22 Kilworth Road, Drimnagh, Dublin 12D12X060
€375,000
2 Bed~1 Bath~69 m²~BER F
What you'll like:
- Extended Ground Floor: The property features an extended layout that creates a much larger open-plan kitchen and dining area, significantly improving daily living space for a buyer.
- Modern Fitted Kitchen: The kitchen includes gloss black base and wall units alongside integrated appliances, saving the new owner from immediate replacement costs upon moving in.
- Solid Hardwood Flooring: The main living room is finished with Juncker's solid hardwood flooring, offering durability and a high-end aesthetic that adds immediate character to the home.
- Convenient LUAS Proximity: Situated close to the Blackhorse LUAS stop, residents enjoy fast and direct public transport access into the city centre for daily commuting.
- Off-Street Parking: The front garden features a cobblelock driveway providing convenient off-street parking, a valuable asset in this established Dublin suburb.
- Private West Facing Garden: The rear garden benefits from a sunny west-facing orientation and extreme privacy, making it an ideal space for outdoor dining and relaxing.
- Mature Outdoor Landscaping: The back garden is surrounded by mature shrubbery and raised flowerbeds alongside a sizeable cobblelock patio area, creating a ready-made landscaped retreat.
- Downstairs Guest WC: The addition of a practical understairs ground floor WC improves convenience for visitors and daily family life without sacrificing upstairs space.
- Generous Double Bedrooms: Both upstairs bedrooms are sized as doubles, providing comfortable accommodation options for a small family, guests, or a home office setup.
- Built-In Wardrobes: Bedroom one includes a large built-in wardrobe offering immediate storage solutions and helping to maximise usable floor space in the room.
- Updated Family Bathroom: The upstairs bathroom features a walk-in double shower with a Triton electric power shower and full-height tiling for easy maintenance.
- Stable Asking Price: The asking price has remained stable at 375000 euros since tracking began, suggesting a fixed vendor expectation without sudden artificial inflation.
- Proximity to Healthcare: The house is located very close to Our Lady's Children's Hospital, making it highly convenient for medical professionals or families needing healthcare access.
- Motorway Accessibility: The property allows for easy access to the M50 motorway, facilitating straightforward travel to destinations across the wider Dublin region and beyond.
- Light-Filled Interior: Full floor-to-ceiling glass panels in the kitchen extension flood the rear of the house with natural light to enhance the atmosphere.
- Decorative Coving Finishes: The living room features decorative coving that adds a touch of traditional architectural detail to the well-proportioned interior spaces.
- Integrated Appliance Package: The kitchen comes equipped with an integrated dishwasher and washing machine, ensuring a streamlined look without purchasing separate white goods.
- Double Oven Inclusion: A built-in Electrolux double oven is installed in the kitchen, catering well to buyers who enjoy cooking and home baking.
- Immaculate Presentation: The interior has been kept to an extremely high standard by the current owners, allowing a buyer to move in with minimal redecoration.
- Established Residential Setting: Located on Kilworth Road in Drimnagh, the property benefits from a mature neighbourhood close to established local schools, shops, and sports amenities.
But keep in mind:
- Poor BER Rating: The property carries a low BER rating of F with an energy performance indicator of 403.1 kWh per square metre per year, indicating significant heat loss.
- High Retrofitting Costs: Bringing the energy efficiency up to modern standards will likely require substantial financial investment in insulation, windows, and heating upgrades.
- Compact Floor Area: With a total floor area of 69 square metres, the home is relatively compact, which may limit long-term expansion options for growing families.
- Electric Shower Reliance: The bathroom relies on a Triton electric power shower, which can result in higher electricity consumption compared to gravity or pumped systems.
- Small Second Bedroom: Bedroom two is the smaller of the two rooms at 2.86 by 2.30 metres, potentially feeling cramped if used as a permanent double bedroom.
- Narrow Bathroom Layout: The family bathroom measures 1.23 by 3.19 metres, presenting a long and narrow footprint that might feel confined despite the double shower.
- Ground Floor WC Size: The downstairs WC measures just 0.80 by 2.11 metres, offering very limited space and functioning primarily as a basic cloakroom facility.
- Uninsulated Extension Risk: The buyer should verify the insulation standards of the kitchen extension to ensure it does not contribute disproportionately to the poor BER rating.
- Potential Roof Insulation Deficits: Given the F rating, the attic and roof spaces should be independently surveyed to check for adequate insulation depth and ventilation.
- Single Glazing Checks: The buyer must inspect window and door seals throughout the home, as older frames may require replacement to retain heat effectively.
- Heating System Efficiency: The living room features an inset gas fire, but the efficiency of the main central heating boiler should be thoroughly checked during a survey.
- Urban Noise Exposure: Proximity to busy commuter routes and the LUAS line may introduce traffic and tram noise, so buyers should visit at peak hours to assess sound levels.
- Parking Space Constraints: While off-street parking is available, the front cobblelock area has limited turning space and may only accommodate a single standard vehicle comfortably.
- Boundary Line Verification: The buyer's solicitor should carefully verify the exact boundaries and title maps for the front driveway and rear garden to prevent future disputes.
- Drainage and Plumbing Age: Due to the age typical of houses in this area, the internal plumbing and external drainage should be inspected for signs of wear or root damage.
- Electrical Wiring Inspection: Buyers should commission a professional electrical survey to confirm whether the fuse board and wiring meet current safety regulations.
- Ventilation and Damp Checks: The heavy tiling in the kitchen and bathroom should be checked for hidden moisture retention or inadequate ventilation that could cause mould.
- Limited Storage Beyond Wardrobes: Aside from the built-in wardrobe in bedroom one, overall storage options are sparse, requiring careful management of belongings in the 69 sqm footprint.
- Future Extension Limitations: Because the ground floor has already been extended significantly into the garden, further rear expansion options are heavily restricted.
- Resale Energy Penalty: The poor BER rating may negatively impact future resale value or mortgage approval terms until energy efficiency improvements are fully completed.
Price positioning
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- The asking price of €375,000 appears slightly undervalued relative to verified local transaction comparables on the same road, which recently achieved higher figures ranging upwards toward nearly four hundred thousand euros.
- Valuation signals supporting a competitive assessment include the property's modern kitchen extension, off-street parking, and a private west-facing garden, contrasted against a weak F energy rating that might require significant retrofitting capital investment.
- Factors that could support the current price point involve strong underlying demand for convenient urban locations near the Luas tram line, while potential downside risks relate to buyers factoring in upgrade costs for energy efficiency.
- Historical listing tracking shows the asking price has remained stable at €375,000 without reductions, indicating a firm vendor pricing strategy designed to stimulate competitive interest in a thermally challenged home.
Build Analysis
What we know from similar construction types
- The property is an extended mid-terrace house featuring a rear kitchen extension and an under-stairs WC.
- The BER rating is F, which indicates poor energy efficiency and suggests that the original structure, insulation, and windows likely require significant upgrades.
- A buyer should investigate the structural integrity, damp proofing, and foundations of the kitchen extension to ensure proper compliance and building standards were met.
- Given the F rating, the heating system, ventilation, and overall thermal envelope should be professionally inspected to identify potential sources of heat loss.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of F with an energy performance indicator of 403.1 kWh/m2/yr, indicating that a deep retrofit is necessary to bring the home to a modern energy-efficient standard.
- For a 69 m² mid-terrace house, a comprehensive deep retrofit involving external wall insulation, upgraded attic insulation, high-performance double or triple-glazed windows and doors, and the installation of a heat pump system is estimated to cost between 35,000 and 50,000 euros, depending on contractor rates and grant availability.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately 1,800 euro to 2,200 euro.
- The property has a poor BER rating of F with an energy performance indicator of 403.1 kWh/m2/yr, indicating high heat loss and higher than average heating demands for its 69 square meter floor area.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established inland urban setting generally considered at lower risk of coastal or major river flooding.
- Buyers should verify local drainage capacity and consult official flood maps during their due diligence, as localized pooling can occasionally occur during extreme rainfall.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
33 KILWORTH RD, DRIMNAGH, DUBLIN CITY
- Sale date
- Declared sale price
- €378,600.00
232 KILWORTH RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €410,000.00
141 KILWORTH RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €550,000.00
9 KILWORTH RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €385,000.00
256 KILWORTH RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €480,500.00
Recent sales in the wider Drimnagh area
428 GALTYMORE RD, DRIMNAGH, DUBLIN 12
- Sale date
- Declared sale price
- €435,000.00
29 BALFE RD EAST, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €430,000.00
65 COMERAGH RD, DUBLIN 12, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
106 ST PATRICKS RD, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €582,500.00
106 ST PATRICKS RD, WALKINSTOWN, DUBLIN 12
- Sale date
- Declared sale price
- €17,500.00
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: €3,750 — 1% of €375,000.
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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: approximately 1,500 euro to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 600 euro to 800 euro depending on the property value.
- Property valuation fees: approximately 150 euro to 250 euro.
- Surveyor fees: approximately 500 euro to 1,000 euro depending on the depth of the survey.
- Annual home insurance: approximately 350 euro to 600 euro.
Forum Talk
What people are saying about this area
- Residents in Drimnagh frequently discuss the strong sense of community and the convenience of local amenities like schools and parks.
- Transport links, particularly the proximity of the Blackhorse LUAS stop, are commonly highlighted as a major benefit for daily commuters.
- Local forums note ongoing interest in home renovations and energy upgrades, especially given the prevalence of older housing stock in the area.
- Proximity to Our Lady's Children's Hospital is frequently mentioned by locals regarding healthcare access and employment in the vicinity.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children7/10
The property features two bedrooms and a private west-facing rear garden which is great for young children, though the F-rated BER may require energy upgrades to ensure a warm environment.
- Teenagers6/10
With two sizeable double bedrooms and proximity to the city centre and transport links, teenagers can enjoy good independence, though space is somewhat compact at 69 m².
- Multi-generational Living3/10
A two-bedroom mid-terrace home with 69 m² of floor area offers very limited space for multi-generational living arrangements.
- Single Buyers8/10
An extended and stylish two-bedroom home with off-street parking and excellent transport links represents a very appealing option for a single buyer entering the market.
- Couples8/10
Provides well-proportioned accommodation, an open-plan kitchen/dining area, and a private rear garden well-suited for couples.
- Empty Nesters7/10
The property offers manageable single-level and first-floor living with low external maintenance, though buyers should verify the implications of the F energy rating for long-term comfort.
- Retirees6/10
Convenient transport links and off-street parking suit retirees, but the stairs between floors and potential need for energy retrofits are factors to consider.
Work
3 areas- Remote Working7/10
The two-bedroom layout allows for a dedicated home office setup, though broadband speeds should be independently verified.
- Hybrid Commuting9/10
With the Blackhorse LUAS stop across the road and easy access to the M50, hybrid commuting to the city centre is exceptionally convenient.
- Retired6/10
Well-connected for retired individuals needing access to healthcare facilities like Our Lady's Children's Hospital and local shops.
Practical
8 areas- Ageing in Place5/10
Features off-street parking and manageable scale, though the two-storey layout requires stair navigation.
- Low Maintenance7/10
Mid-terrace setup with cobblelock paving to front and rear minimizes major garden upkeep.
- Secure Gated Entry3/10
Features off-street parking via a driveway, but lacks a secure gated entry system.
- Minimalist Design6/10
Clean interior lines, gloss kitchen units, and solid flooring lend themselves to a contemporary feel.
- Flexible Floor Plans6/10
Extended ground floor layout provides a good flow between the living room and kitchen/dining area.
- Heritage Home3/10
Modernized interior features and 2022 kitchen refit indicate a contemporary standard rather than a traditional heritage build.
- Ecological Setup2/10
The property carries a poor BER rating of F (403.1 kWh/m2/yr), indicating significant energy efficiency improvements are needed.
- Outdoor areas7/10
Includes a private west-facing rear garden with mature shrubbery and a sizeable cobblelock patio area.
Interests
9 areas- Golf5/10
Standard access to regional golf courses via the nearby M50 motorway and transport networks.
- Fishing2/10
Urban setting offers limited direct opportunities for fishing.
- Horse Riding2/10
Highly urbanized location is unsuited for horse riding enthusiasts.
- Water Sports2/10
Inland location does not support immediate water sports activities.
- Cycling6/10
Flat suburban roads allow for cycling, with reasonable routes toward the city centre.
- Gardening6/10
Features a delightful west-facing rear garden mainly laid to lawn with mature shrubbery and raised flowerbeds.
- Walking7/10
Good urban pedestrian access and nearby recreational facilities support regular walking.
- Gym6/10
Urban location offers access to local health and fitness amenities within the wider area.
- Entertaining7/10
The open plan kitchen/dining area and cobblelock patio area provide a functional space for hosting guests.
Lifestyle
5 areas- Quiet Living5/10
Located in a well-established urban residential area with good local amenities, meaning standard suburban activity levels rather than absolute rural quiet.
- Rural Living1/10
This is a firmly urban setting in Dublin 12 with high connectivity and close proximity to the city centre.
- Village Living6/10
Proximity to local shopping and recreational facilities gives a community feel, despite being part of the wider city suburbs.
- Coastal Living1/10
The property is located inland in Drimnagh with no coastal proximity.
- Urban Living9/10
Excellent transport links including the Blackhorse LUAS stop across the road provide direct access to Dublin city centre and beyond.
Social
6 areas- Community Involvement6/10
Established residential neighbourhood with active local amenities and community facilities.
- Café Culture6/10
Good access to local amenities and straightforward transit links to broader café scenes.
- Nightlife6/10
Proximity to public transport makes accessing city centre nightlife straightforward.
- Health/Wellness groups6/10
Proximity to local medical and community facilities supports engagement with wellness groups.
- Networking Opportunities6/10
Easy transit access to the city centre facilitates professional networking.
- Tech-Hub Connectivity7/10
Excellent public transport links to major employment and tech hubs across Dublin.
Listing information
- Agent
- Sherry FitzGerald Sundrive
- Phone
- 01 492 2444
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-873545HouseDelve · 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.