16 Somerton, Off Rochestown Avenue, Dun Laoghaire, County DublinA96A0Y6
€599,950
3 Bed~1 Bath~96 m²~BER C3
What you'll like:
- Prestigious Dublin location: Positioned within an exclusive and mature neighborhood close to Dalkey and Cabinteely, offering buyers an exceptional coastal lifestyle and long term capital appreciation potential.
- Quiet cul de sac: Nestled discreetly in a low traffic setting, ensuring a peaceful living environment with minimal vehicle disruption for residents and families.
- Large green space nearby: Situated directly beside a communal green area, providing safe outdoor recreational space and an open, pleasant neighborhood outlook.
- Spacious living room: Features an L shaped layout extending to over six meters in length, complete with wood flooring and abundant natural daylight from large windows.
- Open plan kitchen: Practical dining and cooking space featuring fitted cabinetry and decorative splash back tiling, making daily meal preparation and family hosting seamless.
- Additional conservatory sunroom: Provides a wonderful sheltered transition to the outdoors for year round enjoyment, functioning as a bright extra reception space.
- Generous rear garden: Extends to approximately sixteen meters in length, offering a tranquil, mature, and completely unoverlooked outdoor retreat for relaxation and play.
- Superb extension potential: The exceptionally large rear garden provides ample physical space for extending the existing footprint, subject to obtaining necessary planning permissions.
- Private outdoor amenities: Includes established planting, a paved patio area, a well maintained lawn, and a useful potting shed for garden storage.
- Off street parking: Features a low maintenance front driveway finished with paving and loose gravel, ensuring convenient vehicle accommodation right outside.
- Dedicated side entrance: Provides direct independent access from the front driveway to the rear garden, ideal for moving bicycles, bins, and landscaping materials.
- Well proportioned bedrooms: Includes three comfortable sleeping quarters, with the two largest fitted with built in sliderobe wardrobes maximizing floor space.
- Natural staircase lighting: A feature gable window on the first return floods the upper landing and stairway with pleasant daylight throughout the day.
- Modern tiled bathroom: Fully tiled family facility equipped with a contemporary two piece suite and a spacious walk in electric shower enclosure.
- Future layout flexibility: Potential exists to reconfigure the hot press and wardrobes to easily create an en suite or Jack and Jill bathroom.
- Excellent transport links: Exceptionally well served by frequent local bus routes operating along Rochestown Avenue and the nearby Glenageary Roundabout.
- Rail connectivity: Close proximity to Glenageary DART Station facilitates swift commuter travel into Dublin city center and along the coastline.
- Additional transit options: The nearby Luas light rail line at Cherrywood offers further commuting flexibility and regional connectivity for working professionals.
- Coastal lifestyle convenience: Surrounded by vibrant neighboring communities including Glasthule and Sandycove, placing coastal amenities, shops, and eateries within easy reach.
- Well maintained condition: The property has been carefully kept by its current owners, allowing a buyer to move in comfortably without immediate renovation works.
But keep in mind:
- Moderate energy rating: The C3 BER rating indicates that future owners may want to invest in thermal upgrades to improve overall energy efficiency and comfort.
- Single bathroom configuration: Having only one bathroom serving all three bedrooms could create morning congestion for a growing family or visiting guests.
- Compact third bedroom: Bedroom three measures around 2.23 meters in width, which might feel tight when accommodating a double bed and storage furniture.
- Limited ground floor WC: The absence of a downstairs guest toilet means visitors must use the upstairs family bathroom during social gatherings.
- Potential modification costs: Creating a proposed en suite bathroom or altering the hot press will require professional plumbing work and associated renovation expenses.
- Conservatory thermal performance: Glass sunrooms can experience temperature extremes, becoming warm in summer and chilly in winter unless upgraded with climate control.
- Planning permission requirements: Any future ground floor extension or structural alteration in the garden will require local authority planning approval subject to strict guidelines.
- Restricted front garden: The gravel and paved front area is dedicated primarily to parking, leaving little room for ornamental front garden landscaping.
- Suburban traffic congestion: Rochestown Avenue can experience heavy peak hour traffic flows, potentially causing minor delays during morning and evening commutes.
- Property size constraints: With a total floor area of ninety six square meters, buyers seeking expansive room proportions might eventually outgrow the dwelling.
- Aging gas fire insert: The existing sitting room gas fire may require safety servicing or eventual replacement to meet modern efficiency standards.
- Fitted kitchen longevity: While functional, the current kitchen cabinetry and appliances may eventually warrant a modern cosmetic update to suit contemporary tastes.
- Staircase configuration: The traditional T shaped upper landing and first return layout might present challenges when moving large furniture pieces upstairs.
- Storage limitations: Aside from fitted sliderobes and the hot press, general internal storage space is relatively modest and may require creative organizational solutions.
- DART station distance: While close, walking to Glenageary DART Station may take ten to fifteen minutes, which could prove less convenient during inclement weather.
- Maintenance of mature garden: The sixteen meter garden with mature planting will require regular seasonal upkeep, pruning, and lawn care to maintain its pristine appearance.
- External shed condition: The existing garden potting shed should be inspected for dampness, structural integrity, and potential asbestos roofing materials.
- Potential boundary queries: Buyers should instruct their legal representative to carefully verify the exact property boundaries along the side entrance and rear garden.
- Upstairs window efficiency: The feature gable window on the landing should be checked for double glazing seals and thermal insulation performance.
- Drainage and services check: Due to the maturity of the estate, buyers should commission a thorough CCTV drain survey to inspect underground wastewater pipes.
Price positioning
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- The asking price appears somewhat elevated relative to baseline regional housing benchmarks, reflecting the premium commanded by its quiet cul-de-sac positioning, private rear garden, and well-maintained condition within a mature South County Dublin residential area.
- Valuation signals show a strong underlying demand for three-bedroom homes in this coastal commuter belt, though the C3 energy rating may require future capital investment by buyers looking to upgrade insulation and heating efficiency.
- Potential factors supporting this valuation include proximity to established local amenities, excellent transport links via DART and bus routes, and significant scope for future ground-floor or attic extensions subject to necessary planning permissions.
- Conversely, factors that could undermine this pricing level include rising interest rates affecting buyer borrowing capacity and competition from alternative properties offering higher initial BER ratings without requiring immediate modernization work.
Build Analysis
What we know from similar construction types
- The property is a mature three-bedroom semi-detached or terraced style home featuring a conservatory to the rear and an L-shaped living room, offering potential for internal reconfiguration such as adding an en-suite.
- The substantial 16-meter private rear garden provides future expansion potential, subject to planning permission.
- A buyer should investigate the structural condition of the conservatory, the age and efficiency of the heating system, and verify compliance for any past modifications.
- The presence of a C3 BER rating indicates standard insulation levels typical of its construction era, and a buyer should examine attic insulation and double-glazing performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: Based on a 96 m² property with a BER rating of C3, standard heating habits, and current energy tariffs, the energy consumption reflects typical efficiency for a property of this size and rating.
Pollution Safe
9/10Environmental situation to investigate
- The location is well-established and primarily residential, showing minimal proximity to heavy industrial zones, major landfills, or active incinerators.
- Any historical industrial uses in the broader Dun Laoghaire region are distant, though buyers should verify local environmental reports for absolute peace of mind regarding legacy concerns.
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
14 SOMERTON, ROCHESTOWN AVENUE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €470,000.00
14 DRUMKEEN DR, OFF ROCHESTOWN AVE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €730,000.00
136 GRANITE FIELD MANOR, OFF ROCHESTOWN AVE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €321,000.00
Recent sales in the wider Dun Laoghaire area
139 GRANITEFIELD MANOR, ROCHESTOWN AVE, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €370,000.00
3 WOODLANDS DR, DUN LAOGHAIRE, DUBLIN
- Sale date
- Declared sale price
- €855,000.00
4 CASTLEGATE, OLIVER PLUNKETT ROAD, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €360,000.00
42 SMITHS GARDENS, YORK ROAD, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €475,000.00
1 ST JOSEPHS TERRACE, TIVOLI RD, DUN LAOGHAIRE
- Sale date
- Declared sale price
- €550,000.00
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: €5,999 (calculated at 1% of the asking price of €599,950 up to €1 million)
- Solicitor legal fees: Approximately €1,500 to €2,500 excluding VAT and outlay
- Land registration fees: Approximately €175 to €700 depending on the application type and property value
- Property valuation fees: Approximately €150 to €300
- Surveyor fees: Approximately €400 to €800 depending on the level of survey detail
- Annual home insurance: Approximately €350 to €650 depending on the policy and cover level
Forum Talk
What people are saying about this area
- Residents in the Dun Laoghaire and Rochestown Avenue areas frequently discuss local traffic calming measures and peak-hour congestion along main arterial routes.
- Community forums often highlight the convenience of local amenities, noting the easy access to nearby coastal suburbs like Dalkey, Glasthule, and Sandycove.
- Public transport connectivity, specifically bus frequency and proximity to the Glenageary DART station, is a recurring positive topic among local commuters.
- Local groups frequently share updates regarding community events, school admissions, and family-friendly aspects of living near established green spaces.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three well-proportioned bedrooms and a generous private rear garden measuring approximately 16 meters in length, making it a safe and fun environment for young children to play.
- Teenagers7/10
With three bedrooms and a spacious layout, there is adequate room for teenagers. Proximity to public transport links like the DART and bus routes provides good independence.
- Multi-generational Living5/10
The home offers three bedrooms and a flexible floor plan with potential to extend subject to planning permission, though current single-bathroom arrangements might require modification for multi-generational needs.
- Single Buyers7/10
An ideal entry or medium-term home offering manageable maintenance, off-street parking, and great long-term potential in a well-established area.
- Couples8/10
The property provides an 'L' shaped sitting room, open-plan kitchen and dining area, and a conservatory, offering comfortable spaces for couples to live and entertain.
- Empty Nesters8/10
Highlighted as suitable for those looking to downsize from the surrounding locality, offering a manageable layout with a private, low-maintenance garden.
- Retirees7/10
Features a low-maintenance paved driveway and single-level ground floor access points, though buyers should verify internal mobility options for aging in place.
Work
3 areas- Remote Working8/10
With three bedrooms and peaceful surroundings, there is ample space to set up one or more home offices.
- Hybrid Commuting8/10
Exceptional transport connectivity via frequent local bus routes, Glenageary DART station, and the LUAS at Cherrywood.
- Retired8/10
Well suited for retirees looking for a manageable, mature location close to amenities and healthcare services.
Practical
8 areas- Ageing in Place6/10
Offers single-level ground floor flow, but buyers should investigate accessibility modifications for bathrooms and stairs as they age.
- Low Maintenance7/10
Features a low-maintenance paved driveway with loose gravel to the front, though the 16-meter rear garden will require regular upkeep.
- Secure Gated Entry4/10
Located in a peaceful cul-de-sac, but the property itself does not feature a secure gated entry system.
- Minimalist Design5/10
Features a traditional layout with separate rooms, built-in storage, and classic finishes rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Includes potential for clever redesigns, such as adding an en-suite, and offers scope to extend into the rear garden subject to planning permission.
- Heritage Home4/10
A mature established home rather than a protected historical heritage property.
- Ecological Setup5/10
Has a BER rating of C3, meaning buyers may want to investigate energy efficiency upgrades to improve environmental performance.
- Outdoor areas9/10
Includes a paved front driveway and an exceptional 16-meter private rear garden with a patio, lawn, mature shrubs, and a garden shed.
Interests
9 areas- Gardening8/10
Features a private 16-meter rear garden complete with mature planting, lawn, potting shed, and outdoor water tap.
- Walking8/10
Proximity to local coastal areas, parks, and nearby village amenities makes it highly convenient for walking enthusiasts.
- Gym7/10
Surrounding suburbs offer access to various local health clubs and fitness facilities within a short drive or public transport trip.
- Cycling7/10
The location allows for accessible cycling routes to nearby coastal and town areas, though local commuter traffic should be accounted for.
- Golf7/10
Several established golf clubs are located within the wider Dun Laoghaire-Rathdown region.
- Fishing6/10
Coastal proximity offers sea fishing opportunities nearby, though dedicated inland fishing spots require travel.
- Horse Riding5/10
Equine facilities are available further out in the county, requiring a short drive from this suburban setting.
- Water Sports8/10
Proximity to the coast and Dun Laoghaire pier area makes it exceptionally well-suited for sailing and water sports enthusiasts.
- Entertaining8/10
Features a large 6.5-meter sitting room, an open-plan kitchen and dining area, a conservatory, and an expansive private rear garden ideal for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Nestled discreetly within a peaceful cul-de-sac and benefiting from a large green to the side, ensuring a tranquil residential setting.
- Rural Living3/10
Located in a built-up suburban area off Rochestown Avenue in Dun Laoghaire, offering an urban-suburban lifestyle rather than a rural one.
- Village Living8/10
Close to vibrant neighbouring communities like Dalkey, Cabinteely, Glasthule, and Sandycove, offering a distinct village feel with local conveniences.
- Coastal Living8/10
The surrounding coastal communities and proximity to Glenageary DART station provide fantastic access to a coastal lifestyle.
- Urban Living7/10
Well served by frequent public transport routes and close to multiple vibrant urban hubs and amenities.
Social
6 areas- Community Involvement8/10
Situated in an exclusive, mature, and sought-after area with an active local community presence.
- Café Culture8/10
Neighbouring communities such as Dalkey, Glasthule, and Sandycove offer a thriving café and dining scene.
- Nightlife6/10
While local pubs and restaurants are plentiful in nearby villages, heavy nightlife options will require travel into larger urban centers.
- Health/Wellness groups7/10
Access to local wellness groups, pilates, and stretching classes can be found easily within the surrounding suburban neighborhoods.
- Networking Opportunities7/10
Good connectivity to tech and business hubs via public transport facilitates professional networking.
- Tech-Hub Connectivity7/10
Convenient access to regional business parks and tech corridors via the LUAS and DART networks.
Listing information
- Agent
- Churches Estate Agent
- Phone
- 01 559 5000
- Published on HouseDelve
- 30 September 2026
- Correction
- Report an issue
HD-037AEEHouseDelve · 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.