18 Clay Farm Grove, Leopardstown, Dublin 18, Dublin 18, DublinD18R92K
€875,000
4 Bed~3 Bath~162 m²~BER D1
What you'll like:
- Generous Floor Area: Offering a spacious 162 square metres across three floors, this modern residence provides exceptional room for growing families and flexible daily living.
- Top Floor Suite: The extensive main bedroom occupies the entire third level, featuring a dedicated walk-in dressing room and private ensuite for ultimate privacy.
- Dual Living Zones: The layout intelligently separates the front formal living room from the rear open-plan kitchen, balancing sociable spaces with quiet retreat areas.
- Luas Proximity Advantage: Situated directly opposite the Leopardstown Valley Luas stop, residents enjoy rapid, traffic-free green line access straight into Dublin city centre.
- Energy Efficient Windows: High-performance triple-glazed windows are fitted throughout the house, significantly enhancing thermal retention and reducing external noise pollution for the buyer.
- Extensive Eco Parkland: The surrounding development incorporates over 14 acres of natural eco-parkland, offering wonderful walking trails and outdoor recreation right at your doorstep.
- Established Builder Quality: Constructed by Park Developments, a long-established and reputable Irish housebuilder, ensuring reliable building standards and thoughtful contemporary architectural design throughout.
- Stepaside Greenway Link: A dedicated greenway links the residential community directly to Stepaside village, providing an attractive and safe walking route for local amenities.
- Ample Bathroom Facilities: A total of three well-appointed bathrooms eliminates morning bottlenecks and adds tremendous daily convenience for busy family households.
- Modern Kitchen Hub: The expansive rear open-plan kitchen and dining area creates an inviting heart of the home designed perfectly for modern cooking and entertaining.
- Abundant Natural Light: Contemporary architectural design places a strong emphasis on large windows and well-proportioned rooms, creating a wonderfully bright and airy atmosphere.
- Strong Local Schools: The neighbourhood is well-served by a choice of reputable national and secondary schools, making it an ideal long-term base for families.
- M50 Motorway Access: Convenient proximity to the M50 motorway ensures swift connectivity to the national road network and straightforward journeys to Dublin Airport.
- Shopping Convenience: Leopardstown Shopping Centre and The Park Carrickmines are both within very easy reach, offering major retail stores and everyday essentials nearby.
- Recreational Variety: Residents benefit from close proximity to Westwood Health Club, local golf courses, and the scenic mountain hiking trails of Ticknock.
- Stable Asking Price: The recorded asking price history shows absolute stability at 875,000 euros without erratic fluctuations, suggesting a confident initial pricing strategy by the vendor.
- Four Bedroom Capacity: Four properly proportioned bedrooms provide incredible versatility, easily accommodating children, guests, or dedicated work-from-home office spaces.
- Pedestrian Friendly Design: The thoughtfully planned estate layout features extensive landscaped greens and safe pedestrian routes away from heavy through traffic.
- Dublin Mountain Views: The development enjoys picturesque views towards the nearby Dublin Mountains, enhancing the overall scenic appeal of the immediate residential setting.
- Ready to View: The modern construction standard means a buyer can move in immediately without facing the daunting prospect of immediate structural renovations.
But keep in mind:
- Subpar BER Rating: The recorded D1 building energy rating is unexpectedly low for a modern development, and buyers should investigate potential upgrade costs for better efficiency.
- Three Storey Living: Arranging accommodation across three levels means navigating multiple flights of stairs daily, which might prove inconvenient for families with toddlers or elderly relatives.
- Potential Luas Noise: Properties located directly opposite major transport hubs can experience increased pedestrian traffic, commuter congestion, and potential ambient noise from passing trams.
- High Entry Cost: At an asking price of 875,000 euros, the property sits at a premium bracket that requires careful scrutiny against recent local transactional values.
- Missing Property Type: The listing omits the precise structural classification, meaning buyers must verify whether the house is end-terrace, semi-detached, or mid-terrace before bidding.
- Management Fee Risk: Modern suburban developments often levy annual management charges for maintaining communal green spaces, and buyers must verify these ongoing financial obligations.
- Unchanged Price Stagnation: The asking price has remained completely static since initial tracking, which could indicate inflexible seller expectations or a lack of competitive market interest.
- High Density Concerns: Large suburban housing developments can sometimes suffer from concentrated parking congestion on narrow residential roads during peak evening hours.
- Third Floor Heat Gain: Top-floor master suites under modern roofs can occasionally experience thermal discomfort during warm summer months if adequate ventilation is not fully optimized.
- Limited Ground Storage: With living areas spread vertically, buyers should check if there is sufficient dedicated utility and outdoor storage space for bicycles and bulky gear.
- Commuter Traffic Bottlenecks: While M50 access is close, local feeder roads around Leopardstown and Stepaside can suffer from heavy rush-hour congestion during school term times.
- Future Development Disruption: Surrounding lands in rapidly expanding south Dublin corridors may be subject to future zonings or construction works, impacting local views and tranquillity.
- Garden Size Unknown: The listing description omits specific dimensions or orientation details for the rear garden, requiring careful inspection to verify its sunlight and privacy.
- Staircase Safety Design: Multi-story layouts with open stairwells require vigilance for buyers with small children, potentially necessitating safety gate installations across multiple levels.
- Maintenance of Common Areas: Buyers should investigate the current management company's financial health to ensure the extensive eco-parklands and shared grounds are properly maintained.
- Intense Local Competition: The popularity of south Dublin family housing developments means buyers may face strong competitive bidding pressure despite static asking price records.
- Ensuite Ventilation Check: Interior bathrooms relying on mechanical extraction should be carefully inspected during survey to ensure humidity is effectively managed across all three floors.
- Window Seal Longevity: Although triple-glazed, buyers should commission a thorough structural survey to verify the current condition of window seals and thermal frame integrity.
- Parking Allocation Clarity: The listing does not explicitly detail the exact number of designated parking spaces, making it essential to verify private versus visitor parking rights.
- Resale Market Sensitivity: Paying top tier suburban prices leaves buyers exposed to broader macroeconomic shifts and interest rate fluctuations affecting high-end residential demand.
Price positioning
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- The asking price of €875,000 appears broadly in line with recent transactions on the same street, reflecting an alignment with established market values for similar four-bedroom properties in this modern South Dublin development.
- Valuation signals remain balanced as the listed figure matches an identical transaction recorded on the exact same grove earlier in the year, although slightly below another recent local resale figure.
- Support for this pricing comes from strong energy efficiency features, generous three-storey accommodation, and immediate proximity to the Luas, whereas potential oversupply or broader macroeconomic shifts could challenge further price growth.
- The stable asking price history indicates a confident initial pricing strategy by the vendor, leaving limited room for aggressive negotiation given the solid precedent of verified local sales.
Build Analysis
What we know from similar construction types
- The property is a modern three-storey, four-bedroom terraced or semi-detached style home spanning approximately 162 square metres, constructed by Park Developments in the Clay Farm scheme.
- Features high-performance triple-glazed windows and advanced heating and ventilation systems as noted in the description.
- The buyer should verify compliance with building regulations, particularly regarding the multi-level layout, fire safety between floors, and ventilation systems.
- An independent structural survey should be carried out to check for any latent defects typical of modern rapid-build housing developments.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €35,000 to €55,000.
- Reasoning: The property currently holds a D1 BER rating despite being marketed as energy-efficient and modern, indicating that upgrades to insulation, airtightness, renewable heating sources (such as a heat pump upgrade or solar panels), and heating controls will be required to bring the home to a modern B-rating standard.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,400 to €2,000
- Given the D1 BER rating and a floor area of 162 square metres, the property's energy efficiency indicates moderate to high heating requirements compared to modern A-rated homes, though actual costs will depend on individual usage patterns and fuel pricing.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely free from heavy industrial pollution concerns, being situated within a modern suburban residential and parkland setting.
- Any historical or regional environmental concerns should be independently verified by prospective buyers through standard property investigation processes.
Flood Safe
8/10Water overflow reports to follow up
- The property is situated in the foothills near the Dublin Mountains, generally positioning it at a higher elevation away from major coastal or tidal flood risk zones.
- Local topography in Leopardstown and Stepaside is undulating, meaning surface water accumulation during intense rainfall is typically confined to natural low points rather than elevated residential streets.
- Official map evidence for this specific micro-location indicates no proximate mapped flood extents, though standard precautions for short-duration heavy downpours remain advisable.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
9 Clay Farm Grove, Clary Farm, Leopardstown
- Sale date
- Declared sale price
- €905,000.00
16 CLAY FARM GROVE, CLAY FARM, LEOPARDSTOWN
- Sale date
- Declared sale price
- €875,000.00
19 CLAY FARM GROVE, CLAY FARM, LEOPARDSTOWN
- Sale date
- Declared sale price
- €731,500.00
15 CLAY FARM GROVE, CLAY FARM, LEOPARDSTOWN
- Sale date
- Declared sale price
- €791,000.00
6 CLAY FARM GROVE, LEOPARDSTOWN, DUBLIN 18
- Sale date
- Declared sale price
- €660,000.00
Recent sales in the wider Leopardstown 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
18 Clay Farm Grove, Leopardstown
- Sale date
- Declared sale price
- €519,824.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €8,750 — 1% of €875,000.
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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: €1,500 to €3,000 excluding outlay and VAT
- Land registration fees: €400 to €800 depending on the property value
- Property valuation fees: €150 to €250
- Surveyor fees: €500 to €1,200 depending on the level of survey detail
- Annual home insurance: €400 to €800 depending on coverage and policy features
Forum Talk
What people are saying about this area
- Residents in the Clay Farm and Leopardstown area frequently discuss the convenience of the Luas Green Line for commuting into Dublin city centre.
- Local forums highlight the extensive natural eco-parkland and greenways connecting the development to Stepaside village as major lifestyle benefits.
- Discussions often focus on local family infrastructure, noting the availability of numerous primary and secondary schools in the surrounding area.
- Community groups note the ongoing popularity and growth of south Dublin suburbs like Leopardstown and Sandyford for modern family housing.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a family-friendly development with extensive green spaces and nearby schools, making it very suitable for young children.
- Teenagers8/10
Four bedrooms and proximity to secondary schools and the Luas green line provide teenagers with great space and independence.
- Multi-generational Living7/10
The three-story layout with a large top-floor master suite offers good separation of space, though multi-generational arrangements should be verified for specific accessibility needs.
- Single Buyers6/10
A spacious four-bedroom home might exceed space and budget requirements for a single buyer, but excellent transport links make it viable.
- Couples8/10
Offers generous living areas and a top-floor master retreat, ideal for couples planning for the future or working from home.
- Empty Nesters7/10
Modern amenities and low-maintenance features appeal to empty nesters, though three stories of stairs may require consideration for future mobility.
- Retirees6/10
While local amenities and healthcare access are good, the three-story configuration might present challenges for retirees looking to age in place without stairs.
Work
3 areas- Remote Working9/10
Four bedrooms allow flexible options to set up dedicated home office spaces in a modern, energy-efficient environment.
- Hybrid Commuting9/10
Being situated directly opposite the Leopardstown Valley Luas stop and close to the M50 makes hybrid commuting exceptionally convenient.
- Retired7/10
Well-serviced community with good amenities, though the multi-story layout should be factored in for long-term retirement planning.
Practical
8 areas- Heritage Home2/10
This is a modern, newly constructed development rather than a period or heritage property.
- Minimalist Design7/10
Contemporary design and clean architectural lines offer a bright, modern aesthetic well-suited to minimalist interiors.
- Flexible Floor Plans8/10
A thoughtful layout spanning three floors provides adaptable spaces for bedrooms, family areas, and home offices.
- Ageing in Place5/10
The three-story layout requires navigating multiple flights of stairs, which may pose challenges for ageing in place without future modifications.
- Low Maintenance8/10
Modern construction standards, high-performance triple glazing, and advanced energy-efficient systems help minimize upkeep.
- Secure Gated Entry4/10
The development is an open residential area rather than a traditionally gated community.
- Ecological Setup8/10
Features energy-efficient construction, high BER standards, and extensive natural eco-parkland on the doorstep.
- Outdoor areas8/10
Benefit from private outdoor space alongside 14 acres of natural parkland, walking trails, and landscaped green areas within the development.
Interests
9 areas- Gardening6/10
Features development green spaces and likely a private rear garden, though the exact garden setup should be verified.
- Walking9/10
Excellent access to natural parkland, walking trails, and a greenway connecting to Stepaside village, alongside nearby Dublin Mountain trails.
- Gym8/10
Proximity to Westwood Health Club and local fitness options supports a strong routine.
- Cycling8/10
Local cycling trails within the development and greenway connections offer great routes for cyclists.
- Golf8/10
Close to Stepaside Golf Club and Carrickmines Golf Club, catering well to golf enthusiasts.
- Fishing4/10
Fishing opportunities are limited locally and would require travel to regional rivers or reservoirs.
- Horse Riding5/10
Proximity to the foothills of the Dublin Mountains offers occasional equestrian access, though facilities are not immediately adjacent.
- Water Sports3/10
Inland suburban location means water sports require travel toward the coast or major lakes.
- Entertaining9/10
A large open-plan kitchen and dining room to the rear provides an ideal space for hosting family and friends.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential development with natural eco-parkland, though proximity to the Luas and main access routes introduces some ambient activity.
- Rural Living5/10
While near the Dublin Mountains, the setting is fundamentally a suburban residential development rather than rural.
- Village Living8/10
Close proximity to Stepaside village provides a strong community feel with local cafés, shops, and services.
- Coastal Living3/10
The location is suburban and inland, offering very limited proximity to coastal amenities.
- Urban Living7/10
Direct access to the Luas Green Line provides fast, convenient connections to central Dublin and urban hubs.
Social
6 areas- Community Involvement8/10
Active family-friendly development with landscaped greens, natural parkland, and nearby village communities fostering engagement.
- Café Culture8/10
Easy access to cafés and restaurants in Stepaside village and nearby shopping centers.
- Nightlife5/10
Local nightlife is relatively quiet, though excellent Luas connectivity allows easy travel into busier Dublin districts for evening entertainment.
- Health/Wellness groups8/10
Proximity to health clubs and local wellness networks supports active group participation.
- Networking Opportunities7/10
Good connectivity to tech and business hubs via the Luas Green Line aids professional networking.
- Tech-Hub Connectivity8/10
Direct transit links to Sandyford Business District and central Dublin tech hubs make this location highly practical for tech professionals.
Listing information
- Agent
- Derek Byrne Property Consultants
- Phone
- 01 2016897
- Current status
- active
- Published on HouseDelve
- 3 November 2026
- Correction
- Report an issue
HD-88E951HouseDelve · 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.