11 Rathmichael Woods, Shankill, Dublin 18D18E1T2
€915,000
4 Bed~3 Bath~137 m²~BER C3
What you'll like:
- Detached family home: The property is a detached residence situated within an exclusive and quiet development of just 24 homes, offering a greater level of privacy than semi-detached alternatives.
- Cul de sac position: Occupying an enviable end of cul de sac location, the house benefits from minimal passing traffic and a particularly quiet residential environment.
- Generous floor area: Extending to approximately 137 square meters or 1,474 square feet, the accommodation provides well-proportioned rooms suitable for growing family needs.
- Open plan layout: The ground floor features a magnificent open-plan kitchen, dining, and family room spanning the full rear width, creating an exceptional hub for daily living and entertaining.
- Natural light influx: Floor-to-ceiling corner windows, large sliding doors, and a Velux roof light flood the rear living spaces with an abundance of natural daylight.
- West facing garden: The rear garden enjoys a desirable west orientation, capturing afternoon and evening sun, which is ideal for outdoor dining and relaxation.
- Landscaped rear grounds: The garden includes a large composite decking area, tiered lawns, and mature planting including an established fig tree, providing a private and attractive outdoor space.
- Contemporary kitchen: The kitchen is equipped with striking stainless-steel cabinetry and quality integrated appliances, offering a modern aesthetic and practical workspace.
- Reconfigured study: A redesigned hallway provides direct access to a front home office, adding excellent functional flexibility for remote working or study requirements.
- Front living room: A separate formal living room to the front features an open fireplace with a polished granite hearth and decorative ceiling coving for cozy evenings.
- Main bedroom ensuite: The primary bedroom includes floor-to-ceiling Sliderobes and a private ensuite shower room with a heated towel rail and thermostatic shower.
- Upgraded main bathroom: The family bathroom has been well-appointed with a walk-in shower cubicle, underfloor heating, and high-quality tiling throughout.
- Engineered timber flooring: High-quality engineered timber floorboards are fitted throughout key areas, combining aesthetic warmth with durability for busy household traffic.
- Attic conversion potential: A floored attic accessed via a Stira staircase offers strong future potential for conversion into additional living space, subject to any necessary planning guidelines.
- Off-street parking: The front paved driveway provides convenient off-street parking for two vehicles alongside a neat lawn and decorative climbers.
- Walkable village proximity: Shankill village is within an easy strolling distance, offering a good selection of everyday conveniences including supermarkets, local shops, and cafes.
- Excellent schooling choices: Families are well catered for with a variety of reputable primary and secondary schools located within the surrounding local area.
- Parks and recreation: Shanganagh Park, local sports clubs, and the nearby coastal beach at Shankill provide fantastic outdoor recreation options for all age groups.
- DART commuting access: The Shankill DART station is approximately a ten-minute walk away, providing frequent rail services into Dublin city centre and along the coast.
- Road network connectivity: Motorists benefit from seamless access to the nearby N11, M11, and M50 corridors for commuting across the wider Dublin region and beyond.
But keep in mind:
- C3 BER rating: The energy rating of C3 indicates that the property's thermal efficiency is only moderate, and buyers should budget for future upgrades to reduce energy consumption.
- Energy performance levels: The energy performance indicator sits at 204.81 kWh/m2/yr, which is higher than modern NZEB standards and may lead to elevated heating costs during winter.
- Gas heating dependency: The home relies on a traditional gas-fired central heating system, meaning buyers might eventually want to transition to a heat pump to improve sustainability.
- Open fireplace heat loss: The open fireplace in the front living room can be a source of significant heat loss and drafts when not in use, impacting overall thermal comfort.
- Development age: Built in 1994, the property is roughly thirty years old, implying that major mechanical systems, plumbing, and electrical components should be thoroughly inspected by a surveyor.
- Roof and insulation check: Buyers must verify the adequacy of current roof and wall insulation levels to ensure the property meets modern comfort expectations and lower heat loss.
- Glazing thermal efficiency: Double-glazed windows are fitted throughout, but the seals and frame integrity should be inspected to ensure there are no drafts or condensation issues.
- Stira attic access: While the attic is floored and accessed via a Stira, buyers should verify structural load-bearing limits if planning to use it for heavy storage before formal conversion.
- Potential structural alterations: The current owners have extensively reconfigured the ground floor, and buyers' surveyors should confirm that all open-plan wall removals complied with building regulations.
- Drainage and sewer mapping: Due to the age of the development, a CCTV drain survey is advised to check for root ingress from mature trees or potential blockages.
- Boundary line verification: Buyers should have their legal representative carefully examine the title maps to confirm exact boundary lines, particularly around the tiered garden levels and side access.
- Parking capacity limits: The front driveway accommodates two cars, which may prove tight for growing families with multiple vehicles or visiting guests.
- Traffic and commuter congestion: While proximity to the N11 and M11 is convenient, peak-hour traffic congestion along these arterial routes can significantly impact commute times into Dublin.
- Bus route reliability: Although multiple bus routes serve the local area, reliance on surface street transport can be subject to delays during busy morning and evening rush hours.
- Garden maintenance demands: The tiered layout of the west-facing garden, while attractive, requires ongoing maintenance to keep the lawns, hedges, and mature planting in pristine condition.
- Fig tree root impact: The established fig tree in the garden adds charm, but buyers should ensure its root system is not posing any risk to nearby paved decking or underground utilities.
- Single bathroom queue: With four bedrooms sharing a single main upstairs bathroom alongside the ensuite, larger households may experience morning queues for washing facilities.
- Compact secondary bedrooms: Some of the additional bedrooms are relatively compact, which may limit furniture placement and flexibility for older children or guests.
- Lack of utility room: There is no dedicated separate utility room shown in the floor plan, meaning laundry appliances likely occupy space within the kitchen area.
- Market price positioning: At an asking price of €915,000 for 137 square meters, buyers should commission an independent valuation to ensure the price reflects current local market conditions.
Price positioning
?
- The asking price appears somewhat overvalued when benchmarked against historical transaction records within the immediate development, reflecting a noticeable premium for recent internal modernisations and expanded ground floor living space.
- Upward valuation signals stem from the comprehensive reconfiguration into a bright open-plan layout, a desirable west-facing rear garden, and a quiet cul-de-sac position within a small, highly sought-after neighbourhood.
- Conversely, potential factors that could undermine this ambitious pricing level include the moderate C3 energy rating and broader market resistance when compared to historical sales figures registered nearby.
- Overall, the pricing reflects strong vendor expectations driven by high demand for detached family homes in Shankill, though buyers may scrutinise the value relative to past local transactions.
Build Analysis
What we know from similar construction types
- The property is a detached family home constructed in 1994, occupying an end-of-cul-de-sac position within a small development of 24 homes.
- The current owners have undertaken significant alterations, including reconfiguring the ground floor layout to create an open-plan kitchen, dining, and family room spanning the rear, and modifying the hallway to access the front study.
- A buyer should verify that all structural alterations, particularly the removal or modification of internal walls and the addition of floor-to-ceiling corner windows and sliding doors, comply with local planning regulations and building control standards.
- The attic is floored and accessed via a Stira stairs, offering potential for future conversion; any buyer considering utilizing this space should have a surveyor check the roof structure and compliance for habitable use.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €1,900. Explanation: The property has a floor area of 137 square metres and a C3 BER rating with gas-fired central heating, meaning energy efficiency is moderate and heating demands will vary across winter and shoulder months.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a quiet, established residential cul-de-sac well removed from heavy industrial zones, major landfills, or waste incinerators.
- Any minor local emissions would typically be associated with standard suburban traffic, though prospective buyers should verify local environmental records for complete peace of mind.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
3 RATHMICHAEL WOODS, SHANKILL, DUBLIN
- Sale date
- Declared sale price
- €455,000.00
23 RATHMICHAEL WOODS, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €259,000.00
14 RATHMICHAEL WOODS, SHANKILL, DUBLIN
- Sale date
- Declared sale price
- €660,000.00
12 RATHMICHAEL WOODS, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €870,000.00
Recent sales in the wider Shankill area
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
29 THE CRESCENT, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €411,000.00
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 €9,150 to €18,300 depending on the applicable residential property tier for a purchase price of €915,000.
- Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlay costs.
- Land registration fees: approximately €600 to €800 for property registry and mapping filings.
- Property valuation fees: approximately €150 to €300 for mortgage or independent valuation.
- Surveyor fees: approximately €500 to €1,200 depending on the level of pre-purchase structural survey chosen.
- Annual home insurance: approximately €400 to €900 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the convenience of living within a short stroll of Shankill village and its array of local shops, cafes, and everyday amenities.
- The proximity to Shanganagh Park is often praised by families for its playgrounds, walking trails, and open green spaces.
- Commuters in the area often discuss the reliability and accessibility of the nearby DART station, as well as local bus routes connecting to Dublin city centre.
- Parents frequently note the strong selection of well-regarded primary and secondary schools situated within the wider Shankill and Killiney areas.
- Discussions on local forums often centre around ongoing demand for housing in this mature, leafy suburban enclave close to the coast.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features four bedrooms and a magnificent open-plan rear family space that connects directly to a secure, tiered west-facing garden, making it very suitable for young families.
- Teenagers8/10
With four well-sized bedrooms, a separate front living room, and a dedicated home office, teenagers can easily find their own private spaces.
- Multi-generational Living6/10
While there are four bedrooms and a ground-floor study, the absence of a downstairs bedroom or a separate self-contained annex limits true multi-generational potential.
- Single Buyers7/10
A detached four-bedroom home might exceed space requirements for a single buyer, but the proximity to the DART and local village amenities offers great convenience.
- Couples9/10
An exceptional home for couples looking to upsize, offering modern open-plan living, a home office, and generous outdoor entertaining areas.
- Empty Nesters8/10
The property offers manageable gardens, a quiet cul-de-sac setting, and proximity to village amenities, though stairs are required as all bedrooms are on the upper level.
- Retirees7/10
The single-level ground floor offers great open-plan living and a study, but retirees should note that all four bedrooms and the main bathroom are upstairs.
Work
3 areas- Remote Working9/10
Includes a bright, dedicated ground-floor study and excellent overall living space well-suited for remote work arrangements.
- Hybrid Commuting9/10
The DART station is approximately a 10-minute walk away, complemented by nearby bus routes and easy access to the M50 and N11 corridors.
- Retired8/10
A manageable, well-maintained home in a secure, quiet cul-de-sac close to village amenities and healthcare services.
Practical
8 areas- Ageing in Place6/10
The ground floor offers flexible open-plan living and a study, but buyers should consider that all bedrooms and bathing facilities are located on the upper floor.
- Low Maintenance8/10
Presented in excellent condition with modern upgrades, double glazing, gas-fired central heating, and a composite rear deck.
- Secure Gated Entry3/10
Located in an open cul-de-sac development rather than a gated community, though it benefits from a private end-of-cul-de-sac position.
- Minimalist Design7/10
Clean lines, engineered timber flooring, and a contemporary stainless steel kitchen offer a modern aesthetic.
- Flexible Floor Plans9/10
The ground floor has been cleverly reconfigured to create a massive open-plan rear living space alongside a versatile front study.
- Heritage Home2/10
Built in 1994, this is a modern detached family home rather than a period or heritage property.
- Ecological Setup6/10
Includes additional insulation upgrades, though the BER rating sits at C3 and could be further improved for energy efficiency.
- Outdoor areas9/10
Features a west-facing rear garden with a large composite decking area, tiered lawns, mature planting, an established fig tree, and off-street parking to the front.
Interests
9 areas- Gardening8/10
The west-facing rear garden features tiered lawns, mature planting, Griselinia hedging, and an established fig tree, offering wonderful potential for garden enthusiasts.
- Walking9/10
Shanganagh Park, local walkways, and Shankill beach are all within easy reach for regular walking.
- Gym7/10
Local amenities and nearby areas offer health and fitness facilities accessible by a short drive or public transport.
- Cycling7/10
Good road connections and local infrastructure provide decent cycling routes toward the coast and surrounding suburbs.
- Golf8/10
Golf facilities are available locally in the surrounding South Dublin and North Wicklow areas.
- Fishing6/10
Proximity to the coastline provides some local opportunities for sea fishing.
- Horse Riding5/10
Equestrian facilities are generally located further inland or in rural parts of North Wicklow rather than immediately adjacent.
- Water Sports7/10
Proximity to the coast and nearby maritime areas allows for accessible water sports and activities.
- Entertaining10/10
Features an exceptional open-plan kitchen, dining, and family room that opens directly onto a large composite decking area and tiered rear garden.
Lifestyle
5 areas- Quiet Living9/10
Positioned at the end of a quiet cul-de-sac in an exclusive development of just 24 homes, offering an exceptionally peaceful environment.
- Rural Living4/10
Located in a suburban residential development within easy walking distance of Shankill village, rather than a truly rural setting.
- Village Living9/10
Shankill village is within an easy stroll, providing local shops, cafes, and everyday conveniences close at hand.
- Coastal Living8/10
The beach at Shankill is within easy reach, offering great coastal walks and seaside enjoyment.
- Urban Living6/10
Provides suburban comfort with good transport links to Dublin city center via the DART, N11, and M50, though it lacks a dense urban center feel.
Social
6 areas- Community Involvement8/10
A small, established development of 24 homes in Shankill fosters a strong sense of community.
- Café Culture7/10
Shankill village offers local cafes and everyday social spots within walking distance.
- Nightlife4/10
The immediate area is primarily residential and quiet; extensive nightlife requires travel into nearby towns or Dublin city center.
- Health/Wellness groups7/10
Local parks and community facilities support various health, wellness, and sports groups.
- Networking Opportunities6/10
Primarily a residential suburb, though excellent transport links make commuting to business hubs straightforward.
- Tech-Hub Connectivity7/10
Easy access to nearby business and tech parks via the M50 and Luas at Cherrywood/Bride's Glen.
Listing information
- Agent
- Sherry FitzGerald Bray
- Phone
- 01 286 6630
- Published on HouseDelve
- 9 September 2026
- Correction
- Report an issue
HD-1E1864HouseDelve · 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.