12 Drumnigh Oaks, Portmarnock, Dublin 13D13KNY3
€915,000
4 Bed~4 Bath~159 m²~BER B2
What you'll like:
- Exclusive development size: Comprising just 30 carefully designed family homes by Ballymore, this private community offers a peaceful residential atmosphere that appeals to families seeking exclusivity.
- Energy efficient rating: Boasting a strong B2 BER rating, the property benefits from advanced window systems and insulation, helping you significantly reduce monthly energy consumption and heating costs.
- Generous floor area: Extending to approximately 159 square metres over three floors, the property provides exceptionally well-proportioned accommodation that easily adapts to growing modern family needs.
- South facing garden: The sunny rear garden features a practical patio area, providing an ideal private outdoor space to enjoy natural sunlight throughout the entire day.
- Pre-wired EV charging: The exterior comes already wired for an electric vehicle charging point, saving you installation expenses and accommodating sustainable modern driving habits seamlessly.
- Bespoke kitchen cabinetry: The contemporary kitchen features custom internal fittings and modern finishes, delivering a stylish and functional culinary workspace right from your move-in day.
- High standard bathrooms: Equipped with contemporary sanitary ware and elegant tiling across four bathrooms, the fixtures offer a luxurious daily routine without requiring immediate upgrades.
- Flexible three-story layout: Arranging four bedrooms and spacious living areas across three distinct levels allows family members to enjoy privacy and dedicated multipurpose entertainment spaces.
- Renowned coastal location: Situated in popular Portmarnock near the famous Velvet Strand, residents enjoy a scenic seaside lifestyle paired with exceptional recreational walking and swimming amenities.
- Proximity to Malahide: Neighbouring Malahide village provides a fantastic selection of award-winning restaurants, cafés, bars, and boutiques just a short journey from your front door.
- Excellent school network: The local area is particularly well served by established primary and secondary schools, making daily educational commutes straightforward for families with children.
- Robust sporting facilities: Nearby sports clubs cater to golf, tennis, sailing, and GAA enthusiasts, ensuring active community participation for all age groups throughout the year.
- Reliable commuter rail: The local DART station provides frequent and convenient public transport access directly into Dublin City Centre, bypassing frustrating rush-hour road traffic delays.
- Airport accessibility: Dublin Airport is located within easy reach, offering stress-free transit connections for frequent flyers and international business travellers commuting regularly.
- Major roadway links: Proximity to the M50 motorway ensures fast vehicular connectivity to national road networks and surrounding commercial business parks across the wider region.
- Turnkey presentation: The identical modern layout across the development indicates a high standard of contemporary finish, allowing new owners to move in immediately without renovation hassles.
- Sustainable construction: Ballymore utilized airtight building methods and thermal bridge-free design, which minimizes heat loss and delivers superior indoor climate stability year-round.
- Sophisticated ventilation: Advanced ventilation technology promotes continuous fresh air circulation inside the home, preventing condensation buildup and maintaining a healthy indoor living environment.
- Established neighbourhood: Completed by a reputable developer in a sought-after coastal suburb, the property represents a stable long-term asset with strong underlying neighbourhood demand.
- Convenient garden tap: An outdoor water tap is installed in the rear garden, making maintenance, car washing, and watering patio plants exceptionally convenient.
But keep in mind:
- Three-story layout challenges: Having accommodation spread across three distinct levels means managing multiple staircases daily, which might prove inconvenient for toddlers or anyone with mobility concerns.
- Untested fixtures notice: The agent explicitly notes that no services, appliances, or fixtures have been tested, so you must budget for thorough independent inspections prior to purchase.
- Strict management rules: Small boutique developments often operate under a management company for shared areas, meaning you should verify annual service charges and maintenance covenants carefully.
- Approximate measurements: Floor plans and dimensions are provided as guidance only, requiring your surveyor to verify exact room sizes before finalizing any binding purchase contracts.
- Parking provision limits: While an EV charger is wired, you should inspect the front driveway to confirm whether dedicated off-street parking accommodates multiple family vehicles comfortably.
- Garden privacy screening: Depending on neighbouring boundary fencing, you should investigate whether overlooking from adjacent three-story properties impacts your private outdoor garden enjoyment.
- Future development infill: Buyers should check local planning registers to ensure no future high-density residential infill projects might alter the quiet character of the immediate neighbourhood.
- Coastal weather exposure: Being located close to the coast means exterior paintwork and metal fittings may experience accelerated weathering, requiring more frequent maintenance and protective treatments.
- Public transport capacity: While the DART is nearby, peak-hour commuter trains can experience high passenger volumes, so you should test commute times during actual rush hours.
- School enrolment pressure: Popular local schools in established coastal suburbs often maintain waiting lists, so families should verify enrolment capacities directly with nearby educational institutions.
- Flight path proximity: Given the relatively short distance to Dublin Airport, you should visit the property at different times to assess whether aircraft noise impacts outdoor tranquillity.
- B2 rating optimization: While a B2 rating is strong, modern buyers aiming for net-zero energy use might need to investigate adding solar photovoltaic panels to eliminate electricity bills.
- Management fee inflation: As with many modern managed developments, service charges for common green areas can increase over time, so review historical fee structures where available.
- High market price point: At €915,000, the property demands significant capital investment, requiring a careful assessment of mortgage interest rate exposure and long-term valuation trends.
- Fixed interior layout: Because all homes in the development share an identical floor plan, custom structural alterations to the ground floor might be restricted by party walls.
- Storage space limitations: Modern three-story builds sometimes lack adequate attic space due to roof truss designs, so inspect built-in bedroom wardrobes for sufficient seasonal storage.
- Lack of property type disclosure: Official listing data omitted the specific legal property type designation, requiring your solicitor to confirm freehold or leasehold title specifics promptly.
- Surface water drainage: Inspect the south-facing patio and garden grading during wet weather to ensure rainwater drains effectively away from the building foundations without pooling.
- Ventilation filter upkeep: The sophisticated mechanical ventilation system requires periodic professional filter replacements to maintain indoor air quality, representing a recurring maintenance task.
- Local traffic congestion: Access roads leading toward the DART station and main coastal routes can experience localized bottlenecks during school drop-off and peak commuting hours.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline regional averages, reflecting its contemporary build quality, generous floor area spanning three stories, and premium coastal suburban setting in a small exclusive development.
- Upward valuation signals include the inclusion of four bedrooms, four bathrooms, a highly efficient B2 energy rating, bespoke kitchen cabinetry, and a desirable south-facing rear garden with EV charging preparation.
- Such a price point could be supported by strong local buyer demand for turnkey modern housing near the coast, while it might be undermined by broader macroeconomic headwinds or competing options in neighbouring established villages.
- Additional factors influencing the market positioning encompass excellent transport connectivity via nearby DART services, proximity to renowned coastal amenities, and the limited overall supply of properties within this specific boutique enclave.
Build Analysis
What we know from similar construction types
- The property is part of an exclusive contemporary development of just 30 homes originally constructed by Ballymore, featuring a three-storey layout extending to approximately 159 square metres with four bedrooms and four bathrooms.
- As a modern development, the build incorporates high-quality insulation, advanced window systems, airtight construction, thermal bridge-free design, and sophisticated ventilation technology aimed at high energy performance.
- External and site features include a south-facing rear garden with a patio area, wired provision for an electric vehicle charging point, and an overall low-energy passive design.
- Buyers should verify compliance with local planning and building regulations, particularly regarding the three-storey configuration, and ensure all structural guarantees or latent defect bonds are fully transferred upon purchase.
- It is recommended to inspect the working order of all integrated kitchen appliances, heating systems, and ventilation units as standard due to the complex mechanical and passive elements of modern builds.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €1,000 to €1,400 per year.
- Explanation: Given the 159 m² floor area and a B2 BER energy rating reflecting modern insulation, airtight construction, and energy-efficient design, the heating and energy consumption should be relatively moderate for a home of this size.
Pollution Safe
9/10Environmental situation to investigate
- The development is situated in a predominantly residential coastal suburb well away from heavy industrial zones, major manufacturing plants, or large-scale waste facilities.
- Any historical industrial uses or legacy concerns in the wider Fingal region are generally distant, though buyers can verify local environmental records for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The general area benefits from being part of an established residential suburb with standard municipal surface water drainage infrastructure.
- While proximity to the coast means buyers should review regional coastal and pluvial flood risk assessments as a standard precaution, the immediate development sits on elevated inland ground relative to the immediate shoreline.
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 Portmarnock area
29 SEAGRAVE, THE LINKS, PORTMARNOCK
- Sale date
- Declared sale price
- €365,000.00
36 SEAGRANGE AVE, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €545,000.00
13 TEMPLEVIEW DOWNS, CLARE HALL, DUBLIN 13
- Sale date
- Declared sale price
- €485,000.00
7 RED ARCHES PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €438,000.00
5 EVORA PARK, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €750,000.00
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 rate tiers for a property priced at €915,000.
- Solicitor legal fees: roughly €1,500 to €3,000 plus outlay and VAT.
- Land registration fees: approximately €600 to €800 for registry and mapping fees.
- Property valuation fees: around €150 to €300.
- Surveyor fees: approximately €500 to €1,000 depending on the level of detailed structural survey required.
- Annual home insurance: estimated between €500 and €1,000 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents frequently highlight Portmarnock as a highly desirable coastal location due to its proximity to the Velvet Strand and local amenities.
- Local community discussions often focus on the convenience of the DART station for commuting into Dublin city centre.
- There is ongoing local interest in transport infrastructure improvements and traffic management around the Portmarnock and Malahide corridors.
- Homeowners in the area frequently praise the balance of a relaxed seaside lifestyle with strong family-oriented infrastructure like schools and sports clubs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four generous bedrooms, excellent energy efficiency, and a safe small-scale development of only 30 properties, this home is exceptionally well suited for families with young children.
- Teenagers9/10
The three-story layout provides fantastic separation of space and privacy, which is ideal for growing teenagers and older children.
- Multi-generational Living8/10
Spanning three floors with flexible accommodation, the property offers good layout options for multi-generational families, though bathroom placement across levels should be verified.
- Single Buyers6/10
As a large 159 sq.m. four-bedroom family home with a higher price point, it may offer more space and maintenance than a single buyer typically requires.
- Couples7/10
Provides an abundance of contemporary living space for couples looking to grow into a home or needing dedicated rooms for home offices.
- Empty Nesters7/10
A modern, turnkey property with low energy demands, though the three-story layout might involve more stairs than some empty nesters prefer for long-term living.
- Retirees6/10
While the low maintenance and high energy efficiency are attractive, the three-story configuration could present mobility challenges in later years.
Work
3 areas- Remote Working9/10
With four bedrooms and a versatile three-story layout, there is ample dedicated space to set up multiple home offices.
- Hybrid Commuting8/10
Convenient access to the local DART station provides regular services towards Dublin City Centre for hybrid workers.
- Retired7/10
A high-specification, low-energy home in a peaceful coastal setting, ideal for retirement provided stairs are not an issue.
Practical
8 areas- Ageing in Place6/10
While the home is modern and efficient, the three-story layout requires navigating multiple flights of stairs, which may not suit long-term ageing in place.
- Low Maintenance9/10
As a contemporary, high-efficiency development built by Ballymore, maintenance requirements are minimal compared to older properties.
- Secure Gated Entry5/10
The listing notes a private development of 30 homes, but dedicated gated entry security features should be verified.
- Minimalist Design8/10
Clean architectural lines, contemporary sanitaryware, and bespoke kitchen cabinetry lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans9/10
Spanning three floors with four bedrooms, the layout offers exceptional flexibility for changing lifestyle and family needs.
- Heritage Home1/10
This is a brand-new contemporary development rather than a period or heritage property.
- Ecological Setup9/10
Features a B2 BER rating, passive low-energy design, high-quality insulation, airtight construction, and is wired for EV charging.
- Outdoor areas8/10
Includes a private south-facing rear garden complete with a sunny patio area and garden tap.
Interests
9 areas- Gardening6/10
Features a south-facing rear garden finished with a patio area, offering a sunny and manageable outdoor space for keen gardeners.
- Walking9/10
The coastal location near the Velvet Strand and local amenities makes it exceptionally well suited for daily walks and outdoor recreation.
- Gym7/10
Local sporting facilities and regional amenities offer good options for fitness enthusiasts, though local gym specifics should be verified.
- Cycling8/10
The coastal setting and local suburban roads provide pleasant cycling routes, with good connectivity to neighboring areas.
- Golf9/10
Portmarnock is world-famous for its championship golf courses, making this an absolute prime location for golf enthusiasts.
- Fishing7/10
The coastal proximity offers good access to local sea fishing spots along the North County Dublin coastline.
- Horse Riding6/10
While the broader North County Dublin area features equestrian facilities, buyers should investigate local stables and riding schools.
- Water Sports9/10
Proximity to the coast and the Velvet Strand makes this an ideal home for those interested in swimming, kite surfing, and other water sports.
- Entertaining9/10
Contemporary open-plan kitchen spaces and a south-facing rear garden with a patio area provide an excellent setup for hosting family and guests.
Lifestyle
5 areas- Quiet Living8/10
Set within a private development of only 30 homes in a desirable coastal suburb, offering a peaceful residential atmosphere.
- Rural Living3/10
This is a contemporary suburban development close to established residential areas, transport links, and neighboring villages rather than a rural setting.
- Village Living8/10
Close proximity to Portmarnock and the neighboring village of Malahide provides a wonderful community village feel with local amenities.
- Coastal Living10/10
Situated in an outstanding coastal location renowned for the famous Velvet Strand and beautiful coastline.
- Urban Living5/10
Offers a suburban coastal environment rather than bustling city living, though good transport links provide access to Dublin City Centre.
Social
6 areas- Community Involvement8/10
A small and private community of just 30 homes fosters a tight-knit neighborhood feel, complemented by active local community groups.
- Café Culture8/10
The neighboring village of Malahide provides an excellent selection of vibrant cafés, restaurants, and social spots.
- Nightlife6/10
While Malahide and local areas offer a good selection of bars and restaurants, vibrant nightlife is more subdued compared to central Dublin.
- Health/Wellness groups8/10
Portmarnock and surrounding areas feature strong local sports clubs, fitness groups, and wellness amenities.
- Networking Opportunities6/10
Primarily a residential coastal suburb, meaning professional networking will likely require travel into tech and business hubs.
- Tech-Hub Connectivity7/10
Good transport links via the DART and M50 allow reasonable access to Dublin's major employment and tech centers.
Listing information
- Agent
- O'Farrell Cleere Auctioneers
- Phone
- 01 845 3377
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-2CE01EHouseDelve · 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.