137 Grange Abbey Crescent, Donaghmede, Dublin 13D13XY49
€450,000
3 Bed~1 Bath~86 m²~BER D
What you'll like:
- Desirable mature location: Positioned within a well-established and highly sought-after residential development in Donaghmede, ensuring long-term community stability and enduring property appeal for buyers.
- Good overall condition: The property is presented in good condition throughout, allowing new owners to move in immediately without undertaking any immediate major redecoration works.
- Well proportioned layout: Features an efficient 86 square metre layout comprising a welcoming hallway, living room, kitchen dining room, three bedrooms, and a family bathroom.
- Valuable side access: Includes a convenient side entrance that provides easy access to the rear garden without needing to pass directly through the main living quarters.
- Westerly rear aspect: The private rear garden benefits from a desirable westerly orientation, capturing pleasant afternoon and evening sunlight throughout the spring and summer months.
- Low maintenance garden: The outdoor rear space features minimal upkeep requirements, making it ideal for busy professionals, families, or downsizers seeking easy outdoor living.
- Secure walled boundaries: The back garden is fully enclosed by walled boundaries, offering excellent privacy, security, and safety for children or family pets playing outside.
- Convenient off street parking: Features a dedicated front driveway providing off-street parking capability, which is a significant practical advantage for modern multi-car households.
- Gas fired central heating: Equipped with a gas heating system that provides efficient and reliable warmth throughout the living spaces during the colder winter months.
- Proximity to shopping centres: Situated within easy reach of both Donaghmede Shopping Centre and Clare Hall Shopping Centre, providing extensive retail and grocery options nearby.
- Local entertainment options: Located close to the Odeon Cinema and various neighbourhood amenities, ensuring plenty of leisure and social activities within a short distance.
- Strong school choices: Surrounded by a wide selection of local primary and secondary schools, making this home exceptionally practical for growing families with school-aged children.
- Excellent DART connectivity: Within convenient reach of local DART railway services, offering fast and reliable commuter access directly into Dublin city centre.
- Reliable bus routes: Well served by local Dublin Bus routes including the 15 and 29A, providing alternative public transport links for daily commuters.
- First-time buyer appeal: Perfectly sized and priced for first-time buyers looking to secure a solid foothold in the north Dublin residential property market.
- Downsizer friendly layout: Offers manageable proportions that will particularly suit downsizers wanting a comfortable, easily maintained home without excessive garden upkeep.
- Established neighbourhood infrastructure: Benefits from mature local infrastructure, established tree-lined streets, and a settled community atmosphere that new builds often lack.
- Rental income potential: Represents an attractive option for property investors due to strong local rental demand and proximity to major employment hubs and transport links.
- Clear accommodation sizing: The 86 square metre floor area provides clearly defined rooms that are easy to furnish and heat economically year-round.
- Straightforward acquisition process: Presented as an available semi-detached family home with clear features and known attributes, facilitating a smooth transaction for motivated buyers.
But keep in mind:
- Subpar energy rating: The property holds a disappointing D BER rating, which indicates poor thermal efficiency and suggests that substantial insulation upgrades will be necessary.
- High energy consumption: The energy performance indicator sits at 244.25 kWh per square metre annually, meaning higher utility bills and ongoing heating expenses for the occupant.
- Single bathroom limitation: Features only one family bathroom servicing all three bedrooms, which could create morning congestion and inconvenience for a busy family household.
- Limited floor area: Offering 86 square metres of living space, the accommodation is relatively compact and may feel restrictive for growing families over the long term.
- Upgrading costs required: Due to the D energy rating, buyers should budget for potential deep retrofitting expenses such as external insulation, window replacements, or boiler upgrades.
- Potential attic insulation gaps: The buyer should investigate whether the attic space meets modern insulation standards to help mitigate the poor overall building energy rating.
- Glazing efficiency review needed: Buyers should carefully inspect the existing windows and doors to determine if double or triple glazing is installed and if replacement is needed.
- Heating system age check: It is advisable to verify the age and operational efficiency of the gas boiler to ensure it does not require an expensive imminent replacement.
- Ventilation and damp check: Given the lower energy rating, a thorough survey should check for potential condensation or ventilation issues typical of older semi-detached houses.
- Electrical system compliance: Buyers should commission a qualified electrician to inspect the fuse board and wiring to ensure the electrical installation meets current safety standards.
- Plumbing integrity inspection: An independent plumbing check is recommended to verify the condition of internal pipework, water pressure, and drainage functionality.
- Boundary fence verification: Buyers should review the legal title deeds with their solicitor to confirm exact boundary lines and ensure the side access is fully unencumbered.
- Traffic congestion concerns: Proximity to busy shopping centres and major arterial routes could result in localized traffic congestion during peak morning and evening commuting hours.
- Parking capacity limits: While off-street parking is provided, the driveway size may be limited, potentially restricting parking options if multiple vehicles need to be accommodated.
- Garden privacy assessment: While the rear garden is walled, buyers should check if overlooking from neighbouring second-story windows impacts overall privacy levels.
- Future extension potential limits: The relatively compact plot size might restrict the scale of any future ground-floor or attic extensions without significantly reducing the garden.
- Local market price alignment: Buyers should perform a comprehensive comparative market analysis to ensure the asking price accurately reflects current local property values.
- Potential roofing maintenance: A structural survey should carefully evaluate the condition of the roof tiles, flashing, and timbers to rule out hidden maintenance liabilities.
- Surface water drainage check: It is wise to inspect the exterior gullies and downpipes to ensure adequate surface water drainage away from the property foundations.
- Future retrofitting disruption: Undertaking the necessary energy efficiency upgrades to improve the D rating will likely cause temporary disruption and require additional capital outlay.
Price positioning
?
Not enough reliable market evidence is available to position this asking price.
Build Analysis
What we know from similar construction types
- The property is a mature semi-detached home extending to approximately 86 square metres with a standard three-bedroom, one-bathroom layout.
- The listing indicates a BER rating of D, which is common for homes built in established residential developments of this era, suggesting that original insulation levels may require upgrading.
- A buyer should investigate the age and efficiency of the existing gas heating system.
- Given the presence of side access, a buyer should verify boundary lines and check for any restrictions if considering future extensions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D, indicating that a deep retrofit would significantly improve energy efficiency and comfort.
- For an 86 square metre semi-detached home, a comprehensive deep retrofit involving external wall insulation, upgraded windows and doors, attic insulation, and a heat pump system typically ranges from EUR 40,000 to EUR 60,000 before accounting for available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately €1,400 to €1,800.
- Explanation: Based on a floor area of 86 square meters and a BER rating of D, the energy efficiency indicates higher heat loss compared to modern homes, resulting in moderate to high gas heating consumption during colder months.
Pollution Safe
8/10Environmental 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
51 GRANGE ABBEY CRESCENT, DONAGHMEDE, DUBLIN 13
- Sale date
- Declared sale price
- €396,000.00
3 GRANGE ABBEY CRESCENT, DONAGHMEDE, DUBLIN 13
- Sale date
- Declared sale price
- €425,000.00
7 GRANGE ABBEY CRESCENT, DONAGHMEDE, DUBLIN 13
- Sale date
- Declared sale price
- €430,000.00
31 GRANGE ABBEY CRESCENT, DONAGHMEDE, DUBLIN 13
- Sale date
- Declared sale price
- €425,000.00
Recent sales in the wider Donaghmede area
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
39 MEADOWBROOK PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €478,000.00
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 €4,500 based on 1% of the asking price for properties under €1 million.
- Solicitor legal fees: roughly €1,500 to €2,500 excluding VAT and outlay.
- Land registration fees: approximately €130 to €700 depending on the nature of the application and property registration type.
- Property valuation fees: typically around €150 to €300 for mortgage purposes.
- Surveyor fees: estimated between €500 and €1,000 depending on the level of detail required for a structural survey.
- Annual home insurance: roughly €350 to €600 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight Donaghmede as a mature and family-friendly neighbourhood with strong community engagement.
- Transport links, particularly proximity to the DART and frequent bus routes like the 15 and 29A, are often praised by commuters living in the area.
- Local groups discuss the convenience of nearby retail hubs such as Donaghmede and Clare Hall shopping centres for daily amenities.
- Traffic calming measures and parking on residential crescents are occasionally brought up in local community discussions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a private rear garden, making it well-suited for young families within a mature residential development close to schools and local amenities.
- Teenagers7/10
With three bedrooms and good transport links like the DART and bus routes nearby, growing teenagers will appreciate the accessibility, though living space is moderately sized at 86 m².
- Multi-generational Living4/10
At 86 m² with a single family bathroom, the home is somewhat compact for extended family living across multiple generations.
- Single Buyers7/10
An approachable option for first-time single buyers looking for an established suburban home with good transport links to the city centre, though priced at €450,000.
- Couples8/10
Offers a comfortable layout with three bedrooms, a living room, and a kitchen/dining area, ideal for couples planning for the future.
- Empty Nesters7/10
A manageable property size with a low-maintenance rear garden, appealing to those looking to downsize in a sought-after location.
- Retirees6/10
The home offers single-level potential and low upkeep outside, though buyers should verify internal accessibility features for long-term retirement living.
Work
3 areas- Remote Working7/10
Three bedrooms allow flexibility to set up a dedicated home office, though buyers should verify broadband speeds.
- Hybrid Commuting8/10
Conveniently positioned near the DART and Dublin Bus routes 15 and 29A, making hybrid commuting to the city centre efficient.
- Retired6/10
Suitable for retirement living due to its low-maintenance exterior and proximity to local conveniences, though stairs should be considered.
Practical
8 areas- Ageing in Place5/10
A two-storey semi-detached home that may require modifications for long-term ageing in place, which buyers should verify.
- Low Maintenance8/10
Features a low-maintenance rear garden with minimal upkeep required and side access for added convenience.
- Secure Gated Entry3/10
The property is an open-access semi-detached house with off-street parking rather than a secure gated community.
- Minimalist Design5/10
Traditional three-bedroom semi-detached layout rather than an ultra-minimalist architectural build.
- Flexible Floor Plans6/10
Standard three-bedroom configuration spanning approximately 86 m² with defined living and dining spaces.
- Heritage Home3/10
A mature residential property rather than a protected period or heritage home.
- Ecological Setup4/10
Has a BER rating of D, indicating that energy efficiency upgrades may be worth investigating for improved sustainability.
- Outdoor areas7/10
Benefits from a private, westerly-facing rear garden with walled boundaries, valuable side access, and off-street parking.
Interests
9 areas- Gardening5/10
Features a low-maintenance rear garden with a westerly aspect and walled boundaries, which offers limited scope for extensive keen gardeners.
- Walking7/10
Good access to local amenities and suburban streets makes casual walking convenient, though buyers should check proximity to major parks.
- Gym6/10
Local amenities are within easy reach, though buyers should investigate the exact distance to nearby fitness clubs and leisure facilities.
- Cycling6/10
Suburban location allows for cycling, though commuters should verify dedicated cycle lane connectivity towards the city centre.
- Golf5/10
Buyers should verify the proximity of nearby golf courses in the north Dublin area.
- Fishing3/10
The suburban setting is not positioned near notable inland fishing spots, though coastal access is possible further out.
- Horse Riding3/10
Equestrian facilities are scarce in this densely developed suburban area of Donaghmede.
- Water Sports4/10
While coastal suburbs are accessible in north Dublin, water sports require travel beyond the immediate neighbourhood.
- Entertaining7/10
The kitchen/dining room and westerly-facing private rear garden provide a functional space for hosting guests and family.
Lifestyle
5 areas- Quiet Living7/10
Situated within a mature and sought-after residential development off the Grange Road, offering a generally peaceful suburban environment.
- Rural Living2/10
This is a firmly suburban residential setting in Donaghmede, Dublin 13, far removed from rural countryside living.
- Village Living6/10
Proximity to local shopping centres and community amenities provides a modest village-like convenience within a suburban framework.
- Coastal Living5/10
Located in Dublin 13 with reasonable proximity to coastal suburbs, though not directly on the coast itself.
- Urban Living7/10
Benefits from excellent transport links including the DART and Dublin Bus routes, providing straightforward access to Dublin city centre.
Social
6 areas- Community Involvement7/10
Located in a mature residential development with an established community feel and local schools nearby.
- Café Culture6/10
Local shopping centres like Donaghmede and Clare Hall offer nearby dining and café options.
- Nightlife5/10
Suburban location means nightlife is somewhat limited locally, requiring travel into the city centre for broader options.
- Health/Wellness groups6/10
Buyers should investigate local community centres and wellness groups operating in the Donaghmede area.
- Networking Opportunities5/10
Primarily a residential suburb, meaning local professional networking is limited compared to the city centre.
- Tech-Hub Connectivity7/10
Good public transport links provide reasonable access to Dublin's major employment and tech hubs.
Listing information
- Agent
- DNG Raheny
- Phone
- 01 831 0300
- Published on HouseDelve
- 6 September 2026
- Correction
- Report an issue
HD-EBB338HouseDelve · 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.