15 Sycamore Road, Mount Merrion, Blackrock, Co. DublinA94H5V6
€1,195,000
4 Bed~2 Bath~147 m²~BER E
What you'll like:
- Prestigious Mount Merrion Address: Situated on a highly sought-after, tree-lined road known for its peaceful atmosphere and established community, ensuring long-term desirability and solid capital preservation for the discerning family buyer.
- Renowned Kenny-Built Heritage: Constructed by the celebrated Kenny Builders in the 1930s, featuring classic architectural hallmarks including an attractive double-fronted façade, signature bay windows, and a distinctive porthole window.
- Expansive West-Facing Garden: Boasts an impressive approximately 42-meter long rear garden with a sunny west-facing orientation and southern aspect, creating a true suntrap that is exceptionally rare for properties in this mature neighborhood.
- Generous Floor Area: Offers a substantial 147 square meters of accommodation, providing a spacious canvas for families looking to create a customized forever home in a premier south Dublin suburb.
- Converted Garage Space: Features a versatile former garage converted into a multi-use living space with an adjoining shower room, ideal for a home office, playroom, or accessible ground-floor bedroom suite.
- Abundant Off-Street Parking: The front garden provides ample private parking spaces, surrounded by mature planting and a neat lawn that enhances the property's welcoming curb appeal and street presence.
- Multiple Reception Rooms: Includes a gracious front dining room with a charming bay window and a large rear living room featuring picture windows and patio doors opening directly to the sunny patio.
- Excellent Ceiling Heights: The welcoming entrance hall and reception rooms benefit from impressive ceiling heights, enhancing the natural light and imparting a wonderful sense of space throughout the main level.
- Four Well-Proportioned Bedrooms: Comprises four generous bedrooms on the first floor, providing ample accommodation for a growing family alongside a separate front store room offering great flexibility.
- Elite School Proximity: Surrounded by an exceptional selection of highly regarded primary and secondary schools including Coláiste Íosagáin, Blackrock College, and Mount Anville, making it an unbeatable location for education.
- Unrivaled Educational Access: Located just minutes away from UCD Belfield, providing fantastic convenience for university students, academic staff, and long-term rental or resale appeal.
- Superb Retail Proximity: Within easy reach of Dundrum Town Centre, Stillorgan Shopping Centre, and the Merrion Centre, ensuring an extensive range of premier shopping, dining, and leisure amenities nearby.
- Exceptional Transport Links: Conveniently positioned close to the N11 Quality Bus Corridor, DART, and LUAS networks, offering fast and seamless connectivity directly into Dublin City Centre and surrounding areas.
- Mature Landscaped Grounds: The lovingly maintained grounds feature generous lawns, colourful flowering borders, and an impressive collection of specimen and mature fruit trees including wonderful apple trees.
- Significant Extension Potential: The massive rear garden offers outstanding scope to extend the existing footprint significantly while still retaining a substantial family-sized garden for outdoor recreation.
- First Floor Customisation: The front store room featuring the signature porthole window offers buyers a unique opportunity to incorporate it into a larger bedroom or create a bespoke ensuite and walk-in wardrobe.
- Downstairs Shower Room: The inclusion of a ground-floor shower room and guest WC adds crucial everyday convenience and enhances the functional layout for multi-generational living arrangements.
- Original Period Details: Retains charming historical features such as original ceiling coving and fully tiled fireplaces, offering character that modern builds simply cannot replicate without substantial expense.
- Enclosed Side Access: Features a secure gated side passageway connecting the front garden directly to the rear patio and kitchen, ensuring convenient bin storage and maintenance access without entering the house.
- Established Neighborhood Vibe: Located in a mature and tightly held south Dublin pocket, offering a tranquil residential environment while remaining exceptionally close to all major urban conveniences and employment hubs.
But keep in mind:
- Poor BER Rating: The property holds a disappointing E energy rating with an indicator of 289 kWh/m²/year, indicating severe thermal inefficiency that will require substantial upgrading to achieve modern comfort standards.
- Substantial Modernisation Required: Explicitly noted as needing comprehensive modernisation and upgrading throughout, meaning buyers must budget significantly beyond the asking price for essential renovations and repairs.
- Outdated Heating System: Fitted with an older gas-fired boiler located in the kitchen, which prospective buyers should inspect closely and likely replace alongside upgrading the entire central heating infrastructure.
- Energy Upgrade Costs: Bringing this 1930s home up to a modern B or A energy standard will involve heavy capital expenditure on external wall insulation, upgraded glazing, and roof insulation.
- Outdated Bathroom Facilities: The existing family bathroom and ground-floor shower room feature older sanitary ware and tiling, requiring complete renovation to meet contemporary aesthetic and functional expectations.
- Dated Kitchen Space: The kitchen and breakfast room features older built-in units and mosaic tiling that will need to be entirely gutted and replaced to satisfy modern culinary and lifestyle demands.
- Planning Permission Hurdles: Any ambitious plans to substantially extend the 147-square-meter footprint into the 42-meter garden will be subject to strict local planning permission guidelines and potential council restrictions.
- Asbestos Due Diligence: Given the 1930s construction era, buyers should commission a professional survey to check for older hazardous materials such as asbestos in insulation, floor tiles, or pipe lagging.
- Electrical Rewiring Needs: Older homes of this vintage frequently rely on outdated electrical wiring and consumer units, which buyers should have thoroughly tested by a certified electrician for safety compliance.
- Plumbing Infrastructure Risks: The original plumbing pipes and water tanks may be deteriorated or prone to leaks, necessitating a comprehensive overhaul of the water supply and drainage systems.
- Single Glazing Risks: While not explicitly detailed, windows in properties of this era often require replacement with modern double or triple glazing to eliminate drafts and improve the dismal BER rating.
- Roof and Eaves Inspection: The presence of eaves storage and older roof timbers means buyers must perform a rigorous structural survey to check for dampness, timber rot, or inadequate roof insulation.
- Potential Drainage Issues: Older clay or cast-iron drainage pipes serving the property should be CCTV surveyed to rule out root intrusion from the mature trees and costly structural blockages.
- High Renovation Premiums: Given current construction sector inflation and contractor shortages in Dublin, major refurbishment works could easily exceed initial budget estimates and timelines.
- Disruption During Works: The scale of modernization required means the property is likely uninhabitable in its current state during major works, creating additional temporary rental or living costs for buyers.
- Upstairs Storage Limitations: While the store room offers potential, its current layout and reliance on a porthole window mean it lacks standard window ventilation for a habitable bedroom without alterations.
- Traffic and Parking Congestion: Despite off-street parking, Mount Merrion's popularity and proximity to schools can generate heavy local traffic congestion during morning and afternoon school run peaks.
- Conservation and Planning Constraints: Buyers should verify if any local architectural conservation guidelines or restrictions apply to Kenny-built homes that might limit exterior alterations or front facade changes.
- Garden Maintenance Burden: While the 42-meter west-facing garden is a massive asset, maintaining mature fruit trees, expansive lawns, and extensive planting will require ongoing physical effort or professional gardening costs.
- High Entry Price Point: At an asking price of €1,195,000 for a property requiring complete internal renovation, buyers are paying a significant premium for the prestigious Mount Merrion land value.
Price positioning
?
- The asking price appears attractively positioned relative to verified local transaction records, reflecting the significant capital expenditure required to address its low energy efficiency rating and dated interior finishes.
- Upward valuation signals stem from its highly sought-after neighbourhood, generous floor area, and an expansive west-facing rear garden that offers exceptional potential for future structural extension.
- Such a pricing strategy could be supported by high sustained demand for family homes in premier south county locations, though extensive refurbishment costs may temper competitive bidding activity.
- Relevant considerations include the property's distinct architectural heritage, flexible accommodation layout, and proximity to top-tier educational and transport infrastructure that continually underpins neighbourhood values.
Build Analysis
What we know from similar construction types
- The property is a 1930s double-fronted residence built by the renowned Kenny Builders, featuring character elements such as bay windows, a signature porthole window, and high ceilings.
- The listing notes the home is in need of modernisation and upgrading, suggesting that buyers should budget for comprehensive internal renovations including updates to electrical, plumbing, and heating systems.
- A former garage has been converted into a versatile living space with an adjoining shower room; a buyer should verify that proper planning permission and building control compliance were obtained for this conversion.
- The expansive 42-metre west-facing rear garden offers significant scope for extension, though any future development will be subject to obtaining the necessary planning permissions.
- An additional front store room with a porthole window provides potential for integration into the first-floor layout (such as creating an ensuite or walk-in wardrobe), which a buyer's surveyor or architect should inspect for structural feasibility.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: EUR 50,000 to EUR 80,000.
- Reasoning: The property has a poor BER rating of E, indicating a low level of energy efficiency due to likely lacking wall insulation, outdated single or older double glazing, and an inefficient heating setup. Bringing the home up to a modern energy standard (such as a BER rating of B2 or higher) will typically require external or internal wall insulation, roof insulation upgrades, window replacements, and the potential installation of a renewable heating system such as a heat pump, alongside airtightness and ventilation improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €2,500 to €3,500.
- This higher range reflects the property's E energy rating and generous floor area of 147 square metres, indicating lower thermal efficiency and greater energy consumption for heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established, predominantly residential suburb well removed from heavy industrial zones, major landfills, or waste incinerators.
- Any historical or localized environmental concerns are minimal, though buyers should verify standard local utility and ground conditions during their normal survey.
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
29 SYCAMORE ROAD, MOUNT MERRION, CO DUBLIN
- Sale date
- Declared sale price
- €1,785,000.00
5 SYCAMORE ROAD, MOUNT MERRION, CO DUBLIN
- Sale date
- Declared sale price
- €1,573,000.00
42 SYCAMORE RD, MOUNT MERRION, DUBLIN
- Sale date
- Declared sale price
- €950,000.00
45 SYCAMORE ROAD, MOUNT MERRION, CO DUBLIN
- Sale date
- Declared sale price
- €1,675,000.00
39 SYCAMORE RD, MOUNT MERRION, BLACKROCK
- Sale date
- Declared sale price
- €1,100,000.00
Recent sales in the wider Mount Merrion area
22 AVONDALE LAWN, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €980,000.00
7 ARDMEEN PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €975,000.00
EVERGREEN, 7 GROVE LAWN, BLACKROCK
- Sale date
- Declared sale price
- €1,350,000.00
25 WOODBINE PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €930,000.00
111 GALLOPING GREEN, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €525,000.00
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 1% to 2% of the purchase price (around €11,950 to €23,900 for an asking price of €1,195,000)
- Solicitor legal fees: approximately €2,000 to €4,000 excluding outlays and VAT
- Land registration fees: approximately €600 to €800 depending on the registry and property type
- Property valuation fees: approximately €150 to €300
- Surveyor fees: approximately €500 to €1,200 depending on the level of detail required
- Annual home insurance: approximately €400 to €900 depending on coverage and the property's construction
Forum Talk
What people are saying about this area
- Mount Merrion is widely regarded as one of South Dublin's most desirable and settled residential neighborhoods.
- Residents frequently discuss the area's excellent sense of community, peaceful tree-lined streets, and proximity to UCD.
- Local forums highlight high demand for properties with large gardens and potential for modernization or extension.
- Traffic management and school run congestion around local educational institutions are occasional topics of discussion among locals.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features four bedrooms, multiple reception rooms, and an extensive 42-meter west-facing rear garden with a large lawn, making it exceptionally well-suited for young families. Additionally, the surrounding Mount Merrion area offers an excellent selection of highly regarded primary and secondary schools.
- Teenagers8/10
With four good-sized bedrooms, separate living and family rooms, and a converted ground-floor space with a shower room, there is plenty of independent living space for teenagers. The convenient location near bus corridors and schools also provides great independence.
- Multi-generational Living6/10
The inclusion of a ground-floor family room and shower room offers single-level living potential for an older family member, though the overall layout would require some adaptation or extension to ensure complete privacy and independent multi-generational comfort.
- Single Buyers4/10
At 147 square metres with four bedrooms and a large garden, this home is quite substantial for a single buyer. Furthermore, the property is in need of modernisation and upgrading, which represents a significant undertaking and investment for one person.
- Couples7/10
Couples looking for a long-term home with room to grow will appreciate the generous floor area and exceptional garden. However, the requirement for modernisation means buyers should budget for renovations.
- Empty Nesters5/10
While the ground-floor bedroom and shower room facilitate single-level living options, the four-bedroom size and expansive 42-meter garden involve considerable maintenance for empty nesters who might prefer a more manageable property.
- Retirees5/10
The peaceful, established tree-lined neighbourhood is very appealing for retirees, and the ground-floor facilities help, but the E energy rating and need for modernisation suggest that heating and upgrade works should be verified.
Work
3 areas- Remote Working9/10
The presence of a converted former garage with a shower room, plus a dedicated family room and additional store room, provides fantastic flexibility for multiple home offices or remote working setups.
- Hybrid Commuting9/10
Exceptional transport connectivity via the N11 Quality Bus Corridor, DART, and LUAS ensures highly efficient travel for hybrid commuters heading into Dublin City Centre.
- Retired7/10
The quiet, mature neighbourhood and potential for single-level living suit retirement well, though the maintenance of a large garden and the need for home upgrades should be factored in.
Practical
8 areas- Ageing in Place6/10
The ground-floor family room and shower room provide a viable layout for ageing in place, but traditional two-storey designs and the need for modernization mean adaptations may be necessary.
- Low Maintenance3/10
The property requires modernization and upgrading, and the extensive 42-meter garden requires ongoing horticultural upkeep, meaning it is not a low-maintenance proposition.
- Secure Gated Entry3/10
The property features an open front garden providing off-street parking rather than a secure gated entryway, which security-conscious buyers should verify.
- Minimalist Design3/10
As a 1930s double-fronted Kenny-built residence featuring traditional architectural elements like bay windows, original ceiling coving, and a tiled fireplace, the home is characterized by classic period charm rather than minimalist design.
- Flexible Floor Plans9/10
The layout offers tremendous flexibility with three reception rooms, a converted garage with a shower room, a store room with a porthole window, and significant scope to extend into the 42-meter rear garden subject to planning permission.
- Heritage Home8/10
Built in the 1930s by the renowned Kenny Builders, the home retains wonderful period features including signature bay windows, a porthole window, and original ceiling coving.
- Ecological Setup4/10
The property currently carries a BER rating of E (289 kWh/m2/y) with a gas-fired boiler, indicating that energy efficiency is low and will require substantial eco-upgrades.
- Outdoor areas10/10
The standout feature of the home is its magnificent 42-meter long west-facing rear garden with a sunny patio, mature fruit trees, and expansive lawns, complemented by a landscaped front garden with off-street parking.
Interests
9 areas- Gardening10/10
The property boasts an exceptional 42-meter long west-facing rear garden with mature apple trees, established shrubs, a paved patio area, and a front garden with mature planting, offering a paradise for gardening enthusiasts.
- Walking8/10
The wide, broad tree-lined streets of Mount Merrion provide a pleasant walking environment, with local parks and convenient access to surrounding amenities on foot.
- Gym7/10
The converted former garage and versatile ground-floor rooms offer ample space to set up a private home gym or fitness studio.
- Cycling7/10
The location offers good connectivity via main arterial routes like the N11 into the city centre, though local cycling infrastructure should be verified by the buyer for specific commuting preferences.
- Golf8/10
South Dublin is home to several well-regarded golf clubs within easy driving distance, making this a convenient base for golf enthusiasts.
- Fishing4/10
While coastal proximity allows for sea fishing access further out, the immediate area is densely suburban and does not offer direct freshwater or local fishing spots.
- Horse Riding4/10
Being a suburban residential setting, equestrian facilities are limited locally and would require travel to surrounding county areas.
- Water Sports6/10
Proximity to the Dublin coastline and nearby marine areas offers reasonable access to sailing and water sports facilities.
- Entertaining9/10
Featuring multiple reception rooms, a dining room with a bay window, a large living room opening onto a sunny patio, and an expansive west-facing garden, the home is exceptionally well-configured for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Located on one of Mount Merrion's most sought-after and peaceful tree-lined roads, the property offers a very tranquil residential environment away from major commercial congestion.
- Rural Living2/10
This is a firmly suburban residential location in South Dublin with close proximity to shopping centres, bus corridors, and the city centre, offering an urban-suburban rather than rural lifestyle.
- Village Living7/10
Mount Merrion has a strong community feel with local amenities, tree-lined streets, and neighbourhood focal points, complemented by nearby shopping in Stillorgan and Blackrock.
- Coastal Living6/10
The property is situated in Mount Merrion, which is within reasonable distance of the coastline and maritime amenities in Blackrock, though it is not a direct seaside location.
- Urban Living8/10
Excellent transport links including the N11 Quality Bus Corridor, DART, and LUAS provide swift access to Dublin City Centre, making it highly convenient for urban commuters and city access.
Social
6 areas- Community Involvement8/10
Mount Merrion is a well-established, tight-knit residential community with active local associations, neighbourhood events, and community groups.
- Café Culture7/10
Nearby shopping centres in Stillorgan, Blackrock, and Dundrum provide a wide array of local cafes, dining spots, and social venues.
- Nightlife6/10
While local suburban pubs and restaurants are available, residents seeking vibrant nightlife and late-night entertainment will likely head into nearby Blackrock or Dublin City Centre.
- Health/Wellness groups7/10
The surrounding South Dublin area offers numerous local sports clubs, fitness classes, and wellness centres accessible via short drives or public transport.
- Networking Opportunities7/10
Proximity to UCD Belfield and straightforward transit links into the central business district facilitate professional networking and educational engagement.
- Tech-Hub Connectivity7/10
Good transport links to major commercial nodes and reliable local infrastructure support connectivity, though buyers should verify broadband speeds for specific tech requirements.
Listing information
- Agent
- Sherry FitzGerald Blackrock
- Phone
- 01 288 0088
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-FAF683HouseDelve · 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.