20 Abbeywood Avenue, Lucan, County DublinK78YP27
€420,000
3 Bed~3 Bath~99 m²~BER C
What you'll like:
- Quiet cul-de-sac setting: The property is tucked away in a low-traffic cul-de-sac location, offering enhanced privacy, reduced passing vehicle noise, and a safer environment for children playing outdoors.
- Solid construction age: Built approximately 33 years ago, the house benefits from a mature, established build era known for robust construction quality and well-settled structural integrity over time.
- Low maintenance exterior: The classic red brick facade provides a durable, timeless aesthetic that requires minimal ongoing upkeep compared to standard rendered or painted exterior finishes.
- Turnkey interior condition: The home has been freshly painted throughout and maintained in mint condition by non-smokers, allowing a new owner to move in immediately without undertaking urgent cosmetic renovations.
- Off-street parking provision: The front garden includes dedicated off-street parking space for up to two cars, addressing a significant daily convenience and vehicle security need for modern households.
- Handy side entrance: A secure side access path allows convenient passage for bicycles, refuse bins, and gardening equipment without needing to transport them directly through the main living areas.
- Private rear garden: The pleasant back garden offers an enclosed outdoor space suited for summer barbecues, children's play areas, or relaxing, benefiting from good privacy relative to neighbouring properties.
- Dedicated utility room: A separate utility room is plumbed for a washing machine and dryer, housing the wall-mounted boiler and keeping noisy laundry appliances tucked away from the main kitchen.
- Practical guest WC: The downstairs accommodation includes a convenient guest water closet with natural light from a frosted window, avoiding the need for guests to use upstairs family bathrooms.
- Functional layout potential: The ground floor features an archway connecting the sitting and dining rooms, while offering potential to open up the kitchen into a massive modern open-plan space.
- Primary bedroom ensuite: The main bedroom features its own private ensuite bathroom with a corner shower cubicle, providing a welcome personal retreat and reducing morning congestion at the main bathroom.
- Natural light in bathrooms: Both the main family bathroom and the upstairs ensuite feature windows for natural ventilation and daylight, helping to prevent moisture buildup and mould growth effectively.
- Included fixtures and fittings: All blinds, light fittings, curtains, and white goods described in the kitchen section are included in the sale, reducing initial setup costs for the incoming buyer.
- Established local shopping: The location is minutes away from multiple retail hubs including Ballyowen Shopping Centre, Lidl, Tesco, SuperValu, and Liffey Valley, ensuring effortless grocery shopping and errand running.
- Abundant recreational amenities: Griffeen Park is nearby, offering extensive green spaces, walking trails, playgrounds, sports clubs, and the Aura leisure centre with a swimming pool for active lifestyles.
- Strong educational options: Excellent primary and secondary schools are situated close to the neighbourhood, making the location highly convenient for families with school-aged children or planning for the future.
- Excellent transport connectivity: Bus routes are located directly on the doorstep, and Adamstown Train Station is a short drive away, providing reliable public transport links into Dublin city centre.
- Immediate road access: The nearby N4 and M50 motorways grant quick vehicular access to Dublin Airport, the national road network, and various employment hubs across the wider Dublin region.
- Stable asking price history: The asking price has remained steady at €420,000 without erratic fluctuations, suggesting a confident initial valuation strategy by the vendor and a transparent entry point for buyers.
- Attic conversion presence: The property includes an attic conversion mentioned in the accommodation summary, potentially offering valuable extra flexible floor space for storage, a home office, or a playroom.
But keep in mind:
- Moderate energy rating: The home carries a BER rating of C, which means a buyer should investigate potential insulation upgrades or heating improvements to achieve better energy efficiency and lower utility bills.
- Stagnant price tracking: The asking price has remained completely unchanged at €420,000 since initial observation, which might indicate limited seller flexibility or a firm stance against early discounting.
- Untested services and appliances: The agent expressly notes that apparatus, fixtures, fittings, and services have not been tested, meaning buyers must budget for potential repairs or replacements of older installations.
- Ambiguous boundary definitions: Boundaries, fences, hedges, and walls are not formally defined in the literature, requiring the buyer's legal representative to carefully inspect folio maps and verify actual property lines.
- Potential kitchen reconfiguration costs: While many homes in the area have integrated the kitchen and dining room, undertaking this layout modification would require significant capital expenditure, engineering checks, and building work.
- Attic compliance due diligence: Buyers should verify whether the attic conversion complies fully with current building regulations, planning permissions, and structural standards to avoid future legal or resale complications.
- Boiler age and efficiency: The utility room houses a wall-mounted boiler whose exact age and service history are not specified, creating a risk of impending replacement costs for the heating system.
- Compact secondary bedrooms: Some of the bedrooms, particularly the third bedroom with its fitted bed frame and freestanding wardrobe, offer relatively compact floor areas that may limit furniture layout flexibility.
- Limited utility room space: Measuring only about 1.51m by 1.24m, the utility room is quite small and tight, which might feel cramped when operating a washing machine and dryer simultaneously.
- Potential wear on carpets: Much of the house features fitted carpets in the bedrooms, stairs, and landing, which buyers may wish to deep-clean or replace depending on personal hygiene and aesthetic preferences.
- Cul-de-sac parking congestion: While the driveway accommodates two cars, visitor parking in narrow cul-de-sacs can occasionally become restricted when multiple households host guests simultaneously.
- Potential for hidden maintenance: Being approximately 33 years old, underlying elements such as plumbing pipes, electrical wiring, and roof timbers should be thoroughly inspected via a professional structural survey.
- Lack of guaranteed broadband speeds: Service availability and high-speed broadband infrastructure are not guaranteed in the marketing particulars, so buyers must independently verify connectivity options for remote working.
- Proximity to busy arterials: While proximity to the N4 and M50 is convenient for commuting, buyers should check whether peak-hour traffic noise or local congestion affects the immediate micro-location.
- Disclaimer limitations on agent statements: The extensive legal disclaimers emphasize that the agent provides no warranties regarding title, planning, or physical condition, placing the entire burden of verification on the purchaser.
- Standard semi-detached sound transfer: As a semi-detached dwelling built in the 1990s, sound insulation through the party wall may transmit noise from next-door neighbors, warranting personal evaluation during viewings.
- Possible window and seal degradation: Double-glazed windows are present, but their seals and hardware should be checked for age-related drafts, condensation, or operational wear that might necessitate replacement.
- Garden maintenance requirements: Mature gardens at the front and rear require regular weeding, lawn mowing, and hedge trimming, which could be burdensome for buyers seeking a completely zero-maintenance lifestyle.
- Lack of structural guarantees: The vendor provides no formal covenants regarding structural soundness, meaning any undetected defects discovered post-sale will be entirely the financial responsibility of the new owner.
- Friction in competitive bidding: Due to the desirable Lucan location and turnkey presentation, heightened buyer interest could lead to competitive bidding above the asking price, requiring disciplined budget management.
Price positioning
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- The asking price appears slightly undervalued when benchmarked against recent transactions on the same street, where similar three-bedroom homes have achieved recorded prices ranging from approximately €402,000 up to €460,000 over the past year or so.
- Valuation signals such as a stable asking history at this entry point, combined with a highly popular suburban location near shopping centers and transport links, suggest robust competitive demand that could easily drive final offers well above the initial guide.
- Factors that could support or push up the final selling price include its pristine turnkey presentation, off-street parking, and potential for future layout reconfiguration, whereas minor energy efficiency limitations from a C-rated BER might slightly temper aggressive bidding.
- Overall, pricing the property at this level represents a sensible marketing strategy designed to attract strong initial interest and multiple competing bids in a very active local housing market where comparable properties regularly command higher figures.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home built around 1993, featuring a traditional red brick facade and a low-maintenance exterior.
- The layout includes a separate sitting room and dining room connected by an archway, with potential noted in the description for future reconfiguration into an open-plan kitchen, dining, and living area subject to appropriate checks.
- An attic conversion is mentioned in the accommodation summary, so a buyer should investigate whether proper planning permission, building regulations compliance, and structural certification are in place for this space.
- Buyers should verify the condition of the internal services, including the gas boiler located in the utility room and the electrical fuse board shown in the hallway.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,200 to €1,600.
- This estimate is based on a floor area of roughly 99 square metres and a C energy rating, indicating moderate energy efficiency that will vary depending on individual usage habits and fuel price fluctuations.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established suburban residential area in Lucan, appearing well removed from major heavy industrial sites, large-scale incinerators, or active industrial pollution hazards.
- Any potential legacy industrial or localized environmental concerns should be independently verified by prospective buyers through local environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- Broad geographic indicators suggest the residential enclave in Lucan is generally at a lower apparent risk of flooding, though local surface water drainage during extreme weather events should always be checked.
- Buyers are advised to consult official local authority flood maps and carry out comprehensive due diligence regarding site-specific flood history.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
42 ABBEYWOOD AVE, THE OAKS, LUCAN
- Sale date
- Declared sale price
- €450,000.00
24 ABBEYWOOD AVENUE, THE OAKS, LUCAN
- Sale date
- Declared sale price
- €402,000.00
21 ABBEYWOOD AVE, THE OAKS, LUCAN
- Sale date
- Declared sale price
- €432,000.00
43 ABBEYWOOD AVE, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
28 ABBEYWOOD AVE, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €392,000.00
Recent sales in the wider Lucan area
18 HANSTED PLACE, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €292,500.00
18 HERMITAGE VALLEY, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €560,000.00
114 MEADOWVIEW GROVE, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €455,000.00
14 ESKER DR, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €390,000.00
39 LARKFIELD WAY, LUCAN, DUBLIN
- Sale date
- Declared sale price
- €700,000.00
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: €4,200 — 1% of €420,000.
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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 typically range from €1,500 to €3,500 plus VAT and outlays, depending on the firm chosen and the complexity of the conveyance.
- Land registration fees and property registration authority charges generally range from €400 to €800 based on the purchase price of €420,000.
- Property valuation fees for mortgage purposes typically cost between €150 and €300.
- Independent structural surveyor fees for a semi-detached house of approximately 99 square metres generally range from €400 to €800.
- Annual home insurance for a three-bedroom house typically ranges from €350 to €700 depending on the level of contents and buildings cover selected.
Forum Talk
What people are saying about this area
- Residents in the Lucan area frequently discuss local transport links, noting convenient access to bus routes and the nearby Adamstown Train Station for commuting into Dublin City Centre.
- Community forums often highlight the appeal of local parks such as Griffeen Park, praising its walking trails, playgrounds, and sports facilities for families.
- Discussions regarding shopping amenities in Lucan frequently mention proximity to major retail hubs like Liffey Valley Shopping Centre and Ballyowen Shopping Centre.
- Local groups often share positive feedback about the established community feel, mature residential layout, and availability of primary and secondary schools in the neighborhood.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a private rear garden suitable for play, located near excellent local primary schools and Griffeen Park playgrounds.
- Teenagers7/10
With three bedrooms and an attic conversion, there is good space for growing children, plus proximity to secondary schools and sports amenities.
- Multi-generational Living5/10
A standard three-bedroom semi-detached layout provides limited separation for extended family members under one roof.
- Single Buyers8/10
A well-maintained turnkey home offering spare bedrooms for home offices or guests, with good access to transport links.
- Couples9/10
An excellent starter or long-term home in a quiet cul-de-sac with easy commuting options and local shopping amenities nearby.
- Empty Nesters7/10
The low-maintenance red brick facade and manageable garden size suit those looking to downsize from larger properties.
- Retirees6/10
The property features stairs to access bedrooms and bathrooms, though the single-level living spaces on the ground floor and cul-de-sac location offer a quiet environment.
Work
3 areas- Remote Working8/10
Multiple bedrooms allow for a dedicated home office setup in a quiet cul-de-sac environment.
- Hybrid Commuting8/10
Well-positioned with bus routes on the doorstep, Adamstown Train Station about ten minutes away, and easy access to the N4 and M50.
- Retired6/10
A manageable property size with local amenities nearby, though stairs present standard multi-level living considerations.
Practical
8 areas- Ageing in Place5/10
Features stairs between levels and standard bathroom configurations which may require future adaptations for accessibility.
- Low Maintenance8/10
Benefits from a timeless red brick exterior, double-glazed windows, and a turnkey interior condition following recent painting.
- Secure Gated Entry3/10
An open front garden with off-street parking rather than a gated entrance, though the property is fully alarmed.
- Minimalist Design6/10
Traditional layout with separate rooms, though potential exists for open-plan reconfiguration as seen in similar neighboring homes.
- Flexible Floor Plans7/10
Includes an attic conversion and potential to open up the kitchen and dining areas into a single open-plan space.
- Heritage Home3/10
Built around 1993, representing a solid modern suburban build rather than a period heritage property.
- Ecological Setup5/10
Holds a C BER rating, suggesting buyers should investigate potential energy efficiency upgrades to improve performance.
- Outdoor areas7/10
Offers off-street parking for two cars at the front and a private rear garden with a patio and lawn area.
Interests
9 areas- Gardening6/10
Features a front lawn and a pleasant private rear garden with mature plantings, offering scope for gardening enthusiasts.
- Walking8/10
Griffeen Park is nearby, offering dedicated walking trails and green spaces for outdoor strolls.
- Gym8/10
Close to the Aura leisure centre and swimming pool, as well as local fitness facilities.
- Cycling7/10
The property includes a convenient side entrance specifically suited for bicycles and bins.
- Golf6/10
Various local golf clubs and courses are accessible within a reasonable driving distance in the greater Dublin area.
- Fishing4/10
Limited direct access to prominent fishing spots, though regional rivers and lakes require travel.
- Horse Riding4/10
Urban and suburban surroundings mean equestrian facilities are located further out in the surrounding countryside.
- Water Sports5/10
Access to local leisure facilities like the Aura pool, but marine or major water sports require travel toward the coast.
- Entertaining8/10
Includes a separate dining room with sliding patio doors leading to a private rear garden ideal for barbecues and hosting.
Lifestyle
5 areas- Quiet Living8/10
Tucked away in a quiet cul-de-sac in a well-established residential neighborhood, minimizing through traffic.
- Rural Living2/10
Located in a suburban setting close to shopping centres, bus routes, and major roads rather than a rural environment.
- Village Living8/10
Close proximity to the vibrant heart of Lucan village provides a community-focused local atmosphere.
- Coastal Living1/10
Situated inland in County Dublin with no notable proximity to the coast.
- Urban Living7/10
Offers quick access to Dublin City Centre via the N4 and M50, alongside extensive local retail and public transport options.
Social
6 areas- Community Involvement8/10
Located in a mature, established community with local sports clubs and active neighborhood networks.
- Café Culture7/10
Proximity to Lucan Village and nearby shopping centres provides access to local cafes and eateries.
- Nightlife5/10
Primarily a residential suburban neighborhood, requiring travel into central Dublin for extensive nightlife options.
- Health/Wellness groups8/10
Close to the Aura leisure centre and various local wellness and sports clubs.
- Networking Opportunities6/10
Good connectivity to Dublin commercial hubs via major arterial routes supports professional networking.
- Tech-Hub Connectivity7/10
Convenient access to major employment corridors and tech centers in west and central Dublin via the M50 and N4.
Listing information
- Agent
- TEAM LORRAINE MULLIGAN - RE/MAX Results Celbridge
- Phone
- 01 627 2770
- Current status
- active
- Published on HouseDelve
- 10 October 2026
- Correction
- Report an issue
HD-A25F66HouseDelve · 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.