18 Belarmine Drive, Stepaside, Dublin 18D18CH98
€625,000
3 Bed~3 Bath~106 m²~BER B
What you'll like:
- Energy Efficient BER: The property achieves a B energy rating, which means buyers may qualify for advantageous green mortgage rates and lower heating bills.
- Southerly Rear Aspect: The private back garden benefits from a sunny southerly orientation, ensuring optimal natural light throughout the entire day for outdoor dining.
- Modern Kitchen Finishes: The open-plan kitchen and dining area features premium quartz countertops, an island unit, and quality built-in appliances suited for modern family living.
- Excellent Public Transport: Proximity to the Luas Green Line at The Gallops and local bus services provides reliable and efficient commuting options into Dublin city centre.
- Desirable Development: Located within a highly sought-after neighbourhood in Stepaside, ensuring strong long-term community appeal and robust local property desirability for future resale.
- Generous Floor Area: Providing approximately 106 square metres of well-balanced living space, the home comfortably accommodates families looking for practical room proportions and layout.
- Principal Ensuite Bedroom: The main bedroom includes a private ensuite bathroom and a box bay window, offering an elevated level of privacy and convenience for homeowners.
- Stira Attic Access: A folding stair system provides convenient access to a partially floored attic space, significantly enhancing the overall storage capacity of the home.
- Walk-In Condition: Presented in excellent decorative order throughout, the property allows new buyers to move in immediately without undertaking any immediate costly interior renovations.
- Proximity To Village: Stepaside Village is just a short stroll away, offering residents a great selection of everyday shops, local amenities, and neighbourhood cafes.
- Family Friendly Schools: The surrounding area is well served by highly regarded primary and secondary schools, making it an ideal choice for growing family households.
- Outdoor Recreational Access: Nearby Fernhill Gardens, local golf clubs, and Dublin Mountain trails offer exceptional opportunities for weekend leisure, walking, and mountain biking activities.
- Off-Street Parking: The front driveway provides convenient off-street parking for residents, complemented by ample visitor parking spaces located nearby within the development.
- Low Maintenance Garden: The rear outdoor space has been thoughtfully designed with a patio area and easy-care planting, reducing ongoing gardening chores for busy homeowners.
- Handy Utility Storage: Features such as an understairs guest WC storage area and a timber garden shed help keep household belongings organized and out of sight.
- Motorway Connectivity: Convenient access to both the M50 and N11 motorways makes driving across Dublin and connecting to the national road network straightforward.
- Shopping Convenience: Major retail hubs like Dundrum Town Centre and the Beacon South Quarter are easily accessible for extensive shopping, dining, and entertainment options.
- Secure Living Features: The entrance hallway is equipped with a fitted alarm system, offering buyers added peace of mind regarding home security right from day one.
- Natural Light Balance: Large double doors connecting the living room to the kitchen create a bright, cohesive, and light-filled environment across the ground floor level.
- Trading Up Appeal: The balanced three-bedroom layout provides a versatile footprint that naturally appeals to first-time buyers and local traders-up alike within the market.
But keep in mind:
- Untested Appliances: The listing notes that fixtures and services have not been tested, so buyers should commission a thorough inspection of the heating and kitchen equipment.
- Single Third Bedroom: The third bedroom is configured as a single room, which may limit long-term flexibility for larger families or those requiring multiple double rooms.
- Management Company Fees: Buyers should verify if the development has any active management companies or estate fees covering communal upkeep, refuse, and green space maintenance.
- Terraced Heat Retention: As a mid-terrace home, party wall sound transmission should be assessed, although intermediate positioning generally benefits home heating efficiency during colder winter months.
- Attic Insulation Standards: While the attic is partially floored, buyers should inspect the current insulation depth to ensure it fully supports the stated B energy rating.
- Parking Allocation Rules: Prospective purchasers should check the exact parking arrangements and visitor bay rules to ensure assigned spaces are clearly designated for residents.
- Extension Planning Limits: Due to the terraced nature of the property, any future rear or attic extensions would require careful planning compliance checks and neighbor consultation.
- Traffic Congestion Peaks: Local access routes to the M50 and N11 can experience heavy commuter congestion during peak morning and evening rush hour periods.
- Boiler Age and Servicing: Buyers must investigate the service history and operational age of the gas boiler to budget for potential replacement or maintenance costs soon.
- Shower Unit Lifespan: The bathrooms feature Triton electric showers, and buyers should verify their working order and expected lifespan during the standard pre-purchase structural survey.
- Boundary Line Verification: Intending purchasers should carefully review the legal title maps with their solicitor to confirm exact boundary lines for the front parking and rear garden.
- Window Glazing Efficiency: Although the BER is high, buyers should inspect the window seals and double glazing units to check for any signs of misting or drafts.
- Storage Limitations: Aside from the hot press and attic, built-in wardrobe space is limited, meaning buyers might need to invest in custom bedroom storage solutions.
- Garden Privacy Screens: Depending on neighboring property layouts, buyers should check if additional boundary screening or fencing is needed to maximize private outdoor relaxation.
- Public Transport Capacity: Peak-time capacity on local bus routes and the Luas Green Line can be high, so commuters should test journey times during operational hours.
- Local Development Plans: Buyers should check local authority planning registers to ensure no nearby undeveloped parcels are zoned for large-scale construction projects.
- Surface Water Drainage: Given the regional climate, buyers should verify that the rear garden patio and surrounding drainage systems efficiently handle heavy rainfall events.
- Broadband Infrastructure: Purchasers working from home should verify the availability of high-speed fibre broadband providers servicing this specific residential address.
- Ventilation and Humidity: Bathrooms rely on standard fixtures, so buyers should check for adequate mechanical or passive ventilation to prevent potential condensation and mold issues.
- Home Insurance Quotations: Because properties in the area can vary in risk profiles, buyers should obtain preliminary buildings insurance quotes to check for any unexpected policy conditions.
Price positioning
?
- The asking price appears broadly in line with recent verified local transactions on the same street, which demonstrate similar three-bedroom terraced homes achieving comparable figures in the current market environment.
- Valuation signals are well-supported by the strong energy efficiency rating, excellent decorative order, southerly rear aspect, and desirable suburban location close to village amenities and transport links.
- Potential overvaluation risks are minimized by steady neighborhood demand and high buyer competition for turnkey properties, though broader macroeconomic shifts or interest rate fluctuations could ultimately challenge this price point.
- Relevant market factors include the property's qualification for a green mortgage, excellent local school networks, and proximity to major employment hubs, all of which firmly underpin its sustained capital value.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom mid-terrace home with an approximate floor area of 106 square meters, featuring a modern open-plan kitchen and dining area and a southerly-facing rear garden.
- The BER rating is B, which indicates good energy efficiency and potentially qualifies the buyer for a green mortgage product.
- Buyers should investigate the party wall arrangements and sound insulation typical of mid-terrace constructions of this type.
- It is recommended to verify the condition of the partially floored attic accessed via the Stira stairs, as well as any ventilation or insulation standards in the roof space.
- Prospective purchasers should ensure that all internal modifications, such as the fitted kitchen and quartz countertops, comply with relevant building standards.
Heating cost*
Estimated expense to heat this property every year
- €900 to €1,300 per year.
- The property benefits from a B BER rating, indicating good energy efficiency which helps moderate heating requirements for a 106 square metre home.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general location sits on higher ground leading towards the foothills of the Dublin Mountains, typically reducing surface water flood risks compared to low-lying coastal zones.
- Buyers are advised to check local drainage reports and official flood maps as part of standard pre-purchase due diligence.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
APT 1G, BELARMINE DR, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €210,000.00
25 BELARMINE DR, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €636,000.00
1J BELARMINE DR, STEPASIDE DUBLIN 18, DUBLIN
- Sale date
- Declared sale price
- €455,000.00
2B BELARMINE DR, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €436,000.00
23 BELARMINE DR, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €620,000.00
Recent sales in the wider Stepaside area
38 THE RECTORY, ENNISKERRY ROAD, STEPASIDE
- Sale date
- Declared sale price
- €433,000.00
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
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
18 BELARMINE DR, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €500,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately €62,500 based on the 10 percent rate for properties over €1,000,000, or €6,250 to €18,750 depending on the applicable residential tier up to €1,000,000.
- Solicitor legal fees: €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: €175 to €700 depending on the registry type and property value.
- Property valuation fees: €150 to €300.
- Surveyor fees: €400 to €800 depending on the level of survey detail.
- Annual home insurance: €350 to €700 depending on the level of coverage.
Forum Talk
What people are saying about this area
- Residents frequently highlight the convenience of Stepaside Village and local amenities within Belarmine.
- The proximity to Fernhill Gardens and the Dublin Mountains is commonly praised by families and outdoor enthusiasts.
- Transport links, specifically the Luas Green Line at The Gallops and local bus routes, are frequent topics of discussion for commuters.
- The area is regarded as popular for growing families due to the selection of well-regarded primary and secondary schools.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property offers three bedrooms and a private rear garden, located close to a wide choice of highly regarded primary and secondary schools.
- Teenagers8/10
Three bedrooms and a generous layout provide good space for older children, with great access to local transport links and recreational facilities.
- Multi-generational Living5/10
As a three-bedroom mid-terrace home with standard family living spaces, it offers limited privacy for multiple generations under one roof.
- Single Buyers8/10
An appealing option for first-time buyers looking for a modern, beautifully presented home with good transport links to the city.
- Couples9/10
Features a balanced layout with an open-plan kitchen and dining area, ideal for couples starting out or working from home.
- Empty Nesters7/10
Manageable floor area of 106 m² with an easily maintained garden, though stairs are present between levels.
- Retirees6/10
Conveniently close to Stepaside Village amenities, though the multi-level layout and stairs should be considered for long-term accessibility.
Work
3 areas- Remote Working8/10
Flexible bedroom space and a bright environment make it well-suited for setting up a home office.
- Hybrid Commuting8/10
Benefits from convenient access to the Luas Green Line at The Gallops, local bus services, and the M50 and N11 motorways.
- Retired7/10
Proximity to village amenities and a manageable garden suit a relaxed retirement lifestyle, subject to mobility needs.
Practical
8 areas- Ageing in Place5/10
Features stairs between levels and a standard multi-floor layout, which may require adaptation for long-term ageing in place.
- Low Maintenance8/10
Presented in excellent decorative order throughout with a manageable garden design, helping to minimise ongoing upkeep.
- Secure Gated Entry3/10
The property features off-street parking to the front rather than a secure gated communal entrance.
- Minimalist Design7/10
Clean modern finishes, neutral decor, and an open-plan layout lend themselves well to a contemporary minimalist aesthetic.
- Flexible Floor Plans7/10
The ground floor offers an open-plan kitchen and dining area linked by double doors to the living room, alongside three bedrooms upstairs.
- Heritage Home2/10
This is a modern terraced family home within a recent development rather than a period or heritage property.
- Ecological Setup8/10
Achieves a strong B BER rating, qualifying the home for a green mortgage and indicating good energy efficiency.
- Outdoor areas8/10
Benefits from a private, sun-filled southerly facing rear garden with a patio area, mature planting, and a timber storage shed.
Interests
9 areas- Gardening6/10
Features a private southerly rear garden with mature planting, designed with ease of maintenance in mind.
- Walking9/10
Superb walking and mountain biking trails are available in the nearby Dublin Mountains and Fernhill Gardens.
- Gym8/10
The surrounding area is well-serviced for fitness enthusiasts, including the nearby Westwood Gym.
- Cycling7/10
Good local routes and proximity to the Dublin Mountains offer solid opportunities for cycling enthusiasts.
- Golf8/10
A selection of golf clubs are located within easy reach of the development.
- Fishing3/10
The property is situated in a suburban residential setting with no notable fishing amenities immediately nearby.
- Horse Riding7/10
Equestrian centres are noted in the surrounding area, making it convenient for horse riding enthusiasts.
- Water Sports3/10
Inland suburban location means water sports facilities require travel towards the coast or designated lakes.
- Entertaining9/10
The open-plan kitchen and dining area connects directly to a sun-filled, southerly facing rear garden with patio space.
Lifestyle
5 areas- Quiet Living7/10
Situated in a tranquil position within a desirable development, offering a peaceful residential environment.
- Rural Living4/10
Located in a suburban development near Stepaside Village rather than a truly rural setting, despite proximity to the Dublin Mountains.
- Village Living9/10
Stepaside Village is just a short stroll away, providing an excellent selection of everyday amenities and local conveniences.
- Coastal Living3/10
The location is inland in South Dublin, offering very limited immediate proximity to coastal amenities.
- Urban Living7/10
Provides good access to Sandyford Business Park, Dundrum Town Centre, and transport networks leading into Dublin city.
Social
6 areas- Community Involvement7/10
Stepaside Village and the local Belarmine development offer a strong sense of community and local activities.
- Café Culture7/10
Stepaside Village and nearby commercial hubs provide local dining and café options.
- Nightlife5/10
Nightlife options are somewhat limited locally, requiring travel to nearby town centres like Dundrum for extensive options.
- Health/Wellness groups8/10
Proximity to fitness centres and local community spaces supports participation in health and wellness activities.
- Networking Opportunities7/10
Good connectivity to Sandyford Business Park and technology hubs offers solid professional networking potential.
- Tech-Hub Connectivity8/10
Close proximity to major employment and technology centres such as Sandyford Business Park.
Listing information
- Agent
- Brady & McCarthy Estate Agents
- Phone
- 01 564 0032
- Published on HouseDelve
- 27 September 2026
- Correction
- Report an issue
HD-A32B88HouseDelve · 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.