13 Hawthorn Walk, Bird Avenue, Clonskeagh, Dublin 14D14W5R3
€595,000
2 Bed~2 Bath~85 m²~BER A3
What you'll like:
- Modern energy efficiency: The A3 building energy rating indicates excellent thermal performance, which should significantly reduce heating bills and deliver lower overall utility costs for occupants.
- Recent construction era: Built circa 2017 by Durkan, the development benefits from contemporary building standards, modern insulation, and reduced near-term maintenance liability for buyers.
- Desirable westerly aspect: The spacious living and dining area enjoys a favored westerly orientation, flooding the primary living spaces with afternoon and evening natural light.
- Scenic playing field views: Large windows overlook the adjacent CUS Rugby playing grounds, providing a pleasant open outlook and an enhanced sense of privacy.
- High specification kitchen: Fully fitted with base and eye-level units, premium marble countertops, a raised slate breakfast bar, and integrated NEFF and AEG appliances.
- Convenient dedicated pantry: A well-appointed pantry positioned just off the kitchen houses the washing machine and dryer, keeping laundry separate from main living zones.
- Generous principal bedroom: The main double bedroom features built-in wardrobes, an en-suite bathroom, and direct access to the rear patio for seamless outdoor connectivity.
- Attractive window seating: The second bedroom includes a built-in window seat overlooking the rear, creating a cozy reading nook and adding character to the room.
- En-suite convenience: The primary bedroom includes an en-suite equipped with Duravit sanitary ware, a walk-in shower, and a heated towel rail for added daily comfort.
- Well-appointed guest bathroom: A separate main bathroom includes a bathtub with an overhead shower, high-end Duravit fixtures, and contemporary recessed lighting throughout.
- Dedicated storage capacity: The apartment benefits from a large storage room accessed via the second bedroom, plus a separate boiler cupboard and hot press.
- Prime Clonskeagh location: Positioned just off Bird Avenue in Dublin 14, offering a highly sought-after residential address with strong long-term capital preservation potential.
- Walkable village access: Both Milltown and Ranelagh villages are within a short walking distance, providing access to extensive neighborhood shops, cafés, and restaurants.
- Excellent public transport: Exceptional connectivity is provided by nearby Dublin Bus routes and the Milltown Luas stop, enabling rapid travel across the capital.
- Proximity to university: The short commute distance to University College Dublin makes this property exceptionally attractive for academic staff, students, and investors.
- Strong rental demand: The appealing location and high energy efficiency suggest robust tenant demand, making it a viable option for buy-to-let property investors.
- First-time buyer suitability: The manageable two-bedroom layout and modern turnkey condition make this an ideal starter home for purchasers entering the housing market.
- Right-sizing opportunity: The ground-floor accessibility and low-maintenance apartment format will strongly appeal to downsizers looking to simplify their living arrangements.
- Dedicated outdoor space: The rear patio provides a private outdoor area accessed directly from the bedroom, perfect for enjoying a morning coffee in quiet surroundings.
- Communal amenities: The development includes dedicated bike and bin storage areas, ensuring practical waste management and secure bicycle parking for residents.
But keep in mind:
- Ground floor vulnerability: Ground floor properties can experience higher foot traffic outside windows, increased security risks, and potential privacy concerns compared to upper levels.
- Compact floor area: Measuring 85 square meters for a two-bedroom configuration, buyers should evaluate whether the room proportions meet their long-term lifestyle requirements.
- Management company fees: As a modern apartment development, owners will face recurring annual service charges for communal maintenance, insurance, and sinking funds.
- Potential sound transfer: Ground floor units beneath upper-floor residences may experience overhead noise transmission from neighboring apartments during daytime or evening hours.
- Limited natural light in bathrooms: Both the en-suite and main bathroom lack exterior windows, relying entirely on mechanical extraction and artificial recessed lighting.
- Laminate flooring durability: Parts of the accommodation utilize laminate flooring in wet-prone areas like the en-suite, which may require careful maintenance against moisture damage.
- Compact second bedroom dimensions: Measuring 4.10m by 2.40m, the second bedroom is relatively narrow and may feel tight when configured as a full double room.
- Fixed electric heating reliance: Buyers should verify the exact heating system setup under the floor gas-fired central heating and electric fire elements to understand operational expenses.
- Parking space availability: The listing details do not explicitly confirm a dedicated parking bay, so prospective buyers must verify car parking allocations and visitor rules.
- Sinking fund adequacy: Buyers should instruct their solicitor to review the owners' management company accounts to ensure the building sinking fund is adequately capitalized for future repairs.
- Future development surrounding area: Proximity to urban transport corridors and established neighborhoods can sometimes bring nearby infill development projects and associated construction disruption.
- Patio privacy constraints: The rear patio area may be overlooked by neighboring apartments or pathways, potentially limiting outdoor seclusion and private relaxation.
- Ground floor damp risk: Ground floor structures can occasionally be more susceptible to localized dampness or ventilation challenges if sub-floor areas are not adequately monitored.
- Service charge inflation risk: Management fees across modern Dublin apartment complexes frequently rise annually to cover insurance premiums and rising contractor labor costs.
- Lack of private garage: The absence of a lock-up garage or standalone storage unit means bulky recreational gear must be stored within the apartment's internal rooms.
- Leasehold restrictions: Apartment ownership typically involves strict house rules regarding pet ownership, structural alterations, and common area usage enforced by management agents.
- Potential rental caps: Investors must check whether the property falls within a designated Rent Pressure Zone, which caps annual rental increases regardless of market demand.
- Potential boundary ambiguities: Buyers should verify the exact property boundaries and legal ownership titles regarding the rear patio and surrounding communal garden strips.
- Appliance lifespan uncertainty: While multiple integrated appliances are included, buyers should inspect their working condition and age, as replacement costs can quickly add up.
- High entry price point: At €595,000 for an 85 square meter apartment, buyers are paying a premium per square meter reflecting the desirable Clonskeagh and Dublin 14 postcode.
Price positioning
?
- The asking price of five hundred and ninety-five thousand euros appears somewhat conservative when evaluated against recent neighborhood sales figures, suggesting a strategic positioning designed to stimulate competitive interest among prospective buyers.
- Valuation signals indicate a favorable alignment between the property's modern A3 energy rating, sought-after Clonskeagh location, and the relatively modest asking figure, pointing towards potential upside during the competitive bidding process.
- Market volatility, potential shifts in mortgage interest rates, or broader economic headwinds could undermine strong final transaction outcomes, whereas sustained demand for energy-efficient suburban apartments strongly supports the current price level.
- Additional relevant factors include the property's functional layout, high-specification interior finishes, and close proximity to public transport links like the Luas, all of which enhance its overall market appeal and justify robust buyer engagement.
Build Analysis
What we know from similar construction types
- Constructed circa 2017 by Durkan, this ground-floor apartment benefits from modern construction standards, including double-glazed windows and gas-fired central heating.
- The property achieves an A3 BER rating, indicating high energy efficiency, lower potential heating bills, and modern insulation standards typical of post-2015 developments.
- A buyer should verify management company fees, common area maintenance schedules, and the apportionment of service charges for the development.
- It is advisable to check compliance regarding fire safety standards, sound insulation between floors, and any warranties remaining from the original construction.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 600 to 800 euro.
- Explanation: Given the property has an efficient A3 BER rating and a floor area of 85 square metres with gas-fired central heating and double glazing, energy consumption should remain relatively low compared to older properties.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste 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 a short distance from a mapped river flood zone associated with the River Dodder corridor in Clonskeagh.
- As a ground-floor apartment built around 2017 in a contemporary development, standard modern construction techniques and drainage apply, though ground-level access means any surface water accumulation warrants basic awareness.
- The low annual probability indicated by local studies suggests that significant river overflow is infrequent, though localised heavy rainfall events should always be monitored for potential surface water pooling.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
15 HAWTHORN WALK, BIRD AVENUE, CLONSKEAGH
- Sale date
- Declared sale price
- €650,000.00
9 HAWTHORN WALK, BIRD AVENUE, CLONSKEAGH
- Sale date
- Declared sale price
- €610,000.00
13 HAWTHORN WALK, BIRD AVENUE, CLONSKEAGH
- Sale date
- Declared sale price
- €550,000.00
12 HAWTHORN WALK, BIRD AVENUE, CLONSKEAGH
- Sale date
- Declared sale price
- €737,000.00
2 HAWTHORN WALK, BIRD AVENUE, CLONSKEAGH
- Sale date
- Declared sale price
- €705,000.00
Recent sales in the wider Clonskeagh 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
13 HAWTHORN WALK, BIRD AVENUE, CLONSKEAGH
- Sale date
- Declared sale price
- €550,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,950 — 1% of €595,000.
?
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 1,500 to 3,000 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail required for the apartment.
- Annual home insurance: approximately 350 to 700 euro depending on the policy and contents cover.
Forum Talk
What people are saying about this area
- Local community discussions highlight Clonskeagh and Bird Avenue as highly sought-after due to their proximity to Milltown, Ranelagh, and UCD.
- Residents frequently discuss the convenience of the local transport links, specifically noting the short walk to the Milltown Luas stop and frequent bus services into Dublin city centre.
- Property forums and local groups indicate strong and consistent rental demand in the area from investors, as well as high interest from first-time buyers and those right-sizing.
- Discussions regarding modern developments in the neighbourhood often praise properties built in recent years for their energy efficiency and lower utility costs.
- Local social media chatter frequently points out the appeal of nearby recreational amenities, such as local rugby grounds, parks, and neighbourhood cafés.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children5/10
The apartment has two bedrooms and 85 square metres of floor area, which is manageable for a small family with one young child, though space will become tight as they grow.
- Teenagers4/10
With only two bedrooms and limited independent living spaces, teenagers may find the apartment restrictive in terms of privacy and personal space.
- Multi-generational Living2/10
The 85 square metre two-bedroom layout lacks the independent zones or additional bathrooms needed to comfortably accommodate multiple generations under one roof.
- Single Buyers9/10
The modern A3-rated two-bedroom apartment provides an ideal, low-maintenance home for single buyers looking for strong connectivity and contemporary living near the city.
- Couples9/10
An excellent match for couples, offering two bedrooms, a generous open-plan living and dining area, and a private rear patio with a westerly aspect.
- Empty Nesters8/10
A great right-sizing option for empty nesters seeking a modern, energy-efficient ground-floor property with minimal maintenance and close proximity to local amenities.
- Retirees8/10
Ground-floor access and low-maintenance features make this property well-suited for retirees wanting a comfortable and accessible home near village amenities.
Work
3 areas- Remote Working8/10
The apartment's second bedroom or flexible living areas can easily serve as a dedicated home office, supported by modern construction and energy efficiency.
- Hybrid Commuting9/10
Outstanding public transport links, including the Milltown Luas and local bus routes, make hybrid commuting into Dublin city centre exceptionally convenient.
- Retired8/10
The low-maintenance nature of a ground-floor modern apartment suits a retired lifestyle well.
Practical
8 areas- Ageing in Place8/10
As a ground-floor apartment with level access, it offers strong potential for ageing in place, though buyers should verify internal doorway widths and bathroom adaptations if required.
- Low Maintenance9/10
Built in 2017 with an A3 BER rating and contemporary finishes, the property requires minimal upkeep compared to older homes.
- Secure Gated Entry6/10
Modern development standards apply, though buyers should verify specific security features such as gated entry or intercom systems.
- Minimalist Design8/10
Clean architectural lines, open-plan living, and contemporary finishes lend themselves well to minimalist interior styling.
- Flexible Floor Plans6/10
The 85 square metre layout has a fixed two-bedroom configuration with defined spaces, offering moderate flexibility.
- Heritage Home1/10
Constructed around 2017, this is a modern build with no heritage or period features.
- Ecological Setup9/10
Achieving an A3 BER rating, the property benefits from modern energy efficiency, double-glazed windows, and gas-fired central heating.
- Outdoor areas6/10
Features a private rear patio with a westerly aspect and access to communal grounds and bin/bike areas, though it lacks a traditional private garden.
Interests
9 areas- Gardening3/10
Gardening options are restricted to a private rear patio and communal grounds, offering very limited space for dedicated planting or cultivation.
- Walking8/10
Proximity to local parks, river walks, and nearby villages makes this an appealing location for regular walkers.
- Gym7/10
The accessible urban location provides good proximity to various local fitness facilities and wellness centres.
- Cycling7/10
Good road connectivity and proximity to the city centre offer viable cycling routes, supported by on-site bike areas.
- Golf6/10
Several golf clubs in the wider South Dublin region are within reasonable driving or transport distance.
- Fishing1/10
The suburban Clonskeagh location offers no practical access to fishing spots.
- Horse Riding2/10
Equestrian facilities are scarce in this densely developed urban and suburban area.
- Water Sports2/10
Inland location means water sports require travel to coastal areas or rivers further afield.
- Entertaining7/10
The open-plan kitchen, living, and dining area combined with a westerly-facing rear patio provides a functional space for hosting small gatherings.
Lifestyle
5 areas- Quiet Living7/10
Situated in a modern development overlooking rugby grounds and communal gardens, the property offers a relatively peaceful setting despite its urban convenience.
- Rural Living1/10
Located in Clonskeagh, Dublin 14, this is a firmly suburban and urban-adjacent location with no rural characteristics.
- Village Living8/10
The short walk to both Milltown and Ranelagh villages provides a vibrant village lifestyle with local shops, cafés, and restaurants close by.
- Coastal Living1/10
The property is located inland in South Dublin and has no coastal proximity.
- Urban Living8/10
Excellent public transport links including Dublin Bus and the Milltown Luas offer seamless access to Dublin city centre and surrounding urban hubs.
Social
6 areas- Community Involvement6/10
Proximity to established residential neighbourhoods and local villages encourages community engagement through local groups and amenities.
- Café Culture9/10
Milltown and Ranelagh villages are within walking distance, offering an extensive selection of popular local cafés and eateries.
- Nightlife7/10
Easy access to Ranelagh and Dublin city centre provides a wide array of pubs, bars, and evening entertainment venues.
- Health/Wellness groups8/10
The area offers good access to pilates & stretching studios, gyms, and wellness classes in nearby urban centres.
- Networking Opportunities8/10
Strong connectivity to Dublin's business districts and tech hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Convenient transport links to major Dublin employment and tech centers make this a practical base for tech professionals.
Listing information
- Agent
- Sherry FitzGerald Ranelagh
- Phone
- 01 496 9909
- Current status
- active
- Published on HouseDelve
- 9 November 2026
- Correction
- Report an issue
HD-D29022HouseDelve · 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.