
22 Halpin Park, Tinakilly Park, Rathnew, Co. WicklowA67C6F5
€575,000
4 Bed~3 Bath~136 m²~BER A2
What you'll like:
- A2 BER Rating: This exceptional energy rating indicates top tier thermal efficiency, ensuring lower monthly utility bills and a comfortable year round indoor climate.
- Air to Water Heating: The modern heating system provides reliable and cost effective temperature regulation without relying on fossil fuels for daily comfort.
- Show House Condition: The property is presented in immaculate condition throughout with high end finishes, allowing new owners to move in immediately without renovation costs.
- South West Garden: The rear garden enjoys a highly desirable sunny aspect, perfect for evening outdoor dining and maximizing natural light indoors.
- Green Area Views: Situated directly opposite a beautifully maintained open green space, the home offers pleasant neighborhood vistas and enhanced privacy at the front.
- Four Spacious Bedrooms: The upper level accommodates four well proportioned bedrooms with built in wardrobes, easily satisfying the needs of a growing family.
- Luxury Primary Ensuite: The main bedroom features a contemporary ensuite bathroom with high quality tiling and sanitary ware for added convenience and privacy.
- Modern Open Plan: The rear kitchen diner and family room provides a fluid, sociable layout designed specifically for contemporary lifestyles and hosting guests.
- Handcrafted Kitchen Units: The stylish kitchen boasts custom cabinetry in attractive contrasting colors, complemented by a large central island and modern integrated appliances.
- Dedicated Utility Room: A separate matching utility room keeps laundry appliances organized and out of sight while offering direct access to the side entrance.
- EV Charger Installed: The driveway is equipped with an electric vehicle charging point,future proofing the home for sustainable transport needs from day one.
- Off Street Parking: A private cobble lock driveway provides secure parking spaces directly in front of the house for multiple vehicles.
- Attic Conversion Potential: A pull down Stira stairs grants easy access to a convertible attic space, offering excellent potential for extra storage or future expansion.
- Walkable Village Location: Positioned just a ten minute stroll from Rathnew village, residents enjoy effortless access to local shops, cafes, and everyday amenities.
- Nearby Educational Facilities: Several local schools are within comfortable walking distance, making morning school runs exceptionally convenient for families with children.
- Greenway Access Proximity: Outdoor enthusiasts will appreciate direct nearby access to the Wicklow to Greystones Greenway project for cycling, running, and walking.
- Excellent Commuter Links: Regular local bus routes stopping right at the development entrance provide direct access to Dublin City Centre, Wexford, and the airport.
- Mainline Rail Proximity: Wicklow Town mainline train station is located just minutes away, offering a seamless and reliable commuter service into the capital.
- Landscaped Outdoor Space: The fully enclosed rear garden features a manicured lawn, established flowerbeds, and a paved patio area ideal for relaxing outdoors.
- Established Neighborhood Setting: Located within an exclusive residential enclave bordering historic country house grounds, the area offers a peaceful and picturesque community feel.
But keep in mind:
- Unverified Fixture Condition: The selling agent has not tested appliances or plumbing fixtures, so buyers should independently verify that all mechanical systems are fully functional.
- Management Company Fees: Buyers must investigate potential annual estate management or service charges for the development's public green areas and shared infrastructure.
- Boundary Verification Needed: Purchasers should have their legal representative thoroughly inspect property title maps to confirm exact garden boundaries and parking space allocations.
- Future Construction Disruption: Ongoing development within the wider master planned area may cause nearby construction noise, heavy vehicle traffic, and dust for a period.
- Public Park Status: Buyers should verify the exact timeline and completion details for the promised large public park surrounding the broader housing development.
- Warranty Documentation Check: Since the home is nearly new, buyers need to confirm the remaining duration and validity of any structural home guarantee insurance policies.
- Attic Insulation Integrity: While the A2 rating is promising, an independent survey should check the attic insulation and ventilation before utilizing the space for storage.
- Ventilation System Inspection: Modern airtight homes require proper mechanical ventilation usage to prevent condensation buildup, which should be checked during the survey.
- Drainage System Verification: Buyers should ensure that surface water drainage and soakaways around the patio and driveway comply with modern engineering standards.
- Broadband Speed Confirmation: High speed fiber optic internet availability should be explicitly verified with providers to ensure adequate remote working capabilities at this address.
- Public Transport Timetable Reliance: Prospective commuters should review peak time bus and rail schedules carefully, as service frequencies can vary outside standard commuting hours.
- Local Traffic Congestion: Morning and evening peak traffic flows along access routes toward the M11 should be monitored to understand realistic daily commute times.
- Parking Restriction Enforcement: Buyers should check if the management company enforces specific rules regarding visitor parking or commercial vehicles within the estate.
- Garden Boundary Privacy: The timber fencing enclosing the rear garden should be inspected for structural soundness and long term durability against weather elements.
- Rainwater Runoff Management: The positioning of the south west patio relative to lawn drainage should be inspected to prevent potential pooling during heavy downpours.
- Internal Door Clearance: Modern engineered flooring flows throughout the ground floor, and buyers should check door clearances to ensure smooth operation over rugs or mats.
- Appliance Warranty Transfers: Purchasers must confirm whether the manufacturer warranties for the integrated kitchen appliances transfer automatically to new homeowners.
- External Lighting Provision: Buyers might want to check if exterior security or patio lighting is fully installed or requires additional electrical wiring investments.
- Refuse Collection Services: Prospective residents should investigate which local waste management providers operate in the area and their respective bin collection schedules.
- Local Amenity Capacity: As the surrounding population grows with new housing, buyers should verify that local schools and medical services maintain adequate capacity.
Price positioning
?
- The asking price appears somewhat overvalued when compared against historical transactions for similar residential units within the immediate estate, indicating an aggressive pricing strategy by the vendor in the current market environment.
- Valuation signals are heavily driven by the property's modern A2 BER rating, excellent finish throughout, and energy-efficient air-to-water heating system, which typically attract a significant premium from buyers seeking lower running costs.
- Such a price could be supported by strong sustained demand for high-specification family homes with south-westerly gardens, though potential macroeconomic shifts or rising interest rates might undermine buyer willingness to pay above historical norms.
- Relevant contextual factors include the property's desirable location overlooking an open green area, proximity to local amenities, and direct transport links to Dublin, all of which justify a higher baseline valuation relative to older housing stock in the wider area.
Build Analysis
What we know from similar construction types
- The property benefits from an A2 BER rating, indicating high energy efficiency, lower heating costs, and modern construction standards.
- Features an air-to-water heating system and an installed EV charger, which are desirable modern green technologies.
- A buyer should verify compliance certificates, structural guarantees (such as HomeBond or equivalent new-home warranties), and planning permissions for any fitted modifications or extensions.
- Inspection of the attic space accessed via a Stira stairs should be carried out to confirm proper insulation levels and ventilation.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 600 euro to 900 euro.
- Explanation: Given the modern 136 square metre floor area and the highly efficient A2 BER rating combined with the installed air-to-water heating system, energy consumption and heating costs will be notably lower than average for a property of this size.
Pollution Safe
9/10Environmental situation to investigate
- The area is situated in a largely suburban and coastal setting in the Garden of Ireland, appearing well-removed from major heavy industrial sites or prominent waste-to-energy incinerator plants.
- Any historical land uses or legacy industrial concerns in the wider region should be independently verified by the buyer through local environmental searches.
Flood Safe
8/10Water overflow reports to follow up
- The property is located in Rathnew, Co. Wicklow, set back from major coastal flood zones and designated river flood plains, indicating a generally low apparent likelihood of flooding.
- Buyers should review local OPW flood maps and conduct standard environmental due diligence to confirm historical site-specific flood safety.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
17 VARTRY CLOSE, TINAKILLY PARK, RATHNEW
- Sale date
- Declared sale price
- €448,000.00
12 Vartry Avenue, Tinakilly Park, Rathnew
- Sale date
- Declared sale price
- €426,000.00
Recent sales in the wider Rathnew area
MERRYMEETING COTTAGES, LOWER RD, RATHNEW
- Sale date
- Declared sale price
- €405,000.00
24 MERRYMETTING, RATHNEW, WICKLOW
- Sale date
- Declared sale price
- €360,000.00
59 THE OAKS, KEATINGSTOWN RD, RATHNEW
- Sale date
- Declared sale price
- €343,000.00
BALLYNABARNEY, RATHNEW, WICKLOW
- Sale date
- Declared sale price
- €542,000.00
89 THE OAKS, RATHNEW, WICKLOW
- Sale date
- Declared sale price
- €340,000.00
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
22 Halpin Park, Tinakilly Park, Rathnew
- Sale date
- Declared sale price
- €440,528.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Stamp duty: approximately 1 percent to 2 percent of the purchase price, translating to roughly 5750 euro to 11500 euro for a 575000 euro property.
- Solicitor legal fees: roughly 1500 euro to 3000 euro excluding outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro depending on property value and registration type.
- Property valuation fees: typically between 150 euro and 300 euro for mortgage purposes.
- Surveyor fees: roughly 500 euro to 1200 euro depending on the level of detail required.
- Annual home insurance: approximately 400 euro to 800 euro depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenient commuter links, highlighting direct access to Dublin via the M11 and local bus services operating right outside the development.
- Community forums often praise the local amenities in Rathnew and Wicklow Town, including schools, shops, and upcoming large public park developments nearby.
- Outdoor enthusiasts in local resident groups highlight the direct access to the Wicklow to Greystones Greenway project for walking and cycling.
- Neighbourhood discussions often mention the peaceful, scenic setting adjacent to Tinakilly Country House and the surrounding coastline.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
With four bedrooms, generous landscaped gardens, and a secure south-westerly rear garden, this property is exceptionally well-suited for young families looking for a safe and spacious environment.
- Teenagers8/10
Four well-proportioned bedrooms and a separate family room provide ample space for teenagers to have their own privacy and study areas.
- Multi-generational Living6/10
The 136 square metre floor plan offers good overall space and a downstairs guest WC, though it lacks a dedicated ground-floor bedroom suite for multi-generational needs.
- Single Buyers7/10
An A2 BER rating and low-maintenance show-house condition make this an attractive, turnkey option for a single buyer wanting extra space or a home office.
- Couples9/10
Contemporary decor, an open-plan kitchen diner, and a luxurious primary ensuite make this an ideal home for couples looking to settle down or entertain.
- Empty Nesters8/10
Low-maintenance requirements, excellent energy efficiency, and a manageable garden size suit empty nesters wanting to downsize without compromising on quality.
- Retirees7/10
The property offers modern comfort and easy upkeep, though buyers should note that all four bedrooms are located on the upper level.
Work
3 areas- Remote Working9/10
With four bedrooms and flexible living spaces, there is ample room to set up one or more comfortable home offices.
- Hybrid Commuting8/10
Bus routes outside the development provide access to Bray and Dublin, and mainline rail is available from Wicklow Town.
- Retired8/10
A high-spec, energy-efficient home that requires minimal maintenance, perfect for a relaxed retirement.
Practical
8 areas- Ageing in Place6/10
Features a convenient downstairs WC, though all bedrooms and bathroom facilities are located on the upper floor.
- Low Maintenance9/10
Presented in show-house condition with an A2 BER rating, modern air-to-water heating, and quality finishes throughout.
- Secure Gated Entry3/10
The property features off-street parking via a cobble lock driveway and private fencing, but does not feature a gated community entry.
- Minimalist Design7/10
Clean contemporary lines, neutral colour schemes, and stylish fittings lend themselves well to minimalist styling.
- Flexible Floor Plans8/10
A well-configured layout featuring a separate family room, open-plan kitchen diner, and a convertible attic space via Stira stairs.
- Heritage Home1/10
This is a contemporary, almost new modern build rather than a period or heritage property.
- Ecological Setup9/10
Boasts an impressive A2 BER rating, energy-efficient air-to-water heating system, and a convenient EV charger on the driveway.
- Outdoor areas9/10
Benefits from a fully enclosed south-westerly rear garden with a paved patio, manicured lawn, and a timber storage shed.
Interests
9 areas- Gardening7/10
Features beautifully landscaped rear gardens with stocked flowerbeds, a manicured lawn, and a timber garden shed.
- Walking9/10
Direct access to the Wicklow to Greystones Greenway project and scenic local walks make this a paradise for walkers.
- Gym5/10
While there is no dedicated home gym, the flexible spaces and overall floor plan could accommodate fitness equipment.
- Cycling9/10
Direct access to the Wicklow to Greystones Greenway project provides exceptional opportunities for local cycling.
- Golf7/10
County Wicklow features several notable golf courses within a reasonable driving distance.
- Fishing6/10
Proximity to the coast and local rivers provides decent options for fishing enthusiasts.
- Horse Riding6/10
The surrounding rural and countryside setting of County Wicklow offers established local equestrian facilities.
- Water Sports7/10
Proximity to the Wicklow coastline allows for convenient access to various marine and water sports.
- Entertaining9/10
An open-plan kitchen diner leading to a paved patio and a sunny south-westerly garden creates a fantastic hosting environment.
Lifestyle
5 areas- Quiet Living8/10
Positioned in an exclusive enclave overlooking an open green area, the property enjoys a peaceful, idyllic setting.
- Rural Living7/10
Situated in the Garden of Ireland with countryside walks nearby, offering a pleasant balance of rural charm close to village amenities.
- Village Living9/10
Rathnew village is within a ten-minute stroll, providing convenient local shops, schools, and community services.
- Coastal Living8/10
Wonderful coastline and beaches are virtually on the doorstep in County Wicklow, appealing to coastal enthusiasts.
- Urban Living4/10
The suburban village setting offers a quieter pace of life rather than bustling city-centre urban living.
Social
6 areas- Community Involvement8/10
Proximity to Rathnew village and local schools fosters a strong, active community spirit.
- Café Culture7/10
Local amenities in Rathnew and nearby Wicklow Town offer pleasant spots for a local café culture.
- Nightlife4/10
The immediate area is predominantly residential and quiet, requiring travel to larger towns for vibrant nightlife.
- Health/Wellness groups7/10
Access to local greenways and nearby town facilities supports participation in outdoor and wellness groups.
- Networking Opportunities5/10
Primarily a residential commuter area, meaning professional networking will mostly require travel to Dublin or major hubs.
- Tech-Hub Connectivity6/10
Good transport links to Dublin offer access to major tech hubs, though buyers should verify local broadband speeds.
Listing information
- Agent
- Garrett O'Bric Property Advisors
- Phone
- 0861707183
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-602BF3HouseDelve · 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.