2 Avondale Crescent, Killiney, Co. DublinA96D651
€925,000
3 Bed~2 Bath~117 m²~BER F
What you'll like:
- Prime leafy location: Positioned in a sought-after cul-de-sac near Dalkey and Killiney Hill Park, offering buyers a tranquil, highly desirable suburban lifestyle.
- Excellent DART access: Situated within comfortable walking distance of Glenageary DART station, providing effortless and fast commuting into Dublin city center for professionals.
- Charming private garden: Features a beautifully maintained mature rear garden with a hidden secret section, giving buyers an exceptionally peaceful outdoor retreat.
- Modern kitchen upgrade: Includes a sleek, recently updated kitchen with quality cabinetry and integrated appliances, reducing immediate capital expenditure for the buyer.
- Attic conversion potential: Offers substantial scope to convert the large roof space into extra living quarters, mirroring successful renovations completed on neighboring properties.
- Convenient off-street parking: The front driveway provides private vehicular parking screened by mature hedging, ensuring both security and attractive front curb appeal.
- Established school network: Surrounded by prestigious local schools like Holy Child Killiney and Loreto Dalkey, making it a stellar long-term investment for families.
- Walking distance amenities: Close to Barnhill Stores and vibrant Dalkey town, giving residents easy access to boutique shopping, cafes, and fine dining options.
- Solid structural layout: Features a functional detached-link floor plan with balanced living spaces and well-proportioned bedrooms to comfortably suit modern family living.
- En-suite convenience: Bedroom three benefits from a fully tiled private en-suite shower room, adding an extra layer of comfort and privacy for guests or family members.
- Upgraded glazing installations: Outfitted with modern Fairco windows that enhance thermal insulation and acoustic performance compared to older original housing stock.
- Outdoor lifestyle proximity: Minutes away from Dun Laoghaire Pier and scenic coastal walks, granting buyers endless opportunities for weekend recreation and outdoor wellness.
- Smooth commuter connectivity: Provides quick driving access to the M50 motorway and N11 corridor, facilitating straightforward travel by car across the wider region.
- Alternative transport links: Within reach of the Cherrywood Luas tram stop alongside regular bus routes, diversifying daily transit options for household commuters.
- Local leisure facilities: Situated near Killiney Golf Club and local sports parks, appealing directly to buyers who prioritize an active and engaging community lifestyle.
- Natural light flow: Living rooms and bedrooms feature large picture windows that maximize daylight penetration, creating a bright and welcoming interior ambiance daily.
- Secure side entrance: Includes functional side access connecting the front driveway directly to the rear garden for convenient maintenance and bin storage.
- Maintained exterior screening: Mature front boundary hedges create a natural privacy buffer from the public crescent, shielding the front rooms from passersby.
- Stable asking price: The asking price of €925,000 has remained steady since tracking began, suggesting a firm vendor pricing strategy with minimal early discounting.
- Generous footprint size: Providing 117 square meters of accommodation, the property offers ample room for growing households without feeling cramped or confined.
But keep in mind:
- Extremely poor BER rating: Holds an inefficient F energy rating with high energy consumption, meaning a buyer should budget heavily for deep thermal retrofitting.
- High retrofit costs required: Upgrading the dwelling from a poor F rating to a modern sustainable standard will demand significant capital investment and contractor coordination.
- Aged construction vintage: Built circa 1950, the property may conceal hidden wear in foundational elements, wiring, or plumbing that demands thorough structural surveys.
- Outdated heating setup: Relies on gas-fired central heating that may require full replacement alongside insulation upgrades to achieve comfortable living efficiency standards.
- Attic conversion expenses: While expansion potential exists, undertaking a roof conversion will incur substantial architectural fees, planning checks, and heavy construction costs.
- Single family bathroom pressure: Only two bathrooms serve three bedrooms, which could create morning bottlenecks for a busy family or visiting guests.
- Carpet flooring replacement: Existing carpet finishes in primary living zones may harbor allergens or wear, prompting immediate cosmetic replacement expenses upon moving in.
- Limited ground footprint: The detached-link layout sits on a compact footprint, meaning future ground-floor extensions are strictly constrained by plot boundaries.
- Potential drainage updates: Older neighborhood plumbing infrastructure should be professionally scoped by a drainage expert to prevent unexpected sewage or pipe failure.
- Roof condition unknowns: Given the 1950s construction era, a buyer must carefully inspect roof timbers, slates, and flashing for age-related degradation and leaks.
- Single-glazed porch limits: The entrance porch features basic tiled flooring and potentially older glazing styles that could act as a minor thermal leak point.
- Electrical compliance check: Wiring installations from mid-century builds should be thoroughly tested by a certified electrician to ensure current safety compliance.
- Garden maintenance demands: The extensive mature planting and secret garden layout require dedicated ongoing landscaping effort to prevent overgrowth and deterioration.
- Pricing firmness risk: The unchanging price history implies the seller may hold firm expectations, potentially reducing room for aggressive initial negotiation offers.
- Traffic congestion bottlenecks: Proximity to major transport arteries like the N11 and M50 can introduce peak-hour traffic bottlenecks impacting local residential streets.
- Ventilation and damp checks: Older homes with updated windows can sometimes suffer from condensation issues, making comprehensive damp surveys vital before purchasing.
- Storage limitation constraints: Aside from fitted wardrobes, built-in storage is relatively modest, requiring buyers to invest in custom joinery for optimal organization.
- Cul-de-sac parking limits: While a driveway is present, visitor parking within the leafy cul-de-sac may occasionally become congested during peak community hours.
- Open fireplace emissions: The living room open fireplace is charming but inefficient for heating, potentially requiring conversion to a modern sealed stove.
- Future proofing challenges: Buyers must weigh the high upfront costs of addressing the low energy rating against the ultimate long-term resale value ceiling.
Price positioning
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- The asking price of €925,000 appears notably modest compared to recent verified transactions on the same street, such as numbers 16 and 17 which achieved between €975,000 and €985,000 in mid-2026.
- Valuation signals point toward potential undervaluation or an aggressive pricing strategy to stimulate competitive bidding, given that the property sits below recent comparable sales despite its desirable cul-de-sac location.
- A significant factor that could undermine this pricing or require substantial capital investment is the poor F energy rating, which will necessitate costly upgrades to improve thermal efficiency and comfort.
- Conversely, strong supporting factors include the potential for attic conversion similar to neighboring homes, a mature private garden, and close proximity to the DART and Dalkey village amenities.
Build Analysis
What we know from similar construction types
- Constructed circa 1950, the detached-link property features traditional solid or older cavity wall construction methods common to that era, which typically lack modern insulation levels.
- The BER rating of F indicates very poor energy efficiency, meaning the fabric of the building requires substantial thermal upgrades.
- Upgraded Fairco windows are present, which is a positive feature, but buyers should still inspect the condition of exterior doors and overall ventilation.
- The listing notes excellent scope to convert the large attic space, as many neighboring properties have done; buyers should investigate whether previous conversions in the area required specific planning permissions and verify structural load-bearing capacities and roof insulation requirements.
- A physical survey should investigate the condition of the roof, plumbing, and electrical systems, given the age of the original structure.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a poor BER rating of F and a floor area of 117 square meters, indicating that a comprehensive deep retrofit is necessary to bring the home to a modern energy standard (such as a BER rating of B2 or higher).
- A deep retrofit for a 117 m² home typically involves external wall insulation or internal dry-lining, attic insulation upgrades, window and door enhancements where not already modern, installation of a heat pump system, and airtightness improvements.
- Estimated costs for a comprehensive deep retrofit of this scale generally range from €50,000 to €80,000 or more, depending on the extent of works required and potential reliance on SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 2,200 to 2,800 euro.
- The property has an F BER rating and an energy performance indicator of 381.8 kWh/m2/yr, indicating poor energy efficiency which will result in higher gas-fired central heating costs until energy upgrades are completed.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential, leafy suburban area well away from major heavy industrial sites, large incinerators, or active landfills.
- Any minor historical or localized environmental factors should be independently verified by the buyer as part of standard due diligence, though no major hazards are apparent.
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
16 AVONDALE CRESCENT, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €975,000.00
17 AVONDALE CRESCENT, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €985,000.00
27 AVONDALE CRESCENT, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €1,050,000.00
5 AVONDALE CRESCENT, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €1,175,000.00
10 AVONDALE CRESCENT, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €1,465,000.00
Recent sales in the wider Killiney area
15 BAYVIEW BUNGELOWS, KILLINEY HILL RD, KILLINEY
- Sale date
- Declared sale price
- €595,000.00
46 AVONDALE RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €1,375,000.00
53 AVONDALE RD, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €905,000.00
21 KILLINEY HEATH, KILLINEY, DUBLIN
- Sale date
- Declared sale price
- €3,980,000.00
2 EMERALD LODGE, SHANGANAGH RD, KILLINEY
- Sale date
- Declared sale price
- €526,000.00
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: €9,250 — 1% of €925,000.
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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.
- Property valuation fees: approximately 150 to 300 euro.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of survey detail.
- Annual home insurance: approximately 400 to 800 euro for standard buildings and contents cover.
Forum Talk
What people are saying about this area
- Residents in the Killiney and Dalkey areas frequently discuss local property renovations and attic conversions, noting that many homes in similar cul-de-sacs have successfully expanded upwards.
- Local community forums highlight the strong appeal of Avondale Crescent due to its mature trees, central green space, and peaceful suburban environment.
- Commuters in local resident groups frequently praise the convenient walking distance to Glenageary DART station and the easy access to nearby coastal amenities.
- Parent networks in the area regularly exchange positive feedback regarding the high concentration of well-regarded local primary and secondary schools.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features a large, mature, and safely enclosed rear garden with plenty of lawn space for children to play, complemented by a quiet cul-de-sac location and proximity to local parks and schools.
- Teenagers7/10
With three bedrooms, a detached-link layout, and a large attic space offering potential for future conversion, there is good room for growing teenagers, plus easy walking distance to the DART station.
- Multi-generational Living6/10
The single-level flow and three bedrooms provide a solid base, though the property would likely require reconfiguration or attic conversion to comfortably accommodate multiple generations.
- Single Buyers6/10
A manageable detached-link home in a sought-after area, though the asking price of 925000 euros and an F energy rating mean a single buyer should budget for future energy upgrades.
- Couples8/10
An appealing leafy setting with proximity to Dalkey and Killiney Hill, offering a balanced layout, modern kitchen, and strong potential to personalize over time.
- Empty Nesters7/10
The manageable single-floor aspects, off-street parking, and low-maintenance front setup suit downsizers, though the mature rear garden does require ongoing upkeep.
- Retirees7/10
Located in a quiet cul-de-sac close to local amenities, medical services, and transport links, though stairs or steps and an F energy rating are factors to verify.
Work
3 areas- Remote Working8/10
The property includes a spacious layout and a large garden with potential for a home office or garden pod installation.
- Hybrid Commuting8/10
Excellent transport links including the nearby Glenageary DART station, local buses, and easy access to the M50 and N11.
- Retired7/10
Quiet cul-de-sac setting close to healthcare services, local shops, and social hubs, well-suited for retirement living.
Practical
8 areas- Ageing in Place6/10
Single-floor elements are beneficial, though potential modifications to bathrooms and general layout should be verified for long-term accessibility.
- Low Maintenance5/10
The F energy rating and mature landscaped rear garden mean higher ongoing maintenance and potential retrofit requirements.
- Secure Gated Entry3/10
Features off-street parking on a paved driveway behind hedging rather than a secure gated entry system.
- Minimalist Design5/10
The 1950s construction features traditional room layouts, coving, and a feature fireplace rather than open-plan minimalist architecture.
- Flexible Floor Plans7/10
Offers good room balances and notable potential for future expansion, including converting the large attic space.
- Heritage Home6/10
Constructed circa 1950 with period charm and features like an open fireplace, though not a protected historic structure.
- Ecological Setup3/10
The property carries a low BER rating of F (381.8 kWh/m2/yr), indicating significant energy efficiency upgrades are needed.
- Outdoor areas9/10
Boasts a paved front driveway with screening hedging and a large, beautifully maintained private rear garden complete with a secret garden and storage shed.
Interests
9 areas- Gardening9/10
Features a beautifully private and mature rear garden with careful planting, a dog-leg configuration, a secret garden, and a storage shed.
- Walking9/10
Superb location within walking distance of Killiney Hill Park, Dalkey Town, and local amenities.
- Gym6/10
While dedicated fitness facilities are a short drive or train ride away, the garden area also offers space for home wellness equipment or a garden pod.
- Cycling7/10
Leafy suburban roads provide pleasant local cycling conditions, with access to coastal routes nearby.
- Golf8/10
Located within very close proximity to Killiney Golf Club.
- Fishing5/10
Coastal proximity allows for sea fishing access within the broader Dun Laoghaire-Rathdown area.
- Horse Riding4/10
Equestrian facilities are limited in this immediate suburban area and would require travel further afield.
- Water Sports7/10
Proximity to the coastline and Dun Laoghaire makes water sports accessible within a short commute.
- Entertaining8/10
Features a generous living room with an open fireplace, a modern kitchen/breakfast room opening via sliding doors, and an expansive mature garden for hosting.
Lifestyle
5 areas- Quiet Living8/10
Positioned within a highly sought-after leafy cul-de-sac with mature hedging and a central residents' green, providing a peaceful residential environment.
- Rural Living3/10
This is a well-established suburban neighborhood rather than a rural setting, despite nearby green spaces like Killiney Hill.
- Village Living8/10
Within walking distance of Dalkey village, Barnhill Stores, and local cafes, offering a distinct community feel.
- Coastal Living7/10
Conveniently close to Killiney Hill Park and Dun Laoghaire Pier, providing excellent access to coastal walks and views.
- Urban Living6/10
Provides good public transport connectivity via the DART and bus routes, while maintaining a distinctly suburban residential character.
Social
6 areas- Community Involvement7/10
Strong community atmosphere supported by the residents' green, local clubs, and active neighborhood associations in Dalkey and Killiney.
- Café Culture8/10
Within walking distance of Barnhill Stores and the diverse culinary and cafe scene in Dalkey Town.
- Nightlife6/10
Local pubs and restaurants are available in nearby Dalkey, though heavier nightlife requires traveling towards Dun Laoghaire or Dublin city center.
- Health/Wellness groups7/10
Access to local parks, walking trails, and nearby community wellness classes.
- Networking Opportunities6/10
Primarily a residential area, though good transport links allow convenient access to business hubs in Dublin.
- Tech-Hub Connectivity7/10
Easy access via the DART and N11 to major commercial and tech employment centers across the Dublin region.
Listing information
- Agent
- Sherry FitzGerald Dalkey
- Phone
- 01 275 1000
- Current status
- active
- Published on HouseDelve
- 2 November 2026
- Correction
- Report an issue
HD-E33AFDHouseDelve · 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.