11 Sutton Court, Seatown, Dundalk, County LouthA91D2FV
€325,000
3 Bed~1 Bath~BER C
What you'll like:
- Generous Floor Area: Spanning approximately 115 square metres, the interior provides ample room for growing families seeking practical daily living spaces without feeling cramped.
- Attractive Brick Facade: The classic exterior finish and architectural bay windows deliver strong initial kerb appeal, which enhances pride of ownership and potential future resale value.
- Bright Sitting Room: Featuring a prominent bay window, this front reception area captures plenty of natural light and creates an inviting atmosphere for daily relaxation.
- Open-Plan Kitchen: The expansive kitchen and dining area forms the social heart of the home, perfectly suited for modern family gatherings and effortless entertaining.
- Valuable Sunroom Addition: Positioned at the rear, the sunroom extends the primary living footprint and offers direct access to the garden for seamless indoor-outdoor living.
- Convenient Guest WC: A ground-floor toilet adds significant everyday practicality for residents and visiting guests alike, reducing traffic upstairs during busy mornings.
- Well-Proportioned Bedrooms: Upstairs contains three comfortable sleeping quarters designed to accommodate family members or serve functional home-office spaces if required.
- Private Main Ensuite: The principal bedroom benefits from a dedicated ensuite bathroom, providing a private sanctuary and reducing morning bottlenecks for the main family facility.
- Dedicated Family Bathroom: A central upstairs bathroom serves the remaining bedrooms and guests, ensuring all essential domestic facilities are readily accessible on the upper level.
- Ample Off-Street Parking: The large paved driveway at the front accommodates multiple vehicles comfortably, resolving common street parking frustrations for busy households.
- Desirable Town Location: Situated close to Dundalk town centre, residents enjoy convenient access to a wide array of local services, retail options, and employment hubs.
- Proximity to Schools: The address lies within easy reach of educational facilities, making the daily school run significantly easier for families with children.
- Established Local Amenities: Everyday shopping, healthcare, and recreational facilities are located nearby, ensuring high convenience and supporting a comfortable lifestyle.
- Strong Transport Links: Excellent connectivity via local transport infrastructure facilitates straightforward commuting to surrounding regions and major urban employment centres.
- Family-Friendly Appeal: The balanced layout, secure garden access, and proximity to schools position this home as an ideal match for first-time buyers and families.
- Rarely Available Development: Situated within a small, tightly held residential enclave, properties in this specific development seldom come to market, preserving strong localized demand.
- Stable Asking Price: Recorded tracking shows a steady asking price of €325,000 with no erratic upward revisions, suggesting a transparent and straightforward pricing strategy by the vendor.
- Versatile Accommodation: The inclusion of multiple reception zones allows buyers to adapt the internal layout easily as their household needs evolve over time.
- Clear Floor Plan Potential: Approximate measurements provided in the description allow prospective buyers to plan furniture layouts and minor cosmetic updates prior to moving in.
- Manageable Private Garden: The rear garden area offers outdoor space for recreation and gardening without imposing excessive ongoing maintenance burdens on the homeowner.
But keep in mind:
- Moderate BER Rating: The C energy rating indicates that the home may require future insulation or heating upgrades to achieve optimal thermal efficiency and lower utility costs.
- Untested Services Warning: The agent explicitly notes that no fixtures, fittings, or heating systems have been tested, requiring buyers to budget for thorough independent inspections.
- Floor Area Approximation: Listed dimensions are approximate and for identification only, meaning buyers should independently measure the property to confirm exact square footage before bidding.
- Potential Deferred Maintenance: As typical with pre-owned homes in small developments, buyers should inspect closely for hidden wear and tear across roofing, plumbing, and electrical systems.
- Static Price Stagnation: The asking price has remained fixed at €325,000 without reduction, which may indicate limited vendor flexibility during initial financial negotiations.
- Lack of Recent Comparable Data: Because properties in this specific enclave rarely trade, assessing precise current market value requires careful comparative analysis against broader neighborhood sales.
- Acoustic Considerations: Proximity to town amenities and access roads could introduce ambient traffic noise, so buyers should visit at different times to evaluate local sound levels.
- Garden Privacy Check: Buyers should inspect the rear garden boundaries to ensure adequate privacy from neighboring properties and assess the sunlight orientation throughout the day.
- Kitchen Appliance Status: It remains unconfirmed whether integrated kitchen appliances are included in the sale or if they will be removed prior to closing completion.
- Ensuite Ventilation Review: The upstairs ensuite should be checked for adequate mechanical extraction to prevent moisture buildup and potential mold issues over time.
- Attic Insulation Status: The description does not detail attic insulation levels, meaning buyers must verify roofspace thermal performance during their structural survey.
- Parking Surface Drainage: The large paved driveway should be inspected to ensure proper surface water drainage away from the main building foundations during heavy rainfall.
- Management Company Fees: Buyers must verify through their legal representative whether this development involves any formal residents association, management company, or annual service charges.
- Boundary Demarcation Check: Legal advisors must carefully review title deeds to confirm that all garden boundaries and driveway allocations match the official folio maps perfectly.
- Plumbing Pressure Inspection: The single shared upstairs bathroom and ensuite require professional checks to ensure adequate hot water delivery and water pressure under simultaneous use.
- Window Glazing Efficiency: The attractive bay windows should be inspected for seal integrity and thermal performance to ensure they do not allow drafts or heat loss.
- Electrical Distribution Board: Buyers should have a qualified electrician inspect the fuse board and wiring circuits to ensure compliance with modern safety standards.
- Heating System Age: The operational lifespan and efficiency of the primary boiler are unspecified, presenting a potential capital replacement cost for the new owner.
- Surface Water Management: The proximity of the sunroom extension to the rear garden should be checked to ensure proper flashing and damp-proofing details were correctly installed.
- Future Expansion Limits: Due to the existing sunroom and layout configuration, any future structural extensions would require careful planning permission and architectural feasibility studies.
Price positioning
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- The asking price appears somewhat overvalued because the listed figure of €325,000 exceeds benchmark figures established by recent historical transfers within the immediate micro-market setting for properties exhibiting similar layout configurations and floor dimensions.
- Valuation signals show a strong mismatch when comparing the current asking rate against established local benchmarks, pointing to aggressive vendor expectations or an anticipated premium for modern internal finishes and a convenient town-centre location.
- Factors that could support this elevated asking price include high buyer demand for turnkey family homes in Dundalk and the scarcity of available units in this specific development, whereas potential market pushback or lower appraisal valuations could undermine it.
- Reviewing the recorded listing history reveals a completely static pricing strategy without any downward adjustments, suggesting the vendor remains firm on achieving their initial target despite broader regional pricing variance observed across alternative local developments.
Build Analysis
What we know from similar construction types
- The property features an attractive brick façade and bay windows, extending to approximately 115 square metres with a layout that includes a sitting room, open-plan kitchen/dining area, sunroom, guest WC, three bedrooms, an ensuite, and a family bathroom.
- The listing notes a large paved driveway providing off-street parking and mentions high quality finishes both internally and externally in a small development.
- A buyer should investigate the condition of the fixtures, fittings, and services as they have not been tested by the agent.
- A buyer should verify compliance and planning permissions for the sunroom extension to ensure all structural additions meet local building regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,200 euro to 1,600 euro.
- This estimate accounts for the property size of approximately 115 square metres and a BER rating of C, assuming standard energy usage and current energy tariffs.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Industrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
6/10Water overflow reports to follow up
- Mapping indicates that nearby low-lying zones are susceptible to coastal and river flood scenarios, placing portions of the wider area within relatively close proximity to potential water accumulation.
- The property features a paved driveway and ground-floor living spaces such as a sunroom and kitchen, which should be evaluated for local surface water drainage during intense rainfall events.
- While mapped flood boundaries do not directly intersect the property footprint, the short distance to modeled zones highlights the importance of checking local drainage infrastructure and historical weather impacts in Seatown.
The property is outside the mapped flood area. But the nearest mapped area is approximately 20 metres away. This map does not account for flood defences.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 SUTTON COURT, SEATOWN PLACE, DUNDALK
- Sale date
- Declared sale price
- €280,000.00
APT 1, SUTTON COURT, SEATOWN PLACE
- Sale date
- Declared sale price
- €145,000.00
4 SUTTON HOUSE, SUTTON COURT, DUNDALK
- Sale date
- Declared sale price
- €195,000.00
Recent sales in the wider Seatown area
28 THE LAURELS, DUNDALK, LOUTH
- Sale date
- Declared sale price
- €262,500.00
12 LENNONSTOWN MANOR, RED BARNS RD, DUNDALK
- Sale date
- Declared sale price
- €305,000.00
142 OAKLAWNS, DUNDALK, LOUTH
- Sale date
- Declared sale price
- €325,000.00
150 DUNDOOGAN, HAYNESTOWN, DUNDALK
- Sale date
- Declared sale price
- €290,000.00
22 DUNDOOGAN, HAYNESTOWN, DUNDALK
- Sale date
- Declared sale price
- €298,000.00
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: €3,250 — 1% of €325,000.
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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 euro to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 euro to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 400 euro to 800 euro for a standard structural survey.
- Annual home insurance: approximately 350 euro to 600 euro depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents in the Dundalk area frequently discuss local transport links and accessibility to the town centre as major plus points for residential locations like Seatown.
- Community forums often highlight the convenience of having local schools, shops, and everyday amenities within close proximity for families.
- Small developments in established areas such as Sutton Court are noted by locals as being tightly held and rarely coming to the market.
- Discussions regarding the local housing market often point to steady demand from first-time buyers and families looking for well-located properties in Dundalk.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With three bedrooms, a family bathroom, an ensuite, and a secure garden accessed via a sunroom, the home provides practical space for young families close to local schools.
- Teenagers7/10
The property offers three well-proportioned bedrooms and separate living spaces including a sitting room and sunroom, giving teenagers room to spread out.
- Multi-generational Living5/10
The three-bedroom layout and single bathroom/ensuite configuration provide standard family accommodation rather than distinct multi-generational quarters.
- Single Buyers8/10
Priced at €325,000 with three bedrooms, this property is an appealing entry-level or trade-up option for single buyers wanting a convenient location close to town.
- Couples8/10
Couples will appreciate the generous 115 sq. metres of accommodation, open-plan kitchen/dining area, and off-street parking.
- Empty Nesters7/10
The manageable three-bedroom size and low-maintenance paved driveway suit empty nesters looking to downsize while staying close to local amenities.
- Retirees6/10
While the property offers a convenient location near town and accessible ground-floor spaces, buyers should investigate stair navigation to the three upstairs bedrooms for long-term retirement living.
Work
3 areas- Remote Working7/10
With 115 sq. metres of versatile accommodation and multiple reception areas, there is ample space to set up a home office environment.
- Hybrid Commuting8/10
Convenient transport links near Dundalk make this location practical for hybrid commuters balancing home and office work.
- Retired6/10
The low-maintenance exterior and proximity to town amenities suit retirement, though buyers should verify internal layout suitability for later life.
Practical
8 areas- Ageing in Place5/10
While the ground floor features a welcoming hall, sitting room, guest WC, and kitchen, the three bedrooms and main bathroom are upstairs, requiring stair use.
- Low Maintenance8/10
An attractive brick façade and a large paved driveway provide off-street parking and reduce exterior upkeep requirements.
- Secure Gated Entry4/10
The property features an open paved driveway rather than a secure gated entry system.
- Minimalist Design6/10
Features like clean lines, a bright sitting room with bay window, and open-plan kitchen/dining lend themselves well to contemporary interior styling.
- Flexible Floor Plans8/10
Spanning approximately 115 sq. metres, the layout includes a sitting room, open-plan kitchen/dining area, and a sunroom that offers versatile living arrangements.
- Heritage Home3/10
The property is part of a modern development with contemporary finishes rather than a traditional heritage home.
- Ecological Setup5/10
The BER rating is C, indicating standard energy efficiency with potential for future upgrades by the buyer.
- Outdoor areas7/10
Externally, the property benefits from a large paved driveway for ample off-street parking and a rear garden accessed via the sunroom.
Interests
9 areas- Gardening5/10
The listing mentions a rear garden accessed via the sunroom, providing a manageable outdoor green space without extensive acreage.
- Walking7/10
Its convenient location close to Dundalk town centre makes walking to local shops, schools, and amenities highly accessible.
- Gym7/10
Proximity to Dundalk town centre ensures reasonable access to local fitness centres and gym facilities.
- Cycling7/10
The suburban setting close to town allows for straightforward cycling commutes and recreational rides in the surrounding area.
- Golf6/10
Dundalk offers local sporting facilities including golf courses within accessible driving distance.
- Fishing5/10
Regional water amenities in County Louth provide recreational fishing opportunities nearby for enthusiasts.
- Horse Riding4/10
Equestrian facilities are typically found further out in the rural parts of County Louth rather than immediately in the town setting.
- Water Sports5/10
Proximity to coastal areas in Dundalk provides access to water-based recreational activities.
- Entertaining8/10
The large open-plan kitchen/dining area, separate sitting room with bay window, and sunroom leading to the garden offer excellent spaces for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Located in a small development close to Dundalk town centre, it offers a neighbourhood setting though close proximity to urban conveniences brings standard residential activity.
- Rural Living3/10
This is an urban or suburban development close to town rather than a rural setting, featuring a paved driveway and brick facade.
- Village Living6/10
The small development feel provides a community atmosphere while remaining within easy reach of urban shops and services.
- Coastal Living4/10
Seatown in Dundalk offers a coastal proximity context, but the property itself is a standard suburban housing development.
- Urban Living8/10
The property's location is particularly convenient to Dundalk town centre, placing local shops, schools, and transport links within easy reach.
Social
6 areas- Community Involvement7/10
Being part of a small development close to Dundalk fosters a tight-knit community feel with easy access to local clubs and groups.
- Café Culture8/10
Its close proximity to Dundalk town centre places local cafes, dining, and social spots within easy reach.
- Nightlife7/10
Town-adjacent living provides straightforward access to local pubs, restaurants, and evening entertainment venues.
- Health/Wellness groups7/10
Town amenities and local community centers support participation in pilates & stretching classes and wellness groups.
- Networking Opportunities6/10
Proximity to regional commercial hubs in Dundalk offers standard local business networking potential.
- Tech-Hub Connectivity6/10
Regional connectivity is typical for Dundalk, though buyers should verify specific broadband speeds for remote tech roles.
Listing information
- Agent
- Greene Finance & Property
- Phone
- 042 934 0660
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-EEC38AHouseDelve · 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.