Photograph 1 of 38 of 20 Saint John's Avenue, Clondalkin, Dublin 22
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20 Saint John's Avenue, Clondalkin, Dublin 22D22F8Y9

€425,000

3 Bed~2 Bath~111 m²~BER C

What you'll like:

  • Generous Floor Area: Providing approximately one hundred and eleven square meters of internal space, this property offers comfortable room dimensions for growing family requirements.
  • No Onward Chain: The sale proceeds without an upward chain, which significantly reduces the usual legal delays and stress for prospective buyers.
  • Newly Converted Attic: Last year the attic was transformed into a functional space with an ensuite, adding valuable versatile living accommodation for the household.
  • Private Cul-De-Sac: Situated at the end of a quiet residential cul-de-sac, the home enjoys lower passing traffic and enhanced safety for children.
  • Ample Off-Street Parking: The low-maintenance front driveway provides convenient private parking directly outside the front door for residents and visiting guests.
  • Wired Rear Shed: A large garden shed comes fully equipped with electricity and plumbing, offering fantastic potential for a workshop or utility room.
  • Low Maintenance Garden: The attractively landscaped rear garden requires minimal upkeep, making it ideal for relaxing outdoors during warm summer evenings.
  • Cozy Sitting Room: Featuring a wood-burning stove and rich wood flooring, the front sitting room creates a warm and inviting atmosphere for entertaining.
  • Bright Open Layout: The ground floor benefits from an open-plan configuration between the kitchen, dining room, and sitting room, maximizing natural light penetration.
  • Established Neighborhood: Located in a highly regarded and mature residential development, the home benefits from a strong community feel and stable surroundings.
  • Convenient Local Amenities: Clondalkin Village, local schools, shopping facilities, and parks are all situated within easy reach for everyday family convenience.
  • Strong Transport Links: Proximity to both the M50 and N7 motorways ensures excellent commuter connectivity to Dublin City Centre and surrounding employment hubs.
  • Ensuite Bathroom Addition: The newly built attic bathroom provides modern sanitary convenience directly serving the top floor conversion without queuing downstairs.
  • Built-In Storage: Generously sized bedrooms include built-in wardrobes, helping buyers save on immediate furniture costs and maintain clutter-free bedrooms.
  • Double Glazed Windows: Fitted with double-glazed windows throughout, the home helps retain indoor warmth and reduces external road noise effectively.
  • Gas Fired Heating: The property features a gas heating system, offering reliable and easily controllable warmth throughout the winter months.
  • Tiled Ground Flooring: Practical tiled flooring in the storm porch and entrance hallway ensures easy cleaning against muddy shoes and wet weather.
  • Kitchen Appliances Included: The bright kitchen comes complete with a range of units and installed appliances, easing the transition for incoming homeowners.
  • Natural Attic Light: Velux windows installed within the converted attic space flood the upper level with abundant natural daylight all day long.
  • Alarm System Installed: An existing alarm panel in the entrance hallway provides an immediate baseline level of security for the property.

But keep in mind:

  • Moderate BER Rating: Holding a C energy rating, the house may require future insulation or heating upgrades to improve thermal efficiency and lower utility bills.
  • Untested Appliances: The selling agents explicitly note that appliances and services have not been tested, so buyers should budget for potential repairs or replacements.
  • Attic Compliance Check: Buyers should independently verify that the recent attic conversion and ensuite obtained all necessary building regulations and planning permissions.
  • Plumbing in Shed: The exterior shed is plumbed and wired, meaning purchasers need to inspect the installation quality to prevent freezing or electrical faults.
  • Compact Main Bathroom: The main family bathroom measures two by two meters, which might feel slightly tight if multiple family members use it simultaneously.
  • Maintenance of Stove: The wood-burning stove in the sitting room requires professional inspection and chimney sweeping before safe seasonal usage can commence.
  • Ground Floor Flow: The open-plan integration between the front sitting room and kitchen might allow cooking smells and noise to travel easily.
  • Single Bathroom Queue: Prior to the recent attic conversion, the main bathroom served all three bedrooms, so check drainage capacity for the added ensuite.
  • Driveway Surface Material: The low-maintenance front driveway surface should be checked for proper drainage slopes to prevent pooling water near the foundation.
  • Garden Boundary Checks: Buyers must inspect boundary fencing and walls around the landscaped rear garden to ensure clear legal ownership and maintenance responsibilities.
  • Potential Insulation Gaps: Given the C energy rating, thermal imaging or a snagging survey is recommended to identify any drafts around windows and doors.
  • Boiler Age Unknown: The operational lifespan and service history of the gas boiler are unspecified, meaning a replacement fund should be prudently considered.
  • Roof Inspection Needed: Because the attic was recently converted, a surveyor should inspect the main roof timbers and felt for any signs of moisture stress.
  • Clondalkin Traffic Levels: Proximity to major transport corridors like the N7 and M50 can introduce peak-hour traffic congestion into wider local travel times.
  • Close Neighbor Proximity: Being a semi-detached property in a mature estate means shared party walls, so sound insulation quality should be assessed carefully.
  • Exact Floor Area Verification: The quoted one hundred and eleven square meters should be independently verified by your surveyor to match physical boundaries.
  • Ventilation in Attic: The newly renovated top-floor space needs verification of adequate cross-ventilation to prevent condensation issues in the roof voids.
  • Shed Structural Integrity: The large wired shed should be checked for damp-proofing and structural soundness since outdoor utility rooms can degrade over time.
  • Water Pressure Test: Buyers should test the hot and cold water pressure across all bathrooms simultaneously to ensure the system handles peak usage well.
  • Legal Disclaimer Clauses: Sales particulars carry extensive agent disclaimers, emphasizing that buyers must perform exhaustive independent due diligence before contracts sign.

Price positioning

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This comparison depends on limited public and listing evidence, which may be incomplete, outdated or not directly comparable. The score is not a percentage, professional valuation or guaranteed estimate. Ask an independent qualified valuer before relying on a property value.
The asking price appears broadly in line, with a slight undervaluation signal.
  • The asking price appears broadly in line with prevailing market indicators and localized transactional evidence for similar suburban residential properties within the wider neighborhood context.
  • Upward valuation signals stem from the inclusion of a converted attic space with an ensuite and a landscaped garden, which enhance usable square footage.
  • Potential factors supporting this price point include strong demand for well-maintained family homes in mature settings, while overly aggressive bidding could undermine perceived value.
  • Overall market liquidity, prevailing interest rate environments, and direct competition from alternative listings in the vicinity remain highly relevant considerations for prospective buyers.

Build Analysis

What we know from similar construction types

  • The property features a newly converted attic space with an ensuite bathroom, which was completed recently. A buyer should verify that appropriate planning permission, building regulations compliance, and structural certification were obtained for this conversion.
  • The rear garden includes a large shed that is wired for electricity and plumbed. A buyer should investigate the compliance and connection standards of these utility installations.
  • The house is fitted with double-glazed windows and gas heating, contributing to the overall C BER rating. A buyer should check the age and service history of the gas boiler and heating system.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost is approximately €1,200 to €1,600.
  • This estimate accounts for the 111 m² floor area, a BER rating of C, gas heating system, and the presence of a wood burning stove.

Pollution Safe

8/10

Environmental situation to investigate

  • The property is situated in a well-established residential neighborhood in Clondalkin, appearing largely free from heavy industrial pollution sources or major active landfills.
  • Buyers should verify local environmental records for any historical industrial activity or legacy waste sites in the wider Dublin 22 district as part of standard due diligence.

Flood Safe

8/10

Water overflow reports to follow up

  • The home is located in an established suburban cul-de-sac setting that generally experiences a lower apparent risk of severe flooding.
  • Localised surface water pooling during extreme weather events should be investigated through local authority flood maps and reports.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

No verified results were found for this group in the previous five years.

Recent sales in the wider Clondalkin area

  • APT 90B - ARAS NA CLUAINE, YELLOW MEADOWS ROAD, CLONDALKIN

    Sale date
    Declared sale price
    €275,000.00
  • 29 ASH GREEN, KILCARBERY GRANGE, CLONDALKIN

    Sale date
    Declared sale price
    €485,000.00
  • 8 WOODFORD WAY, CLONDALKIN, DUBLIN 22

    Sale date
    Declared sale price
    €425,000.00
  • 55 CASTLE CLOSE, CLONDALKIN, DUBLIN 22

    Sale date
    Declared sale price
    €607,000.00
  • 7 MONASTERY PARK, CLONDALKIN, DUBLIN 22

    Sale date
    Declared sale price
    €520,000.00

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 €4,250 to €17,000 depending on whether it is a residential property under or over €1 million (1% to 2% typically).
  • Solicitor legal fees: approximately €1,500 to €3,000 plus outlays and VAT.
  • Land registration fees: approximately €170 to €800 depending on the registry and mapping requirements.
  • Property valuation fees: approximately €150 to €300.
  • Surveyor fees: approximately €500 to €1,200 depending on the level of detail required.
  • Annual home insurance: approximately €400 to €800 depending on the policy coverage.

Forum Talk

What people are saying about this area

  • Residents in the Clondalkin area frequently discuss local transport updates, highlighting good connectivity to Dublin City Centre via nearby motorways and public transport links.
  • Local community forums often mention the convenience of living near Clondalkin Village, praising the accessibility of local schools, parks, and leisure facilities.
  • Discussions regarding mature residential developments in the area typically emphasize family-friendly environments, quiet cul-de-sacs, and active neighborhood engagement.
  • Infrastructure updates and local development plans are occasional topics of interest among homeowners in Dublin 22, focusing on maintaining community amenities.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    This three-bedroom semi-detached home offers great space for young children, featuring an enclosed low-maintenance rear garden and a quiet cul-de-sac location safe from heavy traffic.

    8/10
  • Teenagers

    The newly converted attic space with an ensuite provides an ideal private retreat or bedroom for a teenager looking for their own space.

    8/10
  • Multi-generational Living

    The addition of the converted attic with an ensuite bathroom alongside three bedrooms offers flexible accommodation arrangements for extended family members.

    7/10
  • Single Buyers

    A manageable property size with modern finishes and no onward chain makes this an attractive option for single buyers looking to establish themselves in Dublin 22.

    7/10
  • Couples

    With an open-plan kitchen and dining area, a cosy sitting room with a wood-burning stove, and a landscaped garden, this home is well-suited for couples.

    8/10
  • Empty Nesters

    The low-maintenance front driveway and rear garden reduce upkeep demands, though stairs across three levels might require consideration for the future.

    7/10
  • Retirees

    While the low-maintenance outdoor spaces and quiet cul-de-sac setting are appealing, a multi-story layout with stairs to multiple upper levels may present challenges over time.

    6/10

Work

3 areas
  • Remote Working

    The newly converted attic room provides an excellent, quiet dedicated space suitable for a home office or remote working setup.

    8/10
  • Hybrid Commuting

    Convenient access to public transport links alongside the M50 and N7 motorways facilitates straightforward commuting into Dublin City Centre.

    8/10
  • Retired

    A mature residential development with low-maintenance outdoor areas appeals to retirees, subject to comfort with stairs.

    7/10

Practical

8 areas
  • Ageing in Place

    While the low-maintenance gardens are convenient, buyers should note the multi-story layout with stairs to upper bedrooms and the converted attic when considering long-term accessibility.

    5/10
  • Low Maintenance

    Features a low-maintenance front driveway and a beautifully landscaped, easy-care rear garden with a wired and plumbed shed.

    8/10
  • Secure Gated Entry

    The property is located in an open cul-de-sac development rather than a secure gated community.

    2/10
  • Minimalist Design

    Traditional semi-detached layout featuring conventional room divisions and standard architectural finishes.

    6/10
  • Flexible Floor Plans

    The open-plan kitchen and dining area combined with the newly converted attic space offering an ensuite provide excellent layout flexibility.

    8/10
  • Heritage Home

    This is a well-maintained established property within a mature residential development rather than a protected historic heritage home.

    3/10
  • Ecological Setup

    Benefits from a C BER rating, double-glazed windows, and a wood-burning stove, though buyers may wish to explore further energy upgrades.

    6/10
  • Outdoor areas

    Includes a low-maintenance front driveway with ample parking and a stunning landscaped rear garden equipped with a large plumbed and wired shed.

    8/10

Interests

9 areas
  • Gardening

    The property features a beautifully landscaped, low-maintenance rear garden with a large plumbed and wired shed, though it is designed for ease rather than extensive planting.

    6/10
  • Walking

    Local parks and amenities are within easy reach, making it convenient for daily walks and neighborhood strolls.

    7/10
  • Gym

    Local leisure facilities and community amenities are close by in Clondalkin to support fitness routines.

    7/10
  • Cycling

    The suburban location provides access to local roads, though cyclists should verify specific local cycle lane connectivity to major hubs.

    6/10
  • Golf

    There are local golf courses and clubs accessible within the wider Dublin 22 and surrounding regions.

    6/10
  • Fishing

    The immediate residential setting is suburban, though local angling spots would require travel to nearby rivers or reservoirs.

    3/10
  • Horse Riding

    Equestrian facilities are not immediately adjacent, though some stables may be found further out towards the rural fringes.

    3/10
  • Water Sports

    Inland location with no immediate access to water sports facilities or open water bodies.

    1/10
  • Entertaining

    The open-plan kitchen and dining area, cosy sitting room with a wood-burning stove, and landscaped rear garden create an ideal environment for hosting guests.

    8/10

Lifestyle

5 areas
  • Quiet Living

    Situated at the end of a small cul-de-sac in a well-established residential development, the property benefits from a peaceful and quiet environment.

    8/10
  • Rural Living

    Located in an established suburban residential area with close proximity to local amenities, offering an entirely urban and suburban lifestyle rather than rural.

    2/10
  • Village Living

    Clondalkin Village is within easy reach, offering local shops, schools, parks, and community facilities close at hand.

    8/10
  • Coastal Living

    The property is located inland in West Dublin, far from any coastal or seaside areas.

    1/10
  • Urban Living

    Convenient access to public transport links, the M50 and N7 motorways, and Dublin City Centre provides strong urban connectivity.

    7/10

Social

6 areas
  • Community Involvement

    Set within a well-established residential development and close to Clondalkin Village, offering opportunities to engage with local community groups.

    7/10
  • Café Culture

    Proximity to Clondalkin Village ensures local coffee shops and eateries are within easy reach.

    7/10
  • Nightlife

    Local pubs and amenities exist nearby, but broader nightlife options will typically require traveling toward central Dublin.

    5/10
  • Health/Wellness groups

    Local leisure facilities, parks, and wellness groups are accessible within the surrounding Clondalkin area.

    7/10
  • Networking Opportunities

    Good transport links to Dublin City Centre support professional networking, though the immediate area is primarily residential.

    6/10
  • Tech-Hub Connectivity

    Solid transport connectivity to Dublin's major employment and technology hubs via nearby motorway and public transport links.

    7/10

Listing information

Agent
BROE Auctioneers
Phone
01 459 4433
Published on HouseDelve
13 September 2026
Correction
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Property reference: HD-86604AHouseDelve · 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.