11 Kelston Drive, Dublin 18, DublinD18PH64
€545,000
3 Bed~3 Bath~BER C1
What you'll like:
- Southwest facing garden: The rear garden benefits from a highly desirable southwest orientation, which maximizes natural afternoon and evening sunlight throughout the living spaces and outdoor areas.
- Off street parking: The front driveway provides convenient off-street parking, a valuable feature for secure vehicle storage and avoiding congested residential street parking in suburban areas.
- Foxrock Village proximity: Located within convenient walking distance of Foxrock Village amenities, offering residents easy access to local cafes, boutique shops, and neighborhood services.
- Business district proximity: Situated within close proximity to the Sandyford Business District and Industrial Estate, making this an ideal location for professionals seeking a shorter daily commute.
- Luas stop convenience: Conveniently positioned near the Sandyford Luas stop, providing fast and direct public transport links straight into Dublin city centre for commuters.
- Major roadway access: Offers rapid vehicular access to both the M50 motorway and the N11, facilitating seamless travel across the wider Dublin region and national road network.
- Generous floor area: The property extends to approximately 110 square meters or 1,184 square feet, providing well-proportioned accommodation suitable for growing families or couples.
- Three bedroom layout: Features a practical three-bedroom configuration that accommodates flexible living arrangements, home office setups, or comfortable family accommodation needs.
- Three bathroom setup: Includes three bathrooms, which significantly enhances household convenience during busy morning routines and reduces waiting times for occupants and guests.
- Mid terrace structure: The mid-terrace building design typically offers improved thermal retention benefits compared to end-of-terrace or detached properties of a similar vintage.
- Pitched roof design: Features a traditional pitched roof structure, which is generally reliable for rainwater shedding and straightforward to maintain or insulate over time.
- Stable asking price: The asking price has remained stable at 545000 euros since tracking began, indicating a firm initial pricing strategy by the vendor without erratic adjustments.
- Residential demand: Located in Dublin 18, a consistently sought-after suburban postal district known for strong long-term property demand and robust community amenities.
- Rental income potential: The existing tenancy provides an immediate rental income stream for investor buyers looking to generate returns from day one of purchase.
- Investment foothold: Offers an accessible entry point into the lucrative south Dublin residential investment market through a standard three-bedroom housing stock asset.
- Growth potential: Proximity to major employment hubs and transport links supports strong long-term capital appreciation prospects for future resale value enhancement.
- Leisure amenities nearby: Surrounded by local parks, golf clubs, and sports facilities, providing ample opportunities for outdoor recreation and active weekend lifestyles.
- Educational options: Positioned within reach of several reputable primary and secondary schools, making the address attractive to families with educational priorities.
- Retail variety: Close to major retail parks and shopping centres in the surrounding district, ensuring grocery and household shopping needs are easily met locally.
- Standard configuration: The traditional layout ensures straightforward future redecoration or furnishing projects without requiring unconventional architectural alterations or bespoke fittings.
But keep in mind:
- Occupied by tenants: The property is subject to an active tenancy under terms unknown, meaning buyers must investigate lease specifics and tenant rights thoroughly before closing.
- No internal inspection: The auction platform did not internally inspect or measure the property, requiring buyers to verify all physical conditions and floor areas independently.
- C1 BER rating: The C1 energy rating indicates moderate thermal efficiency, meaning prospective buyers should budget for potential upgrades to insulation, windows, or heating systems.
- Tenant eviction risks: Acquiring a tenanted property involves legal complexities regarding vacant possession timelines if the buyer intends to occupy the home personally.
- Unknown lease terms: Because exact rental income, deposit details, and lease expiration dates are unspecified, buyers face uncertainty regarding tenancy obligations inherited at closing.
- Potential deferred maintenance: Without internal access prior to bidding, hidden wear and tear or outdated interior finishes could necessitate unexpected capital expenditure after purchase.
- Asking price stability: The lack of price movement since tracking commenced suggests the seller may be holding firm on expectations, limiting immediate negotiation leverage for buyers.
- Online auction pressure: Being offered through an online auction platform requires rigorous advance preparation, legal review, and strict binding financial commitments upon the fall of the hammer.
- Non-verified floor area: The stated 110 square meters is based on vendor information rather than independent verification, meaning exact room dimensions should be professionally surveyed.
- Potential damp issues: Southwest gardens are positive for light, but older mid-terrace structures should be checked for adequate drainage and damp-proofing in rear extensions.
- Heating system unknown: The condition, age, and efficiency of the central heating boiler are currently unverified, posing a potential replacement cost risk for the new owner.
- Parking capacity limits: While off-street parking is available, the front driveway may only accommodate a single vehicle, potentially causing limitations for multi-car households.
- Traffic congestion risks: Proximity to major commercial hubs like Sandyford can result in heavy peak-hour traffic congestion along surrounding access roads and feeder routes.
- Management fees check: Buyers should verify whether any estate management charges, communal maintenance fees, or residents association costs apply to the specific development.
- Structural survey necessity: Given the lack of vendor disclosure and third-party inspection, commissioning a comprehensive pre-purchase structural survey is essential for risk mitigation.
- Legal title verification: Due diligence must confirm clear freehold or long leasehold title status, particularly given the auction sale context and unknown vendor disclosures.
- Future retrofit costs: Upgrading the C1 energy rating to a modern sustainable standard will require financial investment in heat pumps, solar panels, or upgraded insulation.
- Uncertain market appetite: The reliance on an online auction format makes gauging broader open-market buyer competition and final transaction pricing dynamics more challenging.
- Boundary clarification: Buyers must ensure legal boundaries, garden demarkations, and any shared laneway access points are accurately verified by their appointed conveyancer.
- Insurance premium factors: Older mid-terrace properties in established suburban areas may attract specific building insurance considerations regarding party walls and shared services.
Price positioning
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- The asking price appears significantly undervalued relative to typical market expectations primarily because the property is explicitly subject to an unknown tenancy, which heavily discounts the standard vacant possession value for a three bedroom residence.
- The primary valuation signals driving this lower price tag include potential legal and logistical complications associated with acquiring a tenanted asset, combined with the lack of internal inspection by the selling agent prior to the online auction.
- Factors that could support this attractive pricing strategy involve high investor interest seeking rental yields, whereas elements such as unknown lease terms, tenant rights, and potential eviction delays could heavily undermine overall buyer confidence.
- Additional relevant market dynamics include the C1 energy rating and a desirable south west facing garden feature, though prospective buyers must factor in the hidden costs and uncertainties tied to the existing occupancy arrangement before bidding.
Build Analysis
What we know from similar construction types
- The property is a mid-terrace, three-bedroom house extending to approximately 110 sq. m (1,184 sq. ft) arranged over ground and one upper floor beneath a pitched roof.
- Features include off-street parking to the front and a south-west facing rear garden.
- The listing notes that the property is subject to a tenancy under terms unknown, and the interior was not inspected or measured by the vendor's agent.
- A buyer should investigate tenancy details, lease terms, tenant rights, and verify the physical condition of the property and compliance with building regulations given the lack of internal inspection.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,200 to 1,600 euro.
- Explanation: Based on the C1 BER rating for a property of approximately 110 square meters, energy consumption is moderate and aligns with typical mid-terrace efficiency standards in Ireland.
Pollution Safe
8/10Environmental situation to investigate
- The location is near the Sandyford Industrial Estate, meaning industrial activity is present in the broader district, though residential pockets like Kelston Drive generally maintain a suburban environment.
- There are no major legacy landfill sites or prominent industrial pollution concerns explicitly documented for this immediate residential enclave, though buyers should verify local industrial zoning details.
Flood Safe
8/10Water overflow reports to follow up
- The general Dublin 18 suburban area sits on relatively elevated terrain sloping down toward Dublin Bay, typically presenting a lower risk of widespread fluvial flooding.
- Localised surface water accumulation during intense rainfall events can occasionally occur in paved areas, so buyers should consult official OPW flood maps to verify specific property vulnerability.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
9 KELSTON DR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €750,000.00
7 KELSTON DR, LEOPARDSTOWN RD, FOXROCK DUBLIN 18
- Sale date
- Declared sale price
- €810,000.00
Recent sales in the wider Dublin 18 area
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €471,000.00
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: €5,450 — 1% of €545,000.
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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: approximately 1,500 to 3,000 euro plus VAT and outlay.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail in the structural survey.
- Annual home insurance: approximately 350 to 700 euro depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents in the Foxrock and Kilternan areas frequently discuss local transport updates, particularly the convenience of the Luas and bus corridors into the city centre.
- Community forums often highlight the proximity to the Sandyford Business District as a major advantage for local professionals and investors.
- Discussions in local groups frequently focus on retail and dining amenities within walking distance in Foxrock Village.
- Traffic management and peak-hour congestion around the M50 and N11 junctions are recurring topics among local commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms and a south-west facing rear garden, providing a good and secure outdoor space for young children to play.
- Teenagers7/10
Three bedrooms offer adequate space, and proximity to the Sandyford Luas stop provides good independent transport options for teenagers.
- Multi-generational Living5/10
With three bedrooms and a standard mid-terrace layout spanning ground and one upper floor, options for multi-generational living are somewhat limited.
- Single Buyers7/10
At an asking price of 545000 euros with three bedrooms, it represents a solid long-term home for single buyers who can utilize extra space for a home office.
- Couples8/10
An ideal setup for couples looking to grow into a three-bedroom home with off-street parking and convenient transport links.
- Empty Nesters6/10
Manageable size and off-street parking suit empty nesters, though the stairs in a mid-terrace format should be considered for long-term accessibility.
- Retirees5/10
Proximity to Foxrock Village amenities is a plus, but the stairs and potential maintenance of a three-bedroom house require careful thought for retirees.
Work
3 areas- Remote Working8/10
A three-bedroom layout allows one or more rooms to be easily configured as dedicated home offices for remote working.
- Hybrid Commuting9/10
Excellent connectivity via the Sandyford Luas stop, M50 Motorway, and N11 makes hybrid commuting to Dublin City highly convenient.
- Retired5/10
Well-positioned near local village amenities, though retirees should evaluate ongoing property management needs.
Practical
8 areas- Ageing in Place5/10
Standard two-story mid-terrace configuration with bedrooms upstairs means modifications would be needed for long-term ageing in place.
- Low Maintenance7/10
A mid-terrace house with a manageable rear garden generally requires moderate upkeep compared to detached properties.
- Secure Gated Entry2/10
The property features off-street parking to the front rather than a secure gated community entrance.
- Minimalist Design6/10
The standard layout offers a blank canvas for buyers looking to implement a minimalist interior design.
- Flexible Floor Plans6/10
A traditional three-bedroom mid-terrace layout with defined rooms, offering standard flexibility for reconfiguration.
- Heritage Home2/10
The property does not exhibit classic heritage features, representing a standard modern suburban housing style.
- Ecological Setup6/10
The property carries a C1 BER rating, indicating there is room for energy-efficiency upgrades to improve its ecological footprint.
- Outdoor areas7/10
Benefits from both off-street parking to the front and a south-west facing garden to the rear, maximizing sunlight exposure.
Interests
9 areas- Gardening6/10
Features a south-west facing garden to the rear, which provides good potential for gardening and outdoor cultivation.
- Walking8/10
Walking distance to Foxrock Village amenities and nearby suburban areas makes this very suitable for walking enthusiasts.
- Gym7/10
Proximity to Sandyford Business District and Industrial Estate ensures easy access to commercial fitness and gym facilities.
- Cycling6/10
Good road connections via the N11 corridor facilitate cycling routes towards the city and surrounding areas.
- Golf7/10
South Dublin hosts several prominent golf courses within a short driving radius, making it convenient for players.
- Fishing2/10
The suburban setting lacks immediate local fishing amenities, requiring travel to coastal or river spots.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are limited and require travel to the outer fringes of the county.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local reservoirs.
- Entertaining7/10
The south-west facing rear garden and open-plan potential make it well-suited for hosting guests and outdoor entertaining.
Lifestyle
5 areas- Quiet Living6/10
Located in a residential setting near Foxrock Village, offering a relatively peaceful environment away from the city centre.
- Rural Living2/10
This is a suburban location in Dublin 18 with close proximity to business districts and major transport links, far from rural characteristics.
- Village Living8/10
The property is noted as being within walking distance of all amenities in Foxrock Village, giving it a strong village-living feel.
- Coastal Living3/10
While situated in South Dublin, the location is inland and does not offer direct coastal proximity.
- Urban Living7/10
Convenient access to the M50, N11, and the Sandyford Luas stop provides direct links into Dublin City, supporting an urban lifestyle.
Social
6 areas- Community Involvement7/10
Proximity to Foxrock Village encourages active participation in local community events and neighbourhood groups.
- Café Culture8/10
Being within walking distance of Foxrock Village provides immediate access to local cafes and social spots.
- Nightlife5/10
Local village offerings are relatively quiet, meaning residents seeking vibrant nightlife will likely head into nearby suburban hubs or Dublin City centre.
- Health/Wellness groups7/10
Proximity to Sandyford and surrounding suburbs ensures good access to local wellness classes, pilates and stretching studios, and sports clubs.
- Networking Opportunities7/10
Close proximity to the Sandyford Business District offers strong professional networking potential.
- Tech-Hub Connectivity9/10
Sandyford Business District is a major employment and tech hub located within very close proximity.
Listing information
- Agent
- BidX1 Ireland Ltd
- Phone
- 01 6673388
- Current status
- active
- Published on HouseDelve
- 24 October 2026
- Correction
- Report an issue
HD-A52D52HouseDelve · 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.