13 Drumnigh Oaks, Portmarnock, Dublin 13D13T95T
€910,000
4 Bed~4 Bath~159 m²~BER B2
What you'll like:
- Exclusive development size: Comprising just thirty carefully designed family homes, this development creates a remarkably small and private community atmosphere that enhances long-term desirability.
- Ballymore construction pedigree: Originally developed by the renowned builder Ballymore, the property benefits from established construction quality standards and a reputation for superior residential engineering.
- Generous floor area: Extending to approximately 159 square meters across three floors, the layout provides exceptionally well-proportioned accommodation designed for comfortable modern family living.
- South-facing rear garden: The sunny rear orientation ensures abundant natural light throughout the day, providing an excellent private outdoor space complete with a finished patio area.
- Favorable energy rating: Achieving a strong B2 BER rating reflects high-quality insulation and advanced window systems that significantly reduce daily energy consumption and household utility expenses.
- Low energy design: Incorporating airtight construction, thermal-bridge-free detailing, and sophisticated ventilation technology, the passive-style design maintains a consistently comfortable indoor living environment.
- Turnkey presentation: The identical internal layouts across the development suggest a modern and cohesive standard of finish, making this an ideal choice for buyers seeking immediate occupancy.
- Contemporary fitted kitchen: Equipped with bespoke internal cabinetry, the kitchen offers a stylish and practical culinary space tailored to modern aesthetic and functional requirements.
- High standard bathrooms: Finished with contemporary sanitaryware and modern tiling across four bathrooms, the property minimizes the immediate need for costly cosmetic or structural renovations.
- Electric vehicle readiness: The inclusion of pre-wiring for an electric vehicle charging point ensures the property is future-proofed for modern green transportation requirements.
- Desirable coastal location: Situated in Portmarnock, residents enjoy close proximity to the famous Velvet Strand and a relaxed seaside lifestyle without sacrificing urban connectivity.
- Proximity to Malahide: Neighbouring Malahide village provides an excellent selection of restaurants, cafés, bars, and boutiques, easily expanding your local entertainment and dining options.
- Excellent local amenities: The surrounding area is particularly well served by established schools and diverse sporting facilities, catering exceptionally well to growing family needs.
- Convenient DART access: The local DART station provides reliable and frequent rail transport directly toward Dublin City Centre, simplifying daily commuter journeys significantly.
- Airport and M50 proximity: Dublin Airport and the M50 motorway are within easy reach, offering outstanding logistical convenience for regular travelers and car commuters alike.
- Outdoor convenience features: Practical additions such as an outdoor garden tap enhance the usability of the rear patio and garden space for family gardening and maintenance.
- Flexible three-storey layout: Spreading four bedrooms and generous living areas over three levels creates excellent functional zoning and privacy for larger households.
- Strong resale demand: Exclusive contemporary developments in coastal North County Dublin typically maintain robust market demand and strong capital growth potential over time.
- Established residential setting: Being part of an established community means fewer ongoing construction disruptions and immediate access to mature local infrastructure.
- Architectural contemporary style: The modern architectural language used throughout the development appeals directly to buyers seeking contemporary aesthetics and clean interior lines.
But keep in mind:
- Three-storey living logistics: Arranging accommodation across three levels means navigating multiple flights of stairs daily, which may prove inconvenient for households with mobility concerns.
- Unverified services condition: Because agents explicitly have not tested any fixtures or services, buyers must commission thorough professional surveys to confirm full operational working order.
- High asking price benchmark: At €910,000, the property demands significant capital investment, requiring buyers to verify that current local market values fully support this price point.
- Potential management fees: Small private developments often operate resident management companies, so buyers should investigate potential annual service charges for estate upkeep.
- Garden size limitations: While south-facing, standard development gardens in multi-unit schemes can sometimes offer limited overall square footage and boundary privacy.
- EV charger installation costs: Although wired for a charger, buyers should budget for the actual purchase and installation expense of the terminal unit itself.
- First-floor bedroom privacy: Multi-storey townhouses often place bedrooms across different levels, which may impact acoustic privacy and noise transmission between floors.
- Parking allocation clarity: The listing does not specify exact designated parking space counts, requiring buyers to verify how many vehicles can be parked securely on-site.
- Future local development: Buyers should examine local county development plans to ensure neighboring land parcels will not be rezoned for high-density building projects.
- BER verification checks: While rated B2, buyers should independently verify that all installed renewable and ventilation technologies perform precisely as certified in practice.
- Open-plan heating efficiency: Large open-plan contemporary ground floor layouts can sometimes be more challenging to heat efficiently during peak winter months.
- Window and seal longevity: Advanced window systems require careful inspection during snagging to ensure airtight seals remain completely intact and free from draft issues.
- Ventilation maintenance needs: Sophisticated mechanical ventilation systems often require regular filter replacements and professional servicing to maintain optimal indoor air quality.
- Storage space constraints: Modern turnkey homes sometimes lack sufficient built-in attic or utility storage, meaning buyers should inspect wardrobe and closet capacities closely.
- Public transport capacity: While DART access is present, peak-time commuter congestion on coastal rail lines should be factored into daily travel planning.
- Refuse and bin logistics: Buyers in small private enclaves should check how communal bin storage or collection routes are managed by local authorities or management.
- Boundary fence ownership: Clarifying legal responsibility for dividing garden fences and boundary walls is essential during the pre-contract conveyancing stage.
- Insurance premium variations: Coastal proximity can occasionally influence domestic building insurance premiums, so buyers should obtain preliminary quotes early in the process.
- Kitchen appliance warranties: Because appliances are installed by developers, buyers must confirm whether comprehensive manufacturer warranties transfer directly upon sale completion.
- Strict structural snagging: Like any newly established or contemporary build, an independent snag list should be conducted to catch minor cosmetic or joinery defects.
Price positioning
?
- The asking price appears somewhat overvalued when compared against broader coastal transactions in the wider regional dataset, reflecting high developer specifications and contemporary build standards across the three-floor layout.
- Upward valuation signals stem from the exclusive small-scale development size, highly efficient energy rating, south-facing private rear gardens, and premium suburban positioning near major transport networks and coastal amenities.
- Potential factors that could undermine this ambitious pricing level include sensitivity to broader interest rate fluctuations or buyer resistance regarding higher square-meter costs relative to alternative established estates nearby.
- Additional market relevance comes from strong continuous demand for turnkey multi-story family housing within well-connected coastal enclaves, supporting premium valuations for properties offering modern sustainable features.
Build Analysis
What we know from similar construction types
- The property is part of an exclusive contemporary development of just 30 homes built by Ballymore, offering high-quality construction standards including high-level insulation, advanced window systems, airtight construction, thermal-bridge-free design, and sophisticated ventilation technology.
- Arranged over three floors spanning approximately 159 sq m, the four-bedroom layout provides generous and flexible accommodation suited for modern family living.
- External benefits include a south-facing rear garden finished with a patio area, garden tap, and wiring for an electric vehicle charging point.
- As with any multi-storey modern development, buyers should verify compliance with local planning permissions, building regulations, and ensure all structural warranties or snagging items are fully addressed by qualified professionals.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €1,100 to €1,500.
- Explanation: With a B2 BER rating and a floor area of 159 square metres featuring advanced insulation, airtight construction, and energy-efficient design, the property benefits from strong thermal performance which helps moderate annual heating consumption.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The immediate residential development is situated in a generally elevated suburban setting, though proximity to the coast means local drainage and heavy rainfall factors should be reviewed.
- Buyers are advised to check comprehensive local flood maps to confirm specific site vulnerabilities regarding extreme weather events.
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 €9,100 to €18,200 depending on the applicable residential rate tier for a €910,000 property.
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay costs.
- Land registration fees: approximately €600 to €800 depending on property value and registry filings.
- Property valuation fees: around €150 to €300 for mortgage purposes.
- Surveyor fees: roughly €500 to €1,200 depending on the level of detailed building inspection required.
- Annual home insurance: approximately €500 to €900 depending on the policy coverage and provider.
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 forums often discuss excellent transport links, particularly the convenience of the DART station for commuters heading into Dublin City Centre.
- Discussions regarding new developments in the area emphasize appreciation for high-quality contemporary builds and energy-efficient family homes.
- Neighbourhood chatter frequently notes the strong demand for schools, sporting facilities, and the appealing lifestyle balance near Malahide village.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four generous bedrooms, three floors of well-proportioned space, and a safe private south-facing rear garden, this property is exceptionally well-suited for young families.
- Teenagers9/10
The three-storey layout provides distinct living areas and ample bedrooms, giving teenagers plenty of personal space and privacy within a modern home.
- Multi-generational Living8/10
The distribution of accommodation across three levels offers great flexibility and privacy for extended family members living under one roof.
- Single Buyers5/10
While turnkey and high spec, a 159 sq.m. four-bedroom house may exceed the space and budget requirements typical for a single buyer.
- Couples7/10
Offers generous luxury and room to grow for couples planning for the future, though the four-bedroom size might be larger than initially needed.
- Empty Nesters7/10
Low maintenance and modern efficiency make this an attractive option, though stairs across three floors should be considered for long-term comfort.
- Retirees6/10
The contemporary build and energy efficiency are great, but the three-storey layout may present mobility challenges over time for retirees.
Work
3 areas- Remote Working9/10
With four bedrooms and flexible multi-storey accommodation, setting up one or more dedicated home offices is simple.
- Hybrid Commuting9/10
Convenient access to the local DART station, M50, and Dublin Airport makes hybrid commuting highly manageable.
- Retired7/10
Low maintenance and high energy efficiency suit retirement, provided buyers are comfortable with a three-storey home.
Practical
8 areas- Ageing in Place5/10
The three-storey layout features stairs that may make long-term ageing in place challenging without future modifications.
- Low Maintenance9/10
As a modern, high-spec Ballymore development with B2 BER efficiency and turnkey condition, ongoing maintenance requirements are minimal.
- Secure Gated Entry4/10
This is an open private development of 30 homes rather than a security-gated community.
- Minimalist Design8/10
Clean architectural lines, contemporary sanitaryware, and a bespoke kitchen lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans9/10
Arranged over three floors with four bedrooms, the layout provides exceptional versatility for changing household needs.
- Heritage Home2/10
This is a contemporary, recently constructed development rather than a period or heritage property.
- Ecological Setup9/10
Features advanced insulation, airtight construction, thermal-bridge-free design, ventilation technology, B2 BER, and EV charger wiring.
- Outdoor areas8/10
Benefits from a private south-facing rear garden with a patio area and garden tap, capturing sunlight throughout the day.
Interests
9 areas- Gardening7/10
Features a private south-facing rear garden complete with a patio area and garden tap, ready for keen gardeners to personalise.
- Walking9/10
Excellent coastal location near the Velvet Strand and local parks, perfect for regular walking and outdoor exercise.
- Gym7/10
Local area amenities and transport links provide good access to regional health clubs and fitness facilities.
- Cycling8/10
The coastal surroundings and residential layout offer pleasant cycling routes, with secure areas for bike storage.
- Golf9/10
Portmarnock is globally famous for its world-class golf courses and links clubs situated right in the local area.
- Fishing7/10
The coastal positioning allows for convenient access to local sea fishing spots along the North Dublin coast.
- Horse Riding6/10
Equestrian facilities can be found within the wider North County Dublin region, though not directly on the doorstep.
- Water Sports9/10
Proximity to the Velvet Strand and coastal waters makes this an outstanding location for swimming, kitesurfing, and other water sports.
- Entertaining9/10
The contemporary kitchen, open living spaces, and sunny south-facing patio make hosting family and friends effortless.
Lifestyle
5 areas- Quiet Living8/10
Situated in a small, private development of just 30 homes in Portmarnock, offering a peaceful residential atmosphere.
- Rural Living3/10
This is a contemporary suburban residential development rather than a rural setting, though it is close to coastal amenities.
- Village Living8/10
Close proximity to the neighbouring village of Malahide provides fantastic access to local shops, cafes, and community amenities.
- Coastal Living10/10
Portmarnock is renowned for its beautiful coastline and the famous Velvet Strand, making this an ideal location for coastal enthusiasts.
- Urban Living6/10
While primarily a residential coastal suburb, convenient DART access ensures easy connectivity to Dublin City Centre.
Social
6 areas- Community Involvement8/10
A small, exclusive development of just 30 homes fosters a strong sense of community and privacy among residents.
- Café Culture8/10
The nearby village of Malahide provides an excellent selection of vibrant cafes, bars, and restaurants.
- Nightlife6/10
While local pubs and dining exist nearby in Malahide, the immediate development is predominantly quiet and residential.
- Health/Wellness groups8/10
Access to local sports clubs, coastal walking routes, and pilates & stretching studios supports a wellness-focused lifestyle.
- Networking Opportunities6/10
Primarily a residential family suburb, though quick transport links to Dublin offer broader professional networking access.
- Tech-Hub Connectivity7/10
Modern build standards ensure good internal connectivity, and transport links provide access to Dublin's major employment and tech hubs.
Listing information
- Agent
- O'Farrell Cleere Auctioneers
- Phone
- 01 845 3377
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-6DA17DHouseDelve · 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.