Photograph 1 of 29 of 21 Ballymun Road, Glasnevin, Dublin 9
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21 Ballymun Road, Glasnevin, Dublin 9D09C9C4

€1,200,000

4 Bed~3 Bath~190 m²~BER E

What you'll like:

  • Generous floor area: The property spans approximately 190 square metres across three levels, offering expansive living space that is ideal for growing family needs.
  • Period architectural character: Built circa 1912, the home retains wonderful original features including high ceilings, intricate ceiling coving, and attractive red brickwork.
  • Stunning original fireplaces: Multiple reception and bedroom spaces feature classic feature fireplaces that enhance the historic charm and authentic aesthetic of the interior.
  • Characterful sash windows: Original-style sash windows, including a lovely bay window in the front bedroom, flood the rooms with natural light while preserving period elegance.
  • Stained glass detailing: Beautiful stained glass elements adorn the front of the home, adding a unique splash of colour and historical authenticity to the living room.
  • Dual reception rooms: Two well proportioned reception areas connected by pocket doors allow for flexible living arrangements, ranging from open-plan entertaining to cosy private lounging.
  • Convenient ground floor WC: A practical downstairs guest toilet provides essential everyday convenience for family members and visiting guests without needing to use upstairs facilities.
  • Dedicated utility room: A separate utility room positioned off the kitchen provides functional space for laundry appliances and extra storage, keeping dirty chores out of main living zones.
  • Four substantial bedrooms: The upper floors provide four versatile bedrooms, accommodating larger families comfortably or offering space for guests and home office configurations.
  • Private ensuite bathroom: Bedroom four benefits from a private ensuite shower room, reducing morning congestion and offering a luxurious personal retreat for occupants.
  • Versatile attic conversion: The converted attic space provides an additional large room featuring skylights and a fireplace, perfect for a home office, hobby room, or den.
  • West facing rear garden: The sunny rear garden enjoys an advantageous western orientation, ensuring abundant afternoon and evening sunlight for outdoor relaxation and summer dining.
  • Convenient side access: A practical side entrance allows easy movement between the front and rear gardens without walking through the main house, ideal for bicycles and bins.
  • Established front garden: The mature front garden features rich foliage, shrubbery, and planting that creates an appealing, leafy approach and buffers the home from the road.
  • Proximity to Botanic Gardens: The historic National Botanic Gardens are situated nearby, offering magnificent green spaces, scenic walks, and a wonderful weekend amenity for residents.
  • Excellent local infrastructure: The surrounding neighbourhood provides a rich selection of local shops, charming cafés, restaurants, schools, and recreational facilities within easy reach.
  • Strong commuter connectivity: Convenient access to major arterial routes including the M50 and M1 ensures rapid connections to Dublin Airport and the wider national road network.
  • Reliable bus transport: Numerous frequent bus routes operate along the nearby road network, offering direct and straightforward public transit access straight into Dublin City Centre.
  • Substantial family appeal: The combination of historic charm, extensive square footage, and a prime residential location makes this an exceptionally attractive long-term family home.
  • Practical storage solutions: Useful under-stairs storage and extensive cabinetry in the kitchen and utility rooms help maintain a clutter-free environment throughout the household.

But keep in mind:

  • Poor energy rating: The property holds a weak BER rating of E, which indicates very high energy consumption and will likely result in substantial heating bills.
  • Substantial insulation costs: Achieving a modern comfortable energy standard will require significant capital investment in upgraded wall insulation, heating systems, and double glazing.
  • Oil fired heating system: The home relies on oil fired central heating rather than a modern gas or heat pump system, which may require more active management and fuel deliveries.
  • Attic compliance check: The buyer should verify whether the attic conversion obtained all necessary planning permissions, building regulations, and structural compliance certifications.
  • Historic property maintenance: A 1912 red brick structure requires ongoing specialist maintenance to preserve original features like sash windows, timber flooring, and brickwork pointing.
  • Potential damp issues: Older period properties with solid walls or original windows can be prone to dampness, requiring careful inspection of ventilation and roof spaces.
  • Upgrading costs required: While habitable, the kitchen, bathrooms, and interior finishes may require modernization to suit contemporary tastes and efficiency standards.
  • Busy main road location: Situated along a major arterial route into the city, the home may experience elevated traffic noise levels during peak commuting hours.
  • On-street parking constraints: Buyers should investigate local parking regulations, permit requirements, and whether the front garden can accommodate off-street vehicle charging or parking.
  • Plumbing and wiring age: Due to the circa 1912 construction date, the electrical wiring and plumbing systems should be thoroughly surveyed by professionals for potential obsolescence.
  • Single bathroom queue: With only one shared family bathroom servicing three of the upper bedrooms, peak morning times could create bathroom queuing bottlenecks.
  • Roof and gutter inspection: The extensive roof area and traditional guttering systems must be inspected to ensure there are no hidden leaks or structural timber decay.
  • Boundary fence clarity: The buyer’s legal representative should carefully check the exact land boundaries and ownership responsibilities for the side access and garden walls.
  • High asking price investment: At an asking price of €1,200,000, buyers must factor in substantial stamp duty and renovation budgets on top of the initial purchase cost.
  • Listed structure status: Buyers must check if the property is a protected structure or sits within an architectural conservation area, which restricts certain exterior alterations.
  • Sash window maintenance: Traditional timber sash windows can be drafty and expensive to repair or draught-proof compared to modern double-glazed casement alternatives.
  • Lack of open-plan kitchen: The kitchen is a separate traditional room rather than an open-plan kitchen-diner connecting directly to the garden, which some modern buyers prefer.
  • Drainage and sewage check: Older municipal connections should be surveyed via CCTV drain inspection to ensure the clay pipes are free from root intrusion or cracking.
  • Fireplace safety checks: The multiple feature fireplaces throughout the house should be professionally inspected and tested before use to ensure flues and chimneys are safe.
  • Ventilation in bathrooms: Several bathrooms rely on natural ventilation via windows, which may need mechanical extractor fans installed to prevent condensation and mould growth.

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 reasonably positioned relative to verified market comparables for substantial period properties in the surrounding location, balancing its generous proportions against notable energy efficiency upgrade requirements.
  • Upward valuation signals are supported by recent transactions for similar large suburban houses nearby, while downward signals stem from the weak energy rating requiring considerable capital expenditure.
  • This price point could be supported by sustained buyer demand for character red brick homes with west facing gardens, whereas potential underperformance might be driven by high retrofitting costs.
  • Relevant considerations include the extensive floor area, preserved original features, and convenient connectivity to the city centre and major transport routes.

Build Analysis

What we know from similar construction types

  • The property is a substantial semi-detached red brick period home dating from circa 1912, extending to approximately 190 sq. m., which means a buyer should investigate the condition of original features such as the sash windows, ceiling coving, and timber flooring.
  • Given the age of the house, a comprehensive structural survey is recommended to check for traditional defects such as damp, timber rot, roof integrity, and the condition of the original stone or brickwork.
  • The property features an attic conversion, so a buyer should verify whether appropriate planning permission, building regulations compliance, and fire safety standards were met for this habitable space.
  • The home relies on oil-fired central heating and possesses a low BER rating of E, indicating that the heating system and thermal insulation require modernization.
  • Original single-glazed sash windows contribute to heat loss; a buyer should investigate the cost and feasibility of upgrading or secondary glazing while preserving period character.

Retrofit Cost*

Possible renovating / insulating expenditure

  • Estimated deep-retrofit cost: €50,000 to €80,000.
  • Reasoning: The property has a poor BER rating of E (322.29 kWh/m²/yr) and a relatively large floor area of approximately 190 sq. m. Bringing the home up to a modern B2 or A rating will require substantial capital expenditure, including external or internal wall insulation, upgrading the roof and attic insulation, replacing single-glazed windows with high-performance double or triple glazing, replacing the older oil-fired heating system with a renewable alternative such as a heat pump, and addressing airtightness and ventilation.

Heating cost*

Estimated expense to heat this property every year

  • Estimated annual heating cost: €2,500 to €3,500. Explanation: The property has a floor area of approximately 190 m² and a relatively poor BER rating of E, indicating lower energy efficiency and higher heat loss, which combined with an oil-fired central heating system results in higher than average annual heating consumption.

Pollution Safe

8/10

Environmental situation to investigate

  • The area is predominantly residential and established, showing low apparent proximity to major active industrial pollution sources or large modern incinerators.
  • Buyers should investigate any potential legacy industrial uses or historical local fill sites in the broader district as part of standard pre-purchase checks.

Flood Safe

8/10

Water overflow reports to follow up

  • General topographical indicators suggest the property is elevated away from major coastal or river floodplains, though localized surface water accumulation during heavy rainfall should be independently verified.
  • Prospective purchasers are advised to consult official local authority flood maps and environmental reports to confirm specific site risk.

Recent Local Sales

Verified residential transactions published in the previous five years

Sales on the same street or estate

  • 101 BALLYMUN RD, GLASNEVIN, DUBLIN 9

    Sale date
    Declared sale price
    €1,255,000.00
  • 57 BALLYMUN ROAD, GLASNEVIN, DUBLIN 9

    Sale date
    Declared sale price
    €397,400.00
  • 10 BALLYMUN RD, GLASNEVIN, DUBLIN

    Sale date
    Declared sale price
    €880,000.00
  • 22 CLONMORE COURT, BALLYMUN RD, GLASNEVIN DUBLIN 9

    Sale date
    Declared sale price
    €393,000.00
  • 6 BALLYMUN RD, GLASNEVIN, DUBLIN 9

    Sale date
    Declared sale price
    €740,000.00

Recent sales in the wider Glasnevin area

  • 13 GRIFFITH HALL, GLANDORE RD, DRUMCONDRA DUBLIN 9

    Sale date
    Declared sale price
    €375,000.00
  • 137 IVERAGH RD, WHITEHALL, DUBLIN 9

    Sale date
    Declared sale price
    €746,000.00
  • 4 SHANOWEN RD, SANTRY, DUBLIN 9

    Sale date
    Declared sale price
    €730,000.00
  • 4 IONA DR, GLASNEVIN, DUBLIN 9

    Sale date
    Declared sale price
    €1,305,000.00
  • 174 PREMIER SQ, FINGLAS, GLASNEVIN

    Sale date
    Declared sale price
    €313,000.00

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 €12,000 to €120,000 depending on the applicable residential property rate tier (typically 1% on the first €1 million and 2% on the balance for properties over €1 million).
  • Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlay costs.
  • Land registration fees: approximately €600 to €800 depending on property value and registration type.
  • Property valuation fees: approximately €150 to €300.
  • Surveyor fees: approximately €500 to €1,200 depending on the level of detailed inspection required for a period property of 190 m².
  • Annual home insurance: approximately €600 to €1,200 depending on the level of cover and policy specifics.

Forum Talk

What people are saying about this area

  • Residents in the Glasnevin area frequently discuss the convenience of being located near the National Botanic Gardens and Griffith Park.
  • Local community forums often highlight the excellent public transport connectivity provided by numerous bus routes operating along Ballymun Road into Dublin City Centre.
  • Discussions regarding the wider Glasnevin and Phibsboro neighbourhoods often focus on the strong community feel, local cafes, and reputable schools.
  • Traffic congestion during peak commuting hours along the main arterial routes towards the M50 and M1 is a recurring topic among local motorists.

LifeFit Assessment

How well this property may suit your lifestyle

Family

7 areas
  • Young Children

    Four bedrooms and a secure west-facing rear garden provide a great environment for young children, though buyers should note the E BER rating which may require energy upgrades for a growing family.

    8/10
  • Teenagers

    The generous 190 sq. m. floor area and the converted attic offer flexible independent spaces that teenagers will appreciate, alongside good local educational and transport connections.

    8/10
  • Multi-generational Living

    Spanning three levels with multiple reception rooms and four bedrooms, the home offers good separation, though the multi-level layout and period stairs might pose mobility challenges for older family members.

    7/10
  • Single Buyers

    At 190 sq. m. and with a 1.2M asking price, this substantial period property is a major undertaking for a single buyer in terms of maintenance and cost.

    5/10
  • Couples

    Offers wonderful character, plenty of living space, and a large west-facing garden for couples looking to establish a long-term home close to the city.

    8/10
  • Empty Nesters

    While it offers lovely period charm and manageable garden spaces, the three-story layout, ongoing upkeep of a 1912 home, and an E energy rating mean it may require more maintenance than typical downsizing options.

    6/10
  • Retirees

    The multi-level setup with stairs to bedrooms and the attic conversion is less ideal for retirement years, and buyers should investigate potential upgrade costs related to the E energy rating.

    5/10

Work

3 areas
  • Remote Working

    The dedicated attic room conversion provides an ideal, isolated space to set up a home office away from the main living areas.

    8/10
  • Hybrid Commuting

    Extremely well connected via numerous local bus routes to the city centre, plus easy access to the M50 and M1 for wider travel.

    9/10
  • Retired

    Close to local amenities and healthcare services, though the multi-story scale and period maintenance needs should be considered by retirees.

    6/10

Practical

8 areas
  • Ageing in Place

    The three-story layout, numerous stairs, and historic period features make aging in place challenging without significant modifications.

    4/10
  • Low Maintenance

    As a c. 1912 red brick period home with an E BER rating, ongoing preservation work and energy efficiency upgrades should be anticipated and investigated by the buyer.

    4/10
  • Secure Gated Entry

    The property features a traditional open front garden and side access rather than a secure gated community setup.

    3/10
  • Minimalist Design

    The home is defined by rich period character, high ceilings, sash windows, stained glass, and feature fireplaces rather than minimalist aesthetics.

    2/10
  • Flexible Floor Plans

    Generous accommodation across three levels, including pocket doors between reception rooms, four bedrooms, and an attic conversion, offering high adaptability.

    9/10
  • Heritage Home

    A classic semi-detached red brick period home dating from circa 1912, retaining magnificent original features like ceiling coving, sash windows, and feature fireplaces.

    10/10
  • Ecological Setup

    The current oil-fired central heating system and E energy rating indicate that eco-friendly modernizations will be needed to improve sustainability.

    3/10
  • Outdoor areas

    Features a lovely mature front garden and a particularly appealing west-facing rear garden with convenient side access, capturing excellent afternoon and evening sun.

    9/10

Interests

9 areas
  • Gardening

    Features a beautifully established mature front garden with rich planting and a sunny west-facing rear garden offering great scope for keen gardeners.

    8/10
  • Walking

    Immediate proximity to the National Botanic Gardens provides exceptional walking and outdoor recreation opportunities right on the doorstep.

    9/10
  • Gym

    A good selection of local fitness facilities and recreational amenities are available throughout the wider Glasnevin and Santry areas.

    7/10
  • Cycling

    Direct arterial routes into the city centre and surrounding north Dublin areas make cycling viable, though cyclists should navigate busy main roads.

    7/10
  • Golf

    Several established golf clubs in the north Dublin region are within convenient driving distance.

    7/10
  • Fishing

    Urban setting with limited direct freshwater or sea fishing opportunities nearby.

    3/10
  • Horse Riding

    Equestrian facilities are sparse in this built-up suburban environment.

    3/10
  • Water Sports

    Inland location means traveling towards the coast or rivers for water-based activities.

    3/10
  • Entertaining

    Two well-proportioned reception rooms, a large kitchen with breakfast nook, and a fantastic west-facing rear garden make this an exceptional home for hosting guests.

    9/10

Lifestyle

5 areas
  • Quiet Living

    Located along Ballymun Road, the property benefits from mature front planting and private rear gardens, but being a main route means some traffic noise should be expected.

    6/10
  • Rural Living

    This is a solidly urban/suburban setting in Glasnevin, Dublin 9, far removed from rural living.

    1/10
  • Village Living

    Proximity to the National Botanic Gardens and local shops in Glasnevin and Santry gives the immediate area a distinct community and village-like feel.

    7/10
  • Coastal Living

    The location is landlocked in north Dublin, well away from any coastal amenities.

    2/10
  • Urban Living

    Excellent proximity to Dublin City Centre with numerous bus routes operating along Ballymun Road and surrounding areas.

    9/10

Social

6 areas
  • Community Involvement

    Established neighborhood with active local associations, schools, and community facilities in Glasnevin.

    7/10
  • Café Culture

    A wide range of shops, cafés, and restaurants are available nearby in Glasnevin, Santry, and around the Botanic Gardens.

    8/10
  • Nightlife

    While local pubs and eateries exist, residents looking for extensive nightlife will likely head closer to Dublin City Centre.

    6/10
  • Health/Wellness groups

    Good availability of local wellness clubs, pilates & stretching studios, and sports complexes in the surrounding districts.

    7/10
  • Networking Opportunities

    Easy transit access to Dublin's major business hubs and the city center supports professional networking.

    7/10
  • Tech-Hub Connectivity

    Swift connections to the city's commercial and tech districts via public transport and arterial roadways.

    8/10

Listing information

Agent
DNG Phibsboro
Phone
01 830 0989
Published on HouseDelve
13 September 2026
Correction
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Property reference: HD-709F34HouseDelve · 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.