22 Glencairn Crescent, The Gallops, Leopardstown, Dublin 18D18V6W6
SALE AGREED
Last asking price: €745,000
3 Bed~2 Bath~102 m²~BER C
What you'll like:
- Unrivaled transit proximity: The property is positioned a mere 170 metres from the local Luas stop, granting future residents exceptionally swift and reliable public transport connectivity directly into Dublin City Centre.
- Turn-key presentation: The home is presented in an immaculately maintained condition throughout, allowing a new owner to move in immediately without undertaking any stressful or costly initial renovations.
- Substantial attic conversion: Featuring a generous converted attic space complete with Velux roof windows and eaves storage, the dwelling offers versatile square footage ideal for a home office or hobby room.
- Southerly oriented garden: The exquisitely landscaped rear garden benefits from an optimal southern orientation, creating an inviting sun-trap retreat that is perfectly designed for outdoor relaxation and seasonal entertaining.
- High-spec kitchen finishes: The well-appointed kitchen boasts premium granite countertops and a central breakfast island, providing a highly functional and stylish culinary workspace tailored for modern family life.
- Ensuite primary bedroom: The spacious principal double bedroom includes a private ensuite shower room, offering a convenient and private morning sanctuary for the eventual homeowner within the property.
- Desirable residential setting: Situated within a prestigious and mature neighbourhood renowned for its family-friendly atmosphere, the address provides a highly sought-after lifestyle in the heart of South Dublin.
- Off-street parking capacity: The driveway provides convenient off-street parking space for up to two cars, eliminating common street parking hassles for busy households and visiting family members.
- Interconnecting reception rooms: The bright front living room connects seamlessly to the rear dining room via double doors, establishing a wonderful flow for hosting gatherings and entertaining guests comfortably.
- Integrated modern appliances: The kitchen comes fully equipped with a selection of quality appliances including an integrated dishwasher and gas hob, ensuring seamless functionality from day one of occupancy.
- Dedicated outdoor storage: The exterior includes a practical garden shed alongside a covered bicycle and bin store, helping to maintain a tidy and organized outdoor living environment effortlessly.
- Versatile third bedroom: Bedroom three is currently configured as a custom walk-in wardrobe, but it can be easily reinstated as a single bedroom, nursery, or quiet study depending on changing needs.
- Strong local retail access: Proximity to major retail hubs such as Leopardstown Shopping Centre and Carrickmines Retail Park ensures daily shopping and dining conveniences are only minutes away.
- Motorway accessibility: The nearby M50 and N11 corridors are readily accessible by vehicle, facilitating straightforward commuting by car across the wider Dublin region and beyond.
- Comprehensive security system: An active home alarm system is already installed in the hallway, offering immediate baseline security peace of mind for prospective buyers upon taking possession.
- Plentiful natural light: Large windows fitted with stylish plantation shutters allow ample natural light to flood the interior living spaces while maintaining privacy from the quiet residential crescent outside.
- Thoughtful understairs storage: The entrance hallway features clever built-in understairs storage capacity, making it exceptionally easy to stow away coats, shoes, and household clutter out of sight.
- Stable asking price: The tracking history shows a steady, unchanged asking price of €745,000, which indicates a firm vendor stance and provides clarity for budgeting your initial purchase offer.
- Established educational options: The surrounding catchment area features a variety of well-regarded local schools, making the location particularly appealing for growing families prioritizing educational access.
- Abundant recreational amenities: Residents can easily enjoy nearby parks, cafes, and leisure facilities, fostering an active and balanced lifestyle within this popular South Dublin suburban enclave.
But keep in mind:
- Intermediate energy rating: The property holds a C building energy rating, meaning a buyer should budget for potential future upgrades like insulation or heat pumps to improve long-term energy efficiency.
- Attic compliance due diligence: Buyers must verify whether all necessary planning permissions and building regulations were fully obtained for the substantial attic conversion and its associated structural alterations.
- Interconnecting bedroom layout: Bedroom two currently accesses bedroom three directly, which may require minor partition reconfiguration if a buyer prefers independent bedroom access for growing children.
- Stagnant pricing strategy: The asking price has remained completely static at €745,000 since tracking began, suggesting the seller may be inflexible or unrealistic regarding immediate market negotiation margins.
- Potential drainage easements: Prospective purchasers should instruct their legal representative to check for any hidden wayleaves, easements, or municipal drainage pipes crossing the landscaped rear garden grounds.
- Party wall considerations: As a semi-detached dwelling, future soundproofing upgrades or side extension plans will require careful consultation and mutual agreement with the adjacent neighboring property owners.
- Boundary fence verification: Buyers must carefully inspect title deeds to confirm that the exact legal boundaries of the southerly rear garden align accurately with physical fencing on the ground.
- Boiler lifespan uncertainty: Given the presence of standard gas-fired central heating, purchasers should commission a thorough heating engineer inspection to determine the current age and working condition of the boiler.
- Traffic congestion risks: The neighborhood's popularity and proximity to major retail parks may result in localized peak-hour traffic bottlenecks along surrounding feeder roads during morning and evening commutes.
- Window treatment maintenance: The stylish plantation shutters fitted throughout require careful ongoing maintenance and cleaning, and prospective buyers should check their mechanical working order during a viewing.
- High flooring replacement costs: The extensive use of walnut flooring throughout the ground level means any localized water damage or deep scratches could necessitate costly sanding or total replacement works.
- Staircase headroom checks: Due to the secondary staircase leading up to the converted attic space, buyers should personally verify that head clearance complies comfortably with standard safety regulations.
- Lack of detached garage: The absence of a permanent garage limits secure storage for bulky items like motorcycles, kayaks, or extensive DIY equipment beyond the existing garden shed.
- Maintenance of flat roofs: Buyers should have any flat roof sections or shed coverings meticulously inspected by a surveyor to ensure there are no lingering moisture retention or waterproofing issues.
- Local parking restrictions: While off-street parking accommodates two cars, visiting guests might face stiff competition for curb space along the residential crescent during busy evening periods.
- Future development creep: Prospective purchasers should review local county development plans to ensure no large-scale commercial or high-density residential projects are slated for nearby vacant parcels.
- Insulation depth checks: Because the BER is rated at C, a surveyor should assess the current attic and wall insulation depths to calculate realistic heating cost projections for winter months.
- Plumbing system capacity: The kitchen plumbing accommodates a washing machine alongside an integrated dishwasher, meaning buyers should check water pressure levels when multiple high-draw appliances operate simultaneously.
- Radon gas mitigation check: Buyers should verify regional radon risk levels for the Leopardstown area and confirm whether adequate sub-slab protective measures or passive barrier systems are installed.
- Insurance premium variations: Properties featuring converted attic spaces and extensive ground-floor timber flooring sometimes attract specialized home insurance policy conditions or higher premium quotes to investigate.
Price positioning
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- The asking price appears broadly in line with prevailing market conditions and recent local transactions for similar three-bedroom semi-detached residences, reflecting a balanced pricing strategy designed to attract serious buyers without overextending expectations.
- Valuation signals are supported by high-quality features such as a converted attic space, a southerly landscaped garden, and an exceptional proximity to public transport infrastructure, balancing out a moderate energy rating.
- Factors that could support the current asking price include strong persistent demand for turn-key family homes in well-connected suburban developments, whereas potential market hesitation regarding the C energy rating might slightly undermine higher bids.
- Relevant contextual factors encompass the overall stability of asking prices since initial listing and the continuous appeal of the Leopardstown area for commuters seeking convenient access to employment hubs via the nearby light rail network.
Build Analysis
What we know from similar construction types
- The property is a semi-detached house extending to approximately 102 square metres with a substantial attic conversion of approximately 21 square metres, providing additional usable space.
- A buyer should verify whether appropriate planning permission, building regulations approval, and structural certification were obtained for the attic conversion and any associated stairs.
- The layout features an interconnecting front bedroom and third bedroom currently configured as a walk-in wardrobe, which a buyer may want to inspect for ease of reinstatement as a standalone bedroom.
- The BER is rated C, indicating moderate energy efficiency, with gas-fired central heating and double glazing visible in the listing details.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Based on the 102 square metre floor area and a C BER rating, gas-fired central heating costs will vary depending on energy usage and winter temperatures.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a predominantly residential suburban area well away from major heavy industrial zones, large-scale incinerators, or active industrial pollution concerns.
- Any historical or legacy industrial land uses in the wider South Dublin region are distant enough that direct impact on this residential crescent is considered highly unlikely, though buyers should verify local environmental reports if concerned.
Flood Safe
8/10Water overflow reports to follow up
- The Gallops in Leopardstown is generally situated on elevated suburban terrain well away from major coastal flood zones or major river flood plains.
- Standard surface water drainage applies during periods of heavy rainfall, and buyers are advised to check local drainage maps and historical records as part of standard pre-purchase due diligence.
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
2 SANDYFORD HALL GROVE, SANDYFORD, DUBLIN 18
- Sale date
- Declared sale price
- €885,000.00
1 CRUAGH COURT, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €711,000.00
32 FOXROCK MANOR, FOXROCK, DUBLIN 18
- Sale date
- Declared sale price
- €1,315,000.00
APT 7 THE VIEW, CARRICKMINES MANOR, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €360,000.00
APT 2 CAIRNBROOK VIEW, GLENAMUCK RD, CARRICKMINES DUBLIN 18
- Sale date
- Declared sale price
- €471,000.00
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: €7,450 — 1% of €745,000.
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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 outlays.
- Land registration fees: €400 to €800 depending on the property value and registration type.
- Property valuation fees: €150 to €300 for a mortgage or standard valuation report.
- Surveyor fees: €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: €400 to €800 for buildings and contents coverage.
Forum Talk
What people are saying about this area
- Residents in The Gallops development frequently highlight the exceptional convenience of the location, particularly the proximity to the Luas Green line for daily commuting.
- Local forums often discuss the family-friendly nature of Leopardstown, noting the high demand for established housing estates with green spaces and mature trees.
- Ammunities such as the nearby Leopardstown Shopping Centre and Carrickmines Retail Park are regularly cited as major lifestyle benefits for families moving to the area.
- Discussions regarding property values in Dublin 18 emphasize strong ongoing demand for turn-key properties within easy walking distance of rapid transit links.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located in a mature, family-friendly development with excellent local schools nearby and a secure rear garden for play.
- Teenagers7/10
Proximity to the Luas stop makes independent travel around South Dublin and the city centre very accessible for teenagers.
- Multi-generational Living6/10
The layout provides three bedrooms and an attic conversion, though the semi-detached footprint offers limited space for true independent multi-generational living.
- Single Buyers7/10
An appealing turn-key home with fantastic transport links, though the price point at €745,000 requires substantial purchasing power for a single buyer.
- Couples9/10
Exceptional fit for couples looking to settle in a desirable South Dublin location with plenty of space to grow into over time.
- Empty Nesters7/10
Low-maintenance outdoor areas and convenient access to local shopping suit those scaling down from larger properties.
- Retirees7/10
The property offers comfortable single-level living options on the ground floor and proximity to amenities, though stairs to upper levels should be considered for long-term ageing in place.
Work
3 areas- Remote Working9/10
The converted attic and versatile third bedroom provide exceptional dedicated spaces for home offices.
- Hybrid Commuting10/10
Being a mere 170 metres from the Gallops Luas stop offers unbeatable convenience for hybrid commuters heading into the city or Sandyford.
- Retired7/10
A manageable property size with good local amenities nearby, though upper-floor bedrooms require stair climbing.
Practical
8 areas- Ageing in Place6/10
While the ground floor is accessible, the primary bedrooms and bathrooms are located upstairs, requiring consideration for long-term mobility.
- Low Maintenance8/10
Presented in turn-key condition with modern finishes, gas-fired central heating, and a manageable garden footprint.
- Secure Gated Entry4/10
The property features off-street parking for two cars and an alarm system, but is not part of a gated development.
- Minimalist Design7/10
Clean contemporary interiors, wooden flooring, and a neutral palette offer a great foundation for minimalist styling.
- Flexible Floor Plans9/10
Features interconnecting reception rooms, a versatile third bedroom currently used as a walk-in wardrobe, and a large attic conversion.
- Heritage Home2/10
This is a contemporary suburban home rather than a period or heritage property.
- Ecological Setup6/10
The property holds a C BER rating, indicating potential room for energy-efficiency upgrades depending on buyer preferences.
- Outdoor areas9/10
Features a beautifully landscaped southerly oriented rear garden complete with a garden shed and covered bicycle/bin store.
Interests
9 areas- Gardening7/10
Features an exquisitely landscaped southerly oriented rear garden with patio space, ideal for keen gardeners.
- Walking8/10
The mature suburban layout and nearby green spaces provide pleasant local walking routes.
- Gym7/10
The converted attic space is ideally suited for setting up a home gym or fitness area.
- Cycling7/10
The property includes a covered bicycle store, and local suburban roads facilitate cycling.
- Golf7/10
Located in South Dublin within a reasonable distance of several reputable golf clubs and courses.
- Fishing3/10
The location is heavily suburban and residential, offering very limited direct opportunities for fishing.
- Horse Riding4/10
While some equestrian facilities may exist in wider South Dublin, this is primarily an urban and suburban neighborhood.
- Water Sports4/10
Proximity to Dublin Bay allows for water sports access, though it requires a short drive or commute from Leopardstown.
- Entertaining9/10
The interconnecting living and dining spaces combined with a landscaped southerly garden make this home fantastic for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Situated in a mature residential development known for its peaceful atmosphere away from major arterial noise.
- Rural Living2/10
This is a suburban residential setting with dense housing and high urban connectivity rather than rural seclusion.
- Village Living6/10
Proximity to local retail parks, shopping centres, and neighbourhood services provides a community-focused village feel.
- Coastal Living4/10
While located in South Dublin, the property is suburban and does not offer direct coastal proximity or sea views.
- Urban Living8/10
Outstanding public transport via the Luas Green Line connects residents directly to the heart of Dublin city centre within minutes.
Social
6 areas- Community Involvement8/10
The Gallops is a well-established, mature residential community with active local engagement.
- Café Culture7/10
Easy access to nearby shopping centres and local commercial hubs provides good options for coffee and casual dining.
- Nightlife5/10
The immediate neighborhood is largely residential and quiet, requiring travel into nearby urban centers for vibrant nightlife.
- Health/Wellness groups7/10
Good availability of local health clubs, pilates & stretching studios, and community wellness amenities in the broader Leopardstown area.
- Networking Opportunities7/10
Close proximity to the Sandyford business district provides strong professional networking potential.
- Tech-Hub Connectivity9/10
Extremely close to major South Dublin employment and technology hubs via the Luas Green Line and M50.
Listing information
- Agent
- Sherry FitzGerald Foxrock
- Phone
- 01 289 4386
- Current status
- sale agreed
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-5A91C0HouseDelve · 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.