
22 Forest Hills, Forest Road, Swords, Co. DublinK67X433
€450,000
3 Bed~3 Bath~BER B3
What you'll like:
- Energy efficiency rating: The property holds a respectable B3 building energy rating, which indicates lower utility bills and could potentially qualify you for a green mortgage rate.
- Spacious living accommodation: Providing approximately 1,187 square feet of floor area, the home offers comfortable living quarters that comfortably accommodate modern family life.
- Desirable bedroom count: Featuring three well-proportioned bedrooms, including two doubles with fitted wardrobes, the layout is ideal for growing families or home-working professionals.
- Convenient ensuite facility: The master bedroom benefits from a private ensuite bathroom, adding a layer of daily convenience and privacy for the primary occupants.
- Guest downstairs toilet: A convenient ground floor WC serves visitors and residents alike, eliminating the need to use upstairs facilities during daytime hours.
- Modern kitchen setup: The fitted kitchen seamlessly adjoins a dedicated dining area, creating a practical, open-flowing space for daily meals and household management.
- Inviting main living room: A spacious ground-floor living area features an electric fire and direct glass doors leading to the rear garden for easy outdoor access.
- Private rear garden: The property includes a landscaped back garden complete with a patio area and a Barna shed for convenient extra outdoor storage.
- Curb appeal and frontage: The front exterior features well-maintained landscaped shrubs and flowerbeds, enhancing the initial visual impression upon arrival at the home.
- Off-street parking provision: Dedicated parking space at the front of the house ensures vehicle safety and eliminates on-street parking hassles for residents.
- Well-maintained development: Situated in a quiet and very well-presented residential neighborhood, offering a peaceful environment that is typically attractive to families.
- Proximity to local golf: Forest Little Golf Club is located close by, providing recreational opportunities and green views for local sporting enthusiasts.
- Public transport access: A nearby bus stop positioned along Forest Road offers direct commuter access into the city centre and surrounding areas.
- Retail convenience nearby: Residents can easily access local shops at both the Boroimhe and Rivervalley shopping malls for everyday household essentials.
- Major shopping hub proximity: The extensive Pavilions Shopping Centre is a short distance away, delivering a wide array of high-street retail and dining options.
- Educational facilities close by: A selection of primary and secondary schools are within easy reach, making the morning school run straightforward for parents.
- Airport proximity advantage: Dublin Airport is just a short drive away, which is exceptionally convenient for frequent flyers or airline industry professionals.
- Motorway connectivity: Quick and easy access to the M1 motorway ensures efficient travel routes north toward Belfast or south toward the capital.
- Stable asking price: The recorded asking price has remained completely static at 450000 euros since tracking began, suggesting a firm vendor pricing stance without erratic fluctuations.
- Turnkey presentation: The house is presented in modern, well-kept condition throughout, meaning buyers can move in immediately without undertaking heavy upfront renovation works.
But keep in mind:
- Static price posture: The asking price has remained unchanged at 450000 euros across all observed dates, which could indicate inflexible vendor expectations during negotiations.
- Heating system type: The home relies on Gas Fired Central Heating, prompting buyers to evaluate future carbon tax policies and potential fossil fuel phase-out costs.
- Missing floor plan details: Official listing data lacks an explicit breakdown of room dimensions, requiring buyers to verify exact square footage measurements during a physical viewing.
- Development management fees: Buyers should investigate whether the estate has an active management company or owners' management company that levies annual service charges.
- Traffic noise exposure: Being situated directly on Forest Road may expose the front rooms and garden to higher volumes of passing vehicular traffic.
- Bathroom ventilation check: With three bathrooms in total, buyers should thoroughly inspect mechanical extraction systems to prevent dampness and condensation issues.
- Boundary line clarity: The exact legal boundaries encompassing the rear garden and shed should be carefully verified against the title deeds by your solicitor.
- Potential flight paths: Given the close proximity to Dublin Airport, buyers should spend time at the property to assess potential aircraft noise impact overhead.
- Peak hour congestion: The nearby M1 and main arterial routes into Swords can experience heavy traffic bottlenecks during morning and evening rush hours.
- School capacity verification: Local educational facilities may experience high demand, so buyers should independently confirm enrolment availability with nearby schools.
- Electric fire limitation: The main living room features an electric fire rather than a solid fuel stove or open hearth, limiting traditional heating options during power outages.
- Storage shed condition: The included Barna shed should be inspected for signs of weather damage, wood rot, or security vulnerabilities prior to purchase.
- Attic insulation standards: While the BER is B3, buyers should inspect the attic space to confirm adequate roof insulation depth and proper ventilation.
- Plumbing water pressure: Multi-bathroom homes can suffer from simultaneous usage pressure drops, which should be tested during the structural survey.
- Parking space limits: Off-street parking appears tailored for a limited number of vehicles, which could pose challenges for multi-car households or visitors.
- Garden maintenance demands: While landscaped, the front shrubs and rear patio require ongoing upkeep to maintain the neat appearance seen in listing photographs.
- Future extension limits: The plot size and layout may restrict future ground-floor extensions unless careful planning and zoning regulations are considered.
- Window and door seals: Double glazing units should be checked for compromised seals, drafts, or condensation trapped between the glass panes.
- Electrical safety audit: Buyers should commission an independent electrician to certify that the consumer unit and wiring comply with current safety standards.
- Broadband infrastructure check: High-speed fibre broadband availability should be explicitly verified with local telecommunication providers to ensure robust home-office connectivity.
Price positioning
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- The asking price of €450,000 initially appears well-calibrated for a modern three-bedroom, three-bathroom semi-detached property extending to approximately 1,187 square feet in this popular suburban Swords residential development.
- Undervaluation or overvaluation signals are mixed, as the unchanged tracking history indicates a stable pricing strategy designed to attract keen interest without signaling immediate desperation from the seller.
- Such a price could be strongly supported by its desirable B3 energy rating, gas-fired central heating, and proximity to local shopping centers, schools, and transport links, though aggressive bidding could push final costs higher.
- Relevant market dynamics suggest that buyer demand in well-maintained suburban estates remains robust, meaning the listed figure might simply act as a competitive entry point rather than the ultimate final settlement value.
Build Analysis
What we know from similar construction types
- The property is a modern three-bedroom, two-storey house extending to approximately 110 sq.m (1,187 sq.ft.), featuring a standard layout with an entrance hall, kitchen, dining area, downstairs WC, and a large living room on the ground floor.
- Upstairs accommodation comprises two double bedrooms (one ensuite with fitted wardrobes) and a single bedroom, alongside a main bathroom.
- The listing indicates the presence of Gas Fired Central Heating and an electric fire in the living room.
- Exterior features include off-street parking to the front, a landscaped rear garden with a patio, and a Barna shed.
- A buyer should investigate the compliance and certification of any structural alterations or garden installations, and verify the overall condition of the roof, windows, and gas heating system during a structural survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,500.
- Explanation: Based on the property having a B3 BER rating and Gas Fired Central Heating for a floor area of approximately 110 square meters.
Pollution Safe
8/10Environmental situation to investigate
- The property is located in an established suburban residential area with no obvious immediate proximity to heavy industrial facilities, major incinerators, or active large-scale landfills.
- Any historical or legacy industrial pollution concerns in the broader Swords area should be independently verified by the buyer as part of standard due diligence.
Flood Safe
8/10Water overflow reports to follow up
- The location appears to be situated in a standard suburban setting well elevated above major coastal or major river flood plains, based on general regional topography.
- Buyers should consult official local authority flood maps to confirm whether any localized pluvial or surface water flood risks pertain specifically to the immediate micro-location.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
1 FOREST HILLS, FOREST RD, SWORDS
- Sale date
- Declared sale price
- €535,000.00
38 FOREST HILLS, FOREST RD, SWORDS
- Sale date
- Declared sale price
- €350,000.00
39 FOREST HILLS, FOREST ROAD, SWORDS
- Sale date
- Declared sale price
- €373,000.00
11 FOREST HILLS, FOREST RD, SWORDS
- Sale date
- Declared sale price
- €345,000.00
28 FOREST HILLS, FOREST RD, SWORDS
- Sale date
- Declared sale price
- €420,000.00
Recent sales in the wider Swords area
13 BIRCHDALE CLOSE, KINSEALY, SWORDS
- Sale date
- Declared sale price
- €420,000.00
3 GARTAN DR, ESTUARY RD, SWORDS
- Sale date
- Declared sale price
- €700,000.00
2 SEATOWN CRESCENT, SWORDS, DUBLIN 17
- Sale date
- Declared sale price
- €505,000.00
3 GLEN ELLAN CLOSE, SWORDS, DUBLIN
- Sale date
- Declared sale price
- €476,500.00
44 SANDFORD WOOD, SWORDS, DUBLIN
- 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
- Estimated stamp duty: €4,500 — 1% of €450,000.
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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: €1,500 to €3,000 excluding VAT and outlay.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €250 for mortgage or lender valuation purposes.
- Surveyor fees: €400 to €800 depending on the level of detail in the structural survey.
- Annual home insurance: €350 to €600 depending on the level of buildings and contents cover.
Forum Talk
What people are saying about this area
- Residents in the Swords area frequently discuss the strong community atmosphere and family-friendly nature of the Forest Hills and surrounding developments.
- Local forums often highlight convenient transport links, including regular bus services along Forest Road providing direct access to Dublin city centre.
- Proximity to Dublin Airport is a common topic of discussion among locals, noting both the convenience for travel and occasional flight path considerations to verify.
- The availability of local retail amenities, such as the Pavilions Shopping Centre and neighbourhood shops in Boroimhe, is regularly praised by residents.
- Traffic congestion during peak commuting hours around Swords village and main access routes to the M1 motorway is a recurring theme in local resident discussions.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a private landscaped rear garden, making it well-suited for young families. Primary and secondary schools are within easy access.
- Teenagers7/10
With three bedrooms and generous living accommodation including a large living room, there is adequate space for teenagers, though a larger family home might be needed as they grow older.
- Multi-generational Living5/10
At approximately 1,187 sq.ft. across two storeys with three bedrooms, the space is somewhat limited for multi-generational living compared to larger detached or extended properties.
- Single Buyers8/10
A modern three-bedroom home offering good space for a single buyer looking to establish roots in a popular residential area with strong transport links.
- Couples9/10
Provides excellent space for couples looking for room to grow, work from home, or host guests, situated in a well-maintained development.
- Empty Nesters8/10
The low-maintenance back garden and manageable two-storey layout make it an attractive option for empty nesters downsizing from larger properties.
- Retirees7/10
The property offers low-maintenance outdoor spaces and a quiet development setting, though buyers should verify the accessibility of stairs for long-term retirement living.
Work
3 areas- Remote Working8/10
With three bedrooms, the property provides flexible spaces that can easily be adapted into home offices for remote working professionals.
- Hybrid Commuting8/10
Benefiting from a bus stop along Forest Road with access to the city centre, plus short drive times to the M1 and Dublin Airport.
- Retired7/10
Well-suited for retirees seeking a manageable home close to local amenities, healthcare services, and shopping centres.
Practical
8 areas- Ageing in Place6/10
The two-storey layout features stairs to all bedrooms, meaning future modifications might be required for long-term ageing in place.
- Low Maintenance8/10
A modern B3-rated home featuring a generous low-maintenance back garden with a Barna Shed and off-street parking.
- Secure Gated Entry2/10
The property is situated in an open residential development rather than a secure gated community.
- Minimalist Design7/10
Features a contemporary two-storey layout with clean lines, fitted kitchens, and built-in storage solutions.
- Flexible Floor Plans7/10
Three bedrooms and a spacious living room offer good flexibility for family living, guest rooms, or home office setups.
- Heritage Home1/10
This is a modern, recently constructed residential property rather than a period or heritage home.
- Ecological Setup8/10
Achieves a strong B3 BER rating, indicating good energy efficiency and lower heating costs via Gas Fired Central Heating.
- Outdoor areas8/10
Includes landscaped shrubs to the front and a private landscaped rear garden complete with a patio area and shed.
Interests
9 areas- Gardening7/10
Features landscaped shrubs and flowerbeds to the front and a private landscaped rear garden with a patio and Barna Shed for storage.
- Walking7/10
Proximity to local parks, Swords village, and residential paths offers decent opportunities for daily walking and light strolls.
- Gym6/10
Buyers should investigate local fitness centres and gyms in the surrounding Swords area, as specific facilities are not explicitly detailed on-site.
- Cycling6/10
The suburban location allows for cycling to nearby shopping centres and local amenities, though main commuter routes should be assessed for cycle lanes.
- Golf9/10
Excellently located right near Forest Little Golf Club, making this an exceptional choice for golf enthusiasts.
- Fishing4/10
While coastal and river options exist in the broader region, fishing is not a primary lifestyle feature immediately associated with this suburban address.
- Horse Riding4/10
Equestrian facilities are generally sparse in immediate suburban Swords, requiring travel further into North County Dublin.
- Water Sports5/10
Proximity to the coast allows for potential water sports further out, but the immediate area is strictly residential and suburban.
- Entertaining8/10
The large living room with doors leading to the garden and patio area creates a very functional space for hosting family and friends.
Lifestyle
5 areas- Quiet Living8/10
Located in a quiet and very well-maintained residential development off Forest Road, offering a peaceful environment away from heavy urban congestion.
- Rural Living3/10
This is a suburban residential setting close to Swords village and shopping centres, offering very little rural character.
- Village Living7/10
Swords village and its various local shops and amenities are close at hand, providing a strong sense of local community and convenience.
- Coastal Living4/10
While North County Dublin has coastal stretches nearby, this specific inland location in Swords does not offer direct coastal proximity or views.
- Urban Living6/10
Provides good suburban convenience with easy access to Dublin Airport, the M1, and city centre bus links, balancing suburban quiet with urban connectivity.
Social
6 areas- Community Involvement7/10
Located in a popular and well-maintained residential neighborhood with established community ties and local associations.
- Café Culture7/10
Access to local shopping malls like Boroimhe, Rivervalley, and The Pavilions Shopping Centre ensures plenty of local café options.
- Nightlife5/10
Nightlife options are somewhat limited in the immediate residential surrounds, though Swords village offers local pubs and venues.
- Health/Wellness groups6/10
Proximity to local community hubs and golf clubs provides access to wellness and recreational groups.
- Networking Opportunities5/10
Primarily a residential suburb, meaning professional networking will likely require travel toward Dublin city centre or airport business parks.
- Tech-Hub Connectivity6/10
Good road links to the M1 and Dublin Airport facilitate travel to major business and tech employment nodes in North Dublin.
Listing information
- Agent
- Hooke & MacDonald
- Phone
- 01 631 8402
- Current status
- active
- Published on HouseDelve
- 28 October 2026
- Correction
- Report an issue
HD-31CC68HouseDelve · 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.