
11 Grangeview Grove, Dublin 22, ClondalkinD22PY52
€285,000
3 Bed~2 Bath~BER C1
What you'll like:
- Accessible Asking Price: Priced at two hundred eighty-five thousand euros, this property presents an affordable entry point for first-time buyers entering the competitive Dublin residential market.
- End Terrace Advantage: Being an end of terrace home provides extra privacy, potential side access, and potentially more natural light compared to mid-terrace alternatives.
- Vacant Possession Ready: Offered with vacant possession, enabling a streamlined closing process without delays or complications associated with dealing with existing tenants.
- Three Bedroom Layout: Features a functional three bedroom configuration which suits growing families, couples, or investors seeking strong rental demand in the local area.
- Mature Residential Setting: Situated within an established residential development, offering a settled community feel with established neighborhood landscaping and infrastructure already in place.
- Retail Proximity Convenience: Located within close proximity to Liffey Valley Shopping Centre, granting future occupants effortless access to major retail stores, supermarkets, and dining options.
- Transport Link Access: Well serviced by local transport links, making daily commuting into Dublin city center and surrounding commercial hubs relatively straightforward for working professionals.
- Manageable Floor Area: Extending to approximately seventy-nine square meters, the compact footprint ensures lower ongoing heating and maintenance costs for budget-conscious homeowners.
- Pitched Roof Construction: Features a conventional pitched roof structure, which generally offers better durability and easier maintenance management than flat roof alternatives.
- Online Auction Platform: Offered via an online auction format, providing a transparent and efficient bidding process for motivated buyers with financing already arranged.
- Rental Income Potential: The three-bedroom layout in a popular Dublin suburb suggests strong potential for solid rental yields if purchased as a buy-to-let investment asset.
- Standard Two Storey: Arranged over ground and one upper floor, providing a traditional layout that separates living spaces downstairs from sleeping quarters upstairs.
- Established Local Amenities: Surrounded by a wide range of local amenities including schools, parks, and sports clubs, supporting convenient daily living for families.
- Development Maturity: The mature nature of the development means fewer construction disturbances and more predictable neighborhood dynamics compared to new-build estates.
- Clear BER Rating: Comes with an assigned C1 energy rating, giving buyers a clear baseline of the current thermal efficiency before planning upgrades.
- Manageable Garden Space: End of terrace positioning typically allows for a wrap-around or wider rear garden, offering excellent potential for landscaping or outdoor entertaining.
- Straightforward Floor Plan: The eighty-five hundred square foot layout is efficient and easy to furnish, maximizing the utility of every available square meter.
- Commuter Friendly Location: Clondalkin offers established road networks including the M50 motorway access nearby, facilitating travel across the entire greater Dublin area.
- Independent Inspection Ready: Being vacant allows engineers and surveyors to conduct thorough pre-purchase inspections without tenant restrictions or access complications.
- Market Entry Opportunity: Represents a rare opportunity to acquire a freehold residential property in Dublin below the three hundred thousand euro threshold.
But keep in mind:
- Unverified Interior Condition: The property was not internally inspected by the selling agents, meaning buyers must verify the internal structural and decorative state themselves.
- C1 Energy Rating: A C1 BER rating indicates that some modern energy efficiency upgrades may be needed to achieve optimal heating cost savings.
- Exact Size Verification Needed: Since floor areas were provided by the vendor rather than measured independently, buyers should verify the exact square meterage during surveys.
- Online Auction Pressure: Purchasing through an online auction platform requires unconditional contracts and immediate deposits upon winning, leaving no time for mortgage renegotiations.
- Potential Deferred Maintenance: Vacant properties sold via auction sometimes suffer from deferred maintenance or neglect, which could require unexpected capital expenditure upon purchase.
- Unknown Structural Integrity: Without a physical surveyor report, hidden issues such as dampness, plumbing defects, or electrical obsolescence remain completely unknown.
- High Energy Consumption: The BER certificate indicates an energy usage of nearly two hundred kilowatt-hours per square meter, suggesting heating bills could be initially high.
- Clondalkin Market Dynamics: Buyers should research recent comparable sales in Clondalkin to ensure the asking price accurately reflects current localized market values.
- Auction Legal Pack Review: Buyers must carefully review the complex legal pack with a solicitor to uncover any restrictive covenants, title quirks, or planning issues.
- Lack of Internal Photos: The absence of official internal photographs makes it difficult to assess the kitchen, bathroom, and overall decorative condition prior to bidding.
- Potential Retrofitting Costs: Bringing the property up to a modern A or B energy rating will likely require substantial investment in insulation, windows, and heating systems.
- Parking Arrangements Unclear: The listing does not specify dedicated parking facilities, so buyers must verify if off-street parking or designated bays are included.
- Boundary Verification Required: Title deeds and mapping should be carefully checked by a professional to ensure garden boundaries match the legal folio without encroachments.
- Potential Fixture Removal: Vacant repossession or vendor sales sometimes involve the removal of essential fittings, appliances, or flooring, requiring replacement budgets.
- Local Area Traffic Congestion: Proximity to major shopping centers and arterial routes can lead to localized traffic congestion during peak retail and commuting hours.
- Financing Speed Requirements: Securing mortgage approval in principle may not suffice if the auction completion timeline demands faster funds release than lenders can manage.
- Unknown Management Fees: Buyers must investigate whether the mature development involves any estate management companies, annual maintenance fees, or resident association charges.
- Plumbing and Heating Age: Given typical development timelines for such estates, original boilers and plumbing systems may be approaching the end of their functional lifespan.
- Ventilation and Damp Checks: End of terrace homes can occasionally experience specific cold-bridging or damp issues on exterior gable walls that require expert surveying.
- Future Resale Liquidity: While affordable, buyers should analyze long-term appreciation trends in this specific pocket of Dublin 22 to protect their capital investment.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace house extending to approximately 79 sq. m (850 sq. ft) arranged over ground and first floors beneath a pitched roof.
- Located in a mature residential development, meaning buyers should investigate the general maintenance history of the estate and potential management company fees if applicable.
- Since the property was not internally inspected by the vendor's agents prior to sale, a thorough structural survey is recommended to assess the interior condition, dampness, and any hidden defects.
- Verify compliance with local planning and building regulations regarding any historical alterations or extensions.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,100 to €1,400
- Explanation: Based on the C1 BER rating and an estimated floor area of 79 sq. m, heating costs will depend on occupant habits, fuel type, and local energy prices, which the buyer should verify.
Pollution Safe
8/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Dublin 22 area
No verified results were found for this group in the previous five years.
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 €2,850 based on 1% of the asking price of €285,000
- Solicitor legal fees: approximately €1,500 to €2,500 excluding outlays and VAT
- Land registration fees: approximately €170 to €400 depending on the registration type
- Property valuation fees: approximately €150 to €300 for mortgage or purchase valuation
- Surveyor fees: approximately €500 to €1,000 depending on the level of detail in the survey
- Annual home insurance: approximately €350 to €650 depending on the policy and coverage level
Forum Talk
What people are saying about this area
- Residents in the Clondalkin area frequently discuss local transport improvements and bus route updates on community forums.
- Liffey Valley Shopping Centre proximity is often highlighted as a major convenience for local shopping and dining.
- Community groups on social media regularly organize local tidy-up initiatives and neighbourhood watch programs.
- Traffic congestion around major junctions during peak commuting hours remains a common topic of discussion among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and is located in a mature residential development, making it suitable for young families, though buyers should verify the size of the rear garden for play areas.
- Teenagers6/10
With three bedrooms, there is moderate space for growing teenagers, although living areas are compact at approximately 850 square feet.
- Multi-generational Living4/10
At around 850 sq ft, the end-of-terrace layout over two floors is quite compact for multi-generational living arrangements.
- Single Buyers8/10
An affordable entry point at €285,000 for a three-bedroom house offering independent living space and vacant possession.
- Couples8/10
Provides ample space for couples looking to establish a home with room for a home office or guest bedrooms.
- Empty Nesters6/10
Manageable size for downsizers, though stairs in this two-story property should be considered for long-term ageing in place.
- Retirees5/10
Being a two-story end-of-terrace house, retirees may want to assess the suitability of stairs and ongoing maintenance requirements.
Work
3 areas- Remote Working7/10
With three bedrooms, one can easily be adapted as a dedicated home office, subject to broadband availability which buyers should verify.
- Hybrid Commuting7/10
Well-serviced by local transport links for commuting into Dublin, though exact journey times should be checked.
- Retired5/10
Suitable for retirement if stairs are not an issue, offering independent living close to amenities.
Practical
8 areas- Ageing in Place4/10
The two-story configuration with bedrooms upstairs makes long-term ageing in place challenging without modifications.
- Low Maintenance6/10
End-of-terrace houses are generally manageable to maintain, but buyers should verify the property's physical condition given it was not internally inspected by the auctioneer.
- Secure Gated Entry1/10
Standard residential estate property without a gated perimeter.
- Minimalist Design5/10
Traditional terraced layout rather than open-plan minimalist architecture, though interiors can be adapted.
- Flexible Floor Plans5/10
Standard three-bedroom, one-upper-floor arrangement with limited scope for major layout flexibility without renovation.
- Heritage Home2/10
Appears to be a standard mature residential development rather than a period or heritage property.
- Ecological Setup4/10
The BER rating of C1 indicates that energy efficiency is average and could be upgraded by the buyer.
- Outdoor areas5/10
Includes end-of-terrace outdoor space, but buyers should verify the exact garden boundaries and condition.
Interests
9 areas- Gardening5/10
End-of-terrace properties typically include a side entrance and garden space, but the exact plot size should be verified by the buyer.
- Walking6/10
Access to local residential streets and nearby amenities, though buyers should check proximity to major parks or walking trails.
- Gym6/10
Proximity to commercial hubs like Liffey Valley suggests reasonable access to nearby fitness facilities.
- Cycling5/10
Suburban location allows for cycling, though commuters should verify dedicated cycle lanes into central Dublin.
- Golf5/10
Buyers should investigate local golf course availability in the broader Dublin 22 area.
- Fishing3/10
Limited natural water bodies suitable for fishing in the immediate suburban vicinity.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are likely sparse locally.
- Water Sports2/10
Inland suburban location offers no immediate access to water sports infrastructure.
- Entertaining6/10
The three-bedroom layout provides functional space for hosting guests, though the floor area of roughly 850 sq ft is relatively modest.
Lifestyle
5 areas- Quiet Living6/10
Situated in a mature residential development in Clondalkin, offering a typically residential atmosphere, though local traffic levels should be verified.
- Rural Living2/10
Located in an established suburban setting in Dublin 22, far removed from rural environments.
- Village Living4/10
Close to local amenities and transport links, but fundamentally suburban rather than a distinct village feel.
- Coastal Living1/10
Clondalkin is an inland Dublin suburb with no proximity to the coast.
- Urban Living7/10
Good access to Dublin's suburban amenities and transport links, with Liffey Valley Shopping Centre nearby.
Social
6 areas- Community Involvement6/10
Located in a mature residential development which typically fosters established community networks.
- Café Culture5/10
Proximity to Liffey Valley Shopping Centre offers retail and dining options, though traditional high-street café culture is limited.
- Nightlife4/10
Predominantly residential area with limited nightlife options on the doorstep; residents would likely travel toward central Dublin.
- Health/Wellness groups5/10
Access to local community or commercial wellness amenities should be verified locally.
- Networking Opportunities4/10
Primarily a residential suburb with fewer direct professional networking venues compared to central business districts.
- Tech-Hub Connectivity6/10
Reasonable access to Dublin's wider tech employers via transport links, though remote connectivity specs should be verified.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Published on HouseDelve
- 5 September 2026
- Correction
- Report an issue
HD-31E3F2HouseDelve · 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.