20 Hilton Gardens, Ballinteer, Dublin 16D16W9Y3
€895,000
4 Bed~3 Bath~135 m²~BER B
What you'll like:
- Quiet cul de sac: Positioned at the end of a low-traffic cul-de-sac, the property offers enhanced privacy, limited passing traffic, and a safer environment for children to play outside.
- Extended and remodelled: The residence underwent comprehensive extension and remodelling work in 2017, delivering a contemporary layout tailored to modern family living standards.
- Stunning open plan hub: The heart of the home features an impressive open-plan kitchen, dining, and family area that connects seamlessly with the rear garden through floor-to-ceiling glazing.
- High quality kitchen finishes: The hand-painted kitchen is equipped with luxurious marble worktops, a large feature island, and premium fixtures, ensuring a durable and visually appealing culinary workspace.
- Energy efficient rating: Boasting a strong B energy rating, the home should benefit from lower heating bills and improved thermal comfort compared to older, uninsulated properties.
- Generous floor area: Providing approximately 135 square metres of well-proportioned living space, the house accommodates four bedrooms and three bathrooms comfortably for a growing family.
- Private landscaped garden: The thoughtfully landscaped rear garden measures roughly 8m by 9m and features a granite patio and mature hedging, creating an exceptionally private outdoor sanctuary.
- Low maintenance lawn: The integration of an artificial lawn in the back garden ensures a practical all-weather surface that retains a lush green appearance without demanding regular mowing.
- Convenient transport links: The property is located within easy reach of the Green Line Luas at Balally and the M50 motorway, offering swift commuting access across Dublin and beyond.
- Proximity to retail hubs: Residents benefit from being situated between Ballinteer and Dundrum villages, placing an extensive selection of shops, eateries, and Dundrum Town Centre nearby.
- Abundant recreational amenities: Marlay Park and St Enda's Park are positioned just a short distance away, providing fantastic walking trails, playgrounds, weekend markets, and outdoor sports facilities.
- Excellent local education: The surrounding neighborhood is exceptionally well served by a strong selection of reputable primary and secondary schools, making it an ideal long-term family base.
- Off street parking space: The gravelled front garden provides convenient off-street parking facilities for up to two vehicles, eliminating common urban parking stress for residents and visitors.
- Separate formal lounge: A distinct living room located at the front of the house features an elegant marble fireplace and bow window, offering a cozy retreat away from the main kitchen hub.
- Flexible pocket doors: Double sliding pocket doors connect the front reception room to the rear family space, allowing the ground floor to be opened up for entertaining or closed off for privacy.
- Dedicated utility room: A separate utility room positioned off the hallway provides practical plumbing and storage space for laundry appliances, keeping the main kitchen clutter-free.
- Spacious principal bedroom: The main bedroom suite is generously proportioned with extensive built-in wardrobes and features a modern en-suite shower room for added privacy and convenience.
- Good natural light: The incorporation of large rooflights, a bow window, and a Velux window in the family bathroom ensures that natural light floods key areas throughout the day.
- Stira attic access: A convenient Stira folding staircase provides safe and easy access to the attic space, facilitating straightforward storage solutions for bulky household items.
- Turnkey presentation: The property has been immaculately maintained and finished to an exacting standard throughout, allowing the incoming buyer to move in immediately without undertaking renovation works.
But keep in mind:
- Verify extension compliance: Buyers should instruct their surveyor to verify that all 2017 extension and remodelling works comply fully with local planning regulations and building control standards.
- Confirm gas range status: The listing notes that the inclusion of the Belling gas range is subject to confirmation, so buyers must verify which appliances are included in the sale.
- Artificial lawn durability: While the artificial grass in the rear garden offers low maintenance, buyers should check its remaining lifespan and potential replacement costs if heavily used over time.
- Cul de sac parking limits: Although off-street parking accommodates two cars, visitor parking in a quiet cul-de-sac can occasionally be restricted during larger gatherings or family events.
- Inspect rooflight seals: The prominent rooflight in the open-plan family area should be thoroughly inspected by a professional to ensure seals and flashing remain watertight and free from condensation.
- Drainage inspection needed: Buyers should conduct a CCTV drain survey to check the condition of underground drainage pipes, particularly given the extensive ground-floor alterations made in 2017.
- Storage shed condition: The timber shed located in the rear garden should be inspected for signs of dampness, rot, or structural wear to determine if repairs or replacement will be needed.
- Check party boundary walls: Due diligence should include verifying the exact ownership and structural condition of boundary walls and fences shared with neighboring properties in the development.
- Assess insulation upgrades: While the B BER rating is strong, buyers should review the detailed assessor report to confirm exactly which insulation and window measures contributed to the score.
- Inspect window seals: The striking bow windows and floor-to-ceiling glass sliding doors require careful inspection to ensure optimal thermal performance and smooth mechanical operation.
- Verify attic insulation: Buyers should verify the depth and quality of insulation within the attic space accessed via the Stira stairs to ensure heat retention meets modern expectations.
- Review management charges: If any communal green spaces or estate features fall under a residents association, buyers must check for any associated annual maintenance fees or service charges.
- Traffic congestion peaks: Proximity to major retail hubs and schools can lead to localized traffic congestion on surrounding access roads during morning and evening rush hours.
- Inspect bathroom ventilation: The internal guest bathroom and en-suite facilities should be checked for effective mechanical extraction systems to prevent moisture buildup and mold growth.
- Check electrical capacity: Given modern lifestyle demands and the remodeled kitchen setup, a qualified electrician should inspect the consumer board and circuit capacity for future safety.
- Examine plumbing pressure: Buyers should run multiple taps and showers simultaneously during the survey inspection to verify that water pressure and hot water delivery remain consistent.
- Assess garden orientation: Buyers should check the precise sun path and orientation of the 8m x 9m rear garden to understand how much direct sunlight it receives throughout different seasons.
- Review property tax band: Buyers should independently verify the local property tax valuation band associated with this specific address to budget accurately for annual recurring ownership costs.
- Inspect exterior brickwork: The attractive red brick facade should be examined by a surveyor for any signs of weathering, pointing degradation, or moisture penetration around openings.
- Future expansion limits: Because the ground floor was heavily extended in 2017, opportunities for further substantial footprint expansion on the compact site are likely to be quite limited.
Price positioning
?
- The asking price appears modestly elevated relative to historical transactions on the same street, reflecting the premium associated with comprehensive modern internal renovations and high-specification fixtures introduced following previous ownership changes.
- Upward valuation signals stem from the extensive 2017 remodelling that incorporated a high-end open-plan kitchen, contemporary extensions, superior energy efficiency, and a professionally landscaped rear garden in a mature residential cul-de-sac setting.
- Potential factors that could undermine this ambitious asking price include broader macroeconomic softening or buyer resistance to pricing that outpaces recent verified benchmarks established by comparable residential sales in the immediate locality.
- Supporting factors for the price point comprise its highly desirable suburban location near major retail amenities, excellent transport links including the Luas, and proximity to reputable schools which persistently drive strong family demand.
Build Analysis
What we know from similar construction types
- The property was extended and remodelled in 2017, which involved significant alterations including the creation of a large open-plan kitchen, dining, and family area with a floor-to-ceiling glazed sliding door and a rooflight.
- A buyer should investigate whether all necessary local authority planning permissions and building regulations compliance certificates were obtained for the 2017 extension and structural alterations.
- Verification should be sought regarding the condition and insulation standards of the original structure versus the newer extension, as well as the functionality of the Stira staircase and attic space.
- The property features a red brick facade and is situated in a mature residential cul-de-sac, meaning standard checks for damp, ventilation, and general roof health should be conducted by a surveyor.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,100 euro to 1,400 euro.
- This estimate is based on the 135 square meter floor area and a B energy rating, indicating good overall thermal efficiency which helps moderate energy usage compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in an established residential suburb with no apparent proximity to major heavy industry, active landfills, or municipal incinerators.
- Any historical or legacy industrial concerns in the wider South Dublin region are distant, though prospective buyers should verify local environmental records if desired.
Flood Safe
9/10Water overflow reports to follow up
- The location sits on elevated terrain between Ballinteer and the foothills of the Dublin Mountains, generally presenting a low apparent risk of fluvial or coastal flooding.
- Buyers should review local drainage and surface water maps during their standard survey to rule out any isolated pluvial pooling during extreme weather events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
12 HILTON GARDENS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €800,000.00
Recent sales in the wider Ballinteer area
20 WHITECHURCH HILL, BALLYBODEN, DUBLIN 16
- Sale date
- Declared sale price
- €501,000.00
5 ELKWOOD, BALLYROAN, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €760,000.00
1A HEATHER PARK, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €750,000.00
33 BALLINTYRE DOWNS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €699,999.00
56 ORLAGH PARK, KNOCKLYON, DUBLIN 16
- Sale date
- Declared sale price
- €630,000.00
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
20 Hilton Gardens, Ballinteer
- Sale date
- Declared sale price
- €382,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent on the first 1 million euro of the purchase price, amounting to around 8,950 euro for an 895,000 euro property.
- Solicitor legal fees: estimated between 1,500 euro and 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for property registration and deeds.
- Property valuation fees: estimated at 150 euro to 250 euro.
- Surveyor fees: estimated between 500 euro and 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: estimated between 400 euro and 700 euro per year depending on the policy and cover level.
Forum Talk
What people are saying about this area
- Residents frequently highlight the excellent balance of suburban tranquillity and convenience in the Ballinteer and Dundrum areas.
- Proximity to Marlay Park and St Enda's Park is consistently praised by local families as a major lifestyle benefit.
- Transport links, particularly the Balally Luas stop and M50 access, are regular topics of discussion among commuters living nearby.
- Local community groups often discuss the high demand for housing in mature residential cul-de-sacs close to Dundrum Town Centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property is located in a highly regarded residential setting with an abundance of primary and secondary schools nearby, close to Marlay Park and St Enda's Park, featuring a safe cul-de-sac location and a family-friendly layout.
- Teenagers8/10
Four well-proportioned bedrooms, proximity to local amenities, and excellent transport links via the Green Line Luas at Balally provide great independence for teenagers.
- Multi-generational Living6/10
With four bedrooms and an expansive open-plan ground floor, there is decent space, though a single-level ground floor bedroom is absent for older family members.
- Single Buyers5/10
A spacious 135 square meter four-bedroom house priced at €895,000 may exceed the typical space and budget requirements of a single buyer.
- Couples8/10
Offers generous accommodation with high-end finishes, ideal for couples looking to settle down or grow a family in a mature, tranquil neighborhood.
- Empty Nesters7/10
The low-maintenance artificial lawn in the rear garden and single-family home size suit downsizers wanting a manageable yet spacious property close to village amenities.
- Retirees6/10
Quiet cul-de-sac setting and manageable garden are positive, but stairs to bedrooms and multiple levels mean it is not specifically tailored as a single-story retirement home.
Work
3 areas- Remote Working9/10
Spacious layout with multiple reception areas and bedrooms allows for comfortable home office setups in a tranquil environment.
- Hybrid Commuting9/10
Conveniently located near the Green Line Luas at Balally and the M50 motorway, providing seamless commuting access to Dublin city centre and beyond.
- Retired6/10
Proximity to local village amenities and a private, low-maintenance garden suit retirees, though multi-story living is a factor to consider.
Practical
8 areas- Ageing in Place6/10
While the ground floor features wonderful open-plan living spaces and a guest bathroom, all bedrooms are located on the first floor.
- Low Maintenance8/10
Recently remodelled and extended in 2017 with a B energy rating, double-glazed openings, and an artificial lawn in the rear garden requiring minimal upkeep.
- Secure Gated Entry4/10
The property features off-street parking for two vehicles in a quiet cul-def-sac, but lacks a secure gated entrance.
- Minimalist Design7/10
Clean modern lines, recessed lighting, and open-plan spaces offer a contemporary feel, though traditional touches like the marble fireplace remain.
- Flexible Floor Plans8/10
Double sliding pocket doors connect the separate living room to the expansive open-plan kitchen, dining, and family area, offering great spatial flexibility.
- Heritage Home3/10
A mature red brick residence that has been extensively modernised and remodelled rather than a period heritage property.
- Ecological Setup8/10
Achieves a strong B BER energy rating, indicating good thermal efficiency and insulation standards.
- Outdoor areas9/10
A thoughtfully landscaped rear garden measuring approximately 8m x 9m featuring a large marble-paved patio, artificial lawn, and mature planted borders.
Interests
9 areas- Gardening6/10
The rear garden features a marble-paved patio and planted borders, though the artificial lawn limits traditional live planting space.
- Walking9/10
Fantastic proximity to Marlay Park and St Enda's Park provides exceptional walking and recreational amenities on the doorstep.
- Gym7/10
Good local health and fitness amenities are accessible within the surrounding Dundrum and Ballinteer areas.
- Cycling7/10
Access to local parks and established suburban roads offers good cycling routes, though buyers should verify dedicated cycle lane connectivity.
- Golf7/10
Several well-known golf clubs in the South Dublin region are within a reasonable driving distance.
- Fishing3/10
Not a primary feature of this suburban residential location, though some river or coastal access requires travel.
- Horse Riding5/10
Proximity to the Dublin foothills and Marlay Park area offers some equestrian access nearby.
- Water Sports3/10
Inland location means water sports require travel to coastal areas or Dublin Bay.
- Entertaining10/10
The stunning open-plan kitchen, dining, and family area with floor-to-ceiling sliding glass doors connecting to a landscaped patio makes this home exceptional for hosting guests.
Lifestyle
5 areas- Quiet Living9/10
Positioned at the end of a quiet cul-de-sac, the property enjoys a wonderful sense of privacy and tranquillity.
- Rural Living3/10
Located in a mature suburban residential setting between Ballinteer and Dundrum, well-connected to urban amenities rather than a rural environment.
- Village Living8/10
Exceptionally well positioned between Ballinteer and Dundrum villages, offering an excellent choice of local shops, cafés, and restaurants.
- Coastal Living2/10
Situated inland in South Dublin with no immediate proximity to the coastline.
- Urban Living7/10
Convenient access to Dundrum Town Centre, Balally Luas station, and the city centre provides great urban convenience while retaining a suburban feel.
Social
6 areas- Community Involvement8/10
Located in a mature, established residential community with active local associations and neighborhood groups.
- Café Culture8/10
Close proximity to the cafés and restaurants of Ballinteer and Dundrum villages, as well as Dundrum Town Centre.
- Nightlife6/10
Access to local pubs and restaurants nearby, with extensive nightlife options a short Luas ride away in the city centre.
- Health/Wellness groups8/10
Abundant local parks, sports facilities, and nearby wellness centers support active community health groups.
- Networking Opportunities7/10
Good connectivity to Dublin's business hubs via the Luas and M50 facilitates professional networking.
- Tech-Hub Connectivity8/10
Excellent transport links and modern residential infrastructure provide smooth connectivity to Dublin's major employment and tech centers.
Listing information
- Agent
- Sherry FitzGerald Dundrum
- Phone
- 01 296 1822
- Published on HouseDelve
- 15 September 2026
- Correction
- Report an issue
HD-D24387HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.