16 The Avenue, Carrickmines, Dublin 18D18XAV6
€745,000
3 Bed~3 Bath~121 m²~BER A1
What you'll like:
- A1 Energy Rating: The top-tier A1 building energy rating guarantees minimal heat loss and significantly lower utility bills for the household compared to older properties. This rating indicates advanced thermal insulation and renewable energy integration, which is a major advantage for eco-conscious buyers.
- Turnkey Condition: Presented in superb condition throughout, the property allows the buyer to move in immediately without incurring major upfront renovation costs. This saves significant time and effort usually required for repairs after a purchase.
- Dual Aspect Living Room: The generous living room features dual-aspect windows and French doors that flood the space with natural light throughout the day. This layout creates an inviting atmosphere and seamless connection to the outdoor patio for entertaining.
- Modern Kitchen Extension: The open-plan kitchen, dining, and family area includes twin Velux roof lights that maximize daylight over the contemporary food preparation zones. It provides an ideal central hub for modern family life and casual dining.
- Integrated Neff Appliances: The kitchen comes fully equipped with high-quality integrated Neff appliances, offering durable performance and a sleek, handleless aesthetic. Buyers will appreciate not having to purchase white goods separately upon moving in.
- Practical Utility Room: A dedicated utility room provides essential laundry and storage space, keeping noisy appliances and clutter out of the main kitchen area. This is a highly practical feature for family households managing daily chores.
- Spacious Principal Bedroom: The main bedroom offers generous proportions enhanced by a full wall of built-in wardrobes and contemporary wood-effect flooring. It provides a comfortable private retreat for the homeowners.
- Stylish En Suite Bathroom: The primary ensuite features a modern shower enclosure with both rainfall and hand-held shower heads, plus a convenient heated towel rail. This adds a touch of everyday luxury and reduces morning congestion in the household.
- Built-in Wardrobes: All three bedrooms come complete with fitted wardrobes, optimizing the floor space and providing immediate storage solutions for new occupants. This eliminates the need to purchase bulky freestanding furniture.
- Modern Family Bathroom: The fully tiled main bathroom includes both a bath and a separate shower, along with a wall-hung vanity unit and heated towel rail. The high-specification finishes ensure a comfortable environment for family members and guests.
- Private Rear Garden: The enclosed back garden features a paved patio, raised lawn in timber sleepers, and a timber shed for secure outdoor storage. It provides a safe, low-maintenance environment for children to play and adults to relax.
- Off-Street Parking: The paved front driveway provides convenient off-street parking for up to two vehicles directly outside the front door. This is a valuable asset in suburban developments where street space can be limited.
- Side Access Gate: A secure side gate connects the front driveway directly to the rear garden, facilitating easy movement of bins and garden equipment without entering the house. This design feature enhances everyday property maintenance convenience.
- Proximity To LUAS: The property is located within walking distance of the Carrickmines Green Line tram stop, offering fast and reliable public transport into Dublin City Centre. This is ideal for commuters seeking to avoid rush-hour road traffic.
- Excellent M50 Access: Being just minutes away from Junction 15 of the M50 provides rapid vehicular connectivity to the national road network and Dublin Airport. This location suits frequent drivers and those commuting across the wider metropolitan area.
- Retail Park Proximity: The nearby Park Carrickmines retail centre offers a diverse mix of major shops, homeware stores, cafés, and restaurants within a short distance. This provides exceptional local convenience for weekend shopping and dining out.
- Nearby Parks And Recreation: The location is close to popular green spaces like Cabinteely Park, Fernhill Park, and the Dublin Mountains, encouraging an active outdoor lifestyle. These recreational amenities are fantastic for families and pet owners.
- Stable Asking Price: The recorded pricing history shows a stable asking price of €745,000 without erratic upward adjustments, suggesting a transparent seller approach. This provides a clear baseline for buyers formulating their initial offer strategy.
- Choice Of Schools: The surrounding area boasts a strong selection of reputable primary and secondary schools within a short radius, supporting long-term family stability. This reduces travel times for the school run.
- Established Neighborhood: Carrickmines Manor is a sought-after, well-maintained development known for its attractive streetscapes and strong community feel. Buying here offers peace of mind regarding neighborhood standards and property desirability.
But keep in mind:
- Single Third Bedroom: The third bedroom is a compact single room measuring under three meters by two and a half meters, which may feel restrictive as children grow. Buyers with multiple children should verify if the room size meets their long-term accommodation needs.
- Management Company Fees: Being part of a modern suburban development, the property is likely subject to annual management fees for common area upkeep and estate maintenance. Buyers should verify the exact current service charge amount and check for any upcoming special levies.
- Potential Development Density: Surrounding lands in the Carrickmines and Glenamuck corridor are subject to ongoing high-density residential and infrastructural development. Buyers should investigate local planning applications to ensure future surrounding construction will not negatively impact their views or traffic flow.
- Asking Price Evaluation: At €745,000 for a three-bedroom mid-scale property, buyers should conduct thorough comparative market research on recent local sales to ensure the valuation reflects current market realities. Overpaying relative to recent neighborhood values could impact future equity growth.
- Traffic Congestion Points: While proximity to the M50 is excellent, the immediate Glenamuck Road network can experience significant peak-hour congestion due to ongoing regional growth. Buyers should test the commute times during rush hours before finalizing their purchase.
- Garden Size Limitations: The private rear garden, while well-landscaped, is moderately sized and may feel compact for larger families seeking extensive outdoor play areas. Buyers who prioritize large gardens should carefully inspect the plot boundaries during a viewing.
- Proximity To Infrastructure: The close proximity to major transport arteries like the M50 and active construction zones may introduce elevated background traffic noise levels. Buyers sensitive to sound should spend time in the garden during different times of day to assess ambient noise.
- BER Compliance Verification: While the A1 rating is exceptional, buyers should ensure that all renewable technologies, such as heat pumps or solar panels, are fully operational and covered by relevant warranties. Requesting the formal BER cert and installer manuals during due diligence is strongly recommended.
- Parking Restrictions: Off-street parking is limited to two spaces on the paved driveway, which could pose logistical challenges for households with visiting guests or older driving children. On-street parking regulations within the estate should be checked carefully.
- Storage Capacity: Aside from the built-in wardrobes and timber shed, internal attic or general household storage may be limited due to the 121 square meter footprint. Buyers with extensive hobby equipment or bulky items should assess the storage layout critically.
- Future Expansion Limits: Given the turnkey condition and specific layout of a mid-sized A-rated home, major structural extensions could be costly and complex without compromising the energy rating. Buyers should verify if the current floor area is fully sufficient for their long-term needs without requiring future building works.
- High Density Living: Developments in this suburban corridor often feature relatively close property spacing, which may impact direct privacy in certain garden or window areas. Buyers should inspect the exact window alignment with neighboring properties during a viewing.
- Dependence On Tram Service: Reliance on the Green Line tram for commuting means any future transport disruptions or peak-time overcrowding directly impact daily travel routines. Having a backup transport plan is advisable for commuters.
- Potential Snagging Items: Even in turnkey properties, minor cosmetic defects or settlement cracks can appear after recent occupation, requiring minor touch-ups. A detailed pre-purchase structural survey is recommended to catch any hidden building defects.
- Service Charge Arrears Risk: When purchasing in a managed estate, buyers must ensure through their solicitor that the current owner has cleared all historic service charges and property levies. Unpaid fees can occasionally transfer liability or delay closing processes.
- Boundary Verification: Buyers should ensure their legal representative meticulously checks the title map to confirm exact boundary lines, parking space allocations, and shared access pathways. Discrepancies in estate boundary maps can occasionally arise in larger developments.
- Local Amenity Pressure: As the local population grows with ongoing area development, local schools, medical practices, and recreational facilities may experience increased enrollment pressure. Buyers should verify current waiting lists for local primary and secondary schools if applicable.
- Insurance Premiums: Modern homes in newly developed suburban zones should generally enjoy standard insurance rates, but buyers must verify flood history or drainage certifications for the wider estate. Checking flood maps is a standard and prudent due diligence step.
- Ventilation Systems: A-rated airtight homes rely heavily on mechanical ventilation systems, such as MVHR units, which require regular filter maintenance by the homeowner. Buyers should inspect the ventilation unit during the survey to ensure it has been properly serviced.
- Negotiation Dynamics: With the asking price remaining stable at €745,000, buyers should investigate current market demand and recent local sales velocity to determine if there is room for price negotiation. Relying solely on the asking price without comparative data could lead to missing better purchasing terms.
Price positioning
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- The asking price appears attractively positioned when evaluated against verified recent transactions on the same estate where a comparable property achieved a slightly higher figure earlier in the year.
- Valuation signals are strongly supported by the top-tier energy rating and turnkey presentation, though standard estate competition and buyer sensitivity to interest rates could cap aggressive bidding upside.
- The exceptional energy efficiency and proximity to the LUAS green line should firmly support market interest, whereas broader macroeconomic shifts or inventory changes in the wider area might undermine aggressive growth.
- The stable asking price history indicates a realistic initial launch strategy by the agent, aiming to generate healthy competitive interest without alienating prospective family buyers in the current market.
Build Analysis
What we know from similar construction types
- The property is presented as an A1-rated, modern three-bedroom family home built within an established development, offering potential energy efficiency, low heating costs, and high levels of thermal insulation.
- As a contemporary build, a buyer should investigate the specific renewable technologies installed, such as heat pumps or solar panels, and review their maintenance records and warranties.
- Check compliance documentation, including the structural guarantee (such as HomeBond or equivalent) and planning permissions for any additions or alterations if applicable.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 400 to 600 euro.
- Explanation: Given the exceptional A1 BER rating and a floor area of 121 square metres, the property is highly energy-efficient and well-insulated, resulting in significantly lower heating and energy demands compared to older homes.
Pollution Safe
9/10Environmental situation to investigate
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
24 THE AVENUE, CARRICKMINES MANOR, CARRICKMINES
- Sale date
- Declared sale price
- €750,000.00
Recent sales in the wider Carrickmines 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: €7,450 — 1% of €745,000.
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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 registration type.
- Property valuation fees: approximately 150 to 300 euro for a standard mortgage valuation.
- Surveyor fees: approximately 400 to 800 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 to 650 euro depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in Carrickmines frequently discuss the convenience of the local LUAS Green Line and proximity to the M50 motorway for commuting.
- Local forums highlight the popularity of nearby retail amenities such as The Park Carrickmines for shopping, dining, and coffee spots.
- Community groups often mention the family-friendly nature of the neighbourhood, pointing out local parks like Fernhill and Cabinteely as major highlights.
- Discussions on traffic management around Glenamuck Road and local junctions are common during peak commuting hours.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
This A-rated three-bedroom home offers bright, energy-efficient accommodation with a secure private rear garden, a raised lawn, and a paved patio ideal for young children. Proximity to local primary schools and nearby parks like Cabinteely and Fernhill makes it exceptionally well suited for families with young children.
- Teenagers8/10
With three well-proportioned bedrooms and a generous dual-aspect living room, there is ample space for growing teenagers. The nearby LUAS Green Line provides independent transport access to Dundrum Town Centre and Dublin City Centre for school and social activities.
- Multi-generational Living6/10
The 121 sq.m layout features three bedrooms, a utility room, and a guest WC, offering comfortable family accommodation. However, the standard three-bedroom configuration may require layout adaptations or extensions to comfortably accommodate multiple generations under one roof on a long-term basis.
- Single Buyers8/10
An asking price of €745,000 for a turnkey, energy-efficient A-rated home provides a fantastic opportunity for single buyers looking for high-spec modern living with excellent commuter links via the LUAS and M50 to employment hubs like Sandyford.
- Couples9/10
Presented in superb turnkey condition with a contemporary kitchen, open-plan dining and family area, and a principal ensuite bedroom, this property offers an ideal contemporary setup for couples wanting low-maintenance living close to urban amenities and retail parks.
- Empty Nesters8/10
The property offers manageable square footage, low maintenance, and an A-rated energy profile. Its proximity to local retail centres, cafes, and health amenities makes it attractive for empty nesters looking to downsize without compromising on build quality or location.
- Retirees7/10
The home features off-street parking, a private paved patio garden, and a modern interior which reduces upkeep. While it is a two-storey house with bedrooms upstairs, the local community amenities, transport links, and nearby parks support comfortable retirement living.
Work
3 areas- Remote Working9/10
Bedroom 3 and the flexible family spaces provide ideal environments for a home office, complemented by the property's modern construction and energy efficiency.
- Hybrid Commuting10/10
Outstanding commuter convenience with the Carrickmines LUAS Green Line stop within walking distance and Junction 15 of the M50 just minutes away, providing seamless access to Sandyford, the city centre, and beyond.
- Retired7/10
A turnkey property with low maintenance requirements, easy transport links for visiting family, and proximity to local medical and community amenities.
Practical
8 areas- Ageing in Place6/10
The home features a guest WC on the ground floor and manageable upkeep, though the presence of stairs to all bedrooms means buyers should consider future mobility needs.
- Low Maintenance9/10
Presented in superb turnkey condition with an A-rated BER, modern gas heating, integrated appliances, and a manageable paved rear garden, ensuring minimal immediate maintenance.
- Secure Gated Entry5/10
The property features an alarm system and off-street parking, though it is located within an open suburban development rather than a secure gated community.
- Minimalist Design8/10
Features contemporary handleless kitchen units, clean lines, recessed lighting, and wood-effect flooring that lend themselves well to a minimalist aesthetic.
- Flexible Floor Plans8/10
The open-plan kitchen, dining, and family area combined with a separate dual-aspect living room and a versatile third bedroom offers great flexibility for changing lifestyle needs.
- Heritage Home1/10
This is a modern, A-rated property built to contemporary energy and design standards rather than a period or heritage home.
- Ecological Setup10/10
An exceptional A1 BER rating reflects top-tier energy efficiency, excellent insulation, and modern heating systems designed for low carbon emissions and reduced energy bills.
- Outdoor areas9/10
Includes a private rear garden with a paved patio, raised lawn, timber shed, and side access, alongside off-street parking for two cars at the front.
Interests
9 areas- Gardening7/10
The private rear garden features a raised lawn in timber sleepers and a timber garden shed, providing a manageable and rewarding space for domestic gardening enthusiasts.
- Walking9/10
Excellent walking opportunities are available nearby with Cabinteely Park, Fernhill Park & Gardens, Marlay Park, and the scenic trails of the Dublin Mountains at Ticknock all within easy reach.
- Gym8/10
Proximity to Sandyford Business District and local retail centres ensures easy access to multiple commercial fitness facilities, health clubs, and boutique fitness studios.
- Cycling7/10
The surrounding suburban roads and proximity to recreational parks offer good cycling routes, though buyers should verify local cycle lane connectivity to major employment and retail nodes.
- Golf9/10
Golf enthusiasts are exceptionally well catered for, with Carrickmines Golf Club, Foxrock Golf Club, and Leopardstown facilities located just a short distance away.
- Fishing4/10
The immediate area is primarily residential and suburban, meaning dedicated fishing spots would require travel towards the coast or inland rivers.
- Horse Riding7/10
The broader South Dublin and foothill areas feature local equestrian facilities and riding schools accessible by a short drive.
- Water Sports4/10
Water sports require travelling further toward the Dublin coastline or nearby marine facilities, as the immediate location is inland.
- Entertaining9/10
The spacious kitchen, dining, and family area flows seamlessly through French doors to a paved patio and private rear garden, creating a fantastic layout for hosting family and guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in the established Carrickmines Manor development, the property benefits from a residential setting with a private rear garden. While close to major transport routes like the M50, the immediate neighbourhood offers a peaceful suburban atmosphere.
- Rural Living3/10
This is a suburban residential setting rather than a rural one, though proximity to the Dublin Mountains and local parks provides good access to natural green spaces.
- Village Living8/10
The property is located within easy reach of the charming villages of Foxrock, Stepaside, and Cabinteely, offering local shops, cafes, and community charm while maintaining close proximity to larger retail hubs.
- Coastal Living4/10
While South Dublin coastal amenities are accessible via transport links, the location is distinctly suburban and inland rather than coastal.
- Urban Living8/10
With the Carrickmines LUAS stop within walking distance and rapid access to the M50, Sandyford Business District, and Dublin City Centre, this location bridges suburban comfort with strong urban connectivity.
Social
6 areas- Community Involvement8/10
Carrickmines Manor is a well-established community with active local associations, schools, sports clubs, and neighborhood groups in nearby Stepaside and Foxrock.
- Café Culture8/10
The Park Carrickmines and nearby village centres provide an excellent array of local cafes, dining spots, and social meeting places within a short distance.
- Nightlife6/10
While local dining and pubs are available in nearby villages, extensive nightlife options are best accessed via a short LUAS or taxi ride into Dublin City Centre or Dundrum.
- Health/Wellness groups8/10
The area supports active lifestyles with local sports clubs, pilates & stretching groups, and recreational parks promoting community wellness.
- Networking Opportunities8/10
Proximity to the Sandyford Business District and easy transit links to tech and corporate hubs offer strong professional networking potential.
- Tech-Hub Connectivity9/10
Direct transport links to the Sandyford Business District and Dublin City Centre make this an exceptionally convenient location for technology and corporate professionals.
Listing information
- Agent
- Russell Estate Agents
- Phone
- 01 296 3557
- Current status
- active
- Published on HouseDelve
- 27 October 2026
- Correction
- Report an issue
HD-B858E8HouseDelve · 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.