20 Kilcolman Court, Glenageary, County DublinA96X6P4
€635,000
3 Bed~2 Bath~96 m²~BER D
What you'll like:
- Prime DART Proximity: Situated only a five minute walk from the local DART station, providing effortless and fast commuting access directly into central Dublin for working professionals.
- Tranquil Setting: Tucked away inside an extremely private and intimate development comprising approximately twenty homes, ensuring a quiet, peaceful atmosphere away from heavy main road traffic.
- South Westerly Orientation: Enjoys a favorable orientation to the front overlooking a landscaped green space, flooding the main living areas with wonderful natural afternoon and evening sunshine.
- Exceptional Coastal Access: Located close to the iconic Forty Foot bathing spot, Killiney Hill, and Dun Laoghaire Piers, offering buyers fantastic weekend recreational and outdoor lifestyle opportunities.
- Walk-In Condition: Recently redecorated throughout by the current owners, allowing a new buyer to move in comfortably without needing to undertake immediate costly cosmetic repairs.
- Mature Landscaped Gardens: Features beautifully maintained front and rear gardens planted with established shrubs and trees, creating a private outdoor retreat ideal for relaxing and entertaining.
- Versatile Garden Shed: Includes a large outdoor room at the rear of the garden providing practical flexible space that could be adapted for use as a home office or workshop.
- Genuine Extension Potential: Offers physical site capacity for future expansion, allowing growing families to increase the overall floor area over time as household space requirements evolve.
- Established Community Feel: Benefits from a mature neighborhood layout with well-kept communal grounds, fostering a strong sense of community stability and long-term residential appeal.
- Convenient Local Amenities: Positioned within easy reach of local shops, cafés, restaurants, and the historic Dalkey Heritage Town, ensuring everyday convenience for shopping and dining needs.
- Strong Educational Options: Surrounded by a wide selection of highly regarded primary and secondary schools, making this an ideal long-term home location for families with school-aged children.
- Dedicated Outdoor Dining: Incorporates a functional paved rear patio area with a built-in chiminea space, providing an excellent setup for alfresco dining during warmer summer months.
- Open Green Outlook: Positioned directly facing a well-tended central green within the development, providing a pleasant leafy view and enhanced separation from neighboring properties opposite.
- Multiple Access Points: Features three distinct development entry points including pedestrian access onto Adelaide Road and Marlborough Road, greatly shortening walking routes toward local transport hubs.
- Natural Interior Light: Thoughtfully proportioned layout designed to maximize daylight penetration across the living and dining areas, creating a bright and welcoming everyday living environment.
- Efficient Gas Heating: Equipped with gas-fired central heating already installed, providing reliable and controllable thermal comfort throughout the accommodation during colder winter months.
- Desirable Dublin Address: Located in prestigious Glenageary, a sought-after south county Dublin suburb traditionally known for holding strong property value retention over economic cycles.
- Intimate Development Size: Consists of only a small cluster of properties, meaning low traffic volumes internally and a safer, more serene environment for residents and visiting guests.
- Communal Parking Provision: Includes designated parking arrangements within the court, ensuring convenient vehicle storage close to the front entrance of the accommodation.
- Turnkey Appeal: The combination of fresh redecoration and outdoor improvements means buyers can immediately enjoy the property without the stress of managing immediate contractors.
But keep in mind:
- Energy Rating D: The BER rating sits at D, which indicates below-average thermal efficiency and suggests a buyer should budget for future upgrades to insulation, windows, or heating systems.
- Single Bathroom Limit: Accommodates three bedrooms but only a single shared bathroom, which may create morning queuing bottlenecks for larger families or visiting guests.
- Moderate Floor Area: Spans approximately 96 square meters, so buyers seeking expansive open-plan living spaces might find the room proportions relatively compact for modern lifestyles.
- Communal Parking Dependency: Relies on shared communal parking arrangements rather than a private driveway, which could occasionally limit parking availability right outside the front door.
- Upgrading Potential Costs: While presented in lovely condition, realizing the advertised extension potential will require navigating planning permissions and significant capital investment from the buyer.
- Leisurely Commuter Walk: Although the DART is nearby, the five-minute walking estimate should be tested by the buyer during peak weather conditions to confirm personal comfort levels.
- Management Company Fees: As a development of roughly twenty homes with communal grounds, buyers' legal representatives should investigate whether an active management company exists and check annual fees.
- Garden Maintenance Demands: The established shrubs and mature trees in both front and rear gardens will require ongoing seasonal upkeep to maintain their tidy and attractive appearance.
- Storage Shed Condition: The large outdoor room at the garden extremity should be inspected by a surveyor for dampness, timber rot, and electrical safety compliance before reliance.
- Roof and Insulation Check: Given the D energy rating, a thorough pre-purchase structural survey is recommended to evaluate attic insulation levels and the remaining lifespan of the roof.
- Window Glazing Age: Buyers should verify the age and thermal efficiency rating of the current window and door joinery to determine if double glazing replacement is urgently required.
- Boiler Efficiency Status: The age and service history of the gas-fired central heating boiler should be formally verified, as older units may soon require costly replacement.
- Boundary Clarification: Legal counsel should carefully examine the title deeds to confirm exact ownership boundaries regarding the rear shed area and communal green spaces.
- Internal Layout Flow: The living, dining, and kitchen arrangements should be personally reviewed to ensure the compartmentalized layout suits the buyer's specific daily household routines.
- Acoustic Insulation Levels: Semi-detached or terraced configurations within small developments can transmit noise, so buyers should assess sound insulation between adjoining property walls.
- Storage Space Limitations: Built-in internal storage appears somewhat limited across the three bedrooms, potentially requiring the addition of freestanding wardrobes or custom joinery solutions.
- Ventilation and Dampness: Buyers should check for any signs of condensation or historical moisture issues, particularly around exterior corners and window reveals in older D-rated homes.
- Future Retrofit Outlay: Achieving a higher BER rating to reduce future energy bills will necessitate proactive capital expenditure on heat pumps, solar panels, or enhanced wall insulation.
- Pedestrian Gate Security: Multiple pedestrian access points into the court from surrounding roads should be evaluated for neighborhood security and pedestrian traffic management.
- Local Traffic Congestion: Main access routes via Upper Glenageary Road can experience heavy peak-hour traffic congestion, which may impact driving commute times out of the neighborhood.
Price positioning
?
- The asking price appears slightly ambitious relative to historical transactions within the immediate development, suggesting a premium is being sought for its presentation, bright south-westerly orientation, and mature garden features.
- Upward valuation signals stem from strong demand for properties in this specific coastal suburb, excellent proximity to local DART stations, and the inclusion of versatile outdoor space with genuine extension potential.
- Potential factors that could undermine this pricing level include the property rating a modest D on the energy efficiency scale, which might deter buyers concerned about future heating and retrofit upgrade costs.
- Additional market context indicates that while broader regional sales display significant variation, well-maintained suburban homes with established transport links generally command steady interest from prospective owner-occupiers.
Build Analysis
What we know from similar construction types
- The property is an established home extending to approximately 96 square metres with a mature, settled feel within a small development of around 20 homes.
- The listing notes genuine extension potential, which a buyer should verify regarding local planning permissions, structural limitations, and compliance with building regulations.
- Gas-fired central heating (GFCH) is installed, but the age and efficiency of the boiler and heating distribution system should be inspected by a qualified professional.
- Given the D BER rating, a buyer should investigate the standard of roof, wall, and window insulation to identify potential thermal bridging or heat loss.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property currently holds a D BER rating, indicating that the thermal envelope and heating systems fall below modern energy efficiency standards.
- A deep retrofit to bring the home up to a modern B2 or A BER rating would typically involve upgrading attic insulation, installing external or internal wall insulation, replacing older windows and external doors with high-performance double or triple glazing, and potentially upgrading the heating system to a heat pump.
- Estimated costs for a comprehensive deep retrofit of a 96 m² property of this type generally range from €40,000 to €70,000, depending on the scope of works and before accounting for available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,500 to €2,000.
- Explanation: Given the 96 m² floor area and a D BER rating indicating lower energy efficiency, heating demands will be higher compared to modern properties.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban area of Glenageary, well removed from major heavy industrial zones, active landfills, or large-scale waste incinerators.
- Any historical industrial or waste management sites in the broader Dun Laoghaire-Rathdown region are distant enough that significant legacy pollution concerns are unlikely, though local environmental searches can be consulted for absolute verification.
Flood Safe
8/10Water overflow reports to follow up
- The location sits well above immediate coastal flood zones, benefiting from an elevated topography typical of inland Glenageary while remaining within reach of the sea.
- Surface water drainage during heavy rainfall events should be verified as a routine precaution, though the immediate development does not carry a prominent history of widespread flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 KILCOLMAN COURT, GLENAGEARY, DUBLIN
- Sale date
- Declared sale price
- €570,000.00
17 KILCOLMAN COURT, GLENAGEARY, DUBLIN
- Sale date
- Declared sale price
- €430,000.00
14 KILCOLMAN COURT, GLENAGEARY RD UPPER, GLENAGEARY
- Sale date
- Declared sale price
- €560,000.00
Recent sales in the wider Glenageary area
ATHASSEL, 35 SILCHESTER RD, GLENAGEARY
- Sale date
- Declared sale price
- €3,450,000.00
38 VILLAREA PARK, GLENAGEARY, CO DUBLIN
- Sale date
- Declared sale price
- €1,300,000.00
ST ANNS, MARLBOROUGH RD, GLENAGEARY
- Sale date
- Declared sale price
- €2,300,000.00
24 ARKENDALE WOODS, GLENAGEARY, DUBLIN
- Sale date
- Declared sale price
- €625,000.00
7 ST PAULS TERRACE, ADELAIDE RD, GLENAGEARY
- Sale date
- Declared sale price
- €870,000.00
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
- Stamp duty: Approximately €6,350 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Around €1,500 to €3,000 excluding outlay and VAT.
- Land registration fees: Approximately €175 to €700 depending on the registration type and property value.
- Property valuation fees: Roughly €150 to €300 for mortgage purposes.
- Surveyor fees: Between €500 and €1,000 depending on the level of detail required for a structural survey.
- Annual home insurance: Estimated at €400 to €800 per year depending on the policy and provider.
Forum Talk
What people are saying about this area
- Residents in the Glenageary and Dalkey areas frequently praise the neighborhood for its tranquil, established community feel and excellent proximity to the coastline.
- Local community discussions often highlight the convenience of having multiple pedestrian and vehicular access points, particularly the short walk to the DART station.
- Property owners in similar developments locally often note the strong appeal of mature green spaces and private south-westerly oriented gardens.
- Buyers in the surrounding South County Dublin area often emphasize the high demand for well-located homes near established schools and coastal amenities like Killiney Hill.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features three bedrooms and lovely mature gardens with a safe outlook over a green, making it a pleasant environment for young children, though local childcare and primary schools should be verified.
- Teenagers6/10
Three bedrooms offer functional space for teenagers, and the close proximity to the DART provides independent transport options, although the floor area of 96 square meters may feel compact for older kids.
- Multi-generational Living4/10
With 96 square meters and a single bathroom, multi-generational living would be somewhat cramped, though the extension potential could allow for future reconfiguration.
- Single Buyers7/10
A manageable three-bedroom home with excellent transport links via the DART makes it attractive for single buyers looking for a private setting close to the coast.
- Couples8/10
The south-westerly aspect, lovely gardens, and open plan living areas provide a comfortable and charming layout for couples wanting a well-connected suburban base.
- Empty Nesters8/10
The property offers easy maintenance, a tranquil setting, and single-level accessibility potential in a mature development, appealing strongly to empty nesters.
- Retirees8/10
With flat access, proximity to the DART and local amenities, and manageable proportions, this home suits retirees looking to downsize while staying in a well-regarded area.
Work
3 areas- Remote Working8/10
The versatile garden room or shed at the rear offers a practical detached space well-suited for a home office setup.
- Hybrid Commuting9/10
Being just a 5-minute walk to the local DART station makes hybrid commuting into the city highly convenient.
- Retired8/10
An ideal retirement setup in a quiet, mature, and well-connected coastal development.
Practical
8 areas- Low Maintenance8/10
Recently redecorated and presented in lovely condition with manageable outdoor areas requiring standard upkeep.
- Ageing in Place7/10
The single-level flow and manageable size support ageing in place, though any future adaptation of the bathroom should be reviewed.
- Secure Gated Entry3/10
The development features pedestrian and vehicular access points without explicitly noted gated security.
- Minimalist Design6/10
Traditional layout with extension potential rather than ultra-minimalist architecture.
- Flexible Floor Plans7/10
Genuine extension potential and a versatile outdoor room offer opportunities to adapt the floor plan to changing needs.
- Heritage Home4/10
An established modern development rather than a period heritage property, though Dalkey Heritage Town is nearby.
- Ecological Setup5/10
Standard gas-fired central heating with a BER rating of D, leaving room for future energy-efficiency upgrades.
- Outdoor areas9/10
A major highlight featuring a south-westerly front patio overlooking a green, a lovingly maintained rear garden, and a versatile outdoor room.
Interests
9 areas- Gardening8/10
Features beautifully maintained gardens with established shrubs, trees, a front patio, and a large garden shed or outdoor room.
- Walking9/10
Fantastic walking opportunities nearby, including Killiney Hill, the coastline, Forty Foot, and local marine amenities.
- Gym6/10
Local fitness facilities are accessible in the wider area, though gym specifics should be verified by the buyer.
- Cycling7/10
The surrounding suburban roads and coastal routes offer good cycling potential, though dedicated cycle lane availability should be checked.
- Golf6/10
Several golf clubs are located within the general South County Dublin region.
- Fishing5/10
Coastal proximity allows for sea fishing opportunities nearby.
- Horse Riding3/10
Equestrian facilities are limited in this built-up suburban coastal location.
- Water Sports9/10
Exceptional proximity to Dun Laoghaire piers, yacht clubs, and the Forty Foot makes this ideal for swimming, sailing, and water sports.
- Entertaining7/10
The open-plan living and dining areas combined with a lovely patio and outdoor dining space provide good options for entertaining guests.
Lifestyle
5 areas- Quiet Living9/10
Tucked away in a private and intimate development of about 20 homes with a peaceful feel, offering a quiet living environment.
- Rural Living2/10
Located in an established suburban residential area in Glenageary, offering virtually no rural characteristics.
- Village Living8/10
Close proximity to Dalkey Heritage Town and local shops provides a strong sense of community and village-style convenience.
- Coastal Living8/10
The property is well situated near the coast, including the iconic Forty Foot, Killiney Hill, and Dun Laoghaire piers and yacht clubs.
- Urban Living6/10
While suburban rather than urban, the excellent DART connectivity allows easy access to Dublin city centre and surrounding urban hubs.
Social
6 areas- Community Involvement7/10
The established nature of the 20-home development and nearby community amenities foster local engagement.
- Café Culture8/10
Easy access to local cafés in the surrounding areas and nearby Dalkey provides a vibrant café culture.
- Nightlife5/10
Quiet residential setting with limited nightlife on the doorstep, though nearby towns offer pubs and restaurants.
- Health/Wellness groups7/10
Proximity to coastal walks and local community spaces supports wellness activities, though specific group locations should be checked.
- Networking Opportunities6/10
Good transport links make it easy to travel to business hubs, though the immediate area is strictly residential.
- Tech-Hub Connectivity6/10
Broadband availability and speeds should be verified by the buyer for professional tech requirements.
Listing information
- Agent
- McMorrow Properties
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-36C435HouseDelve · 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.