2 Woodbine Avenue, Booterstown, County DublinA94R0VH
€695,000
3 Bed~3 Bath~100 m²~BER E2
What you'll like:
- Southerly orientation patio: The private rear patio garden benefits from a delightful southern aspect, maximizing sunlight exposure throughout the day for outdoor relaxation and entertaining.
- Extended kitchen space: The property features a substantial rear extension housing a well-proportioned kitchen and breakfast room, enhancing the overall ground floor living and dining footprint.
- Convenient DART access: Situated within easy reach of the Booterstown DART station, residents enjoy seamless rail commuting access directly into the heart of Dublin city centre.
- Quality public transport: The home is positioned conveniently between the Stillorgan Road and the Rock Road, providing immediate access to multiple quality bus corridors.
- Off-street parking provision: The front driveway features attractive cobble-locking, offering valuable and convenient off-street parking directly outside your front door in this residential enclave.
- Generous master suite: The accommodation includes three bedrooms upstairs, with the master bedroom benefiting from a dedicated en-suite bathroom for added privacy and convenience.
- Nearby educational hubs: University College Dublin is located just a stone's throw away, making this an exceptional purchasing option for academic staff or university-connected buyers.
- Excellent school selection: The surrounding area boasts a fantastic variety of esteemed primary and secondary schools, making it highly attractive for growing families planning long-term residence.
- Double glazed windows: Fitted with modern uPVC double glazed windows throughout, helping to improve indoor thermal retention and provide effective acoustic insulation from outside street noise.
- Floored attic storage: The inclusion of floored attic space provides practical, accessible storage solutions for luggage, seasonal items, and household belongings without cluttering main living areas.
- Proximity to amenities: Local shops and charming cafes are within a short stroll, while the vibrant commercial villages of Blackrock and Stillorgan are also within easy reach.
- Quiet residential enclave: Positioned peacefully within a quiet residential neighborhood, the home offers a tranquil retreat from the bustling main commuter arteries nearby.
- Guest accommodation downstairs: The ground floor layout includes a practical guest toilet alongside a cloakroom, providing essential convenience and hygiene facilities for visiting guests and family.
- Open plan living: The combined living and dining room measures a generous 6.5 meters by 4.7 meters, creating a spacious and versatile layout for modern lifestyle arrangements.
- Immaculate presentation: The terraced residence is presented in excellent condition throughout, allowing new owners to move in immediately without undertaking urgent decorative repairs or upgrades.
- Stable asking price: The recorded asking price has remained completely unchanged at €695,000, indicating a fixed pricing strategy from the vendor with no sudden upward adjustments.
- Manageable floor area: Providing approximately 100 square meters of living space, the home offers comfortable proportions that are easy to heat, clean, and maintain efficiently.
- Attractive architectural features: The rear exterior garden includes raised planters and planted climbers, adding natural character and established greenery to the paved and pebbled patio zones.
- Dedicated agent representation: The sale is managed by an established local agency with a known southside office, ensuring professional coordination of enquiries and private viewings.
- Clear expansion value: Having already been extended to the rear, the property demonstrates proven potential for maximizing urban footprint and adapting to modern family space demands.
But keep in mind:
- Poor BER rating: The property carries a disappointing E2 building energy rating, indicating very low energy efficiency which will likely result in high heating bills.
- Substantial insulation costs: Achieving a modern energy standard will require significant capital investment to upgrade roof, wall, or window insulation to meet current BER expectations.
- High carbon footprint: The energy performance indicator of 344.11 kWh/m2/yr highlights excessive energy consumption, making immediate green retrofitting a strong buyer priority.
- Untested mechanical services: The selling agents explicitly note that no heating apparatus, fixtures, fittings, or services have been tested, requiring independent professional inspection before purchase.
- Compact third bedroom: Bedroom 3 measures just 3.3 meters by 2.1 meters, representing a very small single room that may limit furniture layout options or growing child needs.
- Limited bathroom space: The main family bathroom measures 2.1 meters by 2.0 meters, which is relatively compact and may feel cramped for a busy household of multiple occupants.
- Potential drainage issues: Buyers should commission a thorough CCTV drain survey given the extensive rear extension and patio paving to check for subterranean pipe damage.
- Boiler lifespan unknown: As gas-fired central heating is installed, buyers should verify the exact age and service history of the boiler to avoid unexpected replacement expenses.
- Restricted parking capacity: While off-street parking is provided by the cobble-locked drive, the width may only accommodate a single vehicle, limiting multi-car household convenience.
- Traffic noise exposure: Being situated between the Stillorgan Road and the Rock Road may expose the immediate micro-location to elevated levels of commuter traffic noise.
- Urban air quality: Proximity to major arterial QBC routes could potentially impact local air quality and particulate deposition on the front driveway and windows.
- Party wall obligations: As a terraced residence sharing structural walls on both sides, future renovations will require careful consideration of party wall legislation and neighbor relations.
- Lack of private garage: The absence of a garage or side entrance means all garden waste, bicycles, and outdoor equipment must be transported directly through the house.
- Stagnant price tracking: The lack of any price movement since initial tracking could reflect stubborn seller expectations or a lack of competitive early market interest.
- Intense local competition: Proximity to major employment and educational nodes may drive high competition from property investors, potentially inflating final transaction friction.
- Compact cloakroom size: The downstairs cloakroom measures a tight 1.2 meters by 1.1 meters, offering minimal space for hanging coats and storing bulky outdoor footwear.
- En-suite spatial constraints: Although the master bedroom features an en-suite, its narrow dimensions (3.4m x 1.1m) suggest a tight layout typical of converted attic or retrofitted spaces.
- Garden maintenance demands: While the southerly patio is nicely landscaped with pebbled zones and climbers, buyers should verify whether root systems could impact structural boundaries.
- Future retrofit disruption: Undertaking the necessary deep retrofitting to improve the E2 energy rating will cause significant domestic disruption and temporary relocation needs.
- Unverified square footage: Buyers should engage a chartered surveyor to independently verify whether the quoted c.100sqm floor area accurately reflects internal usable dimensions.
Price positioning
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- The asking price appears somewhat undervalued relative to regional benchmarks, largely because comparable properties on the same road have achieved significantly higher figures in recent transaction registers, suggesting strong baseline local demand.
- Valuation signals present a mixed picture where a prime South Dublin location and southerly garden offset the poor energy rating, yet the static asking-price history without reductions indicates firm initial pricing rather than immediate desperation.
- Factors that could substantially support such a price include its proximity to the DART and university campuses, while the notably weak energy performance rating and potential upgrade costs could undermine long-term buyer enthusiasm.
- Additional relevant market dynamics involve the compact floor area and off-street parking provision, which strongly appeal to first-time buyers or downsizers looking to enter a highly sought-after neighborhood without overextending financially.
Build Analysis
What we know from similar construction types
- The property is a terraced residence featuring an extended kitchen/breakfast room to the rear and an overall floor area of approximately 100 sqm.
- Features include uPVC double glazed windows, gas-fired central heating (GFCH), a floored attic storage space, and off-street parking on a cobble-locked driveway.
- Given the BER rating of E2, a buyer should investigate the thermal efficiency of the structure, the age and condition of the heating system, and the extent of any existing roof or wall insulation.
- A prospective buyer should verify compliance and planning permission regarding the rear kitchen extension and any internal alterations made over time.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E2, indicating poor energy efficiency and significant heat loss.
- A comprehensive deep retrofit to bring the home to a modern B2 or A rating would likely cost between 50,000 and 70,000 euros.
- This estimated cost would cover external wall insulation, upgrading attic insulation, replacing the existing heating system with a heat pump or high-efficiency boiler, and potentially upgrading external doors and remaining older windows to achieve optimal energy performance.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 to 2,200 euro.
- Given the floor area of roughly 100 square metres and a BER rating of E2, the property has a relatively high energy performance indicator, leading to increased heating demands compared to more modern homes.
Pollution Safe
9/10Environmental situation to investigate
- The location appears largely residential and well-removed from major heavy industrial zones, landfills, or active incinerators.
- Any minor legacy industrial concerns in the wider coastal or urban Dublin region are distant enough to pose a minimal direct threat, though local site history should be independently verified.
Flood Safe
8/10Water overflow reports to follow up
- The immediate Booterstown area is established and generally well-drained, though certain low-lying coastal pockets near the bird sanctuary can occasionally be sensitive to extreme tidal events.
- Prospective buyers should consult detailed local authority flood maps to confirm the specific risk profile relative to sea level and local drainage capacity.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
23 WOODBINE AVENUE, BLACKROCK, CO DUBLIN
- Sale date
- Declared sale price
- €1,070,000.00
39 WOODBINE AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €840,000.00
4 WOODBINE AVE, BLACKROCK, DUBLIN
- Sale date
- Declared sale price
- €820,000.00
Recent sales in the wider Booterstown area
90 ST HELENS RD, BOOTERSTOWN, DUBLIN
- Sale date
- Declared sale price
- €1,435,000.00
9 TRIMLESTON RD, BOOTERSTOWN, DUBLIN
- Sale date
- Declared sale price
- €880,000.00
39 CHERBURY COURT, BOOTERSTOWN AVE, BOOTERSTOWN
- Sale date
- Declared sale price
- €484,600.00
25 TURNSTONE, THORN WOOD, BOOTERSTOWN
- Sale date
- Declared sale price
- €615,000.00
84 TRIMLESTON GARDENS, BOOTERSTOWN, CO DUBLIN
- Sale date
- Declared sale price
- €1,020,000.00
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: €6,950 — 1% of €695,000.
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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 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 250 euro for a standard mortgage valuation.
- Surveyor fees: approximately 500 to 1,000 euro depending on the level of detail required for the structural survey.
- Annual home insurance: approximately 400 to 700 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in the Booterstown area frequently discuss the convenience of living close to both the DART and the Stillorgan Road QBC for commuting into the city centre.
- Local forums often highlight the proximity to UCD, making the neighborhood popular with staff, students, and those looking for investment opportunities.
- Community discussions frequently praise local amenities, noting that the nearby villages of Blackrock and Stillorgan offer a wide range of cafes, shops, and parks.
- Traffic congestion during peak hours along the main access routes like the Rock Road and Stillorgan Road is a common topic among local motorists.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and a private rear patio garden, and is surrounded by an excellent selection of primary schools, making it suitable for young families.
- Teenagers7/10
With three bedrooms and proximity to secondary schools as well as easy access to the city centre via DART and QBCs, teenagers will find the location convenient.
- Multi-generational Living4/10
At approximately 100 square metres with three bedrooms and standard terraced layouts, space for extended multi-generational living is somewhat limited.
- Single Buyers8/10
A well-proportioned three-bedroom terraced home close to the DART, UCD, and city centre offers an attractive option for single buyers wanting convenience.
- Couples8/10
Offering three bedrooms, off-street parking, and an extended kitchen leading to a southerly patio, it provides comfortable living for couples.
- Empty Nesters7/10
The manageable property size, low maintenance patio garden, and proximity to local cafes and transport links make it a solid choice for empty nesters.
- Retirees6/10
While the home is manageable and close to amenities, buyers should verify stair accessibility and the suitability of the layout for long-term ageing in place.
Work
3 areas- Remote Working7/10
Three bedrooms allow for flexible use of space, including setting up a dedicated home office or study area.
- Hybrid Commuting9/10
Exceptional transport connectivity with both QBCs and the Booterstown DART station nearby ensures seamless hybrid commuting to the city centre.
- Retired6/10
Convenient access to local amenities, healthcare, and transport supports a comfortable retirement lifestyle, subject to personal mobility needs.
Practical
8 areas- Ageing in Place5/10
Standard two-story terraced layout requires navigating stairs, so buyers should verify whether modifications are needed for long-term ageing in place.
- Low Maintenance7/10
The property features a manageable floor area of c.100sqm and a paved, pebbled rear patio garden requiring relatively low upkeep.
- Secure Gated Entry3/10
The property has a cobble locked front drive providing off-street parking, but does not feature a secure gated entry system.
- Minimalist Design6/10
Well-proportioned rooms and neutral presentation offer a clean aesthetic, though it is a traditional terraced home rather than ultra-minimalist.
- Flexible Floor Plans6/10
Includes an open plan living/dining room and an extended kitchen/breakfast room, offering good flexibility for modern living arrangements.
- Heritage Home4/10
Presents as a traditional terraced residence rather than a protected or historic period heritage home.
- Ecological Setup4/10
The property carries a BER rating of E2, indicating that buyers should investigate potential energy efficiency upgrades.
- Outdoor areas7/10
Benefits from a private southerly orientated patio garden with paved and pebbled areas, raised planters, and attractive planted climbers.
Interests
9 areas- Gardening5/10
Features a southerly orientated patio garden with raised planters and planted climbers, though it is primarily paved and pebbled rather than traditional lawn.
- Walking8/10
Great location for walking with nearby local shops, cafes, coast access, and established residential roads.
- Gym6/10
Proximity to Blackrock, Stillorgan, and transport corridors provides access to local fitness facilities.
- Cycling7/10
Main arterial routes like the Rock Road and Stillorgan Road offer established corridors for cycling into the city or nearby hubs.
- Golf6/10
Several golf clubs in the broader South Dublin region are within reasonable driving or commuting distance.
- Fishing3/10
Coastal access is nearby, but specialized fishing locations require traveling further afield.
- Horse Riding2/10
The setting is predominantly suburban residential with limited local equestrian facilities.
- Water Sports6/10
Proximity to the coastline provides opportunities for water sports in the Dublin bay area.
- Entertaining7/10
An open plan living and dining room combined with an extended kitchen and a private southerly sun trap patio garden facilitates hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a quiet residential enclave between Stillorgan Road and Rock Road, offering a peaceful environment despite its central location.
- Rural Living1/10
This is an urban residential setting in Booterstown with no rural characteristics.
- Village Living7/10
Local shops and cafes are within a short stroll, and nearby Blackrock and Stillorgan offer a village-like community feel.
- Coastal Living6/10
Located in Booterstown with relatively close proximity to the coast and marine amenities along the Dublin bay area.
- Urban Living8/10
Excellent access to the city centre, DART, QBCs, and UCD places this home firmly within a well-connected urban ecosystem.
Social
6 areas- Community Involvement7/10
Set within an established residential enclave surrounded by schools and local community infrastructure.
- Café Culture8/10
Local cafes are within a short stroll, with the wider café scenes of Blackrock and Stillorgan easily accessible.
- Nightlife6/10
Direct public transport links make accessing the nightlife of the city centre and surrounding urban villages straightforward.
- Health/Wellness groups7/10
Proximity to established suburban centers ensures good access to local health, pilates & stretching, and wellness groups.
- Networking Opportunities7/10
Easy transit access to the city centre and major employment hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Direct routes to Dublin's major tech employment nodes via the DART and QBC network make this a well-connected location.
Listing information
- Agent
- Allen & Jacobs
- Phone
- 01 210 0360
- Current status
- active
- Published on HouseDelve
- 18 October 2026
- Correction
- Report an issue
HD-533B7FHouseDelve · 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.