23 Beresford Court, Donabate, Co. DublinK36Y026
€590,000
3 Bed~3 Bath~132 m²~BER A3
What you'll like:
- High energy efficiency: The A3 energy rating ensures lower utility bills and incorporates an advanced air-to-water heating system that provides modern, eco-friendly climate control.
- Spacious attic conversion: The cleverly converted attic features extended Velux windows and serves as a versatile bonus room or dedicated home office for remote work.
- Fresh interior condition: The property has been freshly painted throughout and features bright, well-maintained wooden floors that offer a turnkey experience for the new owner.
- Modern kitchen design: The contemporary Kube kitchen is equipped with a convenient breakfast bar and integrated appliances, making it ideal for daily family life and entertaining.
- Generous floor area: Spanning approximately 132 square meters, the well-proportioned layout accommodates three bedrooms, three bathrooms, and multiple living spaces comfortably.
- Private master suite: The comfortable master bedroom includes built-in wardrobes and a private en-suite bathroom, providing a peaceful retreat away from the main living areas.
- Dedicated utility room: A practical utility room positioned just off the kitchen helps keep laundry and household chores organized and separate from the main living zones.
- Desirable west-facing garden: The private rear garden catches the afternoon and evening sun, featuring French doors from the open-plan area and a wide side entrance.
- Secure off-street parking: The front cobble-lock driveway offers convenient private parking directly outside the front door, enhancing daily accessibility and vehicle security.
- Family-friendly cul-de-sac: Situated in a quiet cul-de-sac close to a local playground, the location minimizes through traffic and provides a safe environment for children.
- Proximity to local amenities: The home is within comfortable walking distance of Donabate village, offering shops, a Supervalu, post office, pharmacies, and local pubs.
- Excellent transport links: Nearby train station options and local bus routes provide efficient commuter access to Dublin city center, the M1, and Dublin Airport.
- Recreational opportunities: The area boasts close proximity to Newbridge Park and Demesne, Donabate Beach, and various local clubs for golf, tennis, and football.
- Enhanced exterior storage: A practical lean-to structure positioned along the wide side entrance offers valuable extra space for storing bicycles, bins, and outdoor gear.
- Secure alarm installation: The property comes fully alarmed, providing an immediate layer of home security and peace of mind for the incoming family.
- Stable asking price: The tracked listing price has remained steady at €590,000, suggesting a firm vendor pricing strategy without erratic mid-campaign adjustments.
- Thoughtful ground floor layout: The open-plan kitchen, dining, and family area creates a connected social hub while retaining a separate, cozy front living room with a stove.
- Bespoke living room features: The generous front living room includes custom built-in units and a solid fuel stove, creating an inviting space for relaxing winter evenings.
- Guest convenience: A downstairs guest WC is thoughtfully positioned near the entrance hall, adding practical convenience for visiting guests and family members.
- Natural light penetration: Large double-glazed PVC windows throughout the home work in tandem with the sunny orientation to flood the interior spaces with natural daylight.
But keep in mind:
- Attic compliance verification: The buyer should verify whether the attic conversion obtained all necessary local planning permissions and structural compliance certificates for habitable use.
- Lean-to planning status: The buyer should inspect the side lean-to structure to ensure it complies with local development regulations and exempt development limits.
- Air-to-water maintenance costs: The complex air-to-water heating system may require specialist servicing and could involve higher replacement costs down the line if components fail.
- Limited price negotiation history: Tracking shows a flat asking price of €590,000 with no reductions, indicating the seller may currently hold firm expectations on value.
- Open-plan noise transmission: The expansive open-plan kitchen and dining area may result in increased noise echoes and less acoustic privacy between the ground floor zones.
- Stove ventilation check: The buyer should ensure the living room stove meets current building regulations regarding proper flue installation and indoor air quality standards.
- Boundary line inspection: The buyer's solicitor should carefully examine the property deeds to confirm the exact boundaries of the wide side entrance and rear garden.
- Management fee check: If the development has communal areas or shared green spaces, the buyer should check for any applicable estate management fees or maintenance levies.
- Parking capacity limits: The cobble-lock driveway accommodates private parking, but visiting guests may find restricted on-street parking within the quiet cul-de-sac layout.
- Storage constraints: Despite the attic conversion, built-in storage is primarily limited to standard fitted wardrobes, requiring careful management of household belongings.
- Future expansion limits: Because the attic is already fully converted and a side lean-to is installed, major further structural expansions on the plot may be restricted.
- Commuter traffic bottlenecks: Local access roads connecting Donabate to the wider M1 and M50 network can experience peak-hour congestion during standard morning and evening commutes.
- Double glazing seal longevity: The buyer should inspect all double-glazed PVC windows for any signs of misting or seal failure that could require future glass replacement.
- Garden maintenance requirements: The west-facing rear garden requires ongoing landscaping upkeep to maintain its private oasis feel and manage the side storage area effectively.
- Utility room ventilation: The buyer should check that the utility room has adequate mechanical ventilation to prevent moisture buildup from washing machines and tumble dryers.
- Drainage and surface water: Given the regional climate, the buyer should verify that the cobble-lock driveway and garden patio areas feature proper surface water drainage.
- Electrical system capacity: The buyer should request an electrical safety certification to confirm the fuse board and wiring can safely handle modern heavy household loads.
- Plumbing water pressure: The buyer should test the hot and water pressure across all three bathrooms to ensure the air-to-water system delivers consistent shower performance.
- BER compliance verification: While rated A3, the buyer should cross-reference the detailed BER certificate recommendations to ensure no minor efficiency degradations have occurred.
- Local development proximity: The buyer should investigate surrounding local zoning plans to check if future nearby residential or infrastructure developments could impact the area.
Price positioning
?
- The asking price of €590,000 appears slightly conservative when evaluated against recent recorded transactions within the same development, where multiple three-bedroom properties have achieved notably higher figures over the past year.
- Valuation signals are influenced by the inclusion of a valuable attic conversion and a highly efficient A3 energy rating, which together enhance the functional space and lower prospective utility outlays compared to standard homes.
- Factors that could support this price level include strong local demand for family housing near village amenities and transport links, though broader macroeconomic lending constraints could potentially cap aggressive upward bidding.
- Additional market relevance comes from the stable pricing history since initial listing, indicating a firm vendor strategy that balances realistic expectations with the premium features of the modern residential dwelling.
Build Analysis
What we know from similar construction types
- The property holds an A3 BER rating, indicating high energy efficiency, low running costs, and modern insulation standards.
- Features an air-to-water heating system and double-glazed PVC windows, which are typical of contemporary builds designed for lower energy consumption.
- Includes a completed attic conversion with extended Velux windows; a buyer should verify that proper planning permission, building control compliance, and fire safety certifications were obtained for this conversion.
- Advantage of the new-build style development includes modern layouts such as an open-plan kitchen and dining area, a utility room, a guest WC, and a master en-suite.
- Located in a cul-de-sac setting with a cobble-lock driveway, private off-street parking, and a West-facing rear garden with a side lean-to.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 700 to 900 euro.
- Explanation: Given the property has an A3 energy rating, modern double-glazed PVC windows, and an efficient air-to-water heating system, thermal efficiency is very high, keeping annual heating and hot water energy requirements relatively low compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
15 BERESFORD COURT, DONABATE, DUBLIN
- Sale date
- Declared sale price
- €615,000.00
33 BERESFORD COURT, DONABATE, COUNTY DUBLIN
- Sale date
- Declared sale price
- €555,000.00
11 BERESFORD COURT, DONABATE, CO. DUBLIN
- Sale date
- Declared sale price
- €650,000.00
24 BERESFORD COURT, DONABATE, CO DUBLIN
- Sale date
- Declared sale price
- €620,000.00
8 BERESFORD COURT, DONABATE, CO. DUBLIN
- Sale date
- Declared sale price
- €650,000.00
Recent sales in the wider Donabate area
CARRIC BEAG, BALCARRICK, DONABATE
- Sale date
- Declared sale price
- €243,500.00
ST ANTHONYS, BALLISK, DONABATE
- Sale date
- Declared sale price
- €890,000.00
APT 62, TURVEY WOODS, DONABATE
- Sale date
- Declared sale price
- €250,000.00
88 COIS INBHIR, DONABATE, DUBLIN
- Sale date
- Declared sale price
- €375,000.00
10 BURROW RD, PORTRANE, DONABATE
- Sale date
- Declared sale price
- €510,000.00
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
23 Beresford Court, Donabate
- Sale date
- Declared sale price
- €339,207.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €5,900 — 1% of €590,000.
?
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: roughly 1,500 to 3,000 euro plus outlay and VAT for conveyancing services.
- Land registration fees: approximately 600 to 800 euro depending on the exact property value and registration type.
- Property valuation fee: around 150 to 300 euro typically required by mortgage lenders.
- Surveyor fees: approximately 500 to 1,200 euro depending on the level of detail in the structural survey.
- Annual home insurance: roughly 400 to 800 euro per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents frequently highlight Donabate as a family-friendly coastal community with excellent amenities including local sports clubs, schools, and parks.
- Commuters often discuss the convenience of the Donabate train station and regular bus services connecting to Dublin city centre.
- Local forums frequently mention proximity to Newbridge House and Demesne and Donabate Beach as major lifestyle perks for families.
- Discussions around the Beresford development generally focus on its quiet cul-de-sac settings and proximity to local playgrounds and village shops.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
Located in a family-friendly development close to a playground and Newbridge Park & Demesne, with three bedrooms and a safe cul-de-sac setting ideal for young families.
- Teenagers8/10
The attic conversion provides a fantastic versatile space that can act as a den or study area for teenagers, and the property is close to local sports clubs.
- Multi-generational Living6/10
While the three-bedroom layout offers good space with an attic conversion and three bathrooms, it lacks a ground-floor bedroom or annex for independent multi-generational living.
- Single Buyers7/10
An A-rated modern home offering low running costs and good commuter links, though the pricing at €590,000 may require a higher budget for a single buyer.
- Couples9/10
Provides spacious contemporary living with open-plan areas, a master en-suite, and a dedicated home office space for modern couples.
- Empty Nesters8/10
Low maintenance A-rated property with modern finishes, a private west-facing garden, and a cul-de-sac location, though stairs are present.
- Retirees7/10
The home is in a quiet cul-de-sac close to village amenities, but potential buyers should consider that bedrooms and bathrooms span multiple floors including an attic conversion.
Work
3 areas- Remote Working10/10
The converted attic provides an ideal, separate home office space with extendable Velux windows for remote working.
- Hybrid Commuting9/10
Conveniently located within walking distance of the local train station and near bus routes 33B & 33D, providing easy access to the M1/M50 and Dublin Airport.
- Retired8/10
A-rated efficiency keeps utility costs low, and the peaceful cul-de-sac is close to village amenities, though multi-story living is a factor.
Practical
8 areas- Ageing in Place5/10
The property spans multiple floors including an attic conversion, which may present mobility challenges later in life.
- Low Maintenance9/10
Exceptional condition with an A3 energy rating, air-to-water heating system, double-glazed PVC windows, and freshly painted interiors.
- Secure Gated Entry4/10
The property is fully alarmed and has a private driveway in a cul-de-sac, but does not feature a secure gated entry system.
- Minimalist Design8/10
Contemporary property with bright, spacious interiors, modern Kube kitchen, and clean finishes.
- Flexible Floor Plans9/10
Features an open-plan ground floor layout alongside a clever attic conversion that provides versatile extra rooms.
- Heritage Home2/10
This is a contemporary, recently built family home in a modern development rather than a heritage property.
- Ecological Setup9/10
Boasts an impressive A3 BER rating and an energy-efficient air-to-water heating system.
- Outdoor areas8/10
Includes a private west-facing rear garden with a wide side entrance and lean-to storage, plus a cobble-lock front driveway.
Interests
9 areas- Gardening7/10
Features a private west-facing rear garden with a lean-to for storage and a cobble-lock front driveway, offering manageable outdoor green space.
- Walking9/10
Excellent walking opportunities nearby, including Newbridge Park & Demesne, local beaches, and walking distance to the village.
- Gym6/10
Local amenities include various sports clubs, though buyers should verify the exact proximity of dedicated commercial gym facilities.
- Cycling7/10
The suburban and parkland surroundings offer pleasant cycling routes, though specific dedicated cycle lanes should be verified.
- Golf9/10
Donabate is renowned for its golf offerings, and the village features local clubs for golf enthusiasts.
- Fishing7/10
Coastal location provides good proximity to local fishing spots along the coastline.
- Horse Riding6/10
Semi-rural pockets nearby offer potential equestrian access, though buyers should check for local stables.
- Water Sports8/10
Proximity to the coast and local beaches makes it well-suited for water sports enthusiasts.
- Entertaining9/10
Features a large open-plan kitchen, dining, and family area with French doors opening onto a private west-facing rear garden.
Lifestyle
5 areas- Coastal Living8/10
Donabate Beach is nearby, providing great coastal access and seaside walks for residents.
- Quiet Living9/10
Situated in a quiet cul-de-sac development with minimal through traffic, offering a peaceful residential environment.
- Rural Living5/10
While close to Newbridge Park & Demesne and Donabate Beach, the property is part of a suburban residential development rather than a truly rural setting.
- Village Living9/10
Within walking distance of Donabate village, offering local shops, a Supervalu, post office, pharmacies, and traditional public houses.
- Urban Living4/10
Located in a suburban town setting rather than an urban center, though it has good transport links to Dublin.
Social
6 areas- Community Involvement8/10
Active local community in Donabate with various clubs for golf, tennis, football, and hockey.
- Café Culture7/10
Donabate village offers local shops and services, with local cafes accessible within the community hub.
- Nightlife5/10
Includes two local public houses, but heavier nightlife options would require travel toward larger urban centers.
- Health/Wellness groups8/10
Proximity to local sports clubs, parks, and coastal walks supports health and wellness activities.
- Networking Opportunities6/10
Primarily a residential commuter area, so professional networking would likely rely on remote work or travel to Dublin.
- Tech-Hub Connectivity7/10
Good transport links to Dublin and a dedicated home office make tech-based remote working seamless.
Listing information
- Agent
- DNG McKenna Healy
- Phone
- 01 849 1510
- Current status
- active
- Published on HouseDelve
- 16 September 2026
- Correction
- Report an issue
HD-93CC97HouseDelve · 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.