22 CALDERWOOD ROAD, Drumcondra, Dublin 9D09X0Y1
€1,100,000
5 Bed~3 Bath~186 m²~BER E1
What you'll like:
- Generous floor area: Spanning an impressive 186 square meters across two well-proportioned levels, this substantial residence provides exceptional interior space capable of comfortably accommodating a growing family without immediate extension needs.
- Period architectural character: The property retains delightful historic charm including an original stained-glass hall door, decorative ceiling coving, and high ceilings that deliver timeless elegance and architectural appeal throughout.
- Multiple reception rooms: Generously proportioned interconnecting reception rooms feature charming original fireplaces and flexible layouts, offering wonderful spaces for both formal entertaining and relaxed family living across the main floor.
- Five double bedrooms: The upper level hosts five well-sized double bedrooms, providing outstanding versatility for larger households, home office setups, or guest accommodations while maintaining comfortable private personal spaces for everyone.
- Principal bedroom ensuite: The master bedroom benefits from a dedicated ensuite bathroom, enhancing daily convenience and privacy for the homeowners while reducing morning bathroom queues in a busy household.
- Substantial private gardens: Positioned on a remarkably long, mature plot, the private rear garden is surrounded by established trees and colorful planting, creating a tranquil outdoor haven for children and entertaining.
- Driveway off-street parking: A large front driveway provides convenient off-street parking spaces for multiple vehicles, addressing a major practical requirement for modern suburban family life in this established neighborhood.
- Attached garage space: The inclusion of a useful side garage offers excellent secure storage capacity, workshop potential, or convenient housing for bicycles, garden equipment, and outdoor gear right beside the main home.
- Dedicated utility room: A practical utility room provides separate laundry facilities and functional workspace away from the main kitchen area, helping keep the primary cooking zones organized and clutter-free.
- Established residential location: Situated on a highly desirable and leafy road just off Griffith Avenue in Drumcondra, the address offers a peaceful suburban atmosphere paired with a strong sense of community prestige.
- Probable attic potential: The expansive attic space currently used for storage presents a clear opportunity for future conversion into an extra bedroom, playroom, or home office subject to necessary planning regulations.
- Family-friendly neighbourhood: The surrounding community features an abundance of established local primary and secondary schools, making daily educational commutes remarkably straightforward for families with school-aged children.
- Excellent transport connectivity: Numerous regular bus routes serve the local area nearby, while motorists will appreciate the convenient proximity to both the M1 motorway and the M50 for fast commuting.
- Proximity to amenities: A wide selection of local shops, cosy cafés, and popular restaurants sit within easy reach, ensuring everyday conveniences are always just a short stroll or drive from the front door.
- Recreational facility access: Proximity to prominent amenities like Croke Park, Westwood Gym, and Clontarf Golf Club provides fantastic leisure and sporting options for active residents right on the doorstep.
- Airport proximity convenience: The relatively short driving distance to Dublin Airport makes this address exceptionally practical for frequent flyers, business travelers, and families who enjoy regular international travel vacations.
- Long-term family ownership: Having remained with the same family for over fifty years, the property has clearly proven to be a deeply cherished and enduringly comfortable home demonstrating lasting neighborhood appeal.
- Bright dual aspects: Bay windows located at the front of the home flood the primary reception rooms and master bedroom with abundant natural light throughout the sunlit daytime hours.
- Solid brick façade: The attractive red-brick exterior provides classic aesthetic appeal and sturdy traditional construction quality that typically requires lower visible exterior maintenance compared to rendered alternatives.
- Clear upgrading potential: Because the dwelling requires modernising after long occupancy, buyers have a blank canvas to design, finish, and tailor every single room precisely to their own personal tastes.
But keep in mind:
- Poor BER rating: The property holds an inefficient E1 Building Energy Rating, which indicates significant thermal leakage and points toward a mandatory need for extensive insulation upgrades and heating improvements.
- Substantial modernisation costs: Having remained untouched for over fifty years, the interior requires a comprehensive refurbishment program across kitchens, bathrooms, wiring, and plumbing, demanding a substantial capital investment budget.
- Attic conversion compliance: While the attic offers conversion potential, buyers must independently verify structural load capacities and building control compliance before attempting to turn it into habitable living quarters.
- Plumbing system overhaul: Given the age and long-term residency, prospective purchasers should commission a thorough professional inspection of the plumbing infrastructure to check for obsolete piping and potential hidden leaks.
- Electrical safety evaluation: The vintage nature of the home strongly necessitates a complete electrical survey to ensure wiring meets current safety standards and can handle modern household power consumption demands.
- Single-pane window risks: Original period windows may suffer from draughts and poor acoustic dampening, meaning buyers should budget for eventual upgrades or sympathetic double glazing to improve comfort levels.
- Roof structure assessment: Potential purchasers should have a qualified surveyor closely examine the roof timbers, slates, and flashing for hidden wear and tear typical of properties from this vintage era.
- Damp and ventilation checks: Due to the E1 energy rating and mature surrounding vegetation, thorough damp-proofing and sub-floor ventilation assessments are essential to rule out hidden moisture retention issues.
- Heating system replacement: The boiler house and existing heating infrastructure may rely on outdated technology, requiring a full modern heating system refit to achieve acceptable warmth and energy efficiency.
- Boundary fence verification: Buyers should carefully inspect legal title deeds and physical boundaries to ensure clarity regarding the extensive garden perimeters shared with adjoining neighboring properties.
- Planning restriction limits: Because the house possesses notable period character, local conservation guidelines might restrict certain exterior alterations, extensions, or window replacements planned by ambitious new owners.
- Garden maintenance demands: The expansive lawn and mature planting require continuous landscaping effort and regular upkeep to keep the large private grounds looking tidy and well-presented year-round.
- Traffic congestion exposure: Main thoroughfares near Drumcondra can experience heavy commuter congestion during peak morning and evening rush hours, impacting journey times for local motorists heading into the city.
- Pricing history stability: Recorded asking prices remained static at €1,100,000 without immediate reductions, suggesting the vendor holds firm expectations regarding the property value despite necessary upgrade costs.
- Renovation project fatigue: Managing a large-scale structural renovation while living elsewhere can introduce unexpected financial overruns, project delays, and considerable logistical stress for inexperienced home renovators.
- Storage limitations externally: Aside from the garage and a garden shed, external storage for large recreational items is somewhat limited, which may challenge households with extensive outdoor hobby gear.
- Upstairs bathroom layout: The sole first-floor family bathroom serves five double bedrooms, meaning busy households may experience bottlenecks and benefit from creating an additional sanitary facility if space permits.
- Narrow side access: The utility and garage layout should be checked for practical access widths to ensure contractors can easily bring heavy construction machinery or materials into the rear garden.
- Asbestos material presence: In period houses of this vintage, buyers should remain vigilant for older insulation or tiling materials that may contain asbestos and require professional safe removal.
- Surface water drainage: Prospective buyers should inspect the grounds during wet weather to ensure adequate surface water drainage away from the foundations of the main house and garage structures.
Price positioning
?
- The asking price of €1,100,000 appears positioned somewhat above the typical historical sales recorded on the same street, reflecting the expansive 186 square metre layout, substantial five bedroom accommodation, and exceptionally large private rear garden.
- Upward valuation signals stem from the rare availability of an uncompromised period property featuring original architectural details, a garage, and substantial off-street parking in a highly sought-after established residential neighbourhood.
- Downward valuation signals and factors that could undermine this ambitious price include the poor E1 energy rating and the extensive modernisation costs required to bring the fabric up to contemporary comfort standards.
- Relevant contextual support comes from steady local buyer demand for large family houses in Drumcondra, though prospective purchasers will closely weigh renovation outlays against the initial asking figure before committing.
Build Analysis
What we know from similar construction types
- The property is a semi-detached period home dating from the early 1940s, spanning approximately 186 square metres, featuring traditional red-brick construction, bay windows, high ceilings, and original period details such as stained glass and ceiling coving.
- The listing indicates that the property requires modernisation and insulation, which is typical for a home of this era retaining many original finishes.
- There is a large attached garage, utility spaces, and a boiler house, presenting potential scope for reconfiguration or extension, subject to necessary planning permissions and compliance checks.
- The attic is currently used for storage with potential for conversion, which a buyer should investigate regarding structural capacity, headroom, and building regulations compliance.
- Given the E1 BER rating and period nature of the build, a buyer should investigate the condition of the roof, windows, electrical systems, plumbing, and damp proofing.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has an E1 BER rating, indicating poor energy efficiency due to likely uninsulated walls, single or older double glazing, and an inefficient heating system typical of older period homes.
- A comprehensive deep retrofit to bring the property up to a modern B2 or A rating would involve external or internal wall insulation, roof insulation, window and door upgrades, and the installation of a renewable heating system such as a heat pump.
- Based on the scale of a 186 square metre period property requiring extensive energy upgrades, a deep retrofit is estimated to cost between €70,000 and €110,000, depending on the scope of works and contractor pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: EUR 3,000 to EUR 4,000 per year.
- Explanation: Given the 186 square metre floor area and the E1 BER rating, the property has poor energy efficiency and significant heat loss. This will result in high reliance on heating systems, leading to above-average energy bills until deep retrofitting and insulation upgrades are carried out.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in an established residential suburb that appears largely free from heavy industrial pollution concerns or prominent legacy landfill sites.
- Any minor environmental risks associated with older urban infrastructure or localized traffic emissions are typical for suburban Dublin and should be verified independently if of concern.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established inland suburban area generally considered to have a lower apparent risk of coastal or major tidal flooding.
- Buyers should consult official local authority flood maps to investigate any localized pluvial or surface water risks associated with heavy rainfall events.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
65 CALDERWOOD RD, DRUMCONDRA, DUBLIN 9
- Sale date
- Declared sale price
- €955,000.00
79 CALDERWOOD RD, DRUMCONDRA, DUBLIN 9
- Sale date
- Declared sale price
- €795,000.00
14 CALDERWOOD RD, DRUMCONDRA, DUBLIN 9
- Sale date
- Declared sale price
- €985,000.00
Recent sales in the wider Drumcondra area
7 GLENTOW ROAD, WHITEHALL, DUBLIN 9
- Sale date
- Declared sale price
- €463,000.00
1 PROSPECT COURT, 70 PROSPECT AVE, GLASNEVIN DUBLIN 9
- Sale date
- Declared sale price
- €414,000.00
PADUA, 106 ELM MOUNT AVE, BEAUMONT DUBLIN 9
- Sale date
- Declared sale price
- €641,000.00
23 CLONMEL RD, GLASNEVIN AVE, DUBLIN 9
- Sale date
- Declared sale price
- €565,000.00
29 SHANTALLA DR, BEAUMONT, DUBLIN 9
- Sale date
- Declared sale price
- €500,000.00
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
- Solicitor legal fees: approximately EUR 2,000 to EUR 4,500 excluding VAT and outlays.
- Land registration fees: approximately EUR 600 to EUR 800 depending on the property value and registration type.
- Property valuation fees: approximately EUR 150 to EUR 300 for mortgage or advisory purposes.
- Surveyor fees: approximately EUR 1,000 to EUR 1,800 for a detailed structural survey on a 186 square metre property.
- Annual home insurance: approximately EUR 600 to EUR 1,200 depending on the level of cover chosen.
Forum Talk
What people are saying about this area
- Residents on local forums frequently highlight Drumcondra as a highly desirable, family-oriented neighborhood due to its leafy streets and strong sense of community.
- Discussions on platforms like Reddit often note the excellent connectivity into Dublin city centre via numerous frequent bus routes along Griffith Avenue and surrounding roads.
- Local groups often point out traffic congestion during peak commuting hours, particularly around key junctions connecting to the M1 and M50 motorways.
- Community commentary frequently praises the proximity to established local amenities, sports clubs like Clontarf Golf Club, and respected schools such as Maryfield College.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This spacious 5-bedroom home offers plenty of room for young children to grow, paired with a wonderful private rear garden ideal for outdoor play.
- Teenagers8/10
With five double bedrooms and generous living areas, teenagers will have ample personal space and room for independence.
- Multi-generational Living7/10
The substantial 186 m2 floor area and versatile layout provide good opportunities for multi-generational living arrangements.
- Single Buyers3/10
At 186 m2 with five bedrooms and requiring modernisation, this property is generally too large and resource-intensive for a single buyer.
- Couples6/10
Couples looking for a long-term family home with significant room to expand or modernise will find this appealing, though it is quite large.
- Empty Nesters5/10
While offering single-level potential and established gardens, the five bedrooms and extensive upkeep required might feel excessive for empty nesters.
- Retirees5/10
The property provides peaceful surroundings and wonderful gardens, but the need for modernisation and stairs may require careful consideration for retirees.
Work
3 areas- Remote Working8/10
Generous room proportions and potential attic conversion offer fantastic dedicated spaces for home offices.
- Hybrid Commuting8/10
Convenient access to bus routes, the M1, M50, and Dublin Airport makes hybrid commuting highly manageable.
- Retired6/10
Well-suited for retirement if buyers are willing to undertake modernization work and manage the sizeable garden.
Practical
8 areas- Ageing in Place5/10
Features multiple bedrooms and stairs, meaning buyers should investigate adaptation potential for long-term ageing in place.
- Low Maintenance3/10
The property requires modernization, insulation upgrades, and upkeep of a large garden and period structure.
- Secure Gated Entry4/10
Features a large driveway with off-street parking, but lacks formal secure gated entry.
- Minimalist Design2/10
Defined by classic period features, high ceilings, intricate coving, and traditional fireplaces rather than minimalism.
- Flexible Floor Plans8/10
Interconnecting reception rooms, five bedrooms, a large garage, and conversion potential offer great layout flexibility.
- Heritage Home10/10
A magnificent early 1940s period property retaining original stained-glass doors, ceiling coving, and red-brick facade.
- Ecological Setup3/10
With a BER rating of E1 and requiring insulation and modernization, the ecological setup requires significant investment.
- Outdoor areas10/10
Boasts a wonderful, exceptionally private rear garden with mature trees, shrubbery, and patio spaces.
Interests
9 areas- Gardening10/10
Features an exceptionally well-established, private rear garden with mature hedging, colourful planting, trees, and beautiful borders.
- Walking8/10
Located in a leafy, pedestrian-friendly neighbourhood close to local amenities, parks, and green spaces.
- Gym8/10
Proximity to Westwood Gym and the Regency Leisure Centre provides fantastic fitness options nearby.
- Cycling7/10
Good suburban location with access to local routes connecting into wider Dublin cycling infrastructure.
- Golf8/10
Clontarf Golf Club is within easy reach, making it a convenient spot for golf enthusiasts.
- Fishing3/10
Limited direct access to fishing spots nearby, requiring travel outside the immediate suburban locale.
- Horse Riding3/10
Equestrian facilities are not immediately adjacent to this urban-suburban residential area.
- Water Sports5/10
Clontarf and the coast are within a reasonable distance for those interested in coastal water sports.
- Entertaining9/10
Interconnecting reception rooms and a magnificent private rear garden provide an exceptional setting for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated on a leafy, established residential road just off Griffith Avenue, offering a peaceful and tranquil environment.
- Rural Living2/10
This is an urban residential setting within Dublin 9, far removed from rural isolation.
- Village Living7/10
Proximity to local shops, cafés, and restaurants gives a strong community village feel within the city suburbs.
- Coastal Living4/10
While close to coastal areas like Clontarf, the immediate setting is suburban residential rather than coastal.
- Urban Living8/10
Excellent connectivity to Dublin city centre via numerous bus routes and major roads makes this a prime urban-suburban location.
Social
6 areas- Community Involvement8/10
Located on an established residential road with strong local schools, clubs like St Vincent's GAA, and a tight-knit community feel.
- Café Culture7/10
Easy reach of local cafés and neighborhood amenities in Drumcondra.
- Nightlife6/10
Good access to local pubs and eateries, with swift transport links into central Dublin nightlife.
- Health/Wellness groups7/10
Proximity to local leisure centres, gyms, and sports clubs supports active health and wellness groups.
- Networking Opportunities6/10
Suburban location with decent connectivity to city business networks, though primarily residential.
- Tech-Hub Connectivity7/10
Good transport links and potential for robust home office setups support tech-hub accessibility.
Listing information
- Agent
- MOVEHOME ESTATE AGENTS
- Phone
- 01 8844690
- Published on HouseDelve
- 7 October 2026
- Correction
- Report an issue
HD-58CE6CHouseDelve · 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.