23 Griffth Close, Glasnevin, Dublin 11D11E1W9
€425,000
3 Bed~1 Bath~83 m²~BER B3
What you'll like:
- Energy efficient rating: The property achieves a B3 BER rating, which can potentially qualify buyers for favorable green mortgage interest rates and lower energy bills. This efficiency ensures better overall insulation and lower monthly utility costs compared to older properties.
- Green outlook advantage: The house occupies an enviable position directly overlooking a large green area to the front, providing an open aspect and enhanced privacy. This scenic view is a rare and desirable feature in mature urban settings.
- South facing garden: The generous rear garden benefits from a sunny south-facing orientation, maximizing natural sunlight throughout the day for outdoor activities. This aspect is highly sought after by gardeners and families looking for bright outdoor spaces.
- Vacant possession ready: The home comes to the market with vacant possession and no onward chain, allowing for a swift and straightforward purchasing process. Buyers can move in immediately without waiting for an upward chain to clear.
- Modern kitchen diner: Features a contemporary fully fitted kitchen and dining room that provides direct access to the rear garden for seamless indoor-outdoor living. The updated cabinetry and layout offer excellent functionality for daily family life.
- Off street parking: Includes a private paved driveway providing convenient off-street parking directly to the front of the dwelling. This eliminates the hassle of searching for on-street spaces after a long commute.
- Newly upgraded windows: The dwelling benefits from recently upgraded double-glazed windows throughout, enhancing thermal retention and minimizing external street noise. These modern fixtures contribute directly to the strong energy performance rating.
- Gas fired heating: Equipped with an efficient gas-fired central heating system that delivers reliable warmth and precise temperature control across all rooms. This conventional setup is straightforward to service and compatible with modern smart thermostats.
- Mature established location: Situated within a well-established and highly sought-after Glasnevin neighborhood known for its strong community feel and stability. Residents benefit from a peaceful suburban environment while remaining close to urban conveniences.
- Proximity to amenities: Located within easy reach of both Glasnevin and Finglas Villages, offering immediate access to local shops, cafés, and essential services. Major retail therapy is also nearby at Charlestown and Clearwater Shopping Centres.
- Excellent school network: Positioned close to a wide selection of well-regarded primary and secondary schools, making it an ideal choice for growing families. Parents will appreciate the reduced travel times for the daily school run.
- Robust storage sheds: The rear boundary includes both a solid block-built storage shed and an additional timber shed for versatile outdoor storage options. These outbuildings are perfect for bicycles, tools, and seasonal gear.
- Family bathroom: Contains a fully tiled family bathroom that is presented in clean condition and ready for immediate use without requiring urgent renovations. The contemporary tiling makes cleaning and general maintenance very straightforward.
- Convenient transport links: The neighborhood is exceptionally well connected with numerous frequent bus routes servicing Dublin City Centre directly. Commuters will value the straightforward access routes to the capital.
- M50 motorway access: Motorists enjoy quick and easy access to the M50 motorway network, facilitating seamless travel across the wider Dublin region. This connectivity is ideal for those who commute by car for work.
- Airport proximity: Dublin Airport is located within a convenient driving distance, reducing travel stress for frequent flyers and holidaymakers. This transport advantage also tends to support long-term regional property demand.
- University proximity: Dublin City University is situated within close proximity, presenting potential rental demand or convenience for academic staff and students. This adds a layer of long-term investment resilience to the asset.
- Feature living room: The spacious living room includes a central feature fireplace that creates a warm, cozy focal point for family relaxation. It offers ample layout flexibility for various seating arrangements and entertainment setups.
- Well proportioned rooms: Internal accommodation spans a practical layout over c. 83 square meters, maximizing usable floor space without wasted corridors. Each of the three bedrooms offers decent proportions for a family home.
- Turnkey condition: The interior is presented in excellent overall condition throughout, minimizing the need for immediate capital expenditure upon purchase. Buyers can focus on personalization rather than structural overhauls.
But keep in mind:
- Single bathroom constraint: The home features only one bathroom to serve all three bedrooms, which may cause morning congestion for busy families. Buyers should consider if the single facility meets their long-term household needs.
- Compact floor area: With a total floor area of approximately 83 square meters, the rooms are moderately sized rather than expansive. Growing families might find storage and living space somewhat restricted over time.
- Mid terrace layout: As a mid-terrace dwelling, the property shares both side walls with neighbors, potentially transmitting more airborne and impact noise. Buyers should verify the acoustic insulation levels between adjoining homes during visits.
- Year of construction: Built in 1985, the property is approaching forty years of age, meaning original structural elements may require closer inspection. Buyers should budget for potential maintenance upgrades to aging wiring or plumbing.
- Extension potential limits: The presence of a south-facing garden offers extension potential, but any rear expansion would reduce outdoor green space. Buyers must weigh the benefits of a larger interior against the loss of garden area.
- Parking capacity limits: The off-street parking driveway appears designed for a single vehicle, which could create challenges for multi-car households. On-street spaces nearby should be checked for availability and parking restrictions.
- Boundaries and title: Buyers must instruct their legal representative to carefully verify boundary lines and ensure all garden sheds comply with local planning regulations. Confirming title deeds early prevents any post-sale disputes with neighbors.
- Attic insulation check: While the BER rating is favorable, buyers should commission a surveyor to inspect the attic insulation depth and overall roof timber condition. Ensuring the roof space is dry and properly vented prevents hidden damp issues.
- Boiler lifespan review: The gas-fired central heating system should be professionally inspected to determine the exact age and service history of the boiler. Replacing an older boiler can represent an unexpected immediate expense.
- Ventilation in wet rooms: The fully tiled bathroom should be checked for adequate mechanical extraction ventilation to prevent mold growth in humid conditions. Poor ventilation in older retrofitted homes can lead to chronic condensation.
- Shed structural integrity: Both the block-built and timber storage sheds should be examined for damp ingress, roof leaks, and general structural wear. Outbuildings often require maintenance or roof repairs that are easy to overlook.
- Local traffic patterns: Proximity to major commuter arteries and local amenities can lead to increased traffic congestion during peak morning and evening rush hours. Buyers should visit the area at different times to assess local traffic flow.
- Future development surround: Local commercial centers and nearby residential areas could undergo future redevelopment, altering the local density and neighborhood character. Checking local development plans is an essential due diligence step.
- Insurance cost factors: Properties built in the mid-1980s in certain urban areas may attract specific home insurance premiums regarding flood risk or pipework materials. Buyers should obtain insurance quotes prior to closing the sale.
- Surface water drainage: The southeast-facing garden should be inspected for proper surface water drainage, especially during heavy rainfall events. Poor garden drainage can lead to soggy lawns and potential dampness near foundations.
- Electrical system compliance: The fuse board and electrical wiring should be independently tested by a certified electrician to ensure compliance with current safety standards. Homes from the 1980s may require consumer unit upgrades to handle modern electronic loads.
- Window seal durability: Although recently upgraded, the double-glazed window installations should be checked for proper sealing and hardware functionality. Ensuring warranties transfer to the new owner provides added peace of mind.
- Plumbing water pressure: Mains water pressure should be tested across all bathroom and kitchen fixtures to ensure satisfactory flow rates during peak usage times. Inadequate pressure can impact the performance of showers and appliances.
- Internal door clearances: Standard builds from this era may feature narrower internal doorways or hallway turns that could complicate moving large furniture. Measuring large items beforehand is recommended for a smooth move-in.
- Investment market yield: While suitable for investors, changes in rental legislation and local market caps should be analyzed to ensure projected rental yields meet financial goals. Consulting a local letting agent can help clarify current rental demand.
Price positioning
?
- The asking price appears well-positioned and potentially slightly conservative relative to broader urban market trends given the excellent decorative condition and sought-after neighbourhood characteristics.
- Signals supporting potential under-valuation include the highly efficient energy rating, modern fixtures throughout, and an appealing aspect overlooking a large open green space.
- Factors that could undermine this pricing level include localized competition from similar terrace configurations or unexpected maintenance liabilities typical of properties built in the mid-eighties.
- Overall, the quoted figure aligns closely with prevailing regional transaction benchmarks for moderately sized family dwellings possessing comparable transport links and local amenities.
Build Analysis
What we know from similar construction types
- The property was built in 1985 and spans approximately 83 square metres, featuring a mid-terrace configuration with a B3 BER rating, gas-fired central heating, and newly upgraded double-glazed windows.
- A buyer should investigate the condition of the roof, plumbing, and electrical systems given the 1985 construction date, despite the home being presented in excellent condition.
- It is recommended to verify planning compliance and building regulations for any historical alterations or extensions, as well as the condition of the block-built and timber storage sheds in the rear garden.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €900 to €1,200.
- This estimate accounts for the property size of 83 square metres and its efficient B3 BER rating, combined with gas-fired central heating.
Pollution Safe
9/10Environmental situation to investigate
- The property is situated in a well-established residential suburb with no major heavy industrial facilities, active landfills, or waste incinerators immediately adjacent.
- Any historical industrial legacy in the broader north Dublin area is generally distant, though buyers should verify local environmental reports for absolute peace of mind.
Flood Safe
9/10Water overflow reports to follow up
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
No verified results were found for this group in the previous five years.
Recent sales in the wider Glasnevin area
57 ST MARGARETS RD, HAMPTON WOOD, FINGLAS DUBLIN 11
- Sale date
- Declared sale price
- €473,842.00
53 RATHVILLY PARK, FINGLAS, DUBLIN 11
- Sale date
- Declared sale price
- €275,000.00
20 MELVILLE DR, FINGLAS EAST, DUBLIN 11
- Sale date
- Declared sale price
- €387,000.00
4 IONA DR, GLASNEVIN, DUBLIN 9
- Sale date
- Declared sale price
- €1,305,000.00
APT 179 BLOCK 8, PREMIER SQ, FINGLAS RD DUBLIN 11
- Sale date
- Declared sale price
- €195,000.00
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 €4,250 based on 1% of the asking price for a residential property under €1 million.
- Solicitor legal fees: Approximately €1,500 to €2,500 excluding outlay and VAT.
- Land registration fees: Approximately €175 to €700 depending on the property value and registration type.
- Property valuation fees: Approximately €150 to €300 for mortgage valuation purposes.
- Surveyor fees: Approximately €500 to €1,000 depending on the level of detail required for a structural survey.
- Annual home insurance: Approximately €400 to €800 depending on the policy coverage and provider.
Forum Talk
What people are saying about this area
- Residents in the Glasnevin and Finglas areas frequently highlight the strong sense of community and the convenience of local green spaces.
- Local forums often discuss transport links, noting the frequent bus services into Dublin City Centre and easy access to the M50.
- Neighbourhood discussions frequently mention the proximity of Charlestown Shopping Centre and local schools as major plus points for families.
- Traffic calming measures and parking around residential closes are occasionally raised by locals during community council updates.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property overlooks a large green area and features a south-facing rear garden with a lawn, making it ideal for young families. There are also local primary and secondary schools within easy reach.
- Teenagers7/10
With three well-proportioned bedrooms and good proximity to Dublin City Centre via multiple bus routes, this home offers convenience for growing teenagers. However, at 83 square metres, indoor social space is somewhat compact.
- Multi-generational Living4/10
The 83 m² floor area with three bedrooms and one bathroom provides limited space for multi-generational living arrangements without significant modification.
- Single Buyers9/10
An asking price of €225,000 to €425,000 for a three-bedroom mid-terrace home in Glasnevin makes this a highly appealing option for first-time single buyers looking to get onto the property ladder.
- Couples9/10
The property is presented in excellent condition with vacant possession and no onward chain, offering a seamless move-in process for couples.
- Empty Nesters7/10
The home offers low maintenance with a B3 BER rating and gas-fired central heating, though stairs and a traditional layout may require consideration for future years.
- Retirees6/10
While local amenities in Glasnevin and Finglas villages are nearby, the standard two-story mid-terrace configuration with a single bathroom may be less suitable for long-term retirement needs compared to single-level alternatives.
Work
3 areas- Remote Working8/10
With three bedrooms, the home offers flexible space to set up a dedicated home office for remote working.
- Hybrid Commuting9/10
Numerous bus routes servicing Dublin City Centre, alongside easy access to the M50 and Dublin Airport, make hybrid commuting highly convenient.
- Retired6/10
The property is well-suited for independent living, though retirees should assess whether stairs and garden upkeep align with their preferences over time.
Practical
8 areas- Ageing in Place5/10
The two-story layout and standard bathroom placement mean modifications might be necessary for long-term ageing in place.
- Low Maintenance8/10
Features a strong B3 BER rating, newly upgraded double-glazed windows, gas-fired central heating, and has been maintained in excellent condition.
- Secure Gated Entry3/10
The property features off-street parking to the front but is an open mid-terrace home without a gated communal or private entrance.
- Minimalist Design6/10
The home features a traditional mid-terrace layout rather than an ultra-minimalist architectural structure.
- Flexible Floor Plans6/10
At 83 m² with a standard three-bedroom layout, the floor plan is relatively fixed, though rooms can easily adapt to home offices or nurseries.
- Heritage Home2/10
Built in 1985, this is a modern suburban home rather than a period or heritage property.
- Ecological Setup7/10
The B3 BER rating indicates good energy efficiency, which is beneficial for reducing heating costs and carbon footprint.
- Outdoor areas8/10
Benefits from an open outlook facing a large green area, off-street parking, and a generous south/southeast-facing rear garden with storage sheds.
Interests
9 areas- Gardening7/10
The southeast-facing rear garden features a generous lawn and storage sheds, providing a great canvas for keen gardeners.
- Walking8/10
The large green area to the front and proximity to local parks provide pleasant environments for daily walks.
- Gym7/10
Local sporting facilities and amenities are within close proximity, though specific commercial gym options should be verified by the buyer.
- Cycling7/10
The location offers manageable commuting distances into Dublin City Centre and DCU, though cyclists should verify dedicated cycle lane connectivity.
- Golf6/10
Several golf clubs are located across the wider North Dublin area, though transport to them may require a short drive.
- Fishing3/10
The residential suburban setting does not offer immediate access to notable fishing spots.
- Horse Riding3/10
Equestrian facilities are scarce in this densely populated urban and suburban sector.
- Water Sports3/10
Water sports facilities are limited given the inland Glasnevin location, requiring travel to the coast or local amenities.
- Entertaining8/10
The modern fully fitted kitchen/dining room and south-facing rear garden provide a great layout for hosting guests and outdoor entertaining.
Lifestyle
5 areas- Quiet Living7/10
Positioned overlooking an expansive green area to the front, the property benefits from a pleasant outlook, though it is located in a mature, established urban suburb.
- Rural Living2/10
This is a solidly urban/suburban property situated in Glasnevin, Dublin 11, with very little connection to a rural environment.
- Village Living8/10
Glasnevin and Finglas Villages are both nearby, providing a welcoming community feel and convenient access to local shops and services.
- Coastal Living2/10
The location is firmly inland in North Dublin, offering no immediate proximity to the coast.
- Urban Living8/10
Excellent connectivity to Dublin City Centre via numerous bus routes and easy access to the M50 make this ideal for those seeking urban convenience.
Social
6 areas- Community Involvement8/10
Situated in a mature and highly sought-after neighbourhood with local villages and schools nearby, fostering strong community engagement.
- Café Culture8/10
Local cafés are within easy reach in the surrounding Glasnevin and Finglas areas.
- Nightlife6/10
While local pubs and amenities exist, vibrant nightlife options will typically require travel into Dublin City Centre.
- Health/Wellness groups7/10
Proximity to local parks and sporting facilities supports health and wellness activities in the community.
- Networking Opportunities7/10
Good transport links to Dublin City Centre and DCU provide solid access to professional and academic networks.
- Tech-Hub Connectivity8/10
The property's proximity to Dublin City University and general Dublin infrastructure offers excellent tech-hub connectivity.
Listing information
- Agent
- Ray Cooke Auctioneers
- Phone
- 01 403 0720
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-945BB1HouseDelve · Republic of Ireland* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.