonal items and bulky luggage. This bonus area acts like a mini basement, keeping household clutter completely out of sight.
- High Ceiling Heights: The interior benefits from elevated ceilings that enhance the natural light and create an airy, voluminous atmosphere throughout the rooms. This architectural detail adds a distinct sense of luxury and architectural character to the mid-terrace layout.
- Front Living Room Bay Window: The front living room features a charming box bay window that frames views of the front garden and floods the space with daylight. This attractive architectural feature creates a cozy yet bright setting for relaxing with family.
- Guest Cloakroom Facility: A convenient downstairs guest WC fitted with a wash basin and toilet provides essential amenity for visiting guests and residents. This prevents visitors from needing to go upstairs into private family areas during gatherings.
- Close To DART Station: The property sits within easy reach of the Clongriffin DART station, offering fast and reliable commuter links into Dublin city centre. This makes public transport commuting exceptionally straightforward for working professionals without relying on cars.
- Accessible Local Bus Links: Numerous nearby bus routes provide frequent and direct access to various parts of the capital, enhancing overall connectivity for residents. This gives multiple alternative public transport options for daily commuting or social trips.
- Walking Distance To Park: Father Collins Park and local open green spaces are situated within a comfortable walking distance, offering fantastic recreational outdoor amenities. These parks provide wonderful tracks for running, walking pets, and enjoying weekend family leisure time.
- Proximity To Shopping Centre: Donaghmede Shopping Centre is located within easy reach, providing a wide variety of retail shops, grocery stores, and essential local services. This ensures that weekly grocery shopping and everyday errands can be handled with minimal travel time.
- Coastal Lifestyle Access: The scenic seaside villages of Howth, Portmarnock, and Malahide are just a short drive away, offering stunning beaches and coastal walks. Residents can easily enjoy sailing, golf, and vibrant coastal dining options during weekends.
- Stable Asking Price: Recorded asking price data shows the property has maintained a steady price of €535,000 without erratic fluctuations since tracking began. This stability suggests a realistic initial pricing strategy by the vendor and a balanced local market demand.
- Natural Light Throughout: Large windows, French doors, and thoughtful interior orientation ensure that daylight fills the property from morning until evening. This bright interior ambiance contributes positively to the overall mood and wellbeing of occupants.
But keep in mind:
- Untested Property Services: The selling agent explicitly notes that no apparatus, fixtures, fittings, or services have been tested prior to the sale. Buyers must commission thorough independent professional inspections to verify the working order of heating systems and appliances.
- Mid Terrace Heat Loss: As a mid-terrace property, exterior walls are shared on both sides, but thermal performance still relies heavily on party wall integrity. Buyers should investigate acoustic insulation levels between neighboring properties to ensure adequate sound privacy.
- Garden Room Compliance: The buyer should verify whether the standalone garden room required or obtained proper planning permission or complies with local building regulations. Unregulated structures can occasionally create legal complications during future property resale transactions.
- Attic Conversion Limitations: While the attic is floored and offers great storage, buyers must check if it was officially engineered or certified for habitable living use. Using it as storage is fine, but converting it improperly without compliance can pose structural or safety risks.
- Potential Parking Limitations: Although a cobble-lock driveway provides off-street parking, the single-car width may limit vehicle capacity for multi-car households. Visitors might need to rely on limited street parking within the development during peak hours.
- Management Company Fees: Properties in suburban master-planned developments often fall under management company schemes with mandatory annual service charges for common areas. Buyers must investigate the exact yearly maintenance fees and check for any upcoming levy charges.
- Utility Room Space Constraints: Measuring approximately 1.46m by 1.91m, the utility room is quite compact and might feel cramped when loading laundry appliances. Buyers should measure their specific washing machine and dryer dimensions to guarantee a proper physical fit.
- En Suite Bathroom Size: The en-suite bathroom off bedroom two is relatively small, measuring 1.35m by 2.21m, which restricts maneuvering space inside the shower area. Taller or larger occupants might find the compact walk-in shower layout somewhat restrictive in daily use.
- Third Bedroom Dimensions: Bedroom three is the smallest sleeping space at roughly 2.42m by 3.06m, making it better suited as a single bedroom or home office. Families with multiple children needing double beds in every room may find this space tight.
- Main Bathroom Natural Ventilation: The main bathroom features a window for natural ventilation, but buyers should check for any existing condensation or mold issues. Proper extractor fan functionality should also be verified if the window remains closed during winter months.
- Gas Fired Central Heating Age: The listing confirms gas-fired central heating is installed, but the age and efficiency rating of the boiler are not specified. Buyers should have a heating engineer inspect the boiler to estimate its remaining lifespan and avoid unexpected replacement costs.
- Open Plan Noise Transmission: The wide open-plan kitchen and dining area spans the entire rear width, which can cause cooking sounds to echo throughout downstairs. Households sensitive to noise might find that open layouts lack acoustic separation between cooking and dining zones.
- Traffic And Commuter Congestion: Proximity to major transport hubs and Clongriffin can occasionally result in localized commuter traffic congestion during peak rush hours. Buyers should test drive the morning commute route to gauge actual travel times to key employment centers.
- Flight Path Proximity: Being located within Dublin 13 and relatively close to Dublin Airport means the area can occasionally experience aircraft noise overhead. Buyers should visit the property at different times of day to personally assess ambient noise levels from air traffic.
- Garden Maintenance Requirements: The generous west-facing rear garden is predominantly laid in lawn, which requires regular mowing, weeding, and seasonal upkeep. Buyers who dislike gardening may find maintaining a large lawn area to be a time-consuming weekly chore.
- Surface Water Drainage: Given the west-facing aspect and lawn setup, buyers should inspect the garden soil drainage during wet weather to prevent water pooling. Poor drainage could potentially affect the foundations of the newly added garden room structure.
- Future Local Development: The broader Clongriffin area has seen ongoing urban expansion and residential development over recent years. Buyers should investigate local council development plans to check for any upcoming construction projects that might impact local views or traffic.
- High Ceiling Heating Costs: While high ceilings offer a fantastic sense of space, they can also increase heating volume and take longer to warm up efficiently. Buyers should review how well the A3 energy rating mitigates this potential heating efficiency challenge.
- Appliance Longevity Uncertainty: Integrated kitchen appliances like the dishwasher and fridge-freezer are included, but their current working condition and age are unknown. Buyers should budget for potential appliance replacements shortly after moving into the property.
- Legal Title Due Diligence: Buyers must instruct their solicitor to thoroughly examine the title deeds, boundaries, and rights of way associated with the mid-terrace plot. Ensuring all boundary lines and shared access paths are legally clear prevents future disputes with neighbors.
Price positioning
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- The asking price appears slightly undervalued when benchmarked against recent transactions on the same street and wider suburban area, where comparable homes have achieved higher figures.
- Valuation signals show strength through an excellent A3 energy rating, a functional standalone garden room, and a generous west-facing rear garden that enhances overall market appeal.
- Potential factors that could undermine this pricing include broader macroeconomic shifts in borrowing costs, while strong local transport links and high internal space standards firmly support buyer demand.
- Additional market relevance comes from stable pricing history with no recorded reductions, indicating confident vendor positioning aligned with steady neighborhood demand.
Build Analysis
What we know from similar construction types
- The property has an A3 energy rating, indicating high energy efficiency and modern construction standards.
- Features high ceilings, a floored attic space for additional storage, a separate utility room, and an outdoor garden room suitable for a home office.
- A buyer should verify compliance and planning permission for the garden room in the rear garden.
- A buyer should check the structural warranties remaining on the property given its modern build type.
Heating cost*
Estimated expense to heat this property every year
- 1,000 to 1,300 euro per year
- Estimated for a 114.3 square metre mid-terrace house with an A3 energy rating and gas-fired central heating.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- Mapping indicates that modelled river flood areas are a short distance away, suggesting the property sits outside the immediate high-risk floodplain.
- The surrounding Clongriffin area generally benefits from modern urban planning and drainage infrastructure designed to manage heavy rainfall.
- While nearby watercourses introduce a localized hazard profile, the property's separation from mapped zones provides a favorable baseline safety profile.
The property is outside the mapped flood area. But the nearest mapped area is approximately 104 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
27 BELLTREE PLACE, BELLTREE, CLONGRIFFIN
- Sale date
- Declared sale price
- €545,000.00
Recent sales in the wider Clongriffin area
34 GRANGE PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €600,000.00
152 STAPOLIN LAWNS, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €565,000.00
1 GRACE OMALLEY RD, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €620,000.00
APT 8, 5 BEAU PARK ST, CLONGRIFFIN DUBLIN 13
- Sale date
- Declared sale price
- €315,000.00
34 RED ARCHES DR, THE COAST, BALDOYLE DUBLIN 13
- Sale date
- Declared sale price
- €450,000.00
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
11 Belltree Place, Clongriffin, Dublin 13
- Sale date
- Declared sale price
- €215,600.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,350 — 1% of €535,000.
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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 2,500 euro
- Land registration fees: 400 to 800 euro
- Property valuation fees: 150 to 250 euro
- Surveyor fees: 300 to 600 euro
- Annual home insurance: 350 to 600 euro
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the local DART station and frequent bus links providing access to Dublin City Centre.
- Community feedback often praises the proximity to Father Collins Park for recreational activities, walking trails, and family amenities.
- Local discussions often note the ease of access to nearby coastal areas such as Howth, Portmarnock, and Malahide for beaches and leisure pursuits.
- Buyers and residents frequently mention the benefits of local shopping options, including the nearby Donaghmede Shopping Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a sunny west-facing rear garden, and proximity to local schools and parks like Father Collins Park, making it a great environment for young children.
- Teenagers8/10
With three generous bedrooms and an additional garden room that could serve as a study or independent chill-out space, teenagers will find plenty of room to grow.
- Multi-generational Living6/10
While the three-bedroom layout offers good space, the mid-terrace configuration and single living area might feel slightly constrained for true multi-generational households.
- Single Buyers7/10
An A3 energy rating and modern features offer low running costs, though the three-bedroom size and asking price of €535,000 might exceed initial starter home budgets for some single buyers.
- Couples9/10
Spacious light-filled interiors, a dedicated utility room, and an ensuite main bedroom provide an excellent setup for couples looking to establish a long-term home.
- Empty Nesters7/10
The property offers manageable space and modern conveniences, but stairs and a multi-level layout mean it may require more maintenance than a single-story alternative.
- Retirees6/10
While close to local amenities and offering off-street parking, the multi-story setup and stairs might be less ideal for long-term retirement living compared to a bungalow.
Work
3 areas- Remote Working9/10
The standout feature for remote workers is the additional garden room, which offers a ready-made detached home office or study space.
- Hybrid Commuting9/10
Clongriffin DART station and local bus routes are within easy reach, offering convenient transit options for hybrid commuters heading into Dublin City Centre.
- Retired6/10
Well-suited for active retirees who appreciate local amenities and transport links, though stairs and garden upkeep should be considered.
Practical
8 areas- Ageing in Place6/10
The property features a guest WC and a modern layout, but the presence of stairs and multiple floors means modifications might be needed later in life.
- Low Maintenance8/10
Boasting an impressive A3 energy rating, modern construction standards, and gas-fired central heating, ensuring lower upkeep and energy efficiency.
- Secure Gated Entry4/10
The property features a cobble-lock driveway for off-street parking rather than a secure gated community entrance.
- Minimalist Design7/10
Light-filled interiors, neutral finishes, and high ceilings provide a contemporary canvas that suits a clean, minimalist aesthetic.
- Flexible Floor Plans8/10
Features a large floored attic space for additional storage alongside a separate utility room and a detached garden room for versatile usage.
- Heritage Home1/10
This is a modern, energy-efficient terrace home rather than a period or heritage property.
- Ecological Setup9/10
An A3 BER energy rating indicates strong thermal performance, modern insulation, and efficient energy usage.
- Outdoor areas9/10
Includes a front cobble-lock driveway, a private west-facing rear garden with a patio for alfresco dining, and a separate garden room.
Interests
9 areas- Gardening7/10
Features a generous, sunny west-facing rear garden predominantly laid in lawn with a patio area, offering great potential for keen gardeners.
- Walking8/10
Father Collins Park and various open spaces are within walking distance, alongside nearby coastal walks in surrounding seaside areas.
- Gym7/10
The additional garden room/home office provides an excellent private space to set up a home gym, pilates & stretching studio.
- Cycling7/10
Good suburban layout and nearby park paths facilitate cycling, with reasonable connectivity to surrounding areas.
- Golf8/10
Proximity to coastal areas like Portmarnock and Malahide puts several renowned golf courses within easy reach.
- Fishing6/10
Coastal proximity allows for sea fishing opportunities in nearby harbors such as Howth and Malahide.
- Horse Riding5/10
Equestrian facilities are generally located further out in the surrounding county rather than in the immediate suburban neighborhood.
- Water Sports8/10
Proximity to the seaside villages of Howth, Portmarnock, and Malahide provides fantastic access to sailing and other water sports.
- Entertaining9/10
The expansive kitchen/dining room spans the width of the property and opens via French doors to a west-facing patio and garden, making it ideal for hosting.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential pocket near parks with a private west-facing garden, providing a peaceful retreat despite being close to urban transport links.
- Rural Living2/10
This is a firmly suburban residential setting with dense housing and close proximity to DART and city bus links, offering very little rural character.
- Village Living6/10
Proximity to nearby coastal villages like Howth, Portmarnock, and Malahide offers a community village feel within reach, though the immediate area is suburban.
- Coastal Living7/10
The seaside villages of Howth, Portmarnock, and Malahide are within easy reach, offering stunning beaches, coastal walks, and sailing opportunities.
- Urban Living8/10
Excellent connectivity via the nearby Clongriffin DART station and bus links provides swift access to Dublin City Centre and local amenities.
Social
6 areas- Community Involvement7/10
Local parks, schools, and nearby shopping centers foster an active suburban community fabric.
- Café Culture7/10
Easy access to local conveniences and nearby coastal villages like Malahide and Howth provides a vibrant café and dining culture.
- Nightlife5/10
The immediate residential area is quiet, meaning those seeking bustling nightlife will need to travel toward the city center or nearby coastal towns.
- Health/Wellness groups7/10
Parks and community spaces nearby support local wellness activities, while the garden room is perfect for private health routines like pilates & stretching.
- Networking Opportunities6/10
Primarily a residential neighborhood, requiring travel to business hubs or the city center for extensive networking events.
- Tech-Hub Connectivity8/10
Excellent DART and bus connectivity combined with a dedicated garden office makes this property highly compatible with tech sector workers.
Listing information
- Agent
- KM PROPERTY
- Phone
- 01 833 6335
- Current status
- active
- Published on HouseDelve
- 4 November 2026
- Correction
- Report an issue
HD-BC78A7HouseDelve · 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.