14 Kilgobbin Heights, Stepaside, Dublin 18D180000
€875,000
4 Bed~1 Bath~146 m²~BER E
What you'll like:
- Desirable Detached Layout: The property offers a standalone four-bedroom detached configuration, which provides enhanced privacy and independence compared to semi-detached or terraced homes in the immediate neighborhood.
- Generous Floor Area: Providing 146 square metres of internal space, the dwelling offers a substantial footprint that can easily accommodate growing family needs or flexible remote working arrangements.
- Quiet Cul-de-Sac Setting: Positioned within a peaceful cul-de-sac enclave, residents will experience reduced vehicular traffic and an enhanced sense of neighborhood safety and tranquility.
- West-Facing Garden: The large rear garden benefits from a highly desirable westerly orientation, ensuring optimal afternoon and evening sunlight exposure for outdoor entertaining and relaxation.
- Stand-Alone Garage: The inclusion of a separate garage structure provides exceptional convenience for secure vehicle storage, hobbies, or additional everyday household item organization.
- Vaulted Ceiling Feature: The living and dining area boasts an attractive vaulted ceiling, which introduces striking architectural volume and an enhanced feeling of spaciousness to the main gathering zone.
- Versatile Floor Plan: The interior layout offers great flexibility, allowing prospective buyers to reconfigure the existing spaces easily to suit their personal lifestyle requirements during a renovation.
- Expansion Potential: The generous plot size and side access points indicate strong potential to extend the property significantly to the side and rear, subject to obtaining planning permission.
- Dual Side Entrances: Having independent access on both sides of the home facilitates seamless garden maintenance, waste management, and future construction logistics without entering the main living areas.
- Family-Friendly Catchment: The address is situated within a well-regarded educational catchment area, granting convenient access to a variety of established local primary and secondary schools.
- Public Transport Proximity: The location is well-serviced by local bus routes and nearby LUAS tram services, providing efficient and reliable public transit connections directly into Dublin city centre.
- Major Road Access: Motorists will appreciate the close proximity to the M50 motorway, facilitating streamlined commuting routes across the wider Dublin region and to the national airport.
- Commercial Convenience: Shopping centres, retail parks, bars, and restaurants in Sandyford, Leopardstown, and Carrickmines are all within a short distance for effortless everyday errands.
- Outdoor Lifestyle Proximity: The Dublin Mountains are virtually on the doorstep, offering magnificent woodland walks and recreational activities for nature enthusiasts and active families alike.
- Competitive Initial Pricing: The property entered the market with an initial asking price of 850000 euros, presenting a potentially accessible entry point for a detached home in this high-demand suburb.
- Mature Neighborhood Charm: Situated in a firmly established development, the surroundings feature mature trees and a settled community atmosphere that newly built developments often lack.
- Feature Fireplace Inclusion: The main living room features a dedicated fireplace, providing a traditional focal point and the potential to install a cozy solid-fuel or high-efficiency stove.
- Separate Utility Room: The inclusion of a dedicated utility room helps keep laundry appliances and household chores neatly segregated from the main kitchen and dining spaces.
- Strong Long-Term Value: Due to the scarcity of detached family homes in this specific enclave, properties here historically retain strong desirability and robust capital appreciation potential.
- Customization Opportunity: Because the home requires extensive modernization, buyers have the unique opportunity to design, finish, and decorate every room entirely to their own exact personal taste.
But keep in mind:
- Poor Energy Rating: The property carries a weak E energy rating, indicating that substantial insulation and heating upgrades will be necessary to achieve modern comfort standards and lower utility bills.
- Extensive Modernization Required: The listing notes that the home needs a full makeover, meaning buyers must budget significantly for comprehensive interior and exterior renovation works.
- Single Bathroom Constraint: Despite offering four bedrooms, the house currently features only one bathroom, which could create morning bottlenecks for a large family and necessitates adding further washrooms.
- Recent Price Increase: Records show the asking price was raised by 25000 euros shortly after initial publication, signaling seller confidence or testing market boundaries that could influence negotiation dynamics.
- Heating System Overhaul: Given the low BER rating, the existing heating infrastructure likely requires total replacement or modernization to comply with current efficiency expectations.
- Window and Door Replacement: Older energy profiles typically correlate with outdated glazing and timber frames, meaning buyers should inspect and plan for complete window and external door replacements.
- Hidden Renovation Costs: Unforeseen structural, plumbing, or electrical issues frequently emerge during the complete overhaul of mature homes, which can quickly inflate initial renovation budgets.
- Disruption During Works: Undertaking a whole-house makeover will likely render the property temporarily uninhabitable, forcing buyers to incur additional rental or temporary accommodation expenses.
- Planning Permission Complexities: Any major extensions or structural reconfigurations intended to maximize the plot potential will require navigating local council planning regulations and associated fees.
- Boundary Verification Needed: Buyers must instruct their legal representatives to carefully inspect the title maps to confirm the exact boundaries of the front driveway and large rear garden.
- Electrical Safety Audit: Older properties in need of extensive makeovers often feature dated wiring that may fail modern safety standards and require a costly, disruptive rewiring project.
- Plumbing Infrastructure Age: The single-bathroom setup and overall age of the house suggest that the internal plumbing and drainage systems should be thoroughly inspected by a qualified professional.
- Roof and Attic Inspection: Due to the E energy rating and mature age of the development, a detailed survey is essential to check the roof timber integrity, tile condition, and attic insulation levels.
- Ventilation and Damp Risk: Older detached homes undergoing modernization often suffer from inadequate ventilation, making it vital to check for hidden dampness or condensation issues during the survey.
- Garage Structural Condition: The stand-alone garage should be evaluated for roof soundness, damp ingress, and asbestos presence if older corrugated sheeting materials were used during its construction.
- Garden Landscaping Effort: While the large west-facing garden is a major asset, it may currently be overgrown or require significant landscaping investment to reach its full functional potential.
- Parking and Turning Limits: Although there is a front driveway, buyers with multiple vehicles should verify whether parking and turning arrangements meet their household requirements comfortably.
- Local Traffic Patterns: Proximity to major transport corridors like the M50 and local arterial routes can sometimes result in peak-hour traffic congestion affecting immediate neighborhood access.
- Financing Renovation Works: Securing mortgage approval for a property requiring extensive upgrades can sometimes involve specialized lender requirements or retention clauses pending completed works.
- Uncertainty of Final Outlay: The total financial commitment required to purchase the house at its revised asking price and subsequently upgrade it to a high standard carries inherent cost-overrun risks.
Price positioning
?
- The asking price appears somewhat undervalued relative to recent local transactions on the same street, as a nearby property sold recently for significantly more despite similar neighborhood characteristics and square footage.
- The primary over or under valuation signal is driven by the poor BER rating of E and the explicit requirement for a full internal makeover, which naturally demands substantial capital expenditure from prospective buyers.
- Factors that could support such an attractive price include the detached structure, desirable cul-de-sac positioning, and expansive west-facing garden, while extensive modernization costs could severely undermine aggressive bidding momentum.
- Historical listing data shows a swift upward revision from an initial lower snapshot figure to the current level, indicating confidence from the selling agent in capturing strong underlying market demand within this mature location.
Build Analysis
What we know from similar construction types
- The property is a detached 4-bedroom home spanning approximately 146 square metres in a mature development, featuring a standalone garage and a west-facing rear garden.
- The listing indicates the house is in need of a full makeover and notes a vaulted ceiling in the living/dining room, as well as a versatile floor plan with potential to extend to the side and rear.
- A buyer should investigate the structural integrity, roof condition, and electrical and plumbing systems given the need for a comprehensive renovation.
- Verify local planning regulations regarding potential extensions to the side and rear, and check compliance for any previous alterations.
- The presence of only 1 bathroom for a 4-bedroom house suggests that a buyer should investigate the feasibility and cost of adding additional bathrooms.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E BER rating, placing it in the D-G bracket which indicates poor energy efficiency and high heat loss.
- A comprehensive deep retrofit to bring the property up to a modern B2 or A BER standard would typically cost between €50,000 and €90,000, depending on the extent of external wall insulation, window replacements, upgrading the heating system to a heat pump, and installing solar panels.
- SEAI grants may be available to offset a portion of these deep retrofit costs, though a professional energy audit should be commissioned by the buyer to get an exact quote.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 2,500 to 3,200 euro.
- Explanation: Given the 146 square metre floor area and a poor BER rating of E, the property is likely to have low energy efficiency and high heat loss, resulting in significantly higher heating expenses compared to modern homes.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated in an elevated foothill setting along the Dublin mountains, significantly reducing its exposure to river or coastal flooding.
- Official mapping indicates no recorded flood zones in the immediate vicinity of this cul-de-sac development.
- The topography of the Stepaside area generally encourages rapid surface water runoff away from residential plots during heavy rainfall.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
40 KILGOBBIN HEIGHTS, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €970,000.00
8 KILGOBBIN HEIGHTS, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €1,005,000.00
24 KILGOBBIN HEIGHTS, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €750,000.00
Recent sales in the wider Stepaside area
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €471,000.00
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
- Estimated stamp duty: €8,750 — 1% of €875,000.
?
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 the property value and registry 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 detailed building inspection required.
- Annual home insurance: approximately 400 to 900 euro depending on the level of coverage and property specifics.
Forum Talk
What people are saying about this area
- Local residents in the Stepaside and Dublin 18 areas frequently discuss the high demand for mature developments with good proximity to the Dublin Mountains and local woodland walks.
- Community discussions often highlight the convenience of transport links in the area, specifically noting the accessibility provided by local bus routes and nearby Luas services for commuters heading into the city centre.
- Buyers looking at older or detached homes in established cul-de-sacs like Kilgobbin Heights regularly share advice on budgeting for comprehensive modernization projects and potential reconfiguration works.
- Parent forums frequently mention the strong catchment area for both primary and secondary schools in Stepaside as a key driver of family buyer interest in the neighborhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property falls into an excellent catchment of both primary and secondary schools and features a large west-facing back garden, making it a great environment for young children, though the home requires a full makeover.
- Teenagers8/10
With four bedrooms, proximity to bus routes and LUAS services for city access, and plenty of outdoor space, teenagers will appreciate the independence and location.
- Multi-generational Living7/10
The detached nature of the home, stand-alone garage, and potential to extend to the side and rear offer possibilities for multi-generational living configurations.
- Single Buyers5/10
As a spacious four-bedroom detached home requiring a full makeover and carrying a substantial asking price, it may exceed the space and budget requirements typically sought by single buyers.
- Couples7/10
Couples looking for a forever home with project potential will find the layout appealing, especially given the peaceful setting and proximity to local amenities.
- Empty Nesters6/10
While the peaceful setting and single-level potential are attractive, the four-bedroom size and extensive need for a full makeover might be larger and more demanding than what empty nesters prefer.
- Retirees6/10
The mature development and peaceful cul-de-sac position suit retirees seeking tranquility, though the property's E BER rating and need for significant renovation require careful consideration regarding future comfort and maintenance.
Work
3 areas- Remote Working8/10
The generous 146 m² floor area and flexible layout provide ample space to set up dedicated home offices for remote professionals.
- Hybrid Commuting8/10
Strategic positioning near the M50 motorway, bus routes, and LUAS services facilitates efficient hybrid commuting into the city or business parks.
- Retired7/10
The peaceful neighborhood and accessible local services cater well to retirees, provided they are prepared to manage a comprehensive home renovation project.
Practical
8 areas- Ageing in Place6/10
The single-level potential of the layout could support ageing in place with modifications, though the current need for a full makeover and an E BER rating require substantial upgrades.
- Low Maintenance3/10
Explicitly noted as being in need of a full makeover and carrying an E BER rating, meaning low maintenance is far from guaranteed until significant capital works are completed.
- Secure Gated Entry4/10
The property is situated in an open cul-de-sac development rather than a secure gated community.
- Minimalist Design4/10
The existing structure features a traditional detached home layout with a vaulted ceiling, requiring architectural redesign to achieve a true minimalist aesthetic.
- Flexible Floor Plans9/10
The listing highlights a most versatile floor plan that could be reconfigured to exact requirements with minimal disruption.
- Heritage Home3/10
It is a mature family home from an established development rather than a protected period or heritage property.
- Ecological Setup3/10
With an E BER rating, the home currently lacks modern energy-efficient ecological setups and will require substantial retrofitting.
- Outdoor areas9/10
Features a large west-facing back garden with a beautiful outlook, front garden, driveway, and side entrances on both sides.
Interests
9 areas- Gardening9/10
Features a large west-facing back garden with a beautiful outlook, providing an exceptional canvas for dedicated gardening enthusiasts.
- Walking9/10
The proximity to beautiful woodland walks and the Dublin mountains on the doorstep makes this an ideal location for walking enthusiasts.
- Gym6/10
While local commercial gym facilities require travel into nearby Sandyford or Carrickmines, the active outdoor surroundings compensate.
- Cycling7/10
The suburban and mountain-edge location offers scenic cycling routes, though navigating local main roads requires caution.
- Golf7/10
The south Dublin location places several well-regarded golf courses within a reasonable driving distance.
- Fishing4/10
The inland suburban setting is not primarily known for immediate fishing opportunities without traveling further afield.
- Horse Riding7/10
Proximity to the Dublin mountains and foothill areas supports regional equestrian interests and stables.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local reservoirs.
- Entertaining8/10
The large west-facing back garden, stand-alone garage, and open living/dining room with a vaulted ceiling provide great potential for hosting guests once updated.
Lifestyle
5 areas- Quiet Living9/10
Situated in a most sought-after development of mature homes in an enviable cul-de-sac position, the property offers a wonderful, peaceful setting.
- Rural Living7/10
With the Dublin mountains quite literally on the doorstep and beautiful woodland walks nearby, residents can enjoy a strong connection to nature despite suburban convenience.
- Village Living8/10
Stepaside offers a charming village feel with local shops, bars, and restaurants within close proximity to the development.
- Coastal Living3/10
The location is decidedly suburban and mountain-adjacent rather than coastal, offering limited direct access to the sea.
- Urban Living7/10
Easy access to the M50, LUAS services, and bus routes makes commuting and connecting to the city centre straightforward.
Social
6 areas- Community Involvement8/10
Located in a mature, established development known for its strong family community feel.
- Café Culture7/10
Stepaside village and nearby Sandyford offer a growing selection of local cafes and social spots.
- Nightlife5/10
Nightlife options are relatively quiet locally, typically requiring a trip into nearby suburban centers or Dublin city centre.
- Health/Wellness groups7/10
Proximity to outdoor amenities naturally supports pilates & stretching, walking groups, and local fitness communities.
- Networking Opportunities6/10
While primarily a residential suburb, proximity to commercial hubs like Sandyford offers professional networking potential.
- Tech-Hub Connectivity8/10
Close proximity to Sandyford and Leopardstown business districts ensures strong connection to major employment and tech hubs.
Listing information
- Agent
- LWK Premium Collection
- Phone
- +353 153 10 777
- Current status
- active
- Published on HouseDelve
- 11 November 2026
- Correction
- Report an issue
HD-1E1FD9HouseDelve · 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.