13 Ard Mor Dale, Citywest, Dublin 24D24X2N1
€295,000
3 Bed~1 Bath~76 m²
What you'll like:
- Competitive entry pricing: The current asking price of 295000 euros provides an exceptionally affordable entry point for first-time buyers looking to secure a three-bedroom house in the Dublin area.
- Stable asking price: Recorded historical tracking shows zero price reductions since initial listing, indicating the seller is currently holding firm on the initial valuation without desperate markdowns.
- Excellent interior condition: The listing highlights that the home arrives to the market in immaculate condition throughout, which helps buyers minimize immediate post-purchase renovation expenditures.
- Functional family layout: The interior spans approximately 76 square meters and features a well-defined hallway, front living room, and connected kitchen layout suited for modern daily living.
- Entertaining double doors: The ground floor benefits from double doors connecting the front living room to the rear kitchen and dining space, enhancing natural light and flow.
- Spacious kitchen dining: The rear kitchen and dining room provides ample space for family meals and direct access to the back garden via sliding patio doors.
- South facing garden: The property features a desirable south-facing rear garden orientation, ensuring maximum sunlight exposure throughout the day for outdoor relaxation and gardening enthusiasts.
- Generous patio space: The back garden includes a substantial paved patio area, creating an ideal setting for al fresco dining and hosting summer gatherings with family and friends.
- Low maintenance exterior: Beyond the patio, the remaining rear garden is laid in lawn, offering an easily managed outdoor space that requires minimal ongoing upkeep and effort.
- Cul de sac setting: Nestled quietly toward the rear of a peaceful cul-de-sac, the home enjoys reduced passing vehicular traffic and an enhanced sense of neighborhood safety.
- Dedicated parking provision: The front driveway provides convenient off-street parking, eliminating the daily hassle of searching for street spaces after returning home from work.
- Installed EV charger: An electric vehicle charger is already fitted to the front exterior, offering immediate convenience and cost savings for current or future EV owners.
- Newly renovated bathroom: Upstairs features a recently updated family bathroom, providing modern fixtures and contemporary tiling that spares the buyer from organizing immediate upgrades.
- Versatile third bedroom: The third bedroom is currently utilized as a home office, demonstrating the flexible accommodation options available for remote workers or growing families.
- Walking distance transit: Future residents benefit from being within walking distance of the LUAS light rail system, facilitating swift and reliable daily commutes into central Dublin.
- Comprehensive bus links: A variety of local Dublin Bus routes including the 65B, 77A, 69, and 65 are easily accessible on foot, offering alternative public transport options.
- Major road access: The location provides rapid connectivity to the N7, M50 motorway, and surrounding road networks, making car-based travel across the region straightforward.
- Retail convenience nearby: Proximity to Citywest Shopping Centre and The Square Shopping Centre ensures residents have effortless access to diverse retail stores, cafes, and restaurants.
- Essential services close: Local primary schools, secondary schools, leisure facilities, and Tallaght University Hospital are all located within convenient reach, supporting family healthcare and education needs.
- Mountain foot proximity: The neighborhood rests near the foothills of the Dublin Mountains, providing scenic backdrops and effortless access to outdoor recreational walking trails and parks.
But keep in mind:
- Missing BER certificate: The BER rating is completely unlisted in the property details, so buyers must request this documentation immediately to evaluate energy efficiency and heating costs.
- Compact floor area: Measuring roughly 76 square meters, the three-bedroom layout is relatively compact, meaning room proportions and storage capacities might feel tight for larger families.
- Single bathroom constraint: With only one bathroom servicing all three bedrooms, morning queues and household congestion are potential challenges during peak routine hours.
- Unknown management fees: Buyers must investigate whether the cul-de-sac location involves any hidden estate management, maintenance, or communal refuse collection charges.
- Limited price volatility: The lack of asking-price adjustments over the tracking period offers little visibility into seller flexibility, requiring careful negotiation strategies from interested buyers.
- Potential extension limitations: The relatively modest size of the rear garden and overall plot dimensions might restrict future ground-floor extensions or significant structural additions.
- Traffic congestion risks: Proximity to major arteries like the N7 and M50 can introduce localized rush-hour congestion and associated traffic noise near the broader neighborhood.
- High density surroundings: Citywest is a densely developed suburban area, which could mean increased competition for local school places and crowded public amenities.
- Future development exposure: Surrounding suburban land tracts could be subject to future zoning changes or residential developments, potentially altering local traffic and neighborhood dynamics.
- Inspection of EV wiring: Buyers should have a qualified electrician inspect the front-mounted EV charger to ensure the home electrical panel safely supports the added load.
- Plumbing system age: Given the newly renovated bathroom, purchasers should verify the condition of the underlying older pipework and water pressure throughout the entire dwelling.
- Heating efficiency check: Gas-fired central heating is installed, but buyers need to check the exact age and service history of the boiler to avoid unexpected replacement costs.
- Double glazing verification: Although double-glazed windows are present, their installation date and thermal seal integrity should be checked during a professional structural survey.
- Attic insulation status: The listing does not specify attic insulation levels, making a thorough roof-space inspection essential to verify thermal retention and prevent heat loss.
- Parking space limits: The front off-street parking area appears suitable for only one vehicle, which might inconvenience multi-car households or visiting guests.
- Garden boundary checks: Buyers should instruct their legal representative to verify all garden boundary lines and fence ownership to prevent any potential neighbor disputes.
- Public transport crowding: LUAS services operating from nearby stations during peak morning and evening commuting hours can experience heavy passenger volumes and crowding.
- Local amenity capacity: Rapid population growth in the surrounding Citywest sector means local schools and medical services may operate near full capacity.
- Sound insulation factors: Semi-detached or terraced positioning within cul-de-sacs can sometimes transmit party wall noise, making sound insulation checks advisable during viewings.
- Resale market liquidity: At 76 square meters, three-bedroom homes in this bracket cater strongly to first-time buyers, but future resale values can be closely tied to broader economic lending rules.
Price positioning
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- The asking price appears somewhat undervalued relative to recent local transactions, as nearby properties of similar size and type on the wider register have achieved notably higher figures, suggesting a deliberate strategy to stimulate competitive interest.
- Signals pointing towards an attractive valuation include the static asking price history combined with desirable features like a south-facing garden and an EV charger, which typically enhance buyer engagement in this suburban market segment.
- Factors that could support this competitive pricing level include strong rental demand appealing to investors and first-time buyers, whereas potential underestimation of renovation needs or broader economic headwinds could undermine sustained competitive bidding pressure.
- Relevant contextual elements involve excellent transport links including the LUAS and local shopping amenities, reinforcing the fundamental desirability of the location and suggesting room for upward negotiation above the initial asking figure.
Build Analysis
What we know from similar construction types
- The property is a 3-bedroom semi-detached or terraced family home spanning approximately 76 square metres with gas-fired central heating and double glazing throughout.
- A buyer should verify the BER rating as it was not provided in the listing details, which is crucial for understanding energy efficiency and potential heating costs.
- The presence of an EV charger to the front indicates upgraded electrical infrastructure, but a buyer should check its capacity and compatibility with modern vehicles.
- The layout features a newly renovated family bathroom upstairs, and a buyer should ensure that all relevant planning permissions and compliance certificates for this renovation are in order.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €900 to €1,300
- Explanation: Based on a floor area of 76 m² and gas-fired central heating (GFCH), assuming standard insulation levels and typical energy usage patterns for a 3-bedroom semi-detached or terraced home without a provided BER certificate.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in a predominantly residential suburban setting in Citywest, appearing distant from major heavy industrial zones, incinerators, or active large-scale landfills.
- Any minor historical or localized environmental concerns in the broader Dublin 24 region should be independently verified by prospective buyers through local authority planning searches.
Flood Safe
8/10Water overflow reports to follow up
- The address is situated in an established suburban residential enclave nestled in a cul-de-sac, generally detached from major coastal or high-risk fluvial flood zones.
- Buyers should consult official OPW flood maps or commission a professional survey to check for any localized surface water risks during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
11 ARD MOR DALE, TALLAGHT, DUBLIN 24
- Sale date
- Declared sale price
- €313,000.00
Recent sales in the wider Citywest area
69 MOUNTAIN PARK, TALLAGHT DUBLIN 24, DUBLIN
- Sale date
- Declared sale price
- €440,000.00
12 DE SELBY COURT, OLD BLESSINGTON RD, TALLAGHT DUBLIN 24
- Sale date
- Declared sale price
- €376,000.00
487 CUSHLAWN PARK, KILLINARDEN, TALLAGHT DUBLIN 24
- Sale date
- Declared sale price
- €350,000.00
15 HUNTERS LANE, HUNTERS WOOD, BALLYCULLEN RD DUBLIN 24
- Sale date
- Declared sale price
- €510,000.00
17 CITY WEST VILLAGE, GREEN SOUTH, CITYWEST
- Sale date
- Declared sale price
- €520,000.00
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: €2,950 — 1% of €295,000.
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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 outlays and VAT
- Land registration fees: €400 to €800 depending on property value and registry type
- Property valuation fees: €150 to €300 for mortgage purposes
- Surveyor fees: €350 to €700 depending on the level of detail required
- Annual home insurance: €350 to €600 depending on coverage and property location
Forum Talk
What people are saying about this area
- Residents in the Citywest area frequently discuss local transport links, highlighting the convenience of the nearby LUAS red line and various bus routes for commuting into Dublin city centre.
- Community forums often mention the proximity to local retail hubs such as Citywest Shopping Centre and The Square Shopping Centre for everyday amenities and dining.
- Discussions regarding the wider Dublin 24 area often touch upon the balance between suburban housing developments and access to outdoor amenities near the foothills of the Dublin Mountains.
- Local community groups frequently share updates on school placements and family-oriented amenities, reflecting the demographic appeal of three-bedroom homes in quiet cul-de-sacs.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
With three bedrooms and a secure south-facing rear garden, this home is well-suited for young families looking for a manageable space close to local schools and amenities.
- Teenagers7/10
Three bedrooms provide adequate space, though the 76 m² floor area may feel slightly compact as children grow into teenagers and require more personal room.
- Multi-generational Living4/10
The single-bathroom setup and 76 m² floor area limit the potential for comfortable multi-generational living without significant spatial adjustments.
- Single Buyers9/10
An ideal entry point for first-time single buyers looking for an affordable, well-maintained home with strong commuter links.
- Couples9/10
Provides plenty of room for couples starting out, with a dedicated third bedroom that easily functions as a home office.
- Empty Nesters7/10
The manageable property size and low-maintenance garden make it a reasonable option for downsizers wanting a quieter suburban setting.
- Retirees6/10
While the property is easy to maintain, it is a two-story home, which may require consideration for long-term ageing in place.
Work
3 areas- Remote Working9/10
One of the upstairs bedrooms is currently configured as a home office, making it exceptionally well-suited for remote working arrangements.
- Hybrid Commuting9/10
Excellent commuter convenience with the LUAS, multiple Dublin Bus routes, and easy access to the N7 and M50.
- Retired7/10
The quiet cul-de-sac location and manageable footprint suit retirement, subject to comfort with stairs.
Practical
8 areas- Ageing in Place5/10
The two-story layout requires navigating stairs, though the home's manageable size and layout offer general ease of upkeep.
- Low Maintenance8/10
Presented in excellent condition throughout with a newly renovated family bathroom and an easily maintained rear garden.
- Secure Gated Entry3/10
Located in an open suburban cul-de-sac rather than a gated community, though off-street parking is provided.
- Minimalist Design6/10
Standard 3-bed semi layout with clean spaces that can easily be adapted to minimalist styling.
- Flexible Floor Plans7/10
Features double doors between the living room and kitchen/dining room, plus a third bedroom easily repurposed as an office.
- Heritage Home1/10
This is a modern suburban family home rather than a period or heritage property.
- Ecological Setup7/10
Equipped with an EV charger to the front, supporting eco-friendly vehicle adoption.
- Outdoor areas8/10
Benefits from a private south-facing rear garden with a generous patio area and lawn, plus off-street parking to the front.
Interests
9 areas- Gardening6/10
Features a south-facing rear garden with a lawn and generous patio area, providing a manageable space for keen gardeners.
- Walking8/10
The proximity to the foothills of the Dublin Mountains and walkable access to local transport and shops support regular walking.
- Gym7/10
Local leisure facilities and community amenities are within reach, offering options for fitness enthusiasts.
- Cycling6/10
Access to local roads and the wider Dublin network allows for cycling, though arterial routes require standard caution.
- Golf6/10
Several golf courses in the broader South Dublin and West Dublin regions are accessible by car.
- Fishing4/10
Fishing opportunities are limited locally, though regional rivers and reservoirs require travel.
- Horse Riding5/10
Proximity to the Dublin Mountain foothills provides potential access to equestrian facilities in the wider area.
- Water Sports2/10
Inland location means water sports require travel to coastal areas or specialized facilities.
- Entertaining8/10
The kitchen/dining room connects smoothly via sliding patio doors to a generous patio and south-facing garden, ideal for al fresco hosting.
Lifestyle
5 areas- Quiet Living8/10
Nestled to the rear of a quiet cul-de-sac, the property offers a peaceful residential environment away from major thoroughfares.
- Rural Living3/10
Located in an established suburban neighborhood with close proximity to shopping centres and public transport, offering little rural isolation.
- Village Living7/10
Proximity to local amenities, shopping centres, and the foothills of the Dublin Mountains provides a pleasant community feel.
- Coastal Living1/10
The location is entirely inland in West Dublin, offering no immediate access to coastal areas.
- Urban Living6/10
Offers good access to Dublin via the LUAS and bus routes, though the immediate surroundings retain a suburban character.
Social
6 areas- Community Involvement7/10
An established residential cul-de-sac setting encourages a strong sense of local community.
- Café Culture6/10
Citywest Shopping Centre and The Square Shopping Centre offer a selection of local cafés and restaurants.
- Nightlife4/10
Primarily a residential suburb, with extensive nightlife requiring travel further into Tallaght or central Dublin.
- Health/Wellness groups7/10
Local leisure facilities and community networks support participation in pilates & stretching or wellness classes.
- Networking Opportunities5/10
Mainly residential, though excellent transport links make commuting to professional networking hubs straightforward.
- Tech-Hub Connectivity7/10
Good transport access to West Dublin business campuses and central tech hubs via the LUAS and major roads.
Listing information
- Agent
- DNG Tallaght
- Phone
- 01 459 9522
- Published on HouseDelve
- 21 October 2026
- Correction
- Report an issue
HD-1BC535HouseDelve · 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.