13 Seaview Drive, Cnoc Na Mara, Blackrock, County LouthA91HH9R
€775,000
5 Bed~5 Bath~202 m²~BER A3
What you'll like:
- A3 Energy Rating: Achieving an impressive A3 BER rating ensures significantly lower home heating bills and enhanced overall thermal comfort for occupants. This high energy efficiency also indicates modern construction standards and excellent insulation throughout the property.
- Five Generous Bedrooms: Providing five well-proportioned bedrooms offers exceptional flexibility for larger families, multi-generational living, or accommodating overnight guests without feeling cramped. This ample room count is a rare and highly sought-after feature in the local market.
- Five Bathrooms: With five bathrooms available, morning routines and household congestion are entirely eliminated, ensuring maximum convenience for family members and visitors alike. This fixture-to-bedroom ratio significantly elevates daily living standards and long-term property appeal.
- Substantial Floor Area: Measuring 201.97 square meters, the generous footprint delivers expansive living spaces, wide hallways, and comfortable room dimensions across multiple levels. Buyers will appreciate the lack of compromise on personal space and storage capabilities.
- Stunning Coastal Vistas: The front elevation boasts breathtaking views of Dundalk Bay and the majestic Mourne Mountains, creating an inspiring daily backdrop. Such scenic vistas contribute positively to the resident lifestyle and help safeguard long-term asset desirability.
- Detached Privacy: Being a detached home means no shared party walls, translating to reduced noise transfer and greater independence for residents. This structural independence also facilitates easier exterior maintenance and enhances overall residential tranquility.
- Coastal Village Setting: Situated within the popular coastal village of Blackrock, residents enjoy immediate access to local amenities, seaside walks, and a vibrant community atmosphere. This highly desirable location consistently attracts strong buyer demand and lifestyle seekers.
- Prime Golf Proximity: Located within easy walking distance of the prestigious Dundalk Golf Club, golf enthusiasts can enjoy seamless access to top-tier sporting facilities. This lifestyle perk adds distinct recreational value for prospective homeowners and visiting guests.
- Established Development: Occupying a fantastic site within a well-regarded and meticulously maintained development, the property benefits from a strong neighborhood pride of place. Buyers can purchase with confidence knowing the surrounding environment is cared for and stable.
- Bespoke Kitchen Island: The high-specification kitchen features a large central island that effortlessly accommodates family dining, casual socializing, and meal preparation. It serves as the functional and aesthetic heart of the ground floor open-plan layout.
- Flexible Pocket Doors: Cleverly integrated pocket doors between the main living area and kitchen diner allow for adaptable open-plan or compartmentalized spaces. This thoughtful architectural feature gives homeowners complete control over light flow and acoustic privacy.
- Dedicated Home Office: The inclusion of a first-floor reception room provides an ideal designated space for remote working or quiet study. This caters perfectly to modern hybrid employment trends without sacrificing any bedroom capacity.
- Private Rear Garden: Offering an immense sense of privacy to the rear, the outdoor garden space serves as a secluded sanctuary for relaxation and children's play. Buyers will value the freedom from overlooking neighbors while enjoying outdoor leisure time.
- Ample OffStreet Parking: The brick-paved front driveway provides generous parking space for multiple vehicles, ensuring convenience for both residents and visitors. This removes any potential street parking stress and secures easy vehicle access.
- Advanced Utility Room: A separate utility room complements the main kitchen, keeping laundry appliances and household chores neatly tucked away from living areas. This functional layout addition preserves the pristine aesthetic of the primary kitchen space.
- Top Floor Versatility: The uppermost level includes a fifth bedroom, a bathroom, and an additional multi-purpose room suited for a home gym or children's den. This self-contained top floor creates a wonderful breakaway zone for teenagers or hobbyists.
- Principal Suite Views: The primary bedroom features a striking feature window framing the stunning coastal and mountain scenery right from the bed. Waking up to these panoramic views enhances the daily luxury experience for the homeowner.
- Stable Asking Price: The tracked asking price history shows zero fluctuations since initial observation, indicating a firm and confident seller pricing strategy. This stability provides a clear baseline for buyers entering negotiations without sudden downward spikes.
- Major Town Proximity: Positioned within easy reach of Dundalk town, the property combines a peaceful coastal lifestyle with comprehensive urban conveniences and transport links. This dual advantage ensures residents never have to compromise on accessibility.
- Fresh Modern Interior: The accommodation is consistently fresh and well-appointed throughout, allowing buyers to move in immediately without undertaking costly renovations. This turnkey readiness saves both time and additional capital expenditure upon purchase.
But keep in mind:
- Uncertain Asking Strategy: The static asking price recorded over the tracking period offers no direct insight into seller motivation or flexibility. Buyers should conduct thorough comparative market research to determine true current value before submitting bids.
- Untested Property Services: The listing explicitly notes that appliances, fixtures, fittings, and services have not been tested by the selling agent. Prospective buyers must commission independent specialist surveys to verify the operational integrity of all mechanical systems.
- Approximate Floor Measurements: All stated room dimensions and floor areas are approximate and should be independently verified by a qualified surveyor. Relying solely on brochure figures could lead to miscalculations regarding furniture placement or future expansion.
- Potential Maintenance Costs: As a large 201.97 square meter detached property with five bathrooms, long-term upkeep and repair expenses will naturally be substantial. Buyers should budget adequately for ongoing preventative maintenance across the extensive structure.
- Coastal Exposure Risks: Properties located close to the coast can occasionally experience higher exposure to wind-driven rain and salt air corrosion. Buyers should inspect exterior paintwork, window seals, and masonry for any early signs of weathering.
- Upper Floor Layout Complexity: Spanning multiple stories up to a fifth bedroom and den, the vertical layout may present mobility challenges for certain household members. Families with toddlers or elderly relatives should carefully evaluate the stair navigation requirements.
- Development Management Fees: Being situated in a well-maintained development may entail annual residents' association fees or estate management charges. Buyers' legal representatives must investigate any associated covenants, rules, or ongoing financial contributions.
- High Entry Price Point: At an asking price of €775,000, the property sits at a premium level that requires significant mortgage approval and stamp duty outlays. Buyers must ensure their financial positioning is robust enough to absorb these borrowing costs.
- Privacy Balance Limitations: While the rear garden offers privacy, prospective buyers should verify if neighboring second-story windows overlook any key outdoor entertainment areas. A thorough on-site visit during daylight hours is essential to assess true seclusion.
- Traffic and Parking Dynamics: Although the driveway offers ample parking, buyers should assess local traffic flow within the development during peak school run and commuting hours. Narrow estate roads can occasionally experience congestion from visitor vehicles.
- Energy Performance Verification: While the BER rating is A3, buyers should independently examine the detailed advisory report to confirm how this efficiency is achieved and maintained. Verifying heating controls and ventilation systems ensures the low running costs are realized.
- Future Expansion Restrictions: Due to the existing footprint and development guidelines, any future extensions or structural alterations might require strict planning permission. Buyers intending to modify the property should consult local planning authorities beforehand.
- High Fixture Maintenance: Containing five distinct bathrooms, the dwelling features a high concentration of sanitaryware that will require diligent upkeep. Plumbed fixtures and seals should be thoroughly checked during the structural survey phase.
- Open Plan Acoustic Transfer: The open-plan flow from the kitchen to the living area via pocket doors may result in increased noise transmission throughout the ground floor. Buyers who value quiet separation should test how sound travels between these zones.
- Surface Water Drainage: Given the coastal proximity, buyers should investigate local surface water drainage capacity and ensure the development is free from any historical pooling issues. A comprehensive site survey will help clarify ground drainage conditions.
- Appliance Longevity Unknown: High-specification kitchen appliances are included, but their exact age and remaining lifespan are not documented in the listing. Buyers should factor potential appliance replacement costs into their immediate post-purchase budget.
- Limited Price History Transparency: The recorded data only shows a single price point without previous historical transactions to indicate market volatility or previous buyer interest. This lack of historical context places greater emphasis on independent valuation checks.
- Roof and Insulation Integrity: The top-floor rooms extending into upper levels require careful inspection of roof insulation and ventilation to prevent condensation risks. A professional snag list and roof survey are highly recommended before finalizing contracts.
- Insurance Premium Variations: Properties situated near coastal areas can occasionally attract higher home insurance premiums due to perceived environmental risks. Buyers should obtain preliminary insurance quotes early in the purchase process to avoid surprises.
- Strict Conveyancing Requirements: Managing a detached property with multiple bathrooms, extensions, or complex title boundaries requires rigorous legal due diligence. Buyers must ensure their solicitors carefully review all mapping, rights of way, and compliance certificates.
Price positioning
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- The asking price of €775,000 appears notably elevated when benchmarked against available regional transaction precedents, positioning this large detached dwelling well above typical surrounding market averages for standard residential properties.
- Upward valuation signals stem from the property's generous floor area exceeding two hundred square meters, a highly efficient A3 energy rating, five bedrooms paired with five bathrooms, and scenic coastal vistas overlooking Dundalk Bay.
- Potential factors supporting such an ambitious valuation include strong demand for modern energy-efficient coastal homes with versatile multi-level accommodation, while potential risks involve buyer resistance given higher absolute pricing thresholds.
- The stable asking-price history without recorded reductions indicates a firm vendor stance, suggesting that achieving this price point will heavily depend on securing a niche buyer prioritizing turnkey condition and specific coastal location advantages.
Build Analysis
What we know from similar construction types
- The property is an A3-rated detached home spanning approximately 201.97 square meters across three levels, offering modern energy efficiency and lower running costs typical of contemporary builds.
- Potential buyers should verify compliance with planning permissions and building regulations, particularly regarding the conversion or usage of the upper-floor multi-functional rooms and overall structural layout.
- As with any modern property, an independent snagging survey is recommended to check the condition of high-spec finishes, windows, sliding doors, plumbing, and electrical systems.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,100 to 1,500 euro.
- Explanation: Given the A3 BER rating and a floor area of approximately 201.97 square meters, the property is highly energy-efficient, which helps to keep annual space heating and hot water demands relatively low compared to older, lower-rated homes.
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
1 SEAVIEW DRIVE, CNOC NA MARA, GOLF LINKS ROAD
- Sale date
- Declared sale price
- €525,000.00
Recent sales in the wider Cnoc Na Mara area
28 BEECH PARK, BLACKROCK, DUNDALK
- Sale date
- Declared sale price
- €410,000.00
1 THE FERNS, BLACKROCK, DUNDALK
- Sale date
- Declared sale price
- €410,000.00
1 COIS FARRAIGE, OLD GOLFLINKS RD, BLACKROCK
- Sale date
- Declared sale price
- €510,000.00
ROCK RD, BLACKROCK, DUNDALK
- Sale date
- Declared sale price
- €425,000.00
21 KNOCKSHEE VIEW, OLD GOLF LINKS ROAD, BLACKROCK
- Sale date
- Declared sale price
- €385,000.00
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 Seaview Drive, Cnoc Na Mara, Blackrock
- Sale date
- Declared sale price
- €385,000.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €7,750 — 1% of €775,000.
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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 euro plus VAT and outlays.
- Land registration fees: 400 to 800 euro depending on property value and registration type.
- Property valuation fees: 150 to 300 euro for a mortgage or independent valuation.
- Surveyor fees: 500 to 1,200 euro depending on the level of detailed structural survey required.
- Annual home insurance: 400 to 900 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Residents frequently highlight Blackrock as a highly desirable coastal village due to its scenic views of Dundalk Bay and the Mourne Mountains.
- Local community discussions often mention the convenience of being within walking distance to local amenities, cafes, and Dundalk Golf Club.
- Traffic management and peak-time commuting through the main village areas are common topics of discussion among locals.
- Development and housing demand in Cnoc Na Mara and surrounding areas remain active, with well-maintained estates praised for family living.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers five bedrooms and generous enclosed rear outdoor areas, making it well-suited for young families needing room to grow.
- Teenagers8/10
With five bedrooms and flexible spaces such as an upper-floor den or home office, teenagers will find plenty of independent space.
- Multi-generational Living7/10
A spacious detached layout provides good separation, though traditional multi-generational configurations might require minor adaptations.
- Single Buyers5/10
The scale and price point of a five-bedroom detached energy-efficient home exceed typical single-buyer requirements.
- Couples7/10
Offers ample space for couples who desire room for home offices, hobbies, and hosting guests.
- Empty Nesters7/10
Provides a high comfort level and low running costs with an A3 BER, though the five-bedroom layout is larger than many empty nesters strictly need.
- Retirees6/10
While low-maintenance and close to village amenities, a multi-story five-bedroom home may involve more stairs and space than long-term retirees require.
Work
3 areas- Remote Working9/10
Includes a dedicated first-floor reception room or ideal office, plus additional versatile rooms for home working.
- Hybrid Commuting8/10
Conveniently located near major transport links and Dundalk, supporting hybrid commuting routines.
- Retired6/10
Energy-efficient A3 rating keeps utility costs low, though the large multi-story layout may exceed typical retirement needs.
Practical
8 areas- Ageing in Place6/10
A three-story, five-bedroom home presents challenges for long-term ageing in place due to multiple flights of stairs.
- Low Maintenance9/10
Benefits from an A3 BER energy rating, modern high-spec finishes, and a brick-paved front driveway.
- Secure Gated Entry4/10
Features an open brick-paved front drive area with ample parking rather than a secure gated entry.
- Minimalist Design7/10
Fresh, well-appointed contemporary interiors with clever pocket doors and clean lines.
- Flexible Floor Plans9/10
Offers adaptable spaces including multiple reception rooms, a home office, and an upper-floor den or fifth bedroom.
- Heritage Home2/10
This is a modern, energy-efficient property within a maintained development rather than a period heritage home.
- Ecological Setup9/10
Boasts an impressive A3 BER rating with low energy performance indicators ensuring high energy efficiency.
- Outdoor areas8/10
Provides an immense sense of privacy to the rear with sliding doors opening from the kitchen/dining area to the back garden.
Interests
9 areas- Gardening6/10
Features manageable outdoor spaces, though the focus is more on paved driveways and paved or lawned rear gardens rather than extensive grounds.
- Walking9/10
Walking distance to the coastal village of Blackrock and local amenities provides excellent walking opportunities.
- Gym7/10
The versatile upper floor space or office areas can easily accommodate a home gym setup.
- Cycling8/10
The coastal and village location offers pleasant local cycling routes and manageable distances to nearby towns.
- Golf9/10
Conveniently located within walking distance of Dundalk Golf Club.
- Fishing8/10
Proximity to the coast and Dundalk Bay provides strong appeal for sea angling enthusiasts.
- Horse Riding5/10
Equestrian facilities are not immediately on-site, requiring travel to nearby rural stables.
- Water Sports8/10
Proximity to Dundalk Bay makes it an attractive spot for coastal and water-based activities.
- Entertaining9/10
Equipped with a large living area, clever pocket doors, and a bright kitchen/dining area with a high-spec island and sliding doors to the back garden.
Lifestyle
5 areas- Quiet Living7/10
Situated in a well-maintained development with an immense sense of privacy to the rear and sea views to the front.
- Rural Living4/10
Located in a popular coastal village development rather than a secluded rural setting.
- Village Living9/10
Positioned within walking distance of Blackrock village and its local services.
- Coastal Living9/10
Features prominent sea and mountain views to the front, overlooking Dundalk Bay and the Mourne Mountains.
- Urban Living5/10
Offers suburban village convenience rather than high-density urban living, while remaining close to the services of major town Dundalk.
Social
6 areas- Community Involvement8/10
A well-regarded development within a popular coastal village fosters strong community engagement.
- Café Culture8/10
Walking distance to Blackrock village provides access to local cafes, shops, and social spots.
- Nightlife6/10
Village pubs and dining are accessible locally, with a wider selection available a short distance away in Dundalk.
- Health/Wellness groups7/10
Proximity to coastal walkways, local clubs, and nearby town facilities supports active wellness routines.
- Networking Opportunities6/10
Primarily a residential village setting, though closer connections are available via nearby Dundalk.
- Tech-Hub Connectivity7/10
Modern A-rated home well-suited for digital connectivity, with dedicated office spaces for remote professionals.
Listing information
- Agent
- Michael Lavelle Estate Agents
- Phone
- 042 933 2482 / 042 933 5912
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-4D1AA1HouseDelve · 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.