22 St Samson's Court (Plus Attic), Balgriffin, Dublin 13D13T8P4
€475,000
3 Bed~3 Bath~106 m²~BER C2
What you'll like:
- Extended usable space: The property includes a large attic conversion providing significant extra room, which effectively increases the total functional living area to approximately 137 square meters for the buyer.
- End terrace positioning: As an end of terrace house, the property benefits from having fewer adjoining neighbors and likely enjoys additional natural light from side windows.
- Generous bedroom layout: The home features three well-proportioned bedrooms on the first floor, offering ample wardrobe space and comfortable accommodation options for a growing family.
- Master bedroom ensuite: The primary bedroom includes a dedicated private ensuite bathroom, adding daily convenience and privacy for the new homeowners.
- Ground floor convenience: A practical guest WC is located on the ground floor, which is essential for visitors and reduces traffic on the upper level bathrooms.
- Private rear garden: The fully enclosed rear garden features both a paved patio and a well-maintained lawn, offering a secure outdoor space for relaxation or children to play.
- Direct garden access: The kitchen and dining room features a glass sliding door that opens directly onto the rear patio, creating a seamless indoor-outdoor living flow.
- Quiet cul de sac: Situated in a peaceful cul de sac location, residents will experience less through traffic, enhancing neighborhood tranquility and child safety.
- Green space views: The front of the property faces a nice green space, providing an attractive open outlook rather than directly facing another building.
- Secure communal courtyard: There is a secure, communal landscaped courtyard situated behind the house, offering an additional beautifully maintained shared outdoor amenity space.
- Dedicated parking included: The property comes with one designated car parking space numbered 22, ensuring reliable parking right outside your front door.
- Visitor parking available: In addition to the designated spot, the development provides visitor parking options, making it easier when friends and family come to visit.
- Integrated kitchen appliances: The fitted kitchen comes equipped with integrated appliances including an oven, gas hob, extractor fan, dishwasher, and fridge freezer, saving initial setup costs.
- Gas fired central heating: The house is fitted with a gas fired central heating system, providing responsive and efficient warmth throughout the cold winter months.
- Double glazed windows: Fitted uPVC double glazed windows help with thermal insulation and assist in reducing outside noise penetration into the living spaces.
- Home security system: An alarm system is already installed in the property, offering immediate peace of mind regarding home security for the new owner.
- Convenient local amenities: Set in a location with local schools, shops, parks, and sports facilities nearby, everyday errands and activities are easily accessible for residents.
- Good public transport: The area benefits from good public transport connections, providing practical commuting options for professionals working in Dublin city center.
- Stable asking price: The asking price has remained stable at four hundred seventy-five thousand euros without recent increases, suggesting a straightforward seller pricing strategy.
- Substantial square footage: Offering over one thousand one hundred square feet for the main house plus extra attic space, the property delivers strong overall space for the asking price.
But keep in mind:
- Attic compliance check: The buyer should verify if the substantial attic conversion received proper planning permission and building control sign-off to avoid future legal complications.
- Energy rating C2: The BER rating sits at C2, which means the energy efficiency is moderate and the buyer might want to budget for future upgrades to reduce utility bills.
- Management fee ongoing: There is an annual management fee of approximately nine hundred euros, which will be an ongoing yearly cost that the buyer must factor into their budget.
- Eaves storage limitations: The generous eaves storage in the attic has sloping ceilings, which limits the types of bulky furniture that can be stored effectively in those specific areas.
- Single designated space: Having only one designated parking space might pose a minor inconvenience for multi-car households, forcing reliance on limited visitor spots.
- Compact secondary bedrooms: Bedrooms two and three are relatively compact, meaning furniture placement might be tight if utilized as full double bedrooms rather than single rooms.
- Ensuite shower size: The corner shower in the ensuite is relatively compact, which could feel slightly restricted for taller individuals using the primary bathroom facilities.
- No floor type provided: The exact property type is not formally classified in the basic data, so the buyer must confirm legal tenure such as freehold versus leasehold status.
- Potential heating upgrades: Given the C2 energy rating, the gas boiler and radiators should be independently inspected by a professional to determine their remaining operational lifespan.
- Communal maintenance reliance: The upkeep of the communal courtyard relies entirely on the management company, so the buyer should check the reserve funds and historical maintenance standards.
- Cul de sac turning limits: Cul de sac locations can occasionally experience tight turnaround spaces for larger delivery or removal trucks visiting the residential enclave.
- Sliding door weather seals: The glass sliding door leading to the rear garden should be inspected for proper sealing and insulation to prevent any future draft issues.
- Tiled flooring maintenance: Extensive tiled flooring in the kitchen and guest WC requires regular grout maintenance to keep the surfaces looking pristine over long-term usage.
- Carpet wear on stairs: The carpeted flooring on the stairs and first-floor landing may show signs of wear over time and could require replacement soon after purchase.
- Window ventilation checks: The three Velux windows in the attic conversion should be checked for proper opening mechanisms and weatherproofing to prevent any potential roof leaks.
- Boundary fence responsibility: The buyer's solicitor should clarify who is legally responsible for maintaining the fences and boundaries surrounding the private rear garden.
- Local traffic congestion: While public transport connections are good, the buyer should investigate peak-hour traffic conditions on local access roads leading out of the neighborhood.
- Missing transaction records: The lack of visible historical sale transactions in the immediate dataset means the buyer must rely heavily on independent market valuation research.
- Service charge increases: Management fees are subject to future inflation, so the buyer should review past annual fee increases to anticipate future cost trajectory.
- Gas appliance servicing: The integrated gas hob and central heating boiler require mandatory annual safety servicing, adding a small recurring maintenance task for the homeowner.
Price positioning
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- The asking price appears somewhat overvalued because it exceeds recent verified transactions on the exact same estate, suggesting the vendor is capitalizing on the substantial additional square footage provided by the converted attic space.
- Valuation signals show strength in the total usable floor area of approximately 137 square meters, though prospective buyers must weigh this against a modest C2 energy rating that might require future efficiency upgrades.
- Strong support for this valuation level comes from the property's end of terrace position, private garden, and cul de sac setting, while potential overpricing risks could undermine buyer interest if competing units offer better efficiency.
- Relevant market dynamics indicate stable asking price history without reductions, showing firm vendor expectations that align with broader suburban Dublin demand patterns for family homes close to local transport and amenities.
Build Analysis
What we know from similar construction types
- The property is an end-of-terrace house featuring 3 bedrooms and 2.5 bathrooms, with a reported total floor area of approximately 127.5 square metres including a large attic conversion.
- The attic has been converted into a spacious room measuring approximately 22 square metres with three Velux windows and eaves storage; a buyer should investigate whether proper planning permission, building regulations compliance, and structural certification are in place for this conversion.
- The home is equipped with gas-fired central heating, uPVC double-glazed windows, and an alarm system.
- Management fees are approximately 900 euro per annum, which a buyer should verify covers maintenance of the secure communal landscaped courtyard and shared areas within the development.
- The asking price has remained stable at 475,000 euro during the observed tracking period, suggesting a firm initial pricing strategy by the seller.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Based on the C2 BER rating and a total floor area of approximately 127.5 square metres including the attic conversion, gas-fired central heating will be the primary energy consumer, and usage will vary depending on individual lifestyle and energy habits.
Pollution Safe
8/10Environmental situation to investigate
- The property is situated in a modern suburban residential development primarily surrounded by housing and green spaces, appearing well removed from heavy industrial facilities.
- Any historical or regional environmental concerns should be independently verified through local authority records, as standard for suburban properties.
Flood Safe
8/10Water overflow reports to follow up
- Mapping indicates that the property is located a short distance outside of nearby mapped river flood zones.
- The surrounding Balgriffin area generally benefits from an inland setting with good separation from coastal storm surge hazards.
- Standard surface water management during intense rainfall events remains a sensible general consideration for properties in this suburban development.
The property is outside the mapped flood area. But the nearest mapped area is approximately 94 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
57 ST SAMSONS COURT, BALGRIFFIN, DUBLIN 13
- Sale date
- Declared sale price
- €430,000.00
Recent sales in the wider Balgriffin area
34 GRANGE PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €600,000.00
152 STAPOLIN LAWNS, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €565,000.00
1 GRACE OMALLEY RD, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €620,000.00
APT 8, 5 BEAU PARK ST, CLONGRIFFIN DUBLIN 13
- Sale date
- Declared sale price
- €315,000.00
34 RED ARCHES DR, THE COAST, BALDOYLE DUBLIN 13
- Sale date
- Declared sale price
- €450,000.00
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: €4,750 — 1% of €475,000.
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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 to €3,000 excluding outlays and VAT.
- Land registration fees: approximately €600 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage or purchase assessment.
- Surveyor fees: approximately €400 to €800 depending on the depth of the structural survey.
- Annual home insurance: approximately €400 to €700 depending on the level of contents and building cover.
Forum Talk
What people are saying about this area
- Residents in Balgriffin often highlight the area's convenient access to Clongriffin DART station and local bus routes for commuting to Dublin city centre.
- Local community forums frequently discuss ongoing and planned residential developments in the wider Dublin 13 and Belmayne areas, noting impacts on local infrastructure.
- Amenities such as local parks, sports facilities, and nearby schools receive positive commentary from families living in the neighbourhood.
- Discussions on traffic management and peak-time congestion around major access routes like the Malahide Road are common among local commuters.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms and a private rear garden, located in a development close to local schools and green spaces, making it very suitable for young families.
- Teenagers7/10
With three bedrooms and an additional large attic conversion, there is ample personal space for growing teenagers, though shared bathroom facilities may require coordination.
- Multi-generational Living5/10
The layout provides three bedrooms and an attic conversion across multiple floors, but the lack of ground-floor bedroom or independent living quarters limits multi-generational suitability.
- Single Buyers7/10
Offers generous total floor area including an attic conversion and home office potential, though the asking price of €475,000 is a significant commitment for a single income.
- Couples8/10
Provides excellent space for couples planning for the future, offering multiple bedrooms, a home office setup in the attic, and a private garden.
- Empty Nesters6/10
The three-story layout involves stairs that may become less desirable over time, although the low-maintenance private garden and secure environment are attractive aspects.
- Retirees5/10
Multiple levels including an attic conversion and stairs up to the bedrooms could present challenges for ageing in place, despite the manageable garden size.
Work
3 areas- Remote Working9/10
The inclusion of a large attic conversion (approximately 22 sqm) provides an exceptional dedicated space for a home office or remote working setup.
- Hybrid Commuting8/10
Benefiting from good public transport connections in the area, hybrid commuters have a reliable link to employment centers.
- Retired5/10
While local amenities are accessible, the multi-story configuration is less ideal for retirement years compared to single-level properties.
Practical
8 areas- Ageing in Place4/10
The three-story layout with stairs to bedrooms and the attic conversion makes long-term ageing in place challenging without future modifications.
- Low Maintenance7/10
End-of-terrace house with manageable private outdoor space, double-glazed windows, and gas central heating, though management fees of approximately €900 per annum apply for communal areas.
- Secure Gated Entry7/10
Features a secure, communal landscaped courtyard behind the house and an alarm system, adding peace of mind.
- Minimalist Design6/10
Standard contemporary family home layout with functional rooms rather than stark minimalist architecture.
- Flexible Floor Plans8/10
The addition of a substantial attic conversion alongside the three standard bedrooms provides great flexibility for changing household needs.
- Heritage Home2/10
This is a modern development property rather than a period or heritage home, carrying a C2 BER rating.
- Ecological Setup5/10
Features gas-fired central heating and uPVC double-glazed windows, though the C2 BER rating indicates there is room for energy efficiency improvements.
- Outdoor areas7/10
Includes a private rear garden with patio and lawn, direct access to a communal green space, and a secure communal landscaped courtyard.
Interests
9 areas- Gardening6/10
Features a private fully enclosed rear garden with a paved patio and lawn, plus a front garden area, ideal for keen amateur gardeners.
- Walking7/10
Set facing a green space in a cul-de-sac with local parks nearby, providing pleasant options for short walks and recreation.
- Gym6/10
Local sports and leisure facilities are mentioned in the vicinity, though buyers should verify the exact distance to dedicated commercial gym facilities.
- Cycling6/10
Suburban location with public transport links and local roads, offering reasonable cycling routes for commuting or leisure.
- Golf6/10
North Dublin features several established golf courses in the wider area, though proximity to specific clubs should be verified independently.
- Fishing3/10
The immediate residential development offers no notable local fishing amenities, requiring travel toward the coast or rivers.
- Horse Riding3/10
Urban and suburban surroundings mean equestrian facilities are not immediately on the doorstep.
- Water Sports3/10
Inland suburban location, though coastal areas with water sports access are reachable within a reasonable drive.
- Entertaining8/10
An open kitchen and dining room with sliding doors leading to a private rear patio and garden make this home well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living8/10
Situated in a quiet cul-de-sac facing a nice green space within a residential development, offering a peaceful residential atmosphere.
- Rural Living2/10
This is a suburban residential development in Balgriffin, Dublin 13, far removed from rural isolation or countryside surroundings.
- Village Living6/10
Proximity to local amenities and a communal landscaped courtyard provides a localized community feel within a suburban setting.
- Coastal Living4/10
While located on the north side of Dublin, the area is suburban rather than coastal, though coastal suburbs are accessible by transport.
- Urban Living7/10
Convenient access to local amenities, public transport connections, and proximity to Dublin city make this a practical suburban location.
Social
6 areas- Community Involvement7/10
A settled residential development with a secure communal courtyard and active local neighborhood amenities supports community engagement.
- Café Culture6/10
Local shops and amenities are nearby, though vibrant café culture hubs require traveling slightly further into neighboring suburbs.
- Nightlife4/10
Primarily a quiet residential area, requiring travel into central Dublin or nearby town centers for extensive nightlife options.
- Health/Wellness groups6/10
Local sports and leisure facilities offer opportunities for fitness and wellness groups in the wider community.
- Networking Opportunities5/10
Being a suburban residential development, professional networking will largely rely on commuting or external activities.
- Tech-Hub Connectivity7/10
Good transport links and a spacious attic conversion make it easy to connect with Dublin's major business and technology districts.
Listing information
- Agent
- Sherry FitzGerald Sutton
- Phone
- 01 839 4022
- Current status
- active
- Published on HouseDelve
- 2 September 2026
- Correction
- Report an issue
HD-128508HouseDelve · 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.