
12 Stradbrook Park, Blackrock, Co. DublinA94W599
€650,000
3 Bed~3 Bath~148 m²~BER D
What you'll like:
- Prime Blackrock location: Situated in a highly sought-after south county Dublin neighbourhood, providing future residents with exceptional access to local amenities and community services.
- Excellent transport links: Convenient proximity to local DART stations and numerous bus routes ensures swift, reliable commutes into Dublin city centre for professionals.
- Substantial floor area: Offering 148 square metres of interior space, the property provides a generous footprint for a three-bedroom layout and versatile family living.
- Significant refurbishment potential: The layout requires modernising and customisation, presenting a wonderful blank canvas for buyers eager to implement their own design preferences.
- Detached garden room: A large outbuilding equipped with both plumbing and electricity adds tremendous functional versatility for a home office, studio, or gym.
- Generous outdoor space: The property features a good-sized rear garden, offering ample room for landscaping, outdoor dining, or potential future extensions subject to planning.
- Established residential setting: Located within a well-established and mature neighbourhood known for long-term desirability and strong community infrastructure.
- Educational proximity: Close proximity to a variety of renowned primary and secondary schools makes this an ideal long-term home for growing families.
- Retail and dining convenience: Short distances to local shopping centres, boutique cafés, and diverse restaurants ensure everyday conveniences are easily met on foot.
- Recreational amenities: Nearby parks, coastal walks, and sports clubs offer abundant leisure opportunities, enhancing the overall lifestyle appeal for active new homeowners.
- Gas-fired central heating: The existing heating installation provides a functional baseline for thermal comfort while future upgrades to the heating system are planned.
- Adaptable architectural scope: The generous square footage allows creative interior reconfiguration to optimise modern open-plan living standards and natural light flow.
- Commercial-to-residential reversion: Having previously served as a childcare facility, the property offers a unique chance to shape a bespoke layout tailored strictly to residential needs.
- Asking price stability: The recorded asking price has remained steady at €650,000 without upward revisions, suggesting a straightforward and predictable vendor pricing strategy.
- Investment upside: Purchasing a property requiring substantial work in a premium location often allows buyers to capture strong capital appreciation post-renovation.
- Private outdoor retreat: The rear garden configuration provides a secluded sanctuary away from the main road, enhancing privacy for outdoor relaxation.
- Outdoor structure utilities: Existing plumbing and electricity in the garden room significantly reduce the initial effort and cost required to make the outbuilding fully operational.
- Defined accommodation boundaries: The interior already features distinct room partitions from its past use, helping buyers visualize potential bedroom and living zones.
- Local employment hubs: Easy accessibility to major commercial districts across south Dublin ensures strong rental demand and long-term asset liquidity if repurposed later.
- Attractive architectural character: Traditional cottage elements on a generous plot offer rare aesthetic charm compared to standard modern housing developments in the surrounding area.
But keep in mind:
- Substantial renovation required: Extensive building works will be necessary to convert the interior back from a childcare facility into a functional modern home.
- Poor energy rating: The D BER rating indicates suboptimal thermal efficiency, which will likely result in higher heating costs until comprehensive insulation upgrades are completed.
- High energy performance indicator: An energy performance figure of 366.17 kWh/m²/year highlights significant heat loss and underscores the urgent need for fabric upgrades.
- Planning permission risks: Buyers hoping to modify the rear garden room or alter the structure must verify that necessary local planning permissions are fully obtainable.
- Reinstatement costs: The financial outlay required to reinstate residential plumbing, kitchens, and bathrooms could substantially exceed initial refurbishment budget estimates.
- Hidden structural defects: Older cottages converted for commercial use may conceal outdated wiring, damp issues, or sub-standard extensions requiring costly professional remediation.
- Commercial use transition: Buyers should investigate if local council regulations or specific planning conditions apply when officially changing the property use back to residential.
- Outdated interior layout: The current room arrangement reflects its recent commercial purpose, meaning walls may need to be moved to create practical domestic spaces.
- Potential mortgage limitations: Lenders may be cautious or require specialist products given the commercial history and current state of disrepair before releasing funds.
- Disruption during works: Living through or managing an extensive structural overhaul from a distance will demand significant time, stress management, and project oversight.
- Sanitary accommodation adaptation: Current bathroom facilities designed for commercial childcare will need complete stripping and redesign to suit standard residential occupancy requirements.
- Kitchen reinstatement needed: The kitchen space has been repurposed into a bedroom, meaning new services must be installed from scratch in an appropriate living zone.
- Uncertainty on garden room compliance: The versatile garden room requires careful legal due diligence to ensure its construction complies fully with local planning exemptions.
- Contiguous pricing stagnation: The absence of any asking price adjustments might indicate a rigid seller stance, potentially limiting initial negotiation flexibility for prospective buyers.
- Potential parking constraints: Buyers should verify available off-street parking or local permit restrictions to ensure adequate vehicle accommodation for a family home.
- Builder availability and costs: Securing reliable contractors for comprehensive residential refurbishments in the current market can involve significant delays and inflated labour rates.
- Boundary and title checks: Thorough legal scrutiny is essential to confirm exact property boundaries, rights of way, and compliance with historical local developments.
- Asbestos and hazardous materials: Older buildings undergoing deep renovations frequently encounter legacy materials like asbestos, which demand specialist and costly removal procedures.
- Ventilation and damp control: Given the D energy rating, modern ventilation systems will need to be retrofitted to prevent future condensation and mould accumulation issues.
- Total project timeline risks: Supply chain lead times for specialized building materials could extend the renovation period, increasing temporary accommodation costs for buyers.
Price positioning
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- The asking price appears somewhat undervalued given the generous floor area of 148 square meters and prime location in Blackrock, especially when considering the scale of accommodation available compared to regional averages.
- Valuation signals are mixed due to the property's recent commercial use as a childcare facility and a sub-optimal D BER rating, which indicates substantial capital expenditure is required to reinstate standard residential features.
- Key factors supporting the price include the large detached garden room with plumbing and electricity alongside strong local amenities, while extensive refurbishment costs and potential layout reconfiguration could undermine buyer demand.
- Relevant market context shows stable pricing history without reductions and nearby residential transactions reflecting strong historical demand for the immediate neighborhood, reinforcing the overall viability of the current quoting strategy.
Build Analysis
What we know from similar construction types
- The property is an attractive three-bedroom cottage with a floor area of 148 square meters, offering a versatile layout that has most recently been used as a childcare facility.
- A buyer should investigate the planning and compliance requirements for reinstating the property fully to residential use, as well as checking if any commercial alterations require formal retention or change-of-use permission.
- The property features a large garden room to the rear equipped with plumbing and electricity, and a buyer should verify that this outbuilding complies with relevant planning permissions and building regulations for its current configuration and intended uses.
- With a floor area of 148 square meters and a D BER rating, the building requires significant refurbishment and modernisation to update its fabric, layout, and energy performance to modern residential standards.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 50,000 to EUR 85,000.
- Reasoning: The property holds a D BER rating and a substantial floor area of 148 m², indicating an inefficient thermal envelope. Bringing the energy rating up to a modern standard (such as a B2 or A rating) will likely necessitate external or internal wall insulation, upgraded double or triple-glazed windows and exterior doors, a modern heating system upgrade, airtightness improvements, and mechanical ventilation, alongside reinstatement works required to convert the former commercial childcare layout back into a comfortable residential home.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1800 to 2400 euro.
- Explanation: Given the floor area of 148 square metres and a BER rating of D, the energy performance indicator indicates higher than average heat loss, meaning gas-fired central heating will consume more energy to maintain comfortable indoor temperatures compared to more energy-efficient modern homes.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in the established residential area of Blackrock, where regional drainage networks and local topography generally reduce the likelihood of major river or tidal inundation.
- Official mapping evidence shows no designated flood risk zones immediately encompassing this specific address, suggesting a lower baseline exposure to formal fluvial or coastal hazards.
- While extreme and prolonged rainfall can occasionally lead to localized surface water pooling in urban settings, the general setting does not indicate a heightened susceptibility to recurring major flood events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
28 STRADBROOK PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €657,000.00
THE BUNGALOW, 16A STRADBROOK PARK, BLACKROCK
- Sale date
- Declared sale price
- €560,000.00
23 STRADBROOK PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €660,000.00
18 STRADBROOK PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €575,000.00
Recent sales in the wider Blackrock area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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
12 STRADBROOK PARK, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €240,800.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €6,500 — 1% of €650,000.
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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 1500 to 3000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registration type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation report.
- Surveyor fees: approximately 600 to 1200 euro depending on the depth of the structural survey required for a 148 square metre property.
- Annual home insurance: approximately 400 to 700 euro depending on the level of contents and buildings coverage chosen.
Forum Talk
What people are saying about this area
- Local residents and community groups in Blackrock frequently discuss the high demand for residential conversions of former commercial or childcare properties, noting that such projects often attract keen interest from buyers looking to modernise.
- Discussions on local forums often highlight the desirability of the Stradbrook area for its proximity to local amenities, schools, and transport links like the DART, making it a popular spot for families and professionals.
- Community commentary frequently points out that properties requiring reinstatement to residential use or comprehensive refurbishment often see competitive interest from buyers eager to undertake custom renovation projects.
- Local neighbourhood groups often share advice on navigating planning requirements for garden rooms and outbuildings, particularly regarding plumbing and electrical installations in secondary structures.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property features three bedrooms and a generous rear garden, offering good space for young families, though buyers should verify the scope of works required to fully convert the layout back from its recent use as a childcare facility.
- Teenagers6/10
With a large garden room to the rear equipped with plumbing and electricity, there is versatile extra space that could suit teenagers, although the main home requires refurbishment and modernisation.
- Multi-generational Living4/10
The single-level cottage layout and the detached garden room offer potential for multi-generational living arrangements, but significant alterations would be needed to make the space comfortable for extended family groups.
- Single Buyers7/10
Single buyers looking for a project in a highly convenient Blackrock location will find an exciting opportunity to put their own stamp on a property, provided they have the budget and appetite for renovation works.
- Couples7/10
Couples seeking a well-positioned home close to local amenities, shops, and public transport links will appreciate the location, though the property currently requires work to reinstate its residential accommodation fully.
- Empty Nesters6/10
The potential for single-level living and a manageable garden space could appeal to empty nesters, but the extent of refurbishment needed should be carefully evaluated.
- Retirees5/10
While the Blackrock location offers great convenience and accessibility, the property requires substantial updating and reconfiguration from its former commercial use, which may deter some retirees.
Work
3 areas- Remote Working8/10
The detached garden room with electricity and plumbing provides a superb, separate out-of-house workspace for remote professionals.
- Hybrid Commuting9/10
With both the DART and numerous bus routes nearby providing easy access to Dublin City Centre, hybrid commuters are exceptionally well-served.
- Retired6/10
The proximity to local services and transport makes daily life convenient for retirees, though the home's renovation needs should be factored in.
Practical
8 areas- Ageing in Place6/10
The cottage footprint allows for single-level living potential, which can support ageing in place, provided universal design modifications are incorporated during refurbishment.
- Low Maintenance4/10
The property requires significant work to reinstate residential accommodation and modernise facilities, meaning low maintenance is only achievable post-renovation.
- Secure Gated Entry3/10
The property is an open street-facing cottage layout without a secure gated entry system currently in place.
- Minimalist Design5/10
The current layout requires complete reconfiguration, offering a blank canvas for buyers wishing to implement a minimalist design scheme.
- Flexible Floor Plans6/10
Because the property was most recently used as a childcare facility, the interior layout offers a blank slate for buyers to redesign the floor plan to suit their exact needs.
- Heritage Home6/10
As an attractive traditional cottage in an established location, it holds character appeal, though buyers should verify any local planning protections or conservation guidelines.
- Ecological Setup4/10
The current BER rating of D indicates considerable room for energy efficiency upgrades, such as insulation, heating system modernization, and renewable integration.
- Outdoor areas7/10
The property features a generous rear garden alongside a substantial garden room with plumbing and electricity, offering diverse outdoor and ancillary space.
Interests
9 areas- Gardening7/10
The property benefits from a generous rear garden, providing an attractive space for gardening enthusiasts to design and landscape.
- Walking8/10
The highly convenient location offers great walkability to local shops, schools, parks, and coastal areas.
- Gym7/10
The large garden room with electricity and plumbing presents an ideal footprint to set up a private home gym or studio space.
- Cycling7/10
The surrounding Blackrock area and coastal routes offer good connectivity for cyclists commuting or exploring the local region.
- Golf6/10
Several established golf clubs in the wider South Dublin region are accessible from this well-connected location.
- Fishing4/10
Coastal proximity offers some local marine angling opportunities, though this is primarily a dense residential and suburban setting.
- Horse Riding3/10
Equestrian facilities are limited given the suburban Blackrock setting, requiring travel further afield for stables.
- Water Sports7/10
Proximity to the coastline of Dublin Bay provides convenient access for sailing, kayaking, and other water sports enthusiasts.
- Entertaining7/10
The generous rear garden and the versatile garden room offer excellent potential for hosting guests and social entertaining once refurbished.
Lifestyle
5 areas- Quiet Living5/10
Situated in a well-established residential area close to urban amenities, the property offers a settled neighbourhood feel, though being in Blackrock means standard suburban activity levels apply.
- Rural Living1/10
This is a firmly suburban location in Co. Dublin with immediate access to town amenities, public transport, and surrounding residential roads, offering no rural characteristics.
- Village Living8/10
The property enjoys easy access to the many shops, cafés, and restaurants of Blackrock, providing a strong community and village-style feel.
- Coastal Living7/10
Blackrock is a renowned coastal suburb providing convenient access to marine amenities and seaside walks along Dublin Bay.
- Urban Living8/10
With nearby DART and numerous bus routes providing direct access to Dublin City Centre, the location is exceptionally well-connected for urban commuters.
Social
6 areas- Community Involvement7/10
Blackrock is a vibrant, established community with active local associations, sports clubs, and neighborhood groups.
- Café Culture8/10
The heart of Blackrock boasts an array of popular local cafés, restaurants, and social spots within easy reach.
- Nightlife6/10
While local pubs and dining options are plentiful, residents seeking extensive nightlife can easily commute into central Dublin.
- Health/Wellness groups7/10
The area offers good access to local fitness centers, wellness groups, and outdoor recreational spaces.
- Networking Opportunities7/10
Strong transport links to Dublin's business hubs ensure good access to professional networking and career events.
- Tech-Hub Connectivity8/10
Excellent public transport connectivity to Dublin City Centre makes commuting to major tech and corporate employers straightforward.
Listing information
- Agent
- DNG Rock Road
- Phone
- 01 283 2900
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-BE1A3EHouseDelve · 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.