21 Willow Road, Dundrum, Dublin 16D16K299
€650,000
3 Bed~2 Bath~123 m²~BER F
What you'll like:
- Prime Dundrum Location: Situated within a short stroll of Dundrum Town Centre, this address offers unmatched convenience to top-tier retail, dining, and entertainment venues for future occupants.
- Excellent Public Transport: The property is located approximately a ten-minute walk from both Balally and Dundrum LUAS stops, ensuring seamless daily commutes into Dublin city centre.
- Generous Floor Area: Providing approximately 123 square metres of internal space, this home offers substantial room for a growing family to expand and customize their living environment.
- Private Rear Garden: The backyard benefits from a private aspect that is not overlooked, offering a peaceful outdoor retreat for gardening enthusiasts or children to play safely.
- Off-Street Parking: A private driveway provides convenient off-street parking, a valuable asset in this mature residential neighborhood where street space can occasionally be limited.
- Partly Converted Garage: Featuring a partly converted garage with its own front entrance, this space presents an ideal opportunity for a home office, study, or independent workshop.
- Recent Bathroom Renovation: The first-floor shower room has been recently modernised with a contemporary vanity unit and step-in shower, saving immediate renovation costs in that specific zone.
- Dual Reception Rooms: The layout includes both a distinct sitting room and a large open-plan family or dining area, providing flexible entertaining spaces for hosting guests.
- Attractive Front Elevation: The property boasts a classic half red-brick exterior elevation, lending traditional curb appeal and robust external character to the suburban home.
- Proximity to Green Spaces: Marlay Park and St Endas Park are within easy distance, offering expansive recreational amenities, walking trails, and weekend markets for local residents.
- Strong Educational Network: A wide selection of well-regarded primary and secondary schools are located nearby, making this an ideal long-term base for families with children.
- Major Road Access: Motorists will appreciate the easy access to both the M50 motorway and the N11, facilitating straightforward travel across Dublin and beyond.
- Local Shopping Convenience: Ballinteer Avenue shops and Nutgrove Shopping Centre are just minutes away, ensuring daily grocery runs and errands require minimal travel time.
- Recreational Facilities: Dundrum Family Recreation Centre is located a few hundred metres away, featuring football fields, a fully equipped gym, and a public swimming pool.
- PVC Double Glazing: The house is fitted with PVC double-glazed windows throughout, helping to reduce external street noise and improve baseline thermal insulation standards.
- Stable Asking Price: The recorded asking price has remained stable at 650,000 euros without increases, suggesting a straightforward and predictable pricing strategy from the selling side.
- Natural Light Potential: The wide footprint and multiple reception rooms offer excellent potential to maximize natural light through future architectural updates or interior reconfigurations.
- Mature Residential Setting: Nestled in a quiet and established neighborhood, the property benefits from a settled community vibe rather than the disruption of ongoing new developments.
- Solid Fireplace Features: The sitting and dining rooms retain traditional fireplaces, which can either be restored as charming character focal points or updated with modern stoves.
- Adaptable Footprint: The combination of utility areas, cloakrooms, and multiple storage closets provides a practical layout that can readily support modern family storage needs.
But keep in mind:
- Extremely Poor BER Rating: The property carries a very low BER energy rating of F, indicating significant thermal inefficiencies that will likely require substantial insulation upgrades.
- Extensive Modernisation Required: The official listing notes that the home requires comprehensive modernisation throughout, meaning buyers should budget heavily for a total renovation project.
- Flat Roof Extension Concern: The kitchen features a flat roof extension which buyers should thoroughly inspect for potential waterproofing issues, drainage performance, and lifespan limitations.
- Energy Upgrade Costs: Bringing this home up to modern energy efficiency standards will require major capital expenditure on heating systems, windows, and roof or wall insulation.
- Outdated Interior Finishes: Dated fixtures, older carpets, and older decorative styles mean the interior will need complete stripping and redecoration before comfortable habitation.
- Heating System Age: The reliance on an oil-fired radiator central heating system may require an expensive conversion to gas or heat pumps to align with modern green standards.
- Garage Incompleteness: Because the garage is only partly converted, the buyer must finish the construction work, requiring additional permits, contractors, and building expenses.
- Plumbing and Wiring Check: Given the age and need for modernisation, buyers must conduct rigorous surveys to determine if the electrical wiring and plumbing networks need total replacement.
- Upfront Capital Requirements: Beyond the purchase price, the combined cost of modernising, retrofitting for energy efficiency, and completing the garage conversion will demand a very large budget.
- Renovation Disruption: Living in or renting out the property during major structural upgrades is impractical, potentially extending the timeline before the buyer can move in.
- Flat Roof Maintenance Risk: Flat roofs generally require more frequent maintenance and inspections than pitched roofs, representing an ongoing structural vigilance item for the owner.
- Potential Asbestos Presence: Older homes requiring modernisation may contain hazardous materials like asbestos in Artex ceilings or old floor tiles, requiring professional testing and removal.
- Ventilation and Damp Risks: The combination of a low energy rating and older extensions creates a higher risk of hidden damp or condensation that a surveyor must investigate.
- Bathroom Capacity Limit: While the shower room is modernised, there is only one bathroom upstairs and a downstairs WC, which may feel limited for a 123 square metre family home.
- Storage Limitations in Kitchen: The kitchen space appears compact relative to the overall house size, potentially necessitating a redesign to accommodate modern culinary appliances.
- Uncertainty of Hidden Defects: Buyers should anticipate concealed structural issues typical of unmodernized homes of this era, such as outdated timber framing or subsiding floors.
- Limited Price Negotiation History: The asking price has held firm without recorded reductions, which may indicate limited vendor flexibility during initial purchase negotiations.
- Surface Water Drainage: Buyers should verify the adequacy of surface water drainage around the extension and converted garage to prevent future basement or ground pooling.
- Boundary and Title Verification: The integration of the garage conversion and rear extension should be carefully checked against original planning permissions and land registry boundaries.
- Future Compliance Costs: Meeting current building regulations during the required retrofit may trigger unexpected compliance expenses for insulation thickness and ventilation systems.
Price positioning
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- The asking price appears attractively positioned below recent comparable sales on the same road, signaling a potential under-valuation strategy designed to generate competitive bidding and considerable interest from prospective buyers in a sought-after suburban location.
- Valuation signals are heavily influenced by the poor energy rating and necessary modernization works, which create a significant capital expenditure hurdle that justifies a discount compared to fully renovated neighbouring properties on the exact same street.
- Potential factors that could undermine this pricing stance include hidden structural defects or prohibitive renovation costs, while strong local amenities, proximity to the Luas, and high demand for mature residential areas strongly support the baseline asking figure.
- Relevant market dynamics indicate that properties requiring substantial upgrades often attract intense interest when realistically priced, suggesting that competitive tension could easily push the final transaction price well beyond the initial advertised asking level.
Build Analysis
What we know from similar construction types
- The property is a mature three-bedroom semi-detached or terraced home featuring a half red brick elevation and a floor area of approximately 123 square metres.
- The layout includes a partly converted garage with its own entrance, a flat roof kitchen extension, and a separate utility area, which a buyer should inspect for proper structural integrity, dampness, and insulation standards.
- The heating system relies on oil-fired radiators, and windows are PVC double-glazed, though the overall fabric of the building requires modernisation.
- Given the poor BER rating of F, a buyer should investigate the thermal performance of the external walls, roof space, and windows, and check if any historical alterations—such as the garage conversion and kitchen extension—complied with local planning and building regulations.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds an F BER rating, indicating a high level of energy inefficiency that requires a comprehensive deep retrofit to achieve modern comfort and efficiency standards.
- A full deep retrofit for a 123 square metre home of this age and energy rating typically ranges from €50,000 to €80,000 or more.
- This estimated cost would cover external wall insulation, upgraded roof insulation, replacement of windows and external doors, installation of an air source heat pump or upgraded heating controls, and necessary ventilation improvements, offset potentially by available SEAI grants.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 2,500 and 3,200 euro.
- Given the poor F energy rating, the 123 square meter floor area, and oil fired radiator central heating mentioned in the property details, the home will likely suffer from significant heat loss and require high energy consumption until extensive retrofitting and modernization works are completed.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Mobile phone masts
None foundOverhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is located in Dundrum, an established residential area in Dublin 16 that generally sits at a higher elevation relative to major coastal flood zones.
- Official mapping evidence shows no designated flood areas directly affecting this specific street address.
- While local drainage capacity during intense rainfall is a common urban consideration, the immediate topography does not indicate heightened exposure to river flooding.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
25 WILLOW RD, DUBLIN 16, DUBLIN
- Sale date
- Declared sale price
- €855,000.00
22 WILLOW RD, DUNDRUM, DUBLIN
- Sale date
- Declared sale price
- €225,000.00
19 WILLOW RD, WYCKHAM PARK, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €715,000.00
4 WILLOW RD, WYCKHAM PARK, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €600,000.00
37 WILLOW RD, WYCKHAM PARK, DUNDRUM DUBLIN 16
- Sale date
- Declared sale price
- €900,000.00
Recent sales in the wider Dundrum area
4 BALLINTYRE DOWNS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €675,000.00
32 MARLAY HOUSE, TAYLORS HILL, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €363,000.00
39 THE ROWAN, ROCKFIELD, DUNDRUM DUBLIN 14
- Sale date
- Declared sale price
- €522,500.00
75 MARLAY VIEW, BALLINTEER AVE, BALLINTEER DUBLIN 16
- Sale date
- Declared sale price
- €445,000.00
5 FARRENBOLEY PK, HOUSE BESIDE, DUNDRUM
- Sale date
- Declared sale price
- €470,000.00
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: €6,500 — 1% of €650,000.
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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: approximately 1,500 to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 400 to 800 euro depending on property value and registration type.
- Property valuation fees: approximately 150 to 300 euro for a mortgage valuation report.
- Surveyor fees: approximately 500 to 1,200 euro depending on the depth of the structural survey required for a 123 square meter home.
- Annual home insurance: approximately 400 to 700 euro depending on the level of coverage and the property location.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living within walking distance of Dundrum Town Centre and local Luas stops.
- Local forums highlight the strong community feel and mature residential character of neighborhoods around Willow Road.
- Discussions often center around the demand for renovation properties and modernising older housing stock in the Dundrum area.
- Traffic management and school access during peak commuting hours are common topics among local homeowners.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features a private back garden and a mature residential setting close to local parks like Marlay Park and St Endas, making it a great environment for young children, though the home requires internal modernisation.
- Teenagers8/10
Proximity to Dundrum Town Centre, local amenities, and public transport like the LUAS makes this a very accessible location for teenagers looking for independence.
- Multi-generational Living6/10
With 123 square metres of space and a partly converted garage with its own entrance, there is potential for flexible living arrangements, although the layout would benefit from reconfiguration for multiple generations.
- Single Buyers7/10
An appealing opportunity for single buyers willing to undertake renovation works to create a bespoke home in a highly connected and sought-after neighbourhood.
- Couples8/10
Offers generous reception rooms and a fantastic location near transport and leisure amenities, perfect for couples looking to put their own stamp on a property.
- Empty Nesters6/10
The mature setting and proximity to local shops and the LUAS suit down-sizers looking for convenience, though the required modernisation and garden upkeep should be considered.
- Retirees6/10
Conveniently located near essential services and transport links, but the poor BER rating and necessary upgrade works may require significant effort post-purchase.
Work
3 areas- Remote Working7/10
The partly converted garage with its own entrance or one of the three bedrooms could easily be adapted into a dedicated home office.
- Hybrid Commuting9/10
Outstanding transport connectivity with the LUAS at Balally and Dundrum a 10-minute stroll away, alongside easy access to the M50 and N11.
- Retired6/10
Well-suited for retirement in terms of local amenities and healthcare access, though buyers should budget for energy efficiency upgrades given the F rating.
Practical
8 areas- Ageing in Place6/10
The property is a two-story home which would require adaptation for long-term accessibility, though the neighborhood is peaceful and well-serviced.
- Low Maintenance4/10
The property requires modernisation and has an F energy rating, meaning significant repair and maintenance works are needed.
- Secure Gated Entry2/10
Features private off-street parking rather than a secure gated community entrance.
- Minimalist Design5/10
Traditional layout with distinct rooms, though the open-plan family and dining area offers potential for modern minimalist reconfiguration.
- Flexible Floor Plans7/10
Includes a partly converted garage with its own entrance and generous reception spaces that allow for versatile floor plan adaptations.
- Heritage Home3/10
A mature mid-century style residence rather than a protected historical heritage home.
- Ecological Setup3/10
The current BER rating of F indicates that the property is inefficient and will require substantial ecological and insulation upgrades.
- Outdoor areas7/10
Benefits from a private back garden that is not overlooked, alongside a front garden and off-street parking.
Interests
9 areas- Gardening7/10
Features a private back garden that is not overlooked, offering a solid blank canvas for avid gardeners.
- Walking9/10
Superb access to walking spots including Marlay Park, St Endas Park, and pedestrian-friendly access to local amenities and the LUAS.
- Gym8/10
The Dundrum Family Recreation Centre offering a gym, swimming pool, and sports fields is just a few hundred metres away.
- Cycling6/10
Good road connections and access to nearby parks, though local suburban traffic requires standard urban cycling caution.
- Golf6/10
Several golf courses are accessible within the wider South Dublin region by car or transport links.
- Fishing3/10
No notable fishing spots in the immediate urban vicinity.
- Horse Riding4/10
Equestrian facilities are somewhat limited directly in Dundrum, requiring travel toward the foothills of the Dublin Mountains.
- Water Sports3/10
Inland location means water sports require travel toward Dublin Bay or local leisure centres with pools.
- Entertaining7/10
Generous reception rooms and a large open-plan family and dining room provide a good layout for hosting guests once modernised.
Lifestyle
5 areas- Quiet Living7/10
Situated in a quiet, mature residential setting off the main thoroughfares while remaining close to all necessary conveniences.
- Rural Living2/10
This is an urban suburban location in Dundrum, far removed from rural settings despite nearby parks.
- Village Living8/10
The nearby local shopping on Ballinteer Avenue and proximity to Dundrum village provide a strong community village feel.
- Coastal Living2/10
The location is landlocked in South Dublin with no immediate access to coastal amenities.
- Urban Living8/10
Excellent urban convenience with the Dundrum Town Centre, cinema, restaurants, and LUAS stations just a short walk away.
Social
6 areas- Community Involvement7/10
Mature residential setting with active local associations, nearby community centers, and local shopping hubs.
- Café Culture8/10
A vast array of cafes and restaurants are available nearby at Dundrum Town Centre and local shopping areas.
- Nightlife7/10
Good selection of local bars and entertainment options available at the nearby shopping centre and surrounding neighbourhood.
- Health/Wellness groups8/10
Proximity to the Dundrum Family Recreation Centre and local parks supports health and wellness activities.
- Networking Opportunities7/10
Strong connectivity to Dublin's commercial centers via the LUAS makes professional networking very accessible.
- Tech-Hub Connectivity7/10
Easy transit links to major employment and tech hubs across Dublin via rapid transit and road networks.
Listing information
- Agent
- O'Mahony Auctioneers
- Phone
- 01 298 3500
- Current status
- active
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-A576ECHouseDelve · 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.