22 Villa Park Gardens, Navan Road, Dublin 7D07E8N3
€650,000
3 Bed~2 Bath~145 m²~BER D
What you'll like:
- Generous Floor Area: Spanning 145 square meters, this extended home offers exceptional room proportions that easily accommodate growing families and provide flexible living arrangements throughout.
- Prime Location Proximity: Situated right beside the expansive Phoenix Park, residents enjoy immediate access to vast green spaces, recreational amenities, and a unique blend of urban and natural environments.
- Valuable Garage Space: The inclusion of an attached garage provides secure off-street parking, convenient storage, and an exciting future opportunity for additional living space subject to planning permission.
- South Facing Garden: The sunny rear orientation maximizes natural daylight into the extended living areas and creates an ideal outdoor space for alfresco dining and gardening enthusiasts.
- Substantial Rear Extension: The large back extension successfully enhances the ground floor footprint, delivering an expansive living room and kitchen setup designed for modern family lifestyles.
- Excellent Public Transport: Proximity to the Broombridge green line Luas station and frequent bus routes ensures fast, reliable commutes directly into the heart of Dublin city center.
- Convenient Motorway Access: Being close to both the N3 and M50 motorways allows for effortless travel to the wider national road network and Dublin Airport without delay.
- Mature Residential Setting: Located within a highly sought-after and well-established neighborhood known for its strong community feel, stability, and enduring local property desirability.
- Off-Street Parking: The large front driveway and gated walled garden provide secure parking for multiple vehicles, adding considerable day-to-day convenience for busy households.
- Dedicated Study Space: Featuring an additional study room upstairs alongside three bedrooms, the layout provides perfect flexibility for remote working or quiet homework zones.
- Downstairs Convenience: The inclusion of a fully tiled ground-floor WC adds practical functionality, reducing morning congestion and serving guests without requiring upstairs access.
- Built-In Storage: Bedrooms come equipped with functional built-in wardrobes, helping to maximize floor space and reduce the immediate need for freestanding furniture investments.
- Outdoor Patio Area: The rear garden features stylish sandstone patio slabs alongside a neat lawn, offering a low-maintenance and visually pleasing setup for outdoor relaxation.
- Double-Glazed Windows: Fitted with double glazing throughout, the house benefits from improved acoustic insulation and better heat retention compared to older single-pane setups.
- Gas Fired Heating: The reliable gas central heating system provides responsive warmth throughout the home, with the boiler conveniently housed inside the secure garage.
- Local Educational Options: A wide selection of well-regarded primary and secondary schools are situated nearby, making the address highly appealing for families with school-aged children.
- Proximity to Amenities: Essential local shops, supermarkets, and neighborhood services are within easy reach, minimizing the need for lengthy car journeys for weekly errands.
- Vibrant Nearby Neighborhoods: Quick access to popular cultural hubs like Stoneybatter and Smithfield ensures residents are never far from trendy cafes, pubs, and artisan markets.
- Bright Entrance Hallway: The welcoming entrance porch and large carpeted hallway create a bright first impression, setting an inviting tone upon entering the property.
- Traditional Open Fire: The front reception room features a charming feature fireplace with an open fire, adding a cozy focal point for winter evenings.
But keep in mind:
- Suboptimal BER Rating: Carrying a D energy rating indicates poor thermal efficiency, meaning the buyer should budget for significant upgrades like insulation and heating modernization.
- Potential Retrofit Costs: Bringing the energy performance up to modern standards will likely require substantial financial investment to address heat loss through walls and windows.
- Single Bedroom Sizing: Bedroom 1 is described as a large single room, which may offer limited flexibility or feel cramped for older children or long-term guest accommodation.
- Dated Kitchen Finishes: The kitchen currently utilizes lino flooring and traditional wooden presses, suggesting that a buyer may want to undertake a costly modernization project.
- Garage Conversion Complexity: While the garage offers conversion potential, buyers must verify that any structural changes comply fully with local planning regulations and building control.
- Carpet Flooring Present: Extensive carpeting throughout the reception rooms and bedrooms may require deep cleaning or complete replacement depending on the buyer's personal hygiene preferences.
- Open Fire Inefficiency: Traditional open fireplaces are notoriously inefficient for home heating and can contribute to drafts, meaning conversion to a stove might be necessary.
- Upstairs Bathroom Limits: Having only one main family bathroom upstairs to service four upper rooms could create morning bottlenecks for a larger family household.
- Upkeep of Large Grounds: Both the expansive front driveway and the south-facing rear garden will require ongoing maintenance, weeding, and lawn care to keep them pristine.
- Proximity Traffic Impact: Being close to major arterial routes like the Navan Road and M50 feeder roads could introduce traffic noise and congestion during peak hours.
- Acoustic Insulation Checks: Buyers should inspect the effectiveness of the double glazing, as older installations near busy roads might allow unwanted street noise to penetrate.
- Under-Stairs Storage Limits: The small under-stairs storage room offers limited capacity, meaning bulky household items will need to rely heavily on the garage space.
- Boiler Age and Status: The gas boiler is located in the garage, and buyers should arrange a thorough service inspection to determine its remaining operational lifespan.
- Roof and Insulation Audit: Given the D energy rating, a comprehensive professional survey is essential to check attic insulation levels and the overall condition of the roof.
- Wiring and Plumbing Check: As extended older homes can feature a mix of old and new wiring, an electrical safety audit should be conducted prior to unconditional purchase.
- Boundary Wall Maintenance: The front gated and walled garden will require periodic masonry checks and gate repairs to maintain security and curb appeal over time.
- Upstairs Layout Adaptability: The inclusion of a study alongside three bedrooms creates a unique layout that may not suit buyers specifically seeking four genuine double bedrooms.
- Luas Walking Distance: While the Luas is accessible, a 15-minute walk might feel inconvenient during inclement weather, forcing reliance on buses or cars instead.
- Basement or Attic Limits: The property lacks a basement or converted attic space, restricting the total volume available for storing seasonal belongings and leisure gear.
- Market Competition Pressure: Given the highly sought-after location near the Phoenix Park, competitive bidding could push the final acquisition cost well beyond the initial asking price.
Price positioning
?
- The asking price appears somewhat elevated relative to baseline historical transactions nearby, reflecting expectations for extended living space and a mature residential setting close to major urban amenities.
- Upward valuation signals stem from the generous square footage, integral garage with conversion potential, and a desirable south-facing rear garden in a sought-after neighbourhood.
- Potential factors supporting this pricing level include strong demand for family homes with flexible accommodation and proximity to the Phoenix Park, while a D energy rating could dampen buyer enthusiasm.
- Market conditions, overall housing supply constraints in the capital, and competition for properties requiring some modernisation will ultimately dictate whether this pricing aligns with final transaction outcomes.
Build Analysis
What we know from similar construction types
- The property features a large rear extension and an integrated garage, which the listing notes has potential for conversion subject to planning permission. A buyer should verify that all necessary local authority approvals and building regulations were obtained for the existing rear extension.
- The BER rating is D, indicating that the building envelope, insulation, and heating systems likely fall below modern energy efficiency standards and would benefit from thermal upgrades.
- The listing mentions double-glazed windows throughout and gas-fired central heating, but a surveyor should inspect the condition of the windows, roof space, and the gas boiler housed in the garage.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep-retrofit cost: €45,000 to €65,000.
- Reasoning: With a floor area of approximately 145 m² and a BER rating of D, achieving a B2 rating or higher will likely require external wall insulation or internal dry-lining, attic insulation upgrades, window and door replacements where necessary, and the installation of a renewable heating system such as a heat pump, alongside airtightness and ventilation improvements.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 1,800 euro and 2,300 euro. Given the property has a D energy rating and a floor area of 145 square metres with gas-fired central heating, energy efficiency is lower than modern builds, leading to higher consumption during colder months.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The property is located in an established suburban setting well away from major coastal or major river flood zones, though localized pooling during extreme weather events should be investigated.
- Buyers are advised to check local authority drainage maps and historical records for complete peace of mind regarding surface water management.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
MANRESA, 133 VILLA PARK GARDENS, NAVAN RD
- Sale date
- Declared sale price
- €585,000.00
Recent sales in the wider Dublin 7 area
7 PARK CRESCENT HOUSE, BLACKHORSE AVE, DUBLIN 7
- Sale date
- Declared sale price
- €361,000.00
17 ST PETERS SQ, PHIBSBOROUGH RD, PHIBSBOROUGH DUBLIN 7
- Sale date
- Declared sale price
- €282,789.00
21 ORCHARD TERRACE, GRANGEGORMAN UPPER, DUBLIN 7
- Sale date
- Declared sale price
- €355,000.00
80 ST. EITHNE ROAD, CABRA, DUBLIN 7
- Sale date
- Declared sale price
- €380,000.00
6 THE TAP 44 47 NORTH KING ST, DUBLIN 7, DUBLIN
- Sale date
- Declared sale price
- €345,000.00
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 1 percent on the first 1 million euro of the asking price, equating to 6,500 euro.
- Solicitor legal fees: roughly 1,500 euro to 3,000 euro plus outlay and VAT.
- Land registration fees: approximately 600 euro to 800 euro for property registration and deeds mapping.
- Property valuation fees: around 150 euro to 300 euro for mortgage valuation purposes.
- Surveyor fees: approximately 500 euro to 1,200 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 400 euro to 800 euro depending on the level of building and contents cover chosen.
Forum Talk
What people are saying about this area
- Residents frequently highlight the fantastic proximity to the expansive Phoenix Park, making it ideal for outdoor activities and family walks.
- Commuters often discuss the convenience of the local transport options, specifically noting the accessibility of both bus routes and the Broombridge Luas station.
- Locals in the area value the mature, established residential feel of the neighborhood alongside its close proximity to Stoneybatter and the city center.
- Discussions around the Navan Road area often mention heavy peak-time traffic, though the nearby M50 and N3 provide good strategic road connections.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features three bedrooms, a study, and a large south-facing back garden which provides a safe and sunny outdoor area for young children to play.
- Teenagers8/10
With three bedrooms plus an additional study room and multiple reception rooms, teenagers will have plenty of independent space for studying and relaxing.
- Multi-generational Living6/10
The inclusion of a large garage offers potential for future conversion subject to planning permission, which could assist multi-generational arrangements.
- Single Buyers6/10
A three-bedroom extended home is a substantial purchase for a single buyer, but the proximity to public transport and the city centre makes it an appealing long-term investment.
- Couples8/10
Couples looking to upsize or establish a long-term home will benefit from the generous floor area of 145 square metres and multiple living spaces.
- Empty Nesters6/10
The property offers plenty of space, though managing a larger extended home and garden might require more maintenance than some empty nesters prefer.
- Retirees5/10
While the single-level flow downstairs is convenient, the stairs to the bedrooms and the size of the garden mean retirees should carefully consider future mobility and upkeep needs.
Work
3 areas- Remote Working8/10
The inclusion of a dedicated study room alongside multiple reception spaces provides excellent options for a home office setup.
- Hybrid Commuting9/10
Superb commuting flexibility with local bus services, the N3 and M50 close by, and the Broombridge Luas line within walking distance.
- Retired5/10
Suitable for retirees who want a spacious suburban home, though upkeep of the larger footprint and garden should be factored in.
Practical
8 areas- Ageing in Place5/10
While there is a downstairs WC and good ground floor space, the bedrooms are upstairs, and buyers should verify if future adaptation is feasible.
- Low Maintenance5/10
The property carries a D BER rating, indicating that energy efficiency upgrades may be required to lower long-term maintenance and heating costs.
- Secure Gated Entry7/10
The front is enclosed by a walled and gated boundary with a large driveway providing off-street security.
- Minimalist Design4/10
The layout follows a traditional extended family home style with separate reception rooms rather than open-plan minimalist zones.
- Flexible Floor Plans8/10
Features a large extension, three bedrooms, a study room, and a massive garage with conversion potential subject to planning permission.
- Heritage Home3/10
This is a mature mid-century style family home rather than a protected period heritage property.
- Ecological Setup3/10
The current D BER rating suggests that prospective buyers might want to investigate installing modern eco-friendly heating or insulation upgrades.
- Outdoor areas9/10
Features both a walled front garden with a large driveway and a sunny south-facing rear garden with a sandstone patio and lawn.
Interests
9 areas- Gardening7/10
Features a large walled and gated front garden alongside a sunny south-facing rear garden with a sandstone patio area and lawn.
- Walking9/10
The Phoenix Park is right on the doorstep, offering stunning walks, scenery, and vast outdoor recreational paths.
- Gym6/10
Standard residential location with local amenities, though buyers should verify the exact distance to nearby commercial fitness centres.
- Cycling8/10
The proximity to the Phoenix Park and cycle routes into Dublin City Centre makes this a very practical location for cyclists.
- Golf5/10
While the Phoenix Park hosts recreational facilities, dedicated golfers should investigate the proximity of nearby suburban golf clubs.
- Fishing2/10
Urban residential setting with no notable fishing amenities in the immediate vicinity.
- Horse Riding5/10
The Phoenix Park is known for equestrian activities, though private stabling and riding facilities would require travel further afield.
- Water Sports2/10
Inland location with no direct access to water sports facilities nearby.
- Entertaining8/10
Features a large extended kitchen/dining room, separate reception rooms, and a south-facing patio area ideal for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a mature residential area with a gated front driveway, providing a generally settled suburban environment.
- Rural Living3/10
This is a solidly urban suburban setting in Dublin 7, though the nearby Phoenix Park offers wide open green spaces reminiscent of the countryside.
- Village Living7/10
Proximity to local shops, schools, and nearby vibrant neighbourhoods provides a friendly community feel close to city amenities.
- Coastal Living1/10
The property is situated inland in a north Dublin suburb, well away from the immediate coastline.
- Urban Living8/10
Excellent public transport links, including nearby bus routes, the N3, M50, and the Broombridge Green Luas line, make accessing Dublin City Centre straightforward.
Social
6 areas- Community Involvement7/10
Situated in a mature, established residential neighbourhood with local schools and active community connections.
- Café Culture7/10
Good local amenities with easy access to nearby spots like Stoneybatter and Smithfield for local cafes and eateries.
- Nightlife7/10
Dublin City Centre and vibrant nearby hubs offer plenty of nightlife options just a short bus or Luas ride away.
- Health/Wellness groups6/10
The Phoenix Park provides a prime location for outdoor fitness and wellness activities, with local community groups nearby.
- Networking Opportunities7/10
Easy transit access to Dublin's primary business districts and tech hubs facilitates professional networking.
- Tech-Hub Connectivity8/10
Convenient transport links allow straightforward commuting to major Dublin employment and technology centres.
Listing information
- Agent
- Murphy Mullan
- Phone
- 01 821 2311
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-4B14E5HouseDelve · 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.