13 Annaville Park, Dundrum Road, Churchtown, Dublin 14D14KR68
€850,000
3 Bed~1 Bath~105 m²~BER C
What you'll like:
- Generous floor area: The property extends to approximately 105 square meters, providing well-proportioned living spaces that accommodate comfortable family living without feeling cramped.
- Extended private garden: The private rear garden measures roughly 16 to 18 meters, offering substantial outdoor space for recreation, entertaining, and future landscaping projects.
- Recent comprehensive upgrades: The home has been thoroughly renovated in recent years, featuring a completely re-wired and re-plumbed system that minimizes immediate maintenance concerns for buyers.
- Modern high-spec kitchen: The stylish kitchen boasts handleless cabinetry and premium quartz worktops paired with A-rated appliances, ensuring a contemporary and efficient culinary workspace.
- Abundant natural light: Two exceptionally large picture windows in the kitchen and a front bay window flood the interior spaces with daylight, enhancing the home's welcoming ambiance.
- Period character retained: Original architectural details like the cast-iron fireplace are preserved, seamlessly blending traditional charm with modern aesthetic upgrades and amenities.
- Versatile reception layout: Interconnecting reception rooms create a flexible living environment, complete with built-in shelving and a dedicated home office area for remote working needs.
- Dedicated laundry area: A separate utility and boot space houses a stacked washer and dryer, keeping laundry tasks organized and away from the main kitchen workspace.
- Quality bathroom finish: The fully tiled bathroom features a modern walk-in shower with a rainfall showerhead and a Lucca floor-standing vanity unit for a luxurious daily experience.
- Off-street parking provision: A gravel driveway at the front offers convenient off-street parking, bordered by attractive metal railings and complemented by generous side access.
- Prime suburban location: Situated in a highly regarded residential setting in Churchtown and Dundrum, providing excellent community appeal and proximity to numerous established local amenities.
- Exceptional public transport: The property sits a short walk from both Windy Arbour and Dundrum Luas stops, alongside multiple bus routes, ensuring fast commutes to the city centre.
- Proximity to retail hubs: Dundrum Town Centre is within easy reach, offering an extensive selection of high-street shops, restaurants, cinemas, and leisure facilities for residents.
- Educational options aplenty: An impressive choice of respected local primary and secondary schools surrounds the area, making this an ideal long-term home for growing families.
- Attic conversion potential: The spacious attic offers clear scope for future vertical expansion, subject to obtaining the necessary planning permissions and building regulations.
- Eligible for SEAI grants: Since no SEAI grants have been utilized for previous upgrade works to date, future buyers retain eligibility to apply for energy-efficiency funding.
- Upgraded heating system: A newly installed and fully serviced gas-fired combi-boiler ensures reliable hot water supply and efficient home heating throughout the winter months.
- Enhanced exterior maintenance: New guttering, fascia, and double-glazed windows throughout reduce near-term exterior upkeep requirements and help improve overall weather resistance.
- Outdoor convenience features: Newly installed garden shed storage and outdoor power sockets support practical gardening tasks, outdoor lighting, and versatile patio equipment usage.
- Stable asking price: Recorded asking price history shows the property holding steady at €850,000, suggesting a firm initial pricing strategy without erratic mid-campaign adjustments.
But keep in mind:
- Moderate energy rating: The current C energy rating indicates that the home's thermal efficiency falls short of modern A-rated standards, potentially leading to higher ongoing heating utility bills.
- Single bathroom constraint: Despite having three bedrooms, the property features only one bathroom, which may create morning congestion for a busy family or visiting guests.
- Single bedroom size: The third bedroom is configured as a compact single room, limiting its versatility or requiring careful space planning for double occupancy needs.
- Potential attic costs: Converting the attic space to add usable square footage will require significant capital investment and adherence to stringent building regulations.
- Future insulation costs: Reaching an optimal modern energy rating may necessitate further insulation upgrades beyond the current internal works already completed by the seller.
- Garden maintenance demands: The extensive 55-foot rear garden, featuring a large established chestnut tree, will require regular seasonal upkeep and leaf management by the homeowner.
- Potential parking limitations: The gravel driveway provides off-street parking, but the lack of a dedicated multi-car paved bay could limit parking capacity for larger multi-car households.
- Historic property age: As an older upgraded period home, hidden structural issues typical of traditional housing stock should be thoroughly checked during a pre-purchase engineering survey.
- Busy nearby roads: Proximity to the Dundrum Road corridor means potential traffic noise levels should be assessed during peak commuting hours by prospective buyers.
- Fencing and boundary checks: Buyers should verify the exact legal ownership and maintenance responsibilities for the side access and rear garden boundary walls.
- Plumbing warranty status: Although recently re-plumbed, buyers must verify whether manufacturer guarantees or contractor warranties transfer to new owners for peace of mind.
- Electrical compliance certification: A professional electrical safety inspection should be commissioned to certify that all recent re-wiring work complies fully with current electrical standards.
- Boiler service records: Prospective purchasers should review the detailed service history and warranty documentation for the newly installed combi-boiler to confirm optimal working order.
- Planning permission checks: Any previous internal layout alterations or kitchen extensions should be checked against local council planning records to ensure full regulatory compliance.
- Sewerage and drainage inspection: A comprehensive CCTV drain survey is advisable to ensure older connection pipes leading from the property remain free from root intrusion.
- Ventilation adequacy: Internal insulation upgrades require careful checking to confirm that adequate trickle vents and extraction fans prevent potential indoor condensation issues.
- Flooring transition wear: Newly laid hardwood and stone-effect tile flooring should be inspected for proper subfloor preparation to prevent squeaking or premature tile cracking.
- Open market competition: Popular residential settings near the Luas often attract strong buyer interest, requiring swift decision-making in competitive property negotiations.
- Unchanged pricing strategy: The static asking-price history at €850,000 indicates the seller may currently hold firm valuation expectations, limiting immediate room for aggressive discounting.
- Local development oversight: Buyers should investigate upcoming local zoning plans or adjacent infill developments in Dundrum and Churchtown that could impact long-term neighborhood views.
Price positioning
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- The asking price of €850,000 for this 105 square metre residence initially appears slightly conservative when contextualised against recent wider area transaction comparables achieving higher price points across Dublin 14.
- Valuation signals are supported by extensive modern renovations, rewiring, replumbing, and a substantial private rear garden, though tempered somewhat by a C energy rating and single bathroom configuration.
- This pricing strategy could be supported by strong demand from families seeking a walk-in condition home near Luas transport links, while potential underappraisal might attract competitive bidding well above the listed figure.
- Relevant market dynamics indicate that properties in established south Dublin suburbs frequently generate significant competitive interest, suggesting the current tag might be set deliberately to stimulate early bidding competition.
Build Analysis
What we know from similar construction types
- The property is a traditional style three-bedroom semi-detached or terraced home extending to approximately 105 square metres, combining period features with modern upgrades.
- The listing states the home has been extensively upgraded in recent years, including being completely re-wired and re-plumbed, internally insulated, and fitted with double-glazed windows and new external doors.
- A buyer should verify the extent and quality of the internal insulation and rewiring work through a detailed structural survey, as well as confirming compliance for any structural alterations made during the renovation.
- The attic is noted as having potential for conversion, which a buyer should investigate regarding structural load capacities, ceiling height clearances, and necessary planning permissions or building regulations.
- The property features a newly installed gas-fired central heating combi-boiler and new guttering and fascia, which should be inspected as part of a standard pre-purchase survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: With a floor area of 105 m² and a BER rating of C, the property benefits from internal insulation and a newly installed, fully serviced gas-fired combi-boiler, though heating efficiency may still vary based on individual household usage and energy habits.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
6 ANNAVILLE PARK, DUNDRUM RD, DUBLIN 14
- Sale date
- Declared sale price
- €980,000.00
Recent sales in the wider Churchtown area
62 CRANNAGH PARK, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €1,150,000.00
19 RIVERSIDE DR, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €1,250,000.00
27 HOLYWELL, KILMACUD RD UPPER, DUBLIN 14
- Sale date
- Declared sale price
- €765,000.00
127 WESTON PARK, CHURCHTOWN, DUBLIN 14
- Sale date
- Declared sale price
- €960,000.00
65 LOWER DODDER RD, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €920,000.00
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: €8,500 — 1% of €850,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or independent market valuation.
- Surveyor fees: €500 to €1,200 depending on whether a basic snag list or full structural survey is chosen.
- Annual home insurance: €400 to €800 per year depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living near both the Dundrum and Windy Arbour Luas stops for easy commuting to the city centre.
- Local forums highlight the popularity of family amenities in the area, including the nearby Airfield Estate and local parks.
- There is active community engagement regarding local school options, such as Our Lady's Grove and Goatstown Educate Together.
- Neighbourhood discussions often touch upon the excellent dining, shopping, and entertainment choices available at the nearby Dundrum Town Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and an impressive 55ft private rear garden, offering plenty of safe outdoor space for young children to play.
- Teenagers7/10
With three bedrooms and two reception rooms, there is good separation of space, and the close proximity to local schools and Luas transport is ideal for teenagers.
- Multi-generational Living5/10
While the 105 m² floor area and potential attic conversion offer flexibility, the single bathroom and three-bedroom layout may feel tight for multiple generations.
- Single Buyers7/10
A beautifully upgraded three-bedroom home in a sought-after Dublin location, though the asking price of €850,000 represents a significant investment for a single buyer.
- Couples9/10
Ideal for couples looking to settle down, featuring two generous reception rooms, a dedicated home office area, and a stylish modern kitchen.
- Empty Nesters8/10
The property has been thoroughly upgraded and re-plumbed with low-maintenance features, making it a comfortable downsize option close to village amenities.
- Retirees7/10
Single-level living is not present due to upstairs bedrooms, but the low-maintenance interior and proximity to local services support comfortable retirement living.
Work
3 areas- Remote Working9/10
Reception Room 2 features extensive built-in shelving, storage, and a dedicated home office area, making it ideal for full-time remote work.
- Hybrid Commuting9/10
Both Windy Arbour and Dundrum Luas stops are a short walk away, providing fast, reliable transit connections for hybrid workers heading into the city centre.
- Retired7/10
The low-maintenance requirements of the recently upgraded home suit retirees, though stairs are present between levels.
Practical
8 areas- Ageing in Place5/10
The property has been thoroughly upgraded with modern comforts, but the two-story layout with all bedrooms upstairs presents challenges for lifelong ageing in place without modification.
- Low Maintenance9/10
The home has been fully re-wired, re-plumbed, internally insulated, and fitted with double-glazed windows and a new combi-boiler, ensuring minimal maintenance for years to come.
- Secure Gated Entry3/10
The property features a gravel off-street parking driveway bordered by railings rather than a private secure gated entry system.
- Minimalist Design7/10
Sleek handleless kitchen cabinetry, quartz worktops, and contemporary finishes offer a clean aesthetic, though traditional period features are retained.
- Flexible Floor Plans7/10
Interconnecting reception rooms and an attic with conversion potential provide good flexibility for changing spatial needs.
- Heritage Home6/10
The property retains attractive period features such as an original cast-iron fireplace and bay windows while benefiting from modern upgrades.
- Ecological Setup7/10
The home features internal insulation and a C3 BER rating, and because no SEAI grants have been used yet, the buyer should verify eligibility for further energy-efficiency grants.
- Outdoor areas9/10
An impressive ~55ft private rear garden includes a paved patio area, lawn, mature planting, a large chestnut tree, and outdoor power sockets.
Interests
9 areas- Gardening8/10
The approximately 55ft private rear garden features a lawn, paved areas, mature planting, and an established chestnut tree, offering great potential for gardening enthusiasts.
- Walking8/10
Proximity to local parks, Airfield Estate, and pedestrian-friendly suburban streets makes walking a very accessible daily activity.
- Gym7/10
Dundrum and surrounding areas offer a good selection of commercial leisure and gym facilities within a short commute.
- Cycling6/10
Suburban roads provide cycling access to local amenities and the city centre, though busy commuter routes should be navigated with care.
- Golf7/10
South Dublin hosts several established golf clubs within a short driving distance from the Churchtown area.
- Fishing2/10
The immediate inland suburban setting offers virtually no local opportunities for fishing.
- Horse Riding3/10
Equestrian facilities are limited within this densely populated suburban environment.
- Water Sports3/10
Water sports would require travel toward Dublin Bay or local swimming pools, as none are naturally present nearby.
- Entertaining9/10
The open-plan kitchen and dining area with Crittall-style doors opening onto a large patio and 55ft garden is exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned in an established residential setting in Churchtown, the property benefits from a long private rear garden, though it remains close to urban conveniences.
- Rural Living2/10
This is a firmly suburban location in Dublin 14, offering very little in terms of rural isolation or countryside surroundings.
- Village Living9/10
The home is ideally positioned close to Dundrum, Goatstown, and Churchtown, placing local shops, cafes, and amenities within very easy reach.
- Coastal Living2/10
The property is located inland in South Dublin and has no direct proximity to the coast.
- Urban Living8/10
Excellent access to public transport including multiple bus routes and the Luas, alongside close proximity to Dundrum Town Centre, delivers a strong urban lifestyle.
Social
6 areas- Community Involvement7/10
Located in a well-established residential area with active local schools, community facilities, and neighborhood associations.
- Café Culture8/10
Dundrum Town Centre and the surrounding villages provide an extensive selection of cafes and restaurants within easy reach.
- Nightlife6/10
While local dining options are plentiful, true vibrant nightlife is more readily accessed by taking a short Luas trip into Dublin city centre.
- Health/Wellness groups8/10
Proximity to local community hubs, parks, and wellness centres supports participation in health groups and fitness classes.
- Networking Opportunities7/10
Good transport links to the city centre and tech hubs make networking accessible for professionals.
- Tech-Hub Connectivity8/10
Easy access via public transport to major employment and technology centres across south Dublin and the city.
Listing information
- Agent
- Mullery O'Gara Estate Agents
- Phone
- 01-2551313
- Current status
- active
- Published on HouseDelve
- 1 November 2026
- Correction
- Report an issue
HD-F72540HouseDelve · 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.