11 Eden Park Road, Goatstown, Dublin 14D14DW21
€745,000
3 Bed~1 Bath~106 m²~BER F
What you'll like:
- Generous Floor Area: The property spans approximately 106 square meters, offering well-proportioned rooms that provide a solid foundation for comfortable family living and daily functionality.
- Valuable Attic Conversion: An additional converted attic space measuring approximately 18.55 square meters increases usable square footage, offering versatile extra room for storage or home working.
- Spacious Detached Garage: Features a substantial high-ceiling garage measuring over 5 meters by 3 meters, which provides exceptional secure storage or potential workshop space.
- Impressive Garden Length: The private rear garden extends to approximately 60 feet in depth, delivering an expansive outdoor haven for family recreation, gardening, and entertaining.
- Favorable Sunny Aspect: The secluded rear garden enjoys a sunny orientation, creating a bright and inviting environment for outdoor dining and relaxing throughout the day.
- Convenient LUAS Proximity: Located within a comfortable 12-minute walk of the Kilmacud LUAS stop, ensuring fast and reliable public transport connectivity into Dublin city centre.
- OffStreet Parking Capacity: The private front cobble-lock driveway offers convenient off-street parking space for up to two cars, easing daily vehicle management.
- Desirable South Dublin: Situated in a highly sought-after residential area near Goatstown, ensuring strong long-term neighbourhood appeal and enduring property desirability.
- Close to Villages: Positioned within easy reach of the vibrant villages of Stillorgan and Dundrum, providing an extensive selection of shops, cafés, and restaurants.
- Established School Selection: Surrounded by a superb choice of highly regarded primary and secondary schools, making this an ideal location for growing families.
- Quiet CulDeSac Setting: Positioned just off the Upper Kilmacud Road in a mature, peaceful setting that minimizes through traffic and enhances residential tranquility.
- Strong Extension Potential: The large rear garden and side garage layout offer exceptional potential for future property enhancement and extensions, subject to planning permission.
- Established Road Links: Provides easy access to the M50 motorway and the wider Dublin road network, facilitating straightforward commuting by car.
- Outdoor Amenity Access: Located close to an excellent choice of local parks, green spaces, and recreational facilities, supporting an active outdoor lifestyle.
- Versatile Reception Areas: Features bright and distinct living and dining rooms with double folding doors, allowing for both open-plan flow and separate entertaining zones.
- Functional Porch Entrance: Includes a practical front porch with a sliding patio door and terrazzo floor, helping to trap heat and protect the main hallway.
- Fitted Bedroom Storage: All three bedrooms include practical built-in wardrobes and storage units, helping buyers save on immediate furniture expenditure.
- Established Utility Setup: The kitchen includes essential white goods and direct access to the rear garden, supporting straightforward day-to-day culinary routines.
- Stable Asking Price: The recorded asking price has remained stable at €745,000 without mid-campaign increases, suggesting a clear and straightforward vendor pricing strategy.
- Mature Community Feel: The surrounding neighbourhood is established and family-friendly, offering a welcoming atmosphere for new residents looking to settle long-term.
But keep in mind:
- Poor Energy Rating: The property holds a low BER rating of F, indicating severe energy inefficiency and high potential heating costs for a buyer.
- Substantial Modernisation Needed: The listing explicitly states the home requires modernising throughout, meaning a buyer must budget significantly for comprehensive interior renovations.
- Outdated Bathroom Facilities: The sole bathroom features dated fittings and requires complete stripping and replacement to meet modern comfort standards.
- Single Bathroom Constraint: Having only one bathroom serving three bedrooms and a converted attic will create household bottlenecks and inconvenience during peak morning hours.
- Heating System Age: The gas boiler is housed in the garage and its condition is unverified, meaning buyers should budget for a potential complete heating system upgrade.
- Planning Permission Risks: Any future plans to extend into the 60ft garden or modify the attic will require local authority planning permission, adding regulatory uncertainty.
- Attic Compliance Check: Buyers should verify whether the attic conversion complies with current building regulations and fire safety standards for habitable or storage use.
- Dated Interior Finishes: Features such as tiled fireplaces and older kitchen units will necessitate total stripping out, increasing the overall cost of moving in.
- Renovation Budget Contingency: Given the need for modernisation across multiple rooms, buyers should prepare for unexpected repair costs discovered behind walls or under floors.
- Electrical System Review: Older houses requiring modernisation often have outdated wiring that may not meet current safety standards, necessitating a professional electrical survey.
- Insulation Upgrades Required: Achieving a modern energy standard from an F rating will demand substantial investment in wall insulation, double glazing checks, and roof upgrades.
- Garage Structural Assessment: The large garage should be inspected for damp ingress, roof integrity, and structural soundness prior to committing to a purchase.
- Window Efficiency Check: While double-glazed windows are noted, their age and thermal efficiency are unconfirmed, meaning replacement might be needed to improve the BER.
- Boundary Wall Verification: Buyers should check legal boundaries regarding the 60ft garden and the shared or adjacent properties to ensure no historical encroachments exist.
- Vendor Pricing Strategy: The static asking price of €745,000 reflects an ambitious target given the heavy renovation costs required to bring the property to a modern standard.
- Competitive Suburb Demand: The desirable South Dublin location may attract competing bids, potentially limiting a buyer's ability to negotiate below the asking price.
- Disruption During Works: Undertaking necessary modernisation throughout a 106 square meter home will likely require temporary relocation or living in a prolonged construction zone.
- Surface Water Drainage: Buyers should inspect the exterior patio and garden drainage arrangements to ensure surface water runoff flows correctly away from the structure.
- External WC Condition: The external WC located in the rear garden requires inspection, as older outdoor facilities are frequently prone to plumbing disrepair and damp.
- Plumbing Infrastructure Age: The original internal plumbing pipes and water tanks should be thoroughly checked by a specialist to prevent leaks after taking occupancy.
Price positioning
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- The asking price appears somewhat undervalued relative to recent local transactions on the same road, which have achieved notably higher figures despite requiring potential work.
- Strong positive valuation signals include the desirable South Dublin location close to the LUAS, a large sixty-foot garden, and an attached garage offering substantial future expansion potential.
- Factors that could support this price include the poor BER rating of F and the requirement for comprehensive modernization throughout the entire property, necessitating immediate capital expenditure.
- Relevant market dynamics suggest the pricing strategy may be deliberately set to stimulate competitive bidding and attract multiple prospective purchasers in a supply-constrained environment.
Build Analysis
What we know from similar construction types
- The property is a semi-detached family home measuring approximately 106 sq. m., featuring an additional attic conversion of approximately 18.55 sq. m. and a large detached garage.
- The listing explicitly states that the property requires modernising throughout, indicating that original fixtures, fittings, and building services likely need complete upgrading.
- The BER rating is F, pointing to poor energy efficiency, minimal insulation, and outdated heating arrangements.
- Buyers should investigate the structural integrity and compliance of the attic conversion, as well as the condition of the flat roof or roof structures associated with the garage and rear extensions.
- The 60ft rear garden offers potential for future extensions, subject to obtaining the necessary planning permission and compliance with local building regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- Given the F BER rating, a comprehensive deep retrofit is required to bring the property up to modern energy efficiency standards.
- A full deep retrofit typically involves external wall insulation, internal or attic insulation upgrades, replacement of windows and external doors, upgrading the heating system to a heat pump or modern condensing boiler with advanced controls, and potentially installing solar panels.
- For a property of approximately 106 sq. m. plus attic space, a comprehensive deep retrofit of this scale generally costs between €50,000 and €80,000, depending on the scope of works, contractor pricing, and potential SEAI grant availabilities.
Heating cost*
Estimated expense to heat this property every year
- The estimated annual heating cost is between 2200 and 2800 euro.
- Given the poor BER rating of F and floor area of approximately 106 square metres, energy efficiency is low, leading to higher than average heating consumption.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a well-established, suburban residential area with no major heavy industrial facilities or active large-scale landfills in immediate proximity.
- Any historical industrial uses or legacy environmental concerns in the broader Dublin 14 area are typically minor and localized, though buyers should verify local environmental reports if concerned.
Flood Safe
9/10Water overflow reports to follow up
- The location does not appear to be within a high-risk flood zone based on standard regional topography and general drainage patterns for the Goatstown area.
- Surface water management during exceptionally heavy rainfall should be checked by prospective buyers, as is standard practice for residential property inspections.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 EDEN PARK RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €875,000.00
16 EDEN PARK RD, GOATSTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €891,950.00
Recent sales in the wider Goatstown area
62 CRANNAGH PARK, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €1,150,000.00
19 RIVERSIDE DR, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €1,250,000.00
27 HOLYWELL, KILMACUD RD UPPER, DUBLIN 14
- Sale date
- Declared sale price
- €765,000.00
127 WESTON PARK, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €960,000.00
65 LOWER DODDER RD, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €920,000.00
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: €7,450 — 1% of €745,000.
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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 are estimated between 1500 and 3000 euro plus VAT.
- Land registration fees are approximately 600 to 800 euro depending on the property value.
- Property valuation fees typically range from 150 to 300 euro.
- Surveyor fees are estimated between 500 and 1200 euro depending on the level of detail required.
- Annual home insurance is estimated between 400 and 800 euro.
Forum Talk
What people are saying about this area
- Residents in the Goatstown and Kilmacud areas frequently discuss the excellent convenience of being within walking distance of the LUAS and local amenities.
- Local community forums often highlight the desirability of mature residential roads like Eden Park Road for families due to the proximity of well-regarded schools.
- Discussions regarding property in the area often note the potential for modernising and extending older semi-detached homes to suit contemporary family needs.
- Traffic management and commuting times toward the Dundrum and Stillorgan shopping areas are common topics among local residents.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a large 60ft private sunny rear garden and is situated in a family-friendly setting close to excellent local primary and secondary schools, making it ideal for young children.
- Teenagers8/10
With three bedrooms, an attic conversion, and a large garage, there is ample space for growing teenagers. The location within a 12-minute walk of the Kilmacud LUAS also offers good independence for older kids.
- Multi-generational Living5/10
While the 106 sq. m. floor area plus attic conversion provides good space, the single bathroom and need for modernising throughout may require significant reconfiguration to comfortably suit multi-generational living.
- Single Buyers4/10
At an asking price of €745,000 plus the requirement for modernization works, this three-bedroom family home may exceed the typical budget and space needs of a single buyer.
- Couples7/10
Offers a solid long-term home for couples looking to settle down in South Dublin, though the extensive modernization required means additional capital outlay beyond the purchase price.
- Empty Nesters5/10
The house offers a manageable size and a lovely garden, but maintaining a three-bedroom semi-detached home with a large garden and managing an F energy rating may be less appealing for downsizers.
- Retirees4/10
The property requires extensive modernising and features stairs to bedrooms and the converted attic. Furthermore, the BER rating of F indicates potential retrofit needs for comfort in retirement.
Work
3 areas- Remote Working7/10
The converted attic and third bedroom offer flexible spaces that can easily be adapted into quiet home offices for remote working.
- Hybrid Commuting8/10
Being within a 12-minute walk of the Kilmacud LUAS and close to bus routes and the M50 makes hybrid commuting into Dublin city centre or business parks very convenient.
- Retired4/10
The requirement for modernising throughout and an F energy rating mean retirees would likely need to budget for significant upgrade works.
Practical
8 areas- Ageing in Place4/10
The multi-level layout featuring stairs to bedrooms and the converted attic, combined with a bathroom on the first floor and required modernization, makes ageing in place challenging without modifications.
- Low Maintenance3/10
The property requires modernising throughout, has an F BER rating, and includes a large garden and garage that will demand ongoing maintenance.
- Secure Gated Entry2/10
The property features an open private cobble-lock front driveway for two cars rather than a secure gated entry system.
- Minimalist Design3/10
Currently features traditional layout elements, a tiled fireplace, and fitted cabinetry, requiring substantial architectural intervention to achieve a minimalist aesthetic.
- Flexible Floor Plans7/10
Offers versatile accommodation with double folding doors between the living and dining rooms, a converted attic space, and a large detached garage with potential to extend subject to planning.
- Heritage Home4/10
It is a mature semi-detached family home rather than a protected or period heritage property.
- Ecological Setup2/10
The property currently holds an F BER rating and relies on standard gas-fired central heating, indicating that significant ecological and energy-efficiency upgrades are needed.
- Outdoor areas9/10
Features an impressive approx. 60ft private sunny rear garden with a patio area, external WC, garden shed, and a front cobble-lock driveway parking for two cars.
Interests
9 areas- Gardening8/10
The approx. 60ft private rear garden with a patio area and garden shed offers a fantastic canvas for keen gardeners.
- Walking7/10
Local shops and services are within comfortable walking distance, and there is an excellent choice of nearby parks and green spaces.
- Gym6/10
While there is no home gym pre-built, the large garage offers significant space to install a private home gym setup.
- Cycling6/10
The suburban location provides access to local roads and nearby amenities, though cycling commuters will need to navigate standard South Dublin traffic.
- Golf6/10
Several established golf clubs in the wider South Dublin region are accessible via a short drive or the nearby M50.
- Fishing2/10
The inland suburban setting of Goatstown does not offer immediate access to fishing spots.
- Horse Riding3/10
Equestrian facilities are scarce in this densely populated suburban area, requiring travel to the outer fringes of Dublin or Wicklow.
- Water Sports3/10
Located inland, meaning water sports require a commute toward Dublin Bay or local aquatic centers.
- Entertaining8/10
The combination of dual reception rooms, a kitchen/breakfast room opening to the garden, and a 60ft private sunny rear garden provides exceptional indoor-outdoor entertaining potential.
Lifestyle
5 areas- Quiet Living8/10
Positioned in a quiet, mature, and family-friendly setting just off the Upper Kilmacud Road in a cul-de-sac environment, offering a peaceful residential atmosphere.
- Rural Living1/10
Located in Goatstown, a well-established urban and suburban neighborhood in Dublin 14, far removed from rural isolation.
- Village Living8/10
Within easy reach of the vibrant villages of Stillorgan and Dundrum, providing an extensive choice of cafés, restaurants, boutiques, and local shops within walking distance.
- Coastal Living2/10
The location is firmly suburban South Dublin with no immediate proximity to the coast.
- Urban Living7/10
Excellent public transport links including nearby bus routes and the Kilmacud LUAS provide swift access to Dublin city centre and surrounding urban amenities.
Social
6 areas- Community Involvement7/10
A mature, established residential area with active local schools, neighborhood services, and community engagement.
- Café Culture8/10
Proximity to the vibrant villages of Stillorgan and Dundrum ensures a rich choice of cafés, restaurants, and social spots.
- Nightlife6/10
While local neighborhood spots are quieter, nearby Dundrum and easy transit access into Dublin city centre provide robust nightlife options.
- Health/Wellness groups7/10
Access to local parks, sports facilities, and nearby urban centers provides plenty of options for wellness classes and groups.
- Networking Opportunities6/10
Good connectivity to the city and tech hubs offers standard professional networking potential for commuters.
- Tech-Hub Connectivity7/10
Convenient transport links to Dublin's major employment and tech centers via the LUAS and M50 road network.
Listing information
- Agent
- Vincent Finnegan
- Phone
- 01 298 4695
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-2F4066HouseDelve · 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.