16 Seafield Crescent, Booterstown, Blackrock, County DublinA94K580
€795,000
3 Bed~1 Bath~94 m²~BER D2
What you'll like:
- Corner site potential: The property occupies a spacious corner site that provides excellent spatial separation from neighbors and offers substantial visual appeal for future landscaping or architectural modifications.
- Westerly rear orientation: The rear garden benefits from a desirable westerly aspect, ensuring maximum afternoon and evening sunlight exposure for outdoor activities and natural interior illumination.
- Off street parking: A very large front driveway provides generous parking space for multiple vehicles, addressing a major convenience factor for modern busy households.
- Attached garage space: The inclusion of a secure garage measuring 3m by 4.80m provides exceptional utility for secure vehicle storage, hobbies, or supplementary household equipment storage.
- Expired extension precedent: The site previously held valid planning permission reference D15A/0339 for a two-storey side and rear extension, indicating a favorable local council attitude toward expanding the footprint.
- Desirable coastal location: Situated in leafy Booterstown between the N11 and Rock Road, residents enjoy convenient access to local amenities, specialty shops, and coastal nature reserves.
- Public transport proximity: Excellent connectivity is assured via the nearby quality bus corridor on the N11 and the DART station on the Rock Road for easy city commutes.
- Bay fronted architecture: The handsome bay-fronted exterior design enhances the classic aesthetic appeal of the home and brings additional natural light into the front reception rooms.
- Open fireplace feature: The living room includes a charming feature open fireplace with a timber surround and tiled wrought iron inset, creating a cozy focal point.
- Dual reception rooms: The layout offers separate living and dining spaces, allowing for flexible family living arrangements and formal entertaining possibilities.
- Fitted bedroom storage: Bedrooms one and three feature built-in wardrobes, reducing the immediate need for freestanding furniture and maximizing usable floor space.
- Upgraded gas boiler: The property benefits from a recently replaced Ideal gas boiler housed in the garage, ensuring reliable central heating performance for the new owner.
- Double glazed windows: Fitted double glazing throughout helps improve thermal retention and reduces external noise infiltration from the surrounding neighborhood roads.
- Original timber doors: Retained stripped pine original doors add character and traditional warmth to the interior hallway and room transitions.
- Secure side access: A dedicated gated side entrance links the front driveway directly to the rear garden, facilitating easy maintenance and waste management.
- Outdoor storage shed: A concrete store shed positioned in the back garden offers practical space for gardening tools, bicycles, and outdoor equipment storage.
- Established neighbourhood: Located in a well-established and highly sought-after residential enclave known for family-friendly streets and mature leafy surroundings.
- Shopping centre proximity: Easy reach to major retail hubs including Merrion Shopping Centre, Stillorgan Shopping Centre, and vibrant Blackrock Village ensures effortless grocery shopping.
- Educational options: The surrounding area is well-served by a strong selection of established primary and secondary schools catering to growing families.
- Strong resale fundamentals: The combination of a prime Blackrock postal address, extension potential, and off-street parking underpins long-term capital growth value for purchasers.
But keep in mind:
- Suboptimal BER rating: The property holds a relatively poor D2 energy rating, which indicates that significant insulation and heating upgrades will be required to improve energy efficiency.
- Expired planning permission: Previous planning permission reference D15A/0339 has now expired, meaning any prospective purchaser must submit a fresh application and bear associated architectural and council fees.
- Single bathroom facility: With only one family bathroom serving all three bedrooms, larger households may experience morning congestion and a modern renovation will likely be necessary.
- Compact kitchen dimensions: The kitchen measures a modest 2.30m by 3.22m, potentially limiting modern culinary configurations and requiring reconfiguration or an extension for open-plan living.
- Dated heating infrastructure: Although the boiler has been replaced, the overall D2 energy performance suggests the wider radiator network and pipework should be thoroughly inspected by a professional.
- Electric shower reliance: The bathroom relies on a Triton electric shower unit, which may not deliver the high water pressure and flow rates expected by contemporary buyers.
- Attic insulation status: The listing mentions attic access but provides no specific depth measurements, requiring a surveyor to verify whether current roof insulation meets modern standards.
- Potential structural updates: Built as a traditional family home, older elements of the structure may require wiring, plumbing, and window seal updates to meet current building standards.
- Garden maintenance demands: Both the front lawn and expansive westerly rear garden will require regular upkeep, landscaping investment, and weed management to maintain curb appeal.
- Garage roof condition: Buyers should inspect the roof structure of the large detached-style garage, as older outbuildings can suffer from water ingress or aging felt membranes.
- Concrete shed assessment: The existing concrete store shed should be checked for dampness and structural integrity before storing valuable items or tools inside.
- Traffic noise considerations: Given the property position between the N11 and Rock Road, buyers should visit during peak hours to assess potential ambient traffic noise levels.
- Boundary fence verification: Buyers must instruct their legal representative to confirm exact boundary lines around the large corner site to prevent any future neighbor disputes.
- Local development trends: The potential to extend similar properties nearby may lead to ongoing local construction activity, altering the immediate neighborhood dynamic over time.
- Parking surface runoff: The extensive hard-surfaced front driveway should be checked for adequate drainage slopes to prevent pooling water near the primary foundations.
- Window seal integrity: While double glazed, the current window units should be inspected for condensation between panes, which would indicate blown seals requiring replacement.
- Chimney flue safety: The living room open fireplace should be professionally swept and tested for structural soundness before lighting any fires in the winter season.
- Hot press cylinder check: The hot press on the first floor should be examined for lagging jacket efficiency and overall cylinder age to ensure reliable hot water storage.
- Floor area constraints: At 94 square meters, the floor area is relatively compact for a three-bedroom semi-detached house, making future extension almost essential for growing families.
- Renovation budget required: Bringing the D2 energy rating up to a modern standard while expanding the kitchen and bathroom will require a substantial secondary capital investment.
Price positioning
?
- The asking price appears slightly undervalued relative to recent local indicators because it is positioned below several comparable sales recorded on the exact same residential street within recent years.
- The primary valuation signals pointing to a modest undervaluation include the generous corner site footprint, off-street parking, garage space, and a desirable westerly facing rear garden layout.
- Factors that could potentially support this competitive asking price or even undermine it include the relatively modest 94 square meter floor area and the D2 energy rating requiring modernization.
- Additional relevant market considerations involve the notable historical precedent for securing planning permission to substantially extend similar properties locally, offering lucrative long-term value upside for prospective buyers.
Build Analysis
What we know from similar construction types
- The property is a bay-fronted semi-detached family home built in a well-established neighbourhood, featuring a corner site and a garage.
- The listing notes an expired planning permission (reference D15A/0339) for a two-storey side and rear extension; a buyer should investigate the specifics of this past application and verify current local planning policies if considering future expansion.
- Given the D2 BER rating and older construction style, a buyer should inspect the overall fabric of the building, including insulation levels, windows, and the heating system, to identify potential upgrade requirements.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of D2, which indicates that the building energy performance is poor and would benefit significantly from a deep retrofit.
- A comprehensive deep retrofit for a 94 square meter home typically involves external or internal wall insulation, upgraded roof insulation, replacement windows and external doors, and the installation of a modern renewable heating system such as a heat pump.
- Estimated costs for a full deep retrofit of a property of this size generally range between EUR 40,000 and EUR 60,000, depending on the scope of works and contractor pricing, though this can be offset partly by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,800 and €2,400.
- This is based on the 94 square metre floor area and the D2 BER rating which indicates moderate energy efficiency and higher heat loss compared to modern builds.
Pollution Safe
9/10Environmental situation to investigate
- The location is primarily residential, situated between major transport corridors, with no major heavy industrial plants or active landfill sites in immediate proximity.
- Any historical industrial legacy in the broader Dublin coastal zone is well-removed from this established residential crescent, though local soil conditions should always be verified independently if undertaking deep excavations.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established residential area within reach of the coast and Booterstown Marsh, meaning local surface water drainage during extreme weather events should be verified by the buyer.
- While elevated above immediate coastal flood levels, prospective purchasers should consult detailed local authority flood maps to assess any potential pluvial or groundwater risks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
61 SEAFIELD CRESCENT, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €730,000.00
55 SEAFIELD CRESCENT, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €950,000.00
18 SEAFIELD CRESCENT, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €830,000.00
42 SEAFIELD CRESCENT, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €650,000.00
83 SEAFIELD CRESCENT, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €710,000.00
Recent sales in the wider Booterstown area
DAWSON LODGE, CROSS AVE, BLACKROCK
- Sale date
- Declared sale price
- €2,300,000.00
18 SHANDON PARK, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €960,000.00
2 MOUNTBROOK, STILLORGAN RD, BLACKROCK
- Sale date
- Declared sale price
- €475,000.00
APT 3 FRASCATI HALL, SWEETMANS AVE, BLACKROCK
- Sale date
- Declared sale price
- €550,000.00
1A ARDMEEN PARK, BLACKROCK, COUNTY DUBLIN
- Sale date
- Declared sale price
- €1,000,000.00
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 for a property priced at €795,000 is approximately €79,500 based on the standard 10% bracket for the portion over €1,000,000 or 1% up to €1,000,000 equating to roughly €7,950.
- Solicitor legal fees generally range between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees will typically cost around €600 to €800 depending on the registry type.
- Property valuation fees usually range from €150 to €300.
- Surveyor fees for a semi-detached home of this size generally range between €500 and €1,000.
- Annual home insurance is estimated to be between €400 and €800 depending on the policy coverage.
Forum Talk
What people are saying about this area
- Residents frequently discuss the appeal of Booterstown and Blackrock for its mature tree-lined roads and proximity to the coastline.
- Local forums highlight the strong community feel and the convenience of having both the DART and the N11 Quality Bus Corridor within walking distance.
- Discussions in the area often revolve around home renovations and extensions, given the potential offered by properties with wide side gardens.
- Proximity to Booterstown Nature Reserve is often mentioned as a unique amenity for walking and wildlife enthusiasts.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a westerly facing rear garden, making it well-suited for young children, though buyers should investigate the condition of the D2-rated heating and insulation.
- Teenagers7/10
With three bedrooms and two reception rooms, there is adequate space for growing teenagers, and the location near transport links provides good independence.
- Multi-generational Living4/10
At 94 square metres with one bathroom, space is somewhat limited for multi-generational living without utilizing the potential to extend.
- Single Buyers6/10
Offers great potential for single buyers looking for a home to personalize over time, though the size and asking price represent a significant investment.
- Couples8/10
An excellent size for couples looking to settle down in a well-established neighbourhood with potential to expand the accommodation.
- Empty Nesters7/10
Manageable size with good outdoor space and garage, though stairs and maintenance should be considered for long-term living.
- Retirees6/10
The property offers single-level potential with extensions, but the current two-story layout and D2 BER rating may require updates for comfortable retirement living.
Work
3 areas- Remote Working7/10
The presence of two reception rooms allows for a dedicated home office setup, though broadband speeds should be verified.
- Hybrid Commuting9/10
Exceptional hybrid commuting convenience with both the DART station on Rock Road and the QBC on the N11 within easy reach.
- Retired7/10
Well-suited for retirement from a location perspective, with local amenities and healthcare services nearby.
Practical
8 areas- Ageing in Place5/10
Currently configured as a two-storey home with a bathroom upstairs, meaning modifications would be needed for long-term ageing in place.
- Low Maintenance6/10
Requires some modernization, particularly given the D2 BER rating, but offers a manageable garden and garage space.
- Secure Gated Entry2/10
Open driveway to the front with no gated security entry system installed.
- Minimalist Design4/10
Traditional layout with separate reception rooms and original features rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Two reception rooms and significant potential to extend offer good flexibility for future reconfiguration.
- Heritage Home3/10
A handsome bay-fronted semi-detached home from a well-established era, though not officially classified as a protected heritage structure.
- Ecological Setup4/10
The D2 BER rating indicates that energy efficiency improvements would be beneficial to optimize its ecological setup.
- Outdoor areas8/10
Benefits from a large corner site, front driveway parking, a garage, and a wide westerly facing rear garden.
Interests
9 areas- Gardening7/10
Features a large front garden and a westerly facing rear garden with lawn and patio areas, ideal for gardening enthusiasts.
- Walking9/10
Fantastic walking opportunities nearby including Booterstown Nature Reserve, Sandymount Strand, and local residential streets.
- Gym6/10
Local amenities in the Blackrock and Stillorgan areas offer access to fitness facilities, though specific gym distances should be verified.
- Cycling7/10
Decent access to coastal routes and main arterial roads into the city, though cyclists should check for dedicated lane connectivity.
- Golf6/10
Several golf clubs are accessible within South Dublin, though none are directly on the doorstep.
- Fishing3/10
Coastal proximity offers some sea fishing potential, but this is primarily a residential suburban area.
- Horse Riding2/10
Equestrian facilities are not immediately local and would require travel further out into the county.
- Water Sports7/10
Proximity to the coast and Sandymount Strand facilitates certain water sports and open-water activities.
- Entertaining8/10
Two reception rooms and a westerly facing rear garden provide great spaces for hosting guests both indoors and outdoors.
Lifestyle
5 areas- Quiet Living7/10
Situated on a leafy residential road, though proximity to the N11 and Rock Road means some ambient urban noise may be present.
- Rural Living1/10
This is a firmly suburban location in Blackrock, far removed from rural settings.
- Village Living8/10
Proximity to Blackrock Village and local specialist shops provides a strong sense of community and village-style convenience.
- Coastal Living8/10
Booterstown Nature Reserve and Sandymount Strand are within easy walking distance, offering excellent access to coastal walks and views.
- Urban Living7/10
Good access to the city centre via the DART and QBC, offering a balanced suburban location with strong urban connectivity.
Social
6 areas- Community Involvement7/10
Established neighbourhood with active local communities, residents' associations, and nearby village amenities.
- Café Culture8/10
The immediate area and nearby Blackrock Village offer a wealth of coffee shops, delis, and local eateries.
- Nightlife6/10
Local pubs and restaurants are available in Blackrock, with more extensive nightlife accessible in the city centre via DART.
- Health/Wellness groups7/10
Good local community infrastructure supports various health and wellness activities in the surrounding area.
- Networking Opportunities6/10
Proximity to tech and business hubs along the south Dublin corridor aids professional networking.
- Tech-Hub Connectivity8/10
Strong transport links provide easy access to major employment and tech hubs in central Dublin and the docklands.
Listing information
- Agent
- Beirne & Wise (Blackrock)
- Phone
- 01 288 0900
- Published on HouseDelve
- 4 October 2026
- Correction
- Report an issue
HD-FF877EHouseDelve · 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.