23 Heather Lawn, Rathfarnham, Dublin 16D16X0H4
€575,000
3 Bed~1 Bath~81 m²~BER E
What you'll like:
- Prime suburban location: Situated on a quiet, mature, tree-lined road in Rathfarnham, offering exceptional convenience to local parks, established schools, and a family-friendly community atmosphere.
- Proximity to Marlay Park: Enjoy the luxury of being just a short stroll from one of Dublin's finest recreational parks, providing wonderful weekend amenities for walking, sports, and outdoor family events.
- Family-friendly neighbourhood: The surrounding residential area is renowned for its excellent selection of primary and secondary schools, making it an ideal long-term location for growing families.
- Generous footprint: Features a practical three-bedroom layout spanning approximately 81 square metres, providing a solid foundation for comfortable living and future customization by the new owner.
- Bright open-plan space: Includes a spacious open-plan living and dining room measuring over 7.7 metres, offering flexible layout options and excellent natural light flow throughout the ground floor.
- Generous double bedrooms: Upstairs comprises two well-proportioned double bedrooms alongside a single room, ensuring comfortable sleeping quarters and ample space for wardrobes or home office setups.
- Private rear garden: Benefits from a private rear garden laid mainly in lawn, offering a secure outdoor sanctuary for children to play, outdoor dining, and potential future landscaping projects.
- Off-street parking: The front driveway provides convenient off-street parking, eliminating on-street parking hassles and ensuring secure vehicle storage right at your front door.
- Excellent retail access: Positioned within easy reach of Dundrum Town Centre, Nutgrove Shopping Centre, and Rathfarnham Village, guaranteeing effortless access to major supermarkets, retail stores, and dining.
- Diverse public transport: Well-served by nearby bus routes including the 14 and 16 lines, offering direct public transport links into the city centre and surrounding suburban districts.
- Luas connectivity: The Luas green line stations at Balally and Dundrum are within convenient reach, facilitating fast and reliable rail commutes into Dublin's commercial core.
- Active cycle infrastructure: Pedestrian walkways and dedicated cycle paths provide safe, convenient connectivity to Dundrum and neighbouring areas, appealing to active commuters and cyclists.
- Endless modernization potential: Presents a fantastic opportunity for purchasers to completely update and modernize the interiors to reflect their own personal design tastes and style preferences.
- Solid semi-detached structure: Being a semi-detached property, it typically offers side access options and scope for future extension or attic conversion, subject to acquiring the necessary planning permissions.
- Stable asking price: Recorded asking-price history shows a steady initial price of 575000 euros without erratic fluctuations, suggesting a realistic and transparent pricing strategy from the outset.
- Established residential enclave: Located in a mature neighbourhood where properties rarely come to market, ensuring strong long-term capital preservation and community desirability for future resale value.
- Leisure amenities nearby: Meadowbrook Leisure Centre and numerous local golf and tennis clubs are close by, catering to active lifestyles and various sporting interests for all age groups.
- Well-proportioned hallway: Features a welcoming entrance hall that creates a pleasant threshold into the home and provides functional separation between the front entrance and living zones.
- Manageable floor area: At 81 square metres, the property offers lower heating and maintenance overheads compared to larger detached houses, making it an efficient option for first-time buyers.
- Clear renovation canvas: Because the house requires modernization, buyers can implement energy upgrades and interior remodeling in a single cohesive project tailored to exact living requirements.
But keep in mind:
- Poor BER rating: The property holds an inefficient E building energy rating, indicating that the home will likely require significant thermal insulation and heating system upgrades to achieve comfort.
- High energy consumption: An energy performance indicator of nearly 288 kWh per square metre per year signals substantial utility bills, making immediate energy efficiency improvements a financial priority.
- Modernization costs required: Since the listing explicitly highlights the need to modernize, buyers must budget extensively for full interior renovations, cosmetic repairs, and potential kitchen or bathroom replacements.
- Single bathroom constraint: With only one family bathroom serving all three bedrooms upstairs, busy households may experience morning bottlenecks and queuing during peak routine hours.
- Limited ground floor rooms: The separation between the kitchen and the main living-dining area is somewhat partitioned, meaning buyers desiring a contemporary open-plan kitchen-diner might need structural alterations.
- Compact third bedroom: The single third bedroom measures under seven square metres, which may severely restrict its utility as anything other than a nursery, home office, or dressing room.
- Upgrading existing windows: Older E-rated homes frequently feature dated single or early double glazing, meaning the buyer should budget for window replacements to eliminate drafts and reduce heat loss.
- Heating system evaluation: Buyers should thoroughly inspect the age and efficiency of the existing boiler and radiators, as an E-rated home often relies on obsolete or inefficient heating infrastructure.
- Rewiring considerations: Older properties in mature residential roads often retain outdated electrical wiring systems, meaning an electrical survey is strongly advised to verify safety and compliance.
- Plumbing inspection needed: The bathroom and kitchen plumbing installations should be professionally evaluated during due diligence to check for galvanized piping, leaks, or water pressure issues.
- Potential asbestos presence: Given the era of construction typical for many mature suburban estates, buyers should investigate the possible presence of asbestos in old floor tiles, artex, or insulation.
- Ventilation and damp checks: E-rated homes with older joinery can suffer from inadequate ventilation and condensation build-up, requiring careful inspection for hidden dampness around exterior walls.
- Roof and attic insulation: The attic space must be inspected to verify current insulation depths, as bringing roof insulation up to modern standards is critical for improving the poor BER score.
- Boundary and title check: Buyers' legal representatives should carefully inspect title deeds and boundary maps to confirm exact garden boundaries and ensure no encroachments exist with neighbours.
- Planning permission history: Any historical alterations or extensions in neighbouring properties should be reviewed if planning future works, as local authority guidelines in mature estates can be strict.
- Traffic congestion risks: Proximity to major shopping hubs like Dundrum and busy routes like the 14 and 16 bus corridors can result in localized rush-hour traffic congestion nearby.
- Limited storage provisions: The floor plan shows modest bedroom dimensions and minimal built-in storage, meaning buyers may need to invest in custom fitted wardrobes to maximize space.
- Garden orientation unknown: Buyers should verify the exact aspect of the private rear garden to determine daily sunlight exposure and assess suitability for gardening or solar panel installations.
- Upfront capital requirement: Beyond the purchase price, the combination of a low BER rating and outdated interiors means buyers will need significant additional liquid capital immediately after closing.
- Competitive micro-market: Properties in this sought-after Rathfarnham neighbourhood frequently attract strong interest, meaning buyers should be prepared for competitive bidding despite the required renovation work.
Price positioning
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- The asking price appears undervalued because it sits below recent verified transactions on the same street, suggesting an intentional strategy by the selling agent to generate competitive interest and attract multiple prospective bidders early in the campaign.
- Undervaluation signals are evident when comparing the €575,000 asking price against historical completions in the immediate residential estate, which have frequently cleared at notably higher figures, highlighting a potentially conservative initial quoting level.
- Such a pricing strategy could be supported by the property's poor energy rating and the substantial modernization costs required by the incoming buyer, though strong local demand for family homes near Marlay Park might easily undermine this discount.
- Relevant market dynamics indicate that despite the requirement for significant capital expenditure to upgrade the accommodation, the prime suburban location and desirable neighborhood amenities provide substantial headroom for competitive bidding beyond the initial guide.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached family home extending to approximately 81 square metres, situated on a mature residential road.
- Given the BER rating of E and the description mentioning a need to modernise, a buyer should investigate the age and condition of the heating system, windows, electrical wiring, and overall insulation.
- A structural survey is recommended to assess any potential requirements for damp proofing, ventilation upgrades, or structural alterations if extending or reconfiguring the layout.
- Prospective buyers should verify compliance with local planning regulations if considering future extensions or attic conversions.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property has a BER rating of E, indicating a poor energy efficiency level that requires a comprehensive deep retrofit to achieve a modern standard.
- A deep retrofit for an 81 square metre home typically ranges from €40,000 to €65,000 depending on the extent of external wall insulation, window and door replacements, upgraded heating systems such as heat pumps, and solar PV installations.
- Grants from the Sustainable Energy Authority of Ireland (SEAI) may help offset a portion of these upgrade costs, though a detailed technical assessment by a registered energy advisor is recommended to confirm exact pricing.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,800 to €2,300.
- Explanation: Given the property has a floor area of 81 square metres and a less efficient BER rating of E, energy consumption and heat loss are likely to be higher than average, leading to increased heating expenses.
Environmental checks
Area-level evidence and things to investigate
Air quality
Nearby sites
Landfills
None foundWaste facilities
None foundIndustrial facilities
None foundNearby infrastructure
Overhead electricity lines
None foundUnderground electricity cables
None foundFlood Safe
8/10Water overflow reports to follow up
- The property is situated a short distance from mapped river flood areas associated with the River Dodder catchment.
- Local geographical positioning in Rathfarnham places the home at a slight elevation relative to the nearest active flood zones.
- Standard surface water accumulation during intense rainfall remains a general consideration for low-lying pathways and gardens in the surrounding neighbourhood.
The property is outside the mapped flood area. But the nearest mapped area is approximately 137 metres away.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
14 HEATHER LAWN, MARLAY WOOD, DUBLIN 16
- Sale date
- Declared sale price
- €690,000.00
16 HEATHER LAWN, MARLAY WOOD, DUBLIN 16
- Sale date
- Declared sale price
- €640,000.00
13 HEATHER LAWN, RATHFARNHAM, DUBLIN 16
- Sale date
- Declared sale price
- €721,000.00
43 HEATHER LAWN, MARLAY WOOD, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €620,000.00
31 HEATHER LAWN, RATHFARNHAM, DUBLIN
- Sale date
- Declared sale price
- €685,000.00
Recent sales in the wider Rathfarnham area
62 CRANNAGH PARK, RATHFARNHAM, DUBLIN 14
- Sale date
- Declared sale price
- €1,150,000.00
4 BALLINTYRE DOWNS, BALLINTEER, DUBLIN 16
- Sale date
- Declared sale price
- €675,000.00
21 MOORE HOUSE, LORETO ABBEY, RATHFARNHAM
- Sale date
- Declared sale price
- €405,000.00
32 MARLAY HOUSE, TAYLORS HILL, RATHFARNHAM DUBLIN 16
- Sale date
- Declared sale price
- €363,000.00
11 FONTHILL ABBEY, BALLYBODEN RD, RATHFARNHAM
- Sale date
- Declared sale price
- €805,000.00
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: €5,750 — 1% of €575,000.
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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: €1,500 to €3,000 excluding VAT and outlays.
- Land registration fees: €400 to €800 depending on property value and registration type.
- Property valuation fees: €150 to €300 for mortgage or standard valuation.
- Surveyor fees: €400 to €800 depending on the depth of the structural survey.
- Annual home insurance: €350 to €700 depending on the level of contents and buildings cover.
Forum Talk
What people are saying about this area
- Local residents frequently highlight the proximity to Marlay Park as a major lifestyle benefit, noting the popularity of the weekend markets and walking trails.
- Discussions in neighbourhood groups often emphasize strong demand for family homes in Rathfarnham due to the high concentration of well-regarded primary and secondary schools.
- Commuters in the area frequently discuss traffic management and public transport connectivity, particularly the convenience of local bus routes like the 14 and 16 alongside access to the Luas at Balally and Dundrum.
- Community forums often feature renovation and modernization projects as many buyers look to upgrade older properties with low BER ratings, such as improving insulation and heating systems to enhance energy efficiency.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property is located on a quiet, mature residential road close to Marlay Park and an excellent selection of local schools, making it well-suited for families with young children.
- Teenagers7/10
Proximity to secondary schools and bus routes providing access to surrounding areas offers good independence for teenagers, though the 81 m² floor area is relatively compact as children grow.
- Multi-generational Living3/10
With three bedrooms, one bathroom, and an 81 m² floor area, there is limited space for multi-generational living without substantial extension or reconfiguration.
- Single Buyers6/10
A three-bedroom semi-detached home offers room to grow or accommodate a home office, though the purchase price and potential modernization costs should be factored in.
- Couples8/10
Provides a great opportunity for couples looking to put their own stamp on a property in a sought-after mature neighbourhood with good transport links.
- Empty Nesters5/10
While the single-level garden and mature location appeal, a three-bedroom semi-detached layout with stairs may be larger than necessary for empty nesters seeking low maintenance.
- Retirees5/10
The quiet road and nearby amenities suit retirees, but the need for modernization and the presence of stairs require careful consideration for long-term accessibility.
Work
3 areas- Remote Working7/10
The three-bedroom layout allows one of the rooms to be easily adapted as a dedicated home office for remote working.
- Hybrid Commuting8/10
Convenient access to local bus routes and the Luas at Balally and Dundrum makes hybrid commuting into the city center straightforward.
- Retired6/10
The quiet neighbourhood and nearby healthcare and shopping amenities suit retirees, subject to personal modernization preferences.
Practical
8 areas- Ageing in Place4/10
The two-story layout with all bedrooms and the bathroom upstairs presents accessibility challenges for ageing in place without significant adaptation.
- Low Maintenance4/10
The property carries a BER rating of E and requires modernization, indicating that maintenance and energy-efficiency upgrades will be necessary.
- Secure Gated Entry2/10
The property features standard open off-street parking to the front rather than a secure gated entry.
- Minimalist Design5/10
The traditional semi-detached layout features defined rooms rather than open-plan minimalist architecture, though renovation could alter this.
- Flexible Floor Plans6/10
The open-plan living/dining room offers some flexibility, and the footprint provides potential for future reconfiguration or extension subject to planning.
- Heritage Home3/10
While located in a mature neighbourhood, the property is a standard mid-20th-century family home rather than a protected heritage building.
- Ecological Setup2/10
The E energy rating indicates poor current thermal efficiency, meaning considerable investment in insulation and heating systems is needed to achieve an ecological setup.
- Outdoor areas7/10
Features off-street parking to the front and a private rear garden laid mainly in lawn, offering pleasant private outdoor space.
Interests
9 areas- Gardening6/10
The property features a private rear garden laid mainly in lawn, offering a blank canvas for gardening enthusiasts.
- Walking9/10
Proximity to Marlay Park and local pedestrian walkways provides outstanding opportunities for walking and outdoor recreation.
- Gym7/10
Meadowbrook Leisure Centre and various local fitness facilities are located nearby, supporting health and wellness routines.
- Cycling7/10
Local cycle paths provide convenient access to Dundrum and surrounding areas for cyclists.
- Golf8/10
Numerous golf clubs in the surrounding area offer excellent options for golf enthusiasts.
- Fishing2/10
The suburban setting does not offer immediate access to notable fishing locations.
- Horse Riding4/10
While some equestrian facilities may be found in the wider foothills region, they are not directly adjacent to the property.
- Water Sports2/10
Inland suburban location with no immediate proximity to water sports venues.
- Entertaining6/10
The open-plan living/dining room and private rear garden provide a functional space for entertaining, though modernization could enhance this further.
Lifestyle
5 areas- Quiet Living8/10
Positioned on a quiet, mature, tree-lined road, the property offers a peaceful residential setting away from heavy traffic.
- Rural Living2/10
This is a firmly suburban residential location close to multiple shopping centres and urban conveniences, offering little of a rural character.
- Village Living7/10
Enjoying exceptional convenience close to Rathfarnham Village, the location provides a strong sense of community and local amenities.
- Coastal Living1/10
The property is situated inland in a suburban Dublin neighborhood with no notable proximity to the coast.
- Urban Living7/10
Good transport links including nearby bus routes and the Luas at Balally and Dundrum provide easy access to the wider urban area.
Social
6 areas- Community Involvement7/10
A mature residential neighbourhood with established local associations and community events centered around nearby village amenities.
- Café Culture7/10
Proximity to Rathfarnham Village and Dundrum Town Centre offers a solid selection of local cafes and dining spots.
- Nightlife5/10
While local pubs and dining options exist, major nightlife hubs require travel into the city centre or nearby urban centres.
- Health/Wellness groups7/10
Access to local leisure centres, parks, and community groups supports participation in health and wellness activities.
- Networking Opportunities6/10
Good connectivity to commercial hubs via public transport facilitates professional networking.
- Tech-Hub Connectivity6/10
Reasonable transport links allow access to major Dublin employment and tech centers.
Listing information
- Agent
- Sherry FitzGerald Dundrum
- Phone
- 01 296 1822
- Current status
- active
- Published on HouseDelve
- 10 November 2026
- Correction
- Report an issue
HD-7DE464HouseDelve · 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.