15 Windmill Avenue, Crumlin, Dublin 12D12R6D0
€389,000
2 Bed~2 Bath~73 m²~BER E2
What you'll like:
- Thoughtful rear extension: The property has been enhanced with a rear extension that accommodates an extra guest restroom, successfully expanding the overall ground floor living space for daily comfort.
- Insulated garden studio: A fully insulated standalone garden room featuring electricity offers an exceptional versatile space that can easily serve as a home office, gym, or creative hobby retreat.
- Newly landscaped garden: The east-facing rear garden was professionally landscaped in recent years to provide a highly attractive, low-maintenance outdoor sanctuary ideal for relaxing and outdoor entertaining during warmer months.
- Modern gas boiler: A replacement gas-fired central heating boiler was installed recently in 2021, providing buyers with reassurance regarding the primary heating infrastructure and potential reliability for years ahead.
- Double glazed windows: Fitted with double glazing throughout, the dwelling benefits from improved acoustic dampening and enhanced thermal retention compared to older single-pane windows still found in vintage local housing stock.
- Multi fuel stove: The cozy lounge features a practical multi-fuel stove fireplace paired with warm wood flooring, creating an inviting focal point that enhances the overall ambiance during chilly winter evenings.
- Renovated bathrooms: Both bathrooms have been upgraded in recent years and feature modern Triton electric shower units alongside neat sanitary ware, minimizing immediate capital expenditure for incoming new homeowners.
- Built in wardrobes: Both double-sized bedrooms on the upper level come equipped with functional built-in wardrobes, maximizing floor space utilization and providing ready-made storage solutions for clothes and personal belongings.
- Proximity to village: Situated just a short stroll from Crumlin Village, residents enjoy immediate access to local shops, welcoming cafes, traditional neighborhood pubs, and essential community services within easy walking distance.
- Local sporting amenities: The neighborhood is exceptionally well-served by nearby recreational facilities including Pearse Park, Crumlin GAA Club, local swimming amenities, and boxing clubs, supporting an active lifestyle.
- Shopping convenience: Everyday grocery shopping is exceptionally convenient with both the Ashleaf Shopping Centre featuring Dunnes Stores and a local Tesco branch located only a short distance away from the front door.
- Educational options: Families will appreciate the presence of several reputable local schools situated within the immediate neighborhood, making the daily school run manageable for parents with growing children.
- Accessible public transport: Numerous Dublin Bus routes operate nearby to offer direct and frequent public transportation links into the bustling city center, making it practical for commuters without private vehicles.
- Major roadway proximity: The location offers convenient proximity to the M50 motorway network, facilitating relatively straightforward driving access to other parts of Dublin and key arterial routes across the country.
- Under stairs storage: The lounge cleverly incorporates built-in under-stairs storage space, helping to keep household clutter out of sight and maintaining an organized interior layout throughout the main living areas.
- Alarmed security system: The dwelling comes fitted with an alarm panel in the entrance hall, providing a baseline security feature that may offer buyers peace of mind regarding property safety.
- First time buyer appeal: With its manageable two-bedroom footprint and extended layout, the residence represents an attractive, turnkey-style starter option for individuals or couples taking their initial steps onto the property ladder.
- Downsizing potential: The low-maintenance nature of the compact interior and the easily managed garden space make this an appealing prospect for older buyers looking to downsize without sacrificing comfort.
- Stable asking price: The tracked listing history indicates a stable asking price of €389,000 without erratic mid-campaign adjustments, suggesting a straightforward pricing strategy from the selling side.
- Bright interior spaces: Large patio doors in the kitchen and dining zone allow natural daylight to flood the rear of the home, creating a bright and airy atmosphere that enhances daily living.
But keep in mind:
- Poor energy rating: The dwelling holds a weak E2 BER certificate, which indicates poor thermal efficiency and suggests that substantial insulation and heating upgrades will be required to reduce utility bills.
- Untested appliances: The selling agents explicitly note that all appliances, fixtures, and services remain untested, meaning buyers should budget for potential repairs or replacements of vital household machinery after purchase.
- Unverified legal boundaries: Buyers must independently verify through their legal representatives that the rear extension and garden studio fully comply with local planning permissions and building regulations.
- Compact floor area: Measuring approximately 73 square meters, the overall footprint is relatively modest, which could present space constraints for growing families or buyers with extensive furniture collections.
- Potential retrofit costs: Bringing the energy performance rating up to modern standards from an E2 baseline will likely demand significant financial investment in external wall insulation, upgraded glazing, or renewable heating technologies.
- East facing garden orientation: While the east-facing garden captures pleasant morning sunlight, it will likely experience shaded conditions during late afternoons and evenings, limiting direct sunshine after typical working hours.
- On street parking limitations: The listing details do not specify dedicated off-street driveway space, raising potential concerns regarding the availability of secure private parking along Windmill Avenue.
- Plumbing system condition: Although a new boiler was installed recently, the older pipework and radiators throughout the remainder of the house should be professionally inspected for hidden corrosion or leaks.
- Electrical capacity check: The addition of a fully insulated garden studio with electricity requires professional verification to ensure the main fuse board and consumer unit can safely handle the extra load.
- High market competition: The desirable location and turnkey presentation are noted in marketing materials as likely to attract significant buyer interest, potentially leading to competitive bidding scenarios above the guide price.
- Roof and attic insulation: Given the poor BER rating, the roof space and attic insulation levels should be carefully inspected by a surveyor to check for adequate depth and thermal performance.
- Ventilation and damp: Extended older homes frequently suffer from trapped moisture or condensation issues, making it vital to check the kitchen and bathroom extraction systems during a pre-purchase survey.
- Party wall considerations: As a mid-terrace structure sharing both side walls with neighboring properties, any future renovation work or sound insulation improvements will require coordination with adjacent owners.
- Floor plan alterations: The integration of the rear extension alters the original structural layout, making it essential for a structural engineer to inspect the load-bearing steel lintels and wall openings.
- Local traffic congestion: Proximity to busy suburban arteries and Crumlin Village can result in localized traffic bottlenecks and commuter congestion during peak morning and evening rush hours.
- Sewer and drainage survey: Buyers should commission a specialized CCTV drain survey to check the underground wastewater pipes for root ingress, blockages, or structural deterioration common in older residential areas.
- Surface water management: The low-maintenance landscaped garden should be checked to ensure proper surface water drainage away from the main building foundations during periods of heavy rainfall.
- Boundary fence ownership: Clarification should be sought regarding the exact legal ownership and ongoing maintenance responsibilities for the perimeter fencing shared with neighboring properties.
- Window seal integrity: While the windows are double glazed, the seals and hardware should be thoroughly checked for signs of condensation buildup or drafts that could necessitate glass unit replacements.
- Future retrofit grants: Relying on government home energy grants to offset the cost of improving the E2 rating involves navigating administrative application processes and meeting strict contractor qualification criteria.
Price positioning
?
- The asking price appears somewhat conservative relative to recent verified transactions on the same street and wider area, suggesting potential under-valuation designed to stimulate competitive bidding among active buyers.
- Upward valuation signals include the extended accommodation, newly landscaped garden, and fully insulated garden studio room, whereas the poor energy rating serves as a notable discount factor.
- Strong local demand and excellent proximity to village amenities support a competitive price point, while upgrade costs needed to improve the energy efficiency could undermine aggressive bidding.
- Market context shows steady price appreciation across similar Dublin 12 properties, indicating that the final achieved price may comfortably exceed the initial asking figure.
Build Analysis
What we know from similar construction types
- The property is a two-bedroom, two-bathroom mid-terrace house that has been thoughtfully extended, adding a ground floor layout that includes a guest W.C. and kitchen/dining space opening to the rear garden.
- A new gas boiler was installed in 2021, and double-glazed windows are fitted throughout, though the overall energy rating remains poor at E2, indicating that the main fabric of the structure likely lacks sufficient insulation.
- Buyers should investigate the structural integrity and planning/building regulation compliance of the rear extension, particularly regarding its integration with the original structure and insulation standards.
- The garden features a fully insulated studio room with electricity; a buyer's surveyor should verify whether this outbuilding complies with local planning exemptions and building regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E2, which places it in the D to G category requiring a comprehensive deep retrofit to achieve a modern energy efficiency standard.
- A deep retrofit for a 73 square meter mid-terrace house of this age and rating typically costs between 35,000 and 55,000 euro.
- This estimated cost would cover external wall insulation or internal drylining, attic insulation upgrades, window and door replacements if required, and the installation of renewable heating systems such as a heat pump, though the recent 2021 gas boiler installation may defer the heating system upgrade.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 1,800 to 2,300 euro
- Explanation: Given the floor area of 73 square meters and the current E2 BER rating, energy efficiency is relatively low, leading to higher heat loss and increased gas consumption despite the relatively recent boiler installation.
Pollution Safe
9/10Environmental situation to investigate
- The location is within an established residential suburb largely free from heavy industrial plants, large-scale incinerators, or active major landfills.
- Any historical or localized environmental factors should be verified through standard local searches, though no major immediate contamination concerns are readily apparent.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in an established inland suburban area generally considered to have a low overall likelihood of severe river or coastal flooding.
- Buyers should consult local authority flood maps and carry out standard environmental due diligence to verify local surface water drainage conditions.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
34 WINDMILL AVE, CRUMLIN DUBLIN 12, DUBLIN
- Sale date
- Declared sale price
- €465,000.00
54 WINDMILL AVE, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €400,000.00
18 WINDMILL AVE, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €310,000.00
27 WINDMILL AVE, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €315,000.00
Recent sales in the wider Crumlin area
428 GALTYMORE RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €435,000.00
29 BALFE RD EAST, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €430,000.00
65 COMERAGH RD, DUBLIN 12, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
106 ST PATRICKS RD, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €582,500.00
106 ST PATRICKS RD, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €17,500.00
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
15 WINDMILL AVE, CRUMLIN, DUBLIN 12
- Sale date
- Declared sale price
- €256,000.00
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €3,890 — 1% of €389,000.
?
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: 1,500 to 2,500 euro plus outlay
- Land registration fees: 400 to 800 euro depending on property value and registration type
- Property valuation fees: 150 to 250 euro for a standard mortgage valuation
- Surveyor fees: 400 to 800 euro depending on the depth of the survey
- Annual home insurance: 350 to 600 euro depending on coverage level
Forum Talk
What people are saying about this area
- Crumlin continues to be cited by local residents as a highly convenient and established neighbourhood with strong community amenities close to the city centre.
- Property buyers in the Dublin 12 area frequently discuss the strong appeal of proximity to local parks like Pearse Park and everyday shopping essentials such as the Ashleaf Shopping Centre.
- Local discussions often highlight the excellent public transport connectivity, including numerous bus routes serving the wider area and the M50.
- Residents and prospective buyers frequently note the enduring popularity of traditional mid-terrace homes in the locality for first-time buyers and downsizers alike.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers two bedrooms and a modest floor area of 73 square metres, which can accommodate a young family, though space may become limited as children grow.
- Teenagers5/10
With only two double bedrooms and limited shared living space, teenagers might find the accommodation somewhat tight, despite the bonus of an insulated garden studio room.
- Multi-generational Living3/10
The 73 square metre layout with two bedrooms and two bathrooms is generally too small to comfortably support multi-generational living arrangements.
- Single Buyers9/10
An exceptional fit for single buyers seeking an extended mid-terrace home with a separate garden studio suitable for a home office or creative workspace.
- Couples9/10
The two-bedroom layout provides generous space for a couple, featuring a cozy lounge, an extended kitchen-dining area, and a versatile garden studio.
- Empty Nesters8/10
Downsizers will appreciate the low-maintenance landscaped garden and single-level ease of much of the living space, though stairs to the two bedrooms are present.
- Retirees7/10
The low-maintenance outdoor area is appealing, but retirees should note that the bedrooms and main bathroom are located on the first floor.
Work
3 areas- Remote Working10/10
The standout fully insulated garden studio room complete with electricity makes this property exceptionally well-suited for remote work.
- Hybrid Commuting8/10
Numerous local bus routes and proximity to the M50 and city center support practical hybrid commuting options.
- Retired7/10
Close proximity to local village amenities makes day-to-day errands straightforward for retirees.
Practical
8 areas- Ageing in Place5/10
While the garden is low maintenance, the presence of stairs leading to the first-floor bedrooms and main bathroom presents considerations for long-term ageing in place.
- Low Maintenance8/10
The rear garden was newly landscaped in 2022 specifically for low maintenance, and double-glazed windows are fitted throughout.
- Secure Gated Entry3/10
The property features an alarm system, but it is an open mid-terrace home without a secure gated community entrance.
- Minimalist Design6/10
The interior features clean, bright living spaces with wood flooring, though it retains a traditional mid-terrace structural layout.
- Flexible Floor Plans7/10
The ground floor has been thoughtfully extended to include a lounge, kitchen-dining area, guest W.C., and an external garden studio.
- Heritage Home3/10
The property has been modernised and extended with renovated bathrooms and a newer boiler, lacking traditional period features.
- Ecological Setup4/10
The BER rating is E2, which suggests a buyer should investigate potential energy efficiency upgrades, despite a gas boiler having been installed in 2021.
- Outdoor areas8/10
Features an attractive east-facing landscaped garden paired with a fully insulated garden studio room complete with electricity.
Interests
9 areas- Gardening7/10
The east-facing rear garden was newly landscaped in 2022 to provide an attractive, low-maintenance outdoor space with patio areas.
- Walking7/10
Proximity to Crumlin Village, local parks like Pearse Park, and various amenities makes local walking convenient.
- Gym8/10
The fully insulated garden studio room with electricity provides an ideal private space to set up a home gym.
- Cycling6/10
The location offers reasonable access to surrounding suburban roads heading towards the city center, though cycling infrastructure varies.
- Golf5/10
Standard suburban location with typical driving distances to nearby Dublin golf clubs.
- Fishing2/10
The immediate urban and residential environment does not offer notable fishing opportunities.
- Horse Riding2/10
An inner-suburban location without local equestrian facilities or stables.
- Water Sports2/10
Inland location with no direct access to water sports facilities, requiring travel toward the coast or rivers.
- Entertaining7/10
The extended kitchen-dining area opens via new patio doors onto a landscaped garden, creating a practical layout for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Situated in a well-established residential area of Dublin 12, the location provides a suburban neighborhood feel while remaining close to local amenities.
- Rural Living1/10
This is an established urban residential setting within Dublin, far removed from rural characteristics.
- Village Living8/10
The property is located a short stroll from Crumlin Village, offering convenient access to local shops, cafes, restaurants, and churches.
- Coastal Living1/10
The property is located inland in Dublin 12 with no immediate proximity to the coast.
- Urban Living8/10
Positioned within easy reach of the city center with accessible public transport routes, local shopping centers, and amenities.
Social
6 areas- Community Involvement7/10
Proximity to Crumlin Village, local clubs such as Crumlin GAA, and community facilities supports local engagement.
- Café Culture7/10
Being a short stroll from Crumlin Village places various local cafes and restaurants within easy reach.
- Nightlife6/10
Local bars and restaurants are available in the immediate area, with broader nightlife accessible in the nearby city center.
- Health/Wellness groups7/10
Access to local amenities such as Crumlin Swimming Pool and boxing club, alongside pilates & stretching possibilities in the garden studio.
- Networking Opportunities6/10
While primarily residential, the transport links to the city center provide access to broader professional networking.
- Tech-Hub Connectivity7/10
The garden studio provides an ideal dedicated digital workspace, and transport links allow connection to Dublin's tech hubs.
Listing information
- Agent
- BROE Auctioneers
- Phone
- 01 459 4433
- Current status
- active
- Published on HouseDelve
- 12 October 2026
- Correction
- Report an issue
HD-DB4260HouseDelve · 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.