13 Sandyford Hall Walk, Sandyford, Dublin 18D18A9F9
€745,000
4 Bed~2 Bath~113 m²~BER C
What you'll like:
- Desirable Cul-De-Sac Setting: The property is positioned within a quiet cul-de-sac in a highly regarded development, reducing passing traffic and making it safer for children.
- Four Well-Proportioned Bedrooms: The upstairs accommodation provides four distinct bedrooms with built-in wardrobes, offering flexible accommodation for growing families or home offices.
- Ensuite Principal Bedroom: The main bedroom benefits from a private ensuite shower room, reducing morning congestion for busy family households sharing facilities.
- Spacious Living Room: The generous living room features a charming bay window and a timber fireplace with a marble inset, creating a comfortable focal point for relaxing.
- Adjoining Dining Room: The separate dining room links directly to the living area and features double doors opening onto the garden, ideal for entertaining guests.
- Private Rear Garden: The sunny rear garden includes a patio area and a well-maintained lawn bordered by mature shrubs, offering a private outdoor space that is not overlooked.
- Convenient Side Access: A practical side entrance connects the front garden directly to the rear, allowing easy movement of bicycles, bins, and garden equipment.
- Functional Kitchen Layout: The fully fitted kitchen comes equipped with a range of built-in units and tiled worktops, providing a practical workspace for daily meal preparation.
- Separate Utility Room: A dedicated utility room houses the washing machine and tumble dryer separately from the kitchen, keeping laundry tasks organized and out of sight.
- Ground Floor Guest WC: The entrance hallway includes a convenient guest toilet with a wash hand basin, adding everyday practicality for family members and visitors alike.
- Off-Street Parking: The front of the property features a well-maintained lawned garden alongside an off-street parking driveway, ensuring secure vehicle accommodation directly outside.
- Attic Conversion Potential: The upstairs landing provides access to an attic space that offers strong potential for future conversion, subject to obtaining the necessary planning permissions.
- Party Wall Soundproofing: The listing highlights that soundproofing has been installed between the party walls, which should help reduce noise transfer from neighboring semi-detached properties.
- Updated Kitchen Appliances: The kitchen and utility spaces come fitted with newer appliances, potentially lowering near-term replacement costs for an incoming home buyer.
- Secure Alarm System: A digital alarm panel is installed in the entrance hallway, providing an existing security framework to give occupants peace of mind.
- Double Glazed Windows: The home features uPVC double glazed windows and doors throughout, assisting with thermal retention and general noise reduction from the outside.
- Gas Fired Central Heating: A reliable gas-fired central heating system provides controllable warmth throughout the property during colder winter months.
- Proximity to LUAS: The property is located within minutes' walk of the LUAS Green Line at Glencairn, offering frequent and reliable rail transport into Dublin city centre.
- Multiple Bus Routes: Nearby Dublin Bus routes 44 and 47 provide alternative public transport links, making commuting straightforward for non-drivers.
- Excellent Road Connectivity: The nearby M50 and N11 motorways allow for efficient driving commutes across Dublin and access to the wider national road network.
- Abundant Local Amenities: A convenience store, pharmacy, and coffee shop are located just a short walk away, catering to immediate daily household needs.
- Major Retail Proximity: The home is positioned a short drive from Dundrum Town Centre, Carrickmines Retail Park, and Leopardstown Shopping Centre for extensive shopping options.
But keep in mind:
- C Energy Rating: The property holds a C energy rating, which means a buyer should investigate potential insulation or heating upgrades to improve overall energy efficiency.
- Attic Conversion Costs: While the attic offers conversion potential, buyers must budget for professional architectural advice and structural compliance before undertaking any expansion works.
- Party Wall Implications: Semi-detached living can occasionally lead to noise disturbances despite listed soundproofing, so buyers should inspect the party wall construction closely.
- Aged Boiler Status: Buyers should verify the age and service history of the gas boiler, as older central heating units may require replacement soon after purchase.
- Potential Maintenance on Garden: The mature shrubs and lawn will require ongoing seasonal gardening upkeep to keep the rear outdoor space looking tidy and well-presented.
- Utility Room Space: The compact utility room may feel slightly restricted when operating both a washing machine and a tumble dryer simultaneously.
- Single Main Bathroom: Beyond the ensuite, the single family bathroom must service three other bedrooms, which could create bottlenecks during busy morning routines.
- Traffic During School Times: Proximity to local schools and creches can generate localized traffic congestion during morning and afternoon drop-off and pick-up hours.
- Open Fire Efficiency: The traditional open fire in the living room is less thermally efficient than a modern closed-stove insert, potentially causing heat loss up the chimney.
- Kitchen Finish Preferences: While fully fitted, the tiled worktops and overall kitchen aesthetic may not suit every buyer's personal taste, prompting potential renovation desires.
- Flooring Wear and Tear: Laminate flooring is installed across multiple reception areas and should be checked for underlying moisture damage, scratches, or general wear.
- Parking Capacity Limits: The front driveway offers off-street parking, but households with multiple vehicles may find street parking constraints during peak evening hours.
- Window Seal Integrity: Buyers should inspect all uPVC double-glazed window seals for signs of condensation or misting, which indicate failing units requiring replacement.
- Roof and Gutter Inspection: The exterior roof tiles, gutters, and downpipes should be independently surveyed for any blockages or weathering issues prior to finalizing purchase.
- Boundary Line Verification: Buyers should ensure their legal representative confirms the exact boundaries of the front and rear gardens against the official land registry map.
- Local Development Plans: The surrounding area contains various residential pockets, and buyers should check local planning registers for any nearby commercial or high-density housing projects.
- Plumbing and Water Pressure: The hotpress contains an immersion cylinder, so buyers should test the hot water recovery rate and overall household water pressure during viewing.
- Drainage and Sewerage: Buyers should commission a CCTV drain survey to check the private and shared drainage lines for any potential root ingress or blockages.
- Ventilation in Bathrooms: The internal bathroom relies on mechanical extraction, and buyers should verify that the extractor fans are fully operational to prevent dampness.
- Insurance Premium Checks: Due to historical weather patterns or regional data, buyers should verify home insurance availability and premium costs for this specific postcode.
Price positioning
?
- The asking price of 745000 euros appears slightly elevated relative to recent verified local transactions on the same street and within the immediate suburban neighborhood, suggesting potential overvaluation given its specific size and C energy rating.
- Valuation signals show a strong demand for four-bedroom family homes in Dublin 18 close to the Luas line, yet a C-rated property often requires future energetic upgrades that could weigh on the final achieved market value.
- Support for this higher asking price relies heavily on the quiet cul-de-sac position, private sunny rear garden, and exceptional proximity to local shopping centers, parks, and schools, which heavily attract family buyers.
- Factors that could undermine this price point include competition from newly constructed or higher-rated B- BER properties in the wider area, as well as buyer hesitation regarding potential future retrofitting costs for insulation and heating.
Build Analysis
What we know from similar construction types
- The property is a four-bedroom semi-detached family home extending to approximately 113 square meters, situated in a mature and established residential development.
- The listing notes that the party walls are soundproofed, which is a positive feature for semi-detached living, though a buyer should verify compliance with relevant building regulations.
- The attic offers potential for conversion, which buyers should investigate regarding structural capacity, insulation requirements, and necessary planning permissions or building control regulations.
- Buyers should inspect the condition of the uPVC double-glazed windows, the gas-fired central heating system, and the overall roof structure during a standard pre-purchase survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 - €2,000
- Explanation: This property has a BER rating of C and a floor area of 113 square metres with gas fired central heating. Heating costs will vary depending on individual energy usage habits, fuel inflation, and thermal efficiency.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb with no major heavy industrial plants, active landfills, or waste incinerators in immediate proximity.
- Any historical or legacy industrial pollution risks appear minimal based on regional land-use patterns, though standard environmental due diligence should be maintained.
Flood Safe
9/10Water overflow reports to follow up
- The location sits at an elevated foothill position relative to major coastal or river flood plains in Dublin, reducing the likelihood of widespread fluvial or coastal flooding.
- Surface water accumulation during extreme weather events remains a general urban consideration, but the property itself does not appear to be situated within a designated high-risk flood zone.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
7 SANDYFORD HALL WALK, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €701,000.00
Recent sales in the wider Sandyford area
12 CUL CUILLE, SANDYFORD, CO DUBLN
- Sale date
- Declared sale price
- €1,110,000.00
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
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 €74,500 based on the 10% rate or standard residential tiers, estimated at around €7,450 (1% up to €1m)
- Solicitor legal fees: roughly €1,500 to €3,000 plus VAT and outlay
- Land registration fees: approximately €400 to €800 depending on registry types
- Property valuation fees: around €150 to €300
- Surveyor fees: approximately €500 to €1,200 depending on the level of survey
- Annual home insurance: roughly €400 to €800 depending on coverage and property value
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of the local area, particularly noting the short walking distance to the Glencairn LUAS stop for commuting into Dublin city centre.
- The family-friendly nature of the Sandyford Hall development is often discussed, with local parents praising the safe cul-de-sac settings and abundant neighborhood green spaces.
- Discussion on local forums often centers around the excellent proximity to outdoor amenities, with Fernhill Park and the Dublin Mountains frequently recommended for walking and recreation.
- Commuters sometimes note peak-hour traffic congestion around the nearby M50 and N11 interchanges, though access routes are generally considered robust for drivers.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located in a family-friendly development with green spaces, nearby playgrounds, crèches, and schools, making it ideal for young families.
- Teenagers8/10
Four well-proportioned bedrooms and proximity to secondary schools and excellent LUAS and bus transport links suit growing teenagers well.
- Multi-generational Living6/10
A four-bedroom semi-detached layout provides good space, though a single ground-floor bathroom and lack of a ground-floor bedroom limit multi-generational flexibility.
- Single Buyers7/10
Offers great space and strong commuting links, though a 4-bedroom home might exceed space and maintenance needs for a single occupant.
- Couples8/10
Provides plenty of room to grow into, with a nice garden, separate living and dining rooms, and convenient access to local shopping centres and the city.
- Empty Nesters7/10
Manageable size at 113 m² in a quiet cul-de-sac setting near local amenities, though maintaining four bedrooms and a garden may feel slightly oversized.
- Retirees7/10
Quiet cul-de-sac location with local amenities and LUAS within walking distance, though stairs to bedrooms and upper bathrooms are standard.
Work
3 areas- Remote Working8/10
Four bedrooms allow plenty of flexibility to set up a dedicated home office space in a quiet residential setting.
- Hybrid Commuting9/10
Excellent transport links with the LUAS Green Line and multiple bus routes nearby, plus straightforward access to the M50 and N11.
- Retired7/10
Well-suited for retirement due to local conveniences, healthcare access, and a peaceful cul-de-sac environment.
Practical
8 areas- Ageing in Place6/10
Features a guest WC downstairs, but bedrooms and full bathrooms are located on the upper floor, requiring stair use.
- Low Maintenance8/10
UPVC double-glazed windows, gas-fired central heating, and manageable front and rear gardens keep upkeep reasonable.
- Secure Gated Entry4/10
Property features off-street parking and a security alarm system, but does not feature a gated community entrance.
- Minimalist Design6/10
Traditional semi-detached family layout with distinct rooms rather than open-plan minimalist architecture.
- Flexible Floor Plans8/10
Four bedrooms offer great adaptability for home offices or nurseries, and the attic offers potential for conversion subject to planning.
- Heritage Home2/10
Modern suburban development home rather than a period or heritage property.
- Ecological Setup6/10
Holds a C BER rating with gas-fired central heating and double glazing, though modern eco-upgrades could enhance energy efficiency further.
- Outdoor areas8/10
Benefits from a private sunny rear garden with a patio and lawn, side entrance, and a lawned front garden with off-street parking.
Interests
9 areas- Gardening7/10
Features a private sunny rear garden with a lawn and mature shrubs, plus a well-maintained front garden.
- Walking9/10
Close proximity to Fernhill Park and Gardens and scenic walking trails throughout the Dublin Mountains.
- Gym7/10
Proximity to nearby retail parks and urban centres ensures good access to local fitness and leisure facilities.
- Cycling7/10
Suburban location with access to local roads and nearby amenities, though cycling into the city involves navigating arterial routes.
- Golf8/10
Various recreational amenities including golf clubs are located nearby in the surrounding South Dublin area.
- Fishing3/10
The immediate residential area does not offer notable local fishing spots.
- Horse Riding6/10
Proximity to the Dublin mountain foothills provides potential access to equestrian facilities in the broader locality.
- Water Sports3/10
Inland suburban location far from major water sports hubs, though coastal areas are reachable by car.
- Entertaining8/10
Features a generous living room, adjoining dining room with double doors to the garden, and a patio area ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac within a residential development, offering a peaceful environment away from heavy traffic.
- Rural Living3/10
Located in an established suburban neighborhood with close proximity to retail parks, shopping centres, and the M50.
- Village Living8/10
Conveniently close to Sandyford and Stepaside villages, offering local convenience stores, cafes, and a friendly community feel.
- Coastal Living3/10
The location is inland in South Dublin, with no immediate coastal access, though mountain trails are nearby.
- Urban Living7/10
Excellent public transport links via the LUAS and bus routes provide quick access to Dublin city centre, alongside nearby major retail hubs.
Social
6 areas- Community Involvement8/10
Established family-friendly development with green spaces, local creches, and active community surroundings.
- Café Culture7/10
Convenience store, coffee shop, and nearby villages like Stepaside and Sandyford offer local café options.
- Nightlife5/10
Mainly residential suburban area; vibrant nightlife requires traveling further toward Dundrum or Dublin city centre via LUAS.
- Health/Wellness groups8/10
Proximity to parks, sports clubs, and wellness facilities in nearby retail parks and suburban hubs.
- Networking Opportunities6/10
Good connectivity to business parks in Sandyford via public transport, though primarily a residential neighborhood.
- Tech-Hub Connectivity9/10
Very close to the Sandyford Business District and major employment hubs with direct transport links.
Listing information
- Agent
- DNG Stillorgan
- Phone
- 01 283 2700
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-3000F5HouseDelve · 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.