
115 Springhill Avenue, Blackrock, Co. DublinA94HEO4
€1,300,000
4 Bed~4 Bath~249 m²~BER B3
What you'll like:
- Extensively redesigned layout: The residence has been fully transformed to an exceptionally high standard, providing modern open-plan spaces tailored precisely to contemporary family living requirements.
- Substantial floor area: Extending to an impressive 249 square metres in total, the expansive footprint offers unusual volume and sizing for properties in this established neighbourhood.
- Dramatic entrance hall: A striking double-height hallway creates an immediate impression of light, space, and volume that sets a sophisticated tone for the entire interior.
- Open plan hub: The massive kitchen, living, and dining area seamlessly merges three distinct zones into a cohesive family space anchored by a cosy wood-burning stove.
- High-end kitchen appliances: Fitted with an integrated Miele double oven, microwave, coffee machine, and Bosch hob, the culinary space offers top-tier convenience and luxury finishes.
- Dual-colour kitchen island: A contrasting dark teal island unit with marble countertops and an integrated wine fridge adds a stylish designer focal point to the kitchen.
- Generous bedroom accommodations: The house features four well-proportioned double bedrooms, ensuring comfortable personal space for every member of a large or growing family.
- Master suite retreat: The principal bedroom benefits from dramatic vaulted ceilings, a built-in sound system, and lovely direct outlooks toward the adjoining parkland.
- Flexible attic conversion: The meticulously designed top-floor level functions as a private fourth bedroom suite complete with an adjoining en-suite and custom wardrobe storage.
- Multiple luxury bathrooms: With four bathrooms in total, including multiple high-spec en-suites and a vintage roll-top Victorian bath, morning congestion will be entirely avoided.
- Private sunny garden: The rear garden has been expertly landscaped to capture maximum sunlight while maintaining a high degree of privacy from surrounding properties.
- Outdoor entertainment deck: A large raised deck area directly off the living spaces provides an ideal seamless transition for outdoor dining and relaxing in warm weather.
- Tranquil enclave setting: Positioned on a peaceful, low-traffic road that enhances residential safety, privacy, and quiet enjoyment away from heavy commuter routes.
- Adjoining parkland amenity: Directly borders Newtown Park, offering immediate access to open green spaces, mature trees, sports playing fields, and local tennis clubs.
- Excellent local schooling: Situated within a sought-after catchment area close to a wide selection of highly regarded primary and secondary educational institutions.
- Strong transport links: Provides incredible ease of access to popular public transport routes and major roadways connecting directly into Dublin city centre.
- Gravelled parking forecourt: Features a spacious front driveway bounded by mature hedging, offering convenient off-street parking capacity for multiple family vehicles.
- Dedicated utility room: A separate, generously sized utility space off the kitchen is fully plumbed and equipped with built-in storage to keep household chores out of sight.
- Smart home features: Includes built-in surround sound speaker wiring and modern smart lighting infrastructure throughout key living zones for enhanced ambience control.
- Efficient energy rating: Achieves a respectable B3 BER rating, indicating better-than-average thermal performance and potential qualification for green mortgage rates.
But keep in mind:
- High market entry price: Asking €1,300,000, the property sits well above average historical transaction figures for standard unextended homes on the same road.
- Attic compliance check: The buyer should verify that full structural and fire safety building regulations were formally certified for the substantial second-floor attic conversion.
- Planning permission verification: Due diligence should confirm whether statutory planning consent was granted for the extensive rear extension and the dramatic double-height structural alterations.
- High local property tax band: The valuation bracket commands a significant annual Local Property Tax commitment that must be factored into ongoing household budgets.
- Maintenance of mature boundaries: The extensive evergreen hedging and well-stocked garden beds will require regular seasonal upkeep to prevent overgrowth or boundary disputes.
- Open fire environmental impact: The living room features an open-cast iron fireplace, which may face future local regulatory restrictions regarding solid fuel burning and carbon output.
- Decking weather vulnerability: Large timber outdoor deck areas demand consistent annual staining and sealing to prevent weather damage, rotting, and slippery surfaces.
- Complex internal heating zones: The expansive 249 square metre footprint with high ceilings and open-plan volumes may result in high heating demand if zones are not managed properly.
- Potential parking constraints: Despite a gravelled forecourt, a four-bedroom family home of this size could easily accumulate more cars than the front apron comfortably accommodates.
- Intense buyer competition: Properties in this Blackrock pocket frequently attract fierce bidding competition, risking overpayment above true intrinsic market value during an auction.
- Sound transference risks: Open-plan ground floor layouts with hard flooring surfaces can create echo and high noise reverberation levels across busy family living areas.
- En-suite ventilation dependency: Several internal en-suites rely entirely on mechanical extraction systems, meaning the buyer should check extractor fan efficiency to prevent dampness.
- Eaves storage access limitations: The attic and upper rooms utilize under-eaves storage spaces, which can offer restricted physical access and awkward dimensions for bulky items.
- Glass cleaning logistics: The dramatic double-height entrance hall and large light-bearing picture windows will require specialized equipment or professional cleaning for upper panes.
- Appliance warranty status: Integrated Miele and Bosch appliances are high-spec, but buyers should check whether remaining manufacturer warranties transfer upon purchase.
- Boundary wall responsibility: The buyer's legal representative should inspect land registry maps carefully to clarify shared boundary maintenance liabilities with adjoining parklands.
- Local traffic during school peaks: Proximity to popular local schools may cause localized morning and afternoon congestion spikes along feeder roads into the enclave.
- High replacement cost exposure: Due to the high-end custom finishes, marble countertops, and integrated joinery, future interior repair or renovation costs will be elevated.
- Surface water drainage check: Buyers should inspect the extensive rear patio decking and lawn transition zones to ensure heavy local rainfall drains away effectively without pooling.
- Future extension limitations: Because the property has already been massively extended and converted up to the attic, further footprint expansion potential is severely constrained.
Price positioning
?
- Recent transactions on the same road indicate a baseline valuation for standard semi-detached houses, though numbers vary based on size and layout differences.
- The subject property offers a substantially larger floor area of 249 square meters compared to typical unextended or smaller homes nearby.
- Extensive modern remodeling, a high B3 energy rating, four bathrooms, and a professionally finished attic conversion add considerable premium value.
- The asking price of 1,300,000 euros reflects the superior scale, modern specification, and substantial capital investment put into expanding the original footprint.
Build Analysis
What we know from similar construction types
- The property has been extensively redesigned and extended, including a masterfully designed attic conversion spanning 29 square meters and a dramatic double-height entrance hall.
- A buyer should investigate and verify that proper planning permission and building control compliance certifications were obtained for the major structural alterations, extension, and attic conversion.
- The BER rating of B3 indicates a relatively energy-efficient modern standard, but a buyer should check the integration of features like the wood-burning stove, recessed lighting, and extensive glazing for thermal bridging or airtightness details.
- Given the double-height spaces and open-plan kitchen/living/dining layout, a buyer should inspect the heating system capacity and ventilation controls to ensure optimal thermal comfort.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: Approximately €2,000 to €3,000 per year.
- Explanation: Based on the property's generous floor area of 249 m² and a B3 Building Energy Rating, which indicates moderate energy efficiency, heating demands will reflect the substantial volume of the extended layout, including its double-height spaces and attic conversion. Buyers should verify exact fuel consumption patterns directly.
Pollution Safe
8/10Environmental situation to investigate
- The location is situated in a predominantly established residential suburb with minimal heavy industrial presence or large-scale waste management infrastructure nearby.
- Buyers should verify local environmental reports for any minor legacy industrial land uses or localized traffic-related emissions typical of suburban Dublin corridors.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
29 SPRINGHILL AVE, DEANS GRANGE, BLACKROCK
- Sale date
- Declared sale price
- €1,116,000.00
24 SPRINGHILL AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €795,000.00
89 SPRINGHILL AVE, DEANS GRANGE, BLACKROCK
- Sale date
- Declared sale price
- €721,000.00
18 SPRINGHILL AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €770,000.00
60 SPRINGHILL AVE, DEANSGRANGE, BLACKROCK
- Sale date
- Declared sale price
- €755,000.00
Recent sales in the wider Blackrock area
22 AVONDALE LAWN, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €980,000.00
7 ARDMEEN PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €975,000.00
EVERGREEN, 7 GROVE LAWN, BLACKROCK
- Sale date
- Declared sale price
- €1,350,000.00
25 WOODBINE PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €930,000.00
111 GALLOPING GREEN, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €525,000.00
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 €16,000, calculated as 1% on the first €1,000,000 and 2% on the remaining €300,000 of the asking price.
- Solicitor legal fees: Broadly estimated between €2,000 and €4,000 plus VAT and outlays for conveyancing services.
- Land registration fees: Around €600 to €800 for registry and mapping filings.
- Property valuation fees: Typically between €150 and €300 if required by a lending institution.
- Surveyor fees: Roughly €500 to €1,500 depending on the level of detailed structural survey chosen by the buyer.
- Annual home insurance: Generally ranges from €500 to €1,200 per year depending on the policy level and coverage scope.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the quiet, family-friendly nature of Springhill Avenue and its direct convenience to local parks and sports clubs.
- Discussions on neighborhood forums often highlight the continuous demand for well-extended properties close to Blackrock and Deansgrange amenities.
- Commuters in the area frequently share updates regarding peak-hour traffic conditions along connecting routes toward the N11 and Blackrock village.
- Community boards frequently note the active local community associations organizing youth sports and maintenance around Newtown Park.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features an enclosed private rear garden, a safe neighborhood setting adjoining a park, and four large bedrooms, making it exceptionally well-suited for young children.
- Teenagers8/10
With four generous bedrooms including a massive top-floor attic conversion and separate living spaces, teenagers will appreciate having ample personal space and privacy.
- Multi-generational Living7/10
The spacious 249 sq.m. floor plan and multiple reception areas offer good versatility, though bedrooms are split across upper floors which might require careful consideration for older family members.
- Single Buyers4/10
At 249 sq.m. with four bedrooms and a high asking price of €1,300,000, this large family home is likely too expansive and costly for a single occupant.
- Couples7/10
A great fit for couples planning for the future or those who desire extensive space for home offices, entertaining, and hobbies, though it is larger than typical entry needs.
- Empty Nesters6/10
Offers great single-family luxury and a manageable private garden, but multi-level living with bedrooms spread across upper floors might become less practical over time.
- Retirees5/10
While located in a tranquil enclave close to amenities, the two-story layout plus attic conversion involves multiple stairs that may not suit long-term retirement living without modifications.
Work
3 areas- Remote Working9/10
With 249 sq.m. of space, multiple reception areas, and a top-floor attic conversion, there are abundant options to configure multiple quiet home offices.
- Hybrid Commuting9/10
Benefiting from popular local transport links in Blackrock, commuting into Dublin city center for hybrid schedules is exceptionally convenient.
- Retired6/10
Tranquil setting and proximity to local parks appeal to retirees, though multi-level stair navigation should be taken into account.
Practical
8 areas- Ageing in Place4/10
The property spans three levels (including an attic conversion and first-floor bedrooms), which presents challenges for long-term accessibility as mobility declines.
- Low Maintenance7/10
Presented in turnkey condition following extensive redesign and extension, featuring a B3 BER rating and modern finishes that minimize immediate upkeep.
- Secure Gated Entry3/10
Features an open graveled parking forecourt rather than a secure gated entry system.
- Minimalist Design5/10
The home features warm hardwood floors, traditional cast-iron fireplaces, and classic finishes rather than stark minimalist architecture.
- Flexible Floor Plans9/10
Extensively redesigned layout offering a massive open-plan kitchen/living/dining zone alongside flexible separate reception spaces and a large attic conversion.
- Heritage Home3/10
While modernly extended and upgraded, its current configuration reflects contemporary family living standards rather than a preserved period heritage property.
- Ecological Setup8/10
Achieves a modern B3 energy rating, featuring a wood-burning stove and double-glazed elements ensuring strong energy efficiency.
- Outdoor areas9/10
Includes a sun-filled private rear garden with a large deck area for outdoor dining, mature evergreen hedging, and a graveled off-street parking forecourt.
Interests
9 areas- Gardening7/10
Features an expertly designed private rear garden with well-stocked beds and a graveled front forecourt, offering great potential for keen gardeners.
- Walking9/10
Adjoins Newtown Park with open greens and mature trees, and offers incredible ease of access to local amenities and pedestrian paths.
- Gym6/10
The home has ample space to set up a home gym area, and buyers should verify nearby commercial fitness club memberships in the Blackrock area.
- Cycling8/10
Located in an accessible suburban neighborhood with good road connections and proximity to local parks and coastal cycle routes.
- Golf6/10
Well-positioned within South Dublin with reasonable access to several established regional golf courses, though buyers should verify exact drive times.
- Fishing4/10
While coastal proximity offers some marine access, freshwater fishing options require travel outside the immediate suburban locale.
- Horse Riding3/10
As a heavily built-up suburban neighborhood, equestrian facilities are scarce locally and would require traveling to outer county locations.
- Water Sports7/10
Proximity to the Dublin coastline provides good opportunities for local water sports and marine activities.
- Entertaining10/10
Features an incredible open-plan kitchen/living/dining space with surround sound, dual sets of double doors, and a large outdoor deck area tailored for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Situated in a tranquil, traffic-free enclave in Blackrock that adjoins local parkland, ensuring a peaceful residential environment.
- Rural Living2/10
This is firmly an established suburban residential setting in Blackrock, Co. Dublin, far removed from a rural lifestyle.
- Village Living6/10
Close proximity to local amenities and community green spaces offers a comfortable community feel, though it remains distinctly suburban.
- Coastal Living7/10
Blackrock is a well-known coastal suburb offering good proximity to the seafront and marine amenities.
- Urban Living6/10
Provides convenient access to Dublin's metropolitan area and transport links, while maintaining a suburban enclave atmosphere.
Social
6 areas- Community Involvement8/10
Adjoins a local park with a tennis club and active community amenities, fostering a strong neighborhood environment.
- Café Culture8/10
Blackrock offers a vibrant local dining scene, boutique shops, and popular neighborhood cafés within easy reach.
- Nightlife6/10
Local pubs and eateries provide casual evening options, while more extensive nightlife venues require heading further into Dublin city.
- Health/Wellness groups7/10
Proximity to parks, local tennis clubs, and wellness facilities supports active local group participation.
- Networking Opportunities7/10
Convenient access to Dublin's business hubs and professional networks via excellent regional transport links.
- Tech-Hub Connectivity8/10
Strong digital infrastructure potential and seamless commuting access to Dublin's major technology and corporate centers.
Listing information
- Agent
- Sherry FitzGerald Dun Laoghaire
- Phone
- 01 284 4422
- Published on HouseDelve
- 4 September 2026
- Correction
- Report an issue
HD-134CEAHouseDelve · 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.