22 Glencairn Crescent, The Gallops, Leopardstown, Dublin 18D18V6W6
€745,000
3 Bed~2 Bath~BER C
What you'll like:
- Prime transit proximity: Situated only 170 metres from the local Luas stop, providing effortless and rapid rail commuting access directly into Dublin city centre.
- Substantial attic conversion: Features an impressive approximate 21 square metre converted attic space equipped with Velux windows, offering fantastic versatility for a home office or gym.
- South facing garden: Boasts an exquisitely landscaped southerly orientated rear garden designed for relaxation, ensuring maximum natural sunlight throughout the day.
- Turn key presentation: Maintained and finished to an exceptionally high standard throughout, allowing the incoming purchaser to move in immediately without undertaking costly renovations.
- High quality kitchen: Equipped with granite countertops, a breakfast island, and premium integrated appliances, creating a stylish and highly functional culinary hub for family life.
- Principal ensuite bedroom: Includes a well proportioned rear principal double bedroom featuring a private ensuite shower room for added daily convenience and privacy.
- Versatile bedroom configuration: The third bedroom is currently formatted as a fully fitted walk-in wardrobe but can be easily reinstated as a single bedroom or nursery.
- Off street parking capacity: Provides convenient off-street parking capability for up to two cars directly to the front of this semi-detached suburban residence.
- Desirable residential setting: Located within a renowned and mature family-friendly development in Leopardstown, highly valued for its peaceful surroundings and strong community atmosphere.
- Interconnecting reception rooms: Features a bright front living room with an open fireplace that seamlessly interconnects with the rear dining room via double doors.
- Ample storage options: Benefits from practical understairs storage and extensive eaves storage within the converted attic space to effortlessly accommodate household belongings.
- Convenient retail access: Positioned within easy reach of Leopardstown Shopping Centre and Carrickmines Retail Park for comprehensive local shopping and dining amenities.
- Outdoor convenience features: Includes a dedicated garden shed along with a covered bicycle and bin store to keep external areas tidy and well organized.
- Modern flooring finishes: Showcases attractive walnut flooring throughout much of the ground level living areas, enhancing the contemporary and polished interior aesthetic.
- Smart plantation shutters: Fitted with stylish plantation shutters on multiple front windows, offering both privacy and excellent control over natural light entry.
- Gas fired central heating: Fitted with a reliable gas fired central heating system ensuring efficient warmth and hot water delivery throughout the winter months.
- Integrated security alarm: Equipped with an operational alarm panel in the welcoming entrance hallway, providing peace of mind for home security and safety.
- Family friendly bathroom: Serviced by a well appointed main family bathroom complete with a full-sized bath to accommodate the needs of younger residents or guests.
- Strong educational proximity: Situated within a catchment area close to a variety of established local schools, catering well to growing families with children.
- Immediate motorway connectivity: Offers rapid access to both the M50 motorway and the N11 dual carriageway, facilitating straightforward travel by car across the wider region.
But keep in mind:
- Moderate energy rating: The property carries a C BER rating, which may indicate higher heating costs and a potential requirement for future insulation upgrades.
- Single bedroom reduction: Bedroom three is currently used as a walk-in wardrobe, meaning buyers wishing to use it as a bedroom must budget for reconfiguration costs.
- Interconnecting layout flow: The ground floor living and dining rooms connect directly, which might lack acoustic privacy if household members require separate quiet spaces.
- Attic compliance verification: Buyers should verify that the attic conversion obtained all necessary structural and building control compliance certificates prior to purchase.
- Semi detached noise transmission: As a semi-detached property, purchasers should investigate potential party wall sound transmission from adjacent neighboring homes.
- Open fireplace emissions: The living room features a traditional open fireplace, which is less energy efficient and may produce drafts compared to modern closed stoves.
- High demand micro market: Located in a sought-after suburban development, competitive bidding conditions could potentially push the final acquisition cost above asking price.
- Staircase safety review: The second staircase leading to the attic conversion should be checked by a surveyor to ensure it meets current building safety standards.
- Potential parking constraints: While two spaces are available off-street, visiting guests may experience limited parking availability along the crescent during peak hours.
- Garden maintenance requirements: The extensively landscaped southerly garden will require ongoing gardening upkeep to maintain its current pristine presentation standards.
- Eaves storage accessibility: Accessing the extensive eaves storage in the attic requires bending or crawling, which might limit the convenience of stored item retrieval.
- Kitchen appliance longevity: Buyers should commission a thorough inspection of the integrated kitchen appliances to gauge their remaining operational lifespan and condition.
- Window shutter maintenance: The stylish plantation shutters will require regular cleaning and occasional mechanical adjustment to prevent alignment issues over time.
- Urban transit proximity: Being very close to the rapid transit line could potentially result in occasional ambient noise for front-facing rooms during operating hours.
- Bathroom natural ventilation: The main family bathroom relies on standard ventilation which should be inspected for potential moisture control or humidity management issues.
- Floor area verification: The exact floor area should be independently verified by your surveyor to ensure accuracy against marketing specifications provided.
- Local traffic congestion: The wider Leopardstown area can experience notable commuter congestion during peak morning and evening rush hour periods near major junctions.
- Property boundary confirmation: Buyers must ensure their legal representative meticulously checks the title deeds to confirm exact garden and driveway boundary delineations.
- Boiler servicing history: Prospective purchasers should request comprehensive historical service records for the gas boiler to verify its operational reliability and safety.
- Future development surround: Investigate surrounding local zoning plans to ensure no unexpected large-scale commercial or residential developments are planned nearby.
Price positioning
?
- The asking price appears somewhat ambitious relative to historical transaction data within the immediate vicinity, suggesting a slight premium is being sought by the vendor for its turn-key condition and desirable orientation.
- Upward valuation signals include the high-specification interior finishes, landscaped south-facing garden, and the valuable inclusion of a substantial converted attic space that expands usable floor area significantly.
- Potential factors that could undermine this price point include the C energy rating, which might deter buyers prioritizing high efficiency, while strong public transport connectivity and local amenities heavily support the valuation.
- Overall market sentiment and broader regional transaction trends indicate that while the property commands a robust figure, it sits comfortably within the upper bounds of achievable local pricing parameters.
Build Analysis
What we know from similar construction types
- The property features a substantial attic conversion of approximately 21 sq m accessed via a second staircase, and a buyer should verify that appropriate planning permission, building regulations compliance, and structural certification are in place for this conversion.
- The third bedroom has been opened up to interconnect with the second bedroom and is currently configured as a walk-in wardrobe, meaning a buyer may need to budget for minor reconfiguration if they wish to formally reinstate it as an independent single bedroom.
- The home is equipped with gas-fired central heating and double glazing, but a general structural and damp survey is recommended to check the condition of the roof timbers around the attic conversion Velux windows and ensure adequate ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600
- Explanation: Based on a C BER rating and a floor area of approximately 102 sq m plus a converted attic, with gas-fired central heating.
Pollution Safe
9/10Environmental situation to investigate
- The area is primarily residential and suburban, located well away from heavy industrial zones, major manufacturing plants, and active large-scale incinerators.
- Any historical industrial legacy or proximity to minor commercial sites should be independently verified by prospective buyers if specific concerns arise.
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
20 GLENCAIRN CRESCENT, LEOPARDSTOWN, DUBLIN 18
- Sale date
- Declared sale price
- €630,000.00
64 GLENCAIRN CRESCENT, THE GALLOPS, SANDYFORD
- Sale date
- Declared sale price
- €825,000.00
Recent sales in the wider The Gallops area
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
29 THE CRESCENT, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €411,000.00
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 €74,500 based on 10 percent for the portion over €1 million, or €7,450 to €22,350 depending on tiered residential rates up to €745,000
- Solicitor legal fees: €1,500 to €3,000 plus VAT and outlays
- Land registration fees: €600 to €800 depending on property value and registry type
- Property valuation fees: €150 to €300
- Surveyor fees: €500 to €1,200 depending on the level of survey detail
- Annual home insurance: €400 to €800
Forum Talk
What people are saying about this area
- Residents frequently highlight The Gallops as an exceptionally family-friendly and well-maintained neighborhood with active local community engagement.
- Proximity to the Luas Green Line is widely praised on local forums for providing seamless and reliable commuting into Dublin city centre.
- Locals often discuss the convenience of nearby retail parks such as Carrickmines and Leopardstown Shopping Centre for everyday needs.
- Parent groups in the area regularly share positive feedback regarding the availability of well-regarded local schools and childcare facilities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a family-friendly development with three bedrooms and a secure, landscaped rear garden, making it very suitable for young children.
- Teenagers8/10
With three bedrooms, an attic conversion offering extra flexible space, and close proximity to the Luas for independent travel, teenagers will find this location convenient.
- Multi-generational Living5/10
A semi-detached three-bedroom house with an attic conversion provides decent space, though it lacks separate multi-generational living annexes.
- Single Buyers7/10
An appealing turn-key property with excellent transport links into the city center, though the price point reflects a larger family home.
- Couples9/10
Immaculately presented with generous living space, a home office opportunity in the converted attic, and a southerly garden ideal for entertaining couples.
- Empty Nesters7/10
Low maintenance layout with a manageable garden and great local amenities, though stairs are required for bedrooms and the attic.
- Retirees6/10
Close to amenities and public transport, but multi-level living with bedrooms and an attic conversion might pose mobility challenges over time.
Work
3 areas- Remote Working9/10
The substantial attic conversion and a flexible third bedroom currently used as a walk-in wardrobe provide exceptional options for home offices.
- Hybrid Commuting9/10
Located just 170 meters from The Gallops Luas stop and close to the M50 and N11 for efficient hybrid commuting.
- Retired6/10
Well-connected and manageable, though multi-level stairs should be considered for retirement longevity.
Practical
8 areas- Ageing in Place5/10
The home features multiple levels including stairs to bedrooms and a second staircase to the attic, which may challenge long-term ageing in place.
- Low Maintenance8/10
Presented in turn-key condition with a landscaped, manageable garden and modern fittings throughout.
- Secure Gated Entry3/10
Open suburban crescent layout with off-street parking rather than a gated community entry.
- Minimalist Design6/10
Contemporary bright accommodation, though traditional room separations exist between the living and dining spaces.
- Flexible Floor Plans9/10
Includes an attic conversion and a third bedroom that can function as a single room, nursery, or home office.
- Heritage Home2/10
This is a modern suburban development property rather than a period heritage home.
- Ecological Setup5/10
Standard gas-fired central heating with a BER rating of C, leaving room for future energy upgrades.
- Outdoor areas8/10
Features a landscaped southerly orientated rear garden with a patio, garden shed, and covered bicycle/bin store.
Interests
9 areas- Gardening7/10
Features an exquisitely landscaped southerly orientated rear garden with a patio area and garden shed.
- Walking7/10
Good local neighborhood walking paths and close proximity to local parks and retail centers.
- Gym8/10
The converted attic space is ideally suited for use as a home gym, in addition to nearby commercial fitness facilities.
- Cycling7/10
The property includes a covered bicycle and bin store, facilitating local cycling.
- Golf6/10
South Dublin location provides reasonable access to local golf courses and clubs.
- Fishing3/10
Suburban setting does not offer immediate access to fishing spots.
- Horse Riding4/10
Limited equestrian facilities directly nearby, though some regional centers exist.
- Water Sports3/10
Inland suburban location requires travel to the coast for water sports.
- Entertaining9/10
Interconnecting living and dining rooms, a well-appointed kitchen with island, and a landscaped southerly garden make this home ideal for entertaining.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential development known for its peaceful atmosphere, though close to transit links.
- Rural Living2/10
This is a suburban residential setting in Leopardstown rather than a rural environment.
- Village Living6/10
Proximity to local shopping centers, cafés, and restaurants offers a community village feel within a suburb.
- Coastal Living3/10
Located inland in South Dublin with no immediate coastal proximity.
- Urban Living7/10
Excellent Luas connectivity provides fast access to Dublin city center while maintaining suburban quiet.
Social
6 areas- Community Involvement8/10
Located in a mature, established residential development with a strong family-friendly community atmosphere.
- Café Culture7/10
Good access to local cafés and restaurants within easy reach in the Leopardstown and surrounding areas.
- Nightlife5/10
Suburban residential area with limited local nightlife, requiring travel into nearby town centers or Dublin city.
- Health/Wellness groups7/10
Proximity to local amenities, parks, and potential space for pilates & stretching at home support a wellness-focused routine.
- Networking Opportunities6/10
Easy transit access to business hubs in Sandyford and Dublin city center facilitates professional networking.
- Tech-Hub Connectivity8/10
Extremely close to the Sandyford business and tech district via the Luas line.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-5A91C0HouseDelve · 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.