23 The Paddocks, Portrane Road, Donabate, Co. DublinK36KT59
€630,000
3 Bed~3 Bath~149 m²
What you'll like:
- Energy efficient A rating: The property boasts an impressive A rating, which indicates exceptional thermal performance and significantly lowers potential utility bills for future buyers.
- Modern air to water heating: Equipped with a substantial air to water heating system, this home offers sustainable and cost-effective climate control throughout the changing seasons.
- Substantial floor area: Spanning 149 square metres across multiple levels, this residence provides remarkably generous living space compared to standard three-bedroom houses in the local area.
- Superb attic conversion: The professionally executed attic conversion adds valuable versatile space, complete with a dedicated walk-in wardrobe and a separate bathroom for ultimate convenience.
- South facing rear garden: The sunny south-facing orientation maximises natural daylight and warmth, creating an ideal environment for gardening enthusiasts and outdoor family relaxation.
- Landscaped outdoor decking: A premium composite decking area provides a durable, low-maintenance surface that seamlessly extends indoor living space into the private rear garden.
- Whole house water softener: Installed water softening equipment protects plumbing fixtures and appliances from hard water scaling while improving everyday water quality throughout the house.
- Reverse osmosis filtration: Dedicated reverse osmosis drinking water filtration in the kitchen ensures purified, high-quality water straight from the tap for health-conscious occupants.
- Bespoke joinery and panelling: Tasteful wall panelling and custom built-in units elevate the interior aesthetics, offering a stylish, move-in-ready finish requiring no immediate cosmetic updates.
- Contemporary quartz kitchen island: The open-plan kitchen features a large quartz-topped island with casual dining space, forming a luxurious and highly functional heart of the home.
- Dedicated utility room: A separate utility room keeps laundry appliances out of the main kitchen area, enhancing practical organisation and reducing ambient household noise levels.
- Generous bedroom accommodations: Three well-proportioned first-floor bedrooms provide comfortable family accommodation, complemented by a contemporary en-suite shower room attached to the primary bedroom.
- Ample off street parking: The attractive front cobble-lock driveway offers convenient, off-street parking space for multiple vehicles directly outside the front entrance.
- Walking distance to village: Situated just minutes from Donabate Village, residents enjoy effortless pedestrian access to local schools, shops, cafés, and community amenities.
- Excellent transport links: Proximity to Donabate Train Station ensures smooth, direct commuting access to Dublin City Centre for working professionals and regular city travellers.
- Convenient motorway access: The nearby M1 and M50 motorways facilitate rapid vehicular travel to Dublin Airport and surrounding national road networks without excessive delays.
- Nearby recreational attractions: Residents can easily access local beaches, renowned golf courses, and Newbridge House and Farm for weekend leisure and outdoor family activities.
- Attractive brick exterior: The charming brick-fronted exterior provides traditional curb appeal combined with modern construction standards, ensuring lasting aesthetic durability and lower maintenance.
- Established modern development: Located within a popular modern neighbourhood, the property benefits from well-maintained surroundings and a strong sense of community stability.
- Stable asking price history: Tracking data indicates the asking price has remained stable at €630,000 without erratic fluctuations, suggesting a confident and realistic initial pricing strategy by the vendor.
But keep in mind:
- Unverified formal BER certificate: Although advertised as A-rated, buyers should verify the official BER certificate and advisory report during conveyancing to confirm energy compliance.
- Attic conversion compliance check: Buyers must inspect local planning records and building regulations compliance for the attic conversion to ensure structural alterations meet legal standards.
- Potential high market valuation: At an asking price of €630,000 for a three-bedroom property, purchasers should commission an independent valuation to confirm alignment with current local market values.
- Maintenance of complex systems: The advanced air-to-water heating, filtration, and water softening systems may require specialized servicing contracts and higher long-term maintenance expenditure.
- Decking longevity and upkeep: While composite decking is durable, buyers should inspect the installation quality and drainage beneath the structure to prevent long-term moisture accumulation issues.
- Boundary and garden fencing: Purchasers should verify exact property boundaries and the maintenance responsibilities for perimeter fencing enclosing the south-facing rear garden.
- Traffic congestion during peak hours: Proximity to commuter transport links may correlate with peak-time traffic congestion around village access routes during morning and evening rush hours.
- Parking capacity limitations: Although the driveway accommodates parking, multi-car households might find street parking options restricted within the modern residential development layout.
- Potential future extension limits: Given the already expanded footprint including an attic conversion, future scope for further structural extensions to the property may be severely restricted.
- Management company charges: Buyers' legal representatives must investigate whether this modern development incurs annual estate management fees for communal areas or landscaping upkeep.
- Drainage and surface water: Prospective purchasers should check the efficacy of outdoor drainage around the patio and driveway to ensure heavy rainfall drains away effectively.
- Integration of smart fixtures: Custom built-in joinery and integrated kitchen appliances should be thoroughly tested during snagging to ensure all mechanical and electrical features function correctly.
- Storage access in eaves: The converted attic space may feature restricted storage access within low eaves, requiring careful evaluation of functional storage capacity for larger items.
- Noise insulation in semi-detached layout: As a semi-detached home, buyers should assess acoustic insulation levels between adjoining properties to ensure adequate privacy from neighbors.
- Water filtration filter replacement: The reverse osmosis and water softening systems require periodic filter cartridges and salt replenishment, representing an ongoing consumable operating cost.
- Potential premium pricing pressure: Strong initial interest in upgraded modern homes in this area could create competitive bidding dynamics, pushing final transactions above the €630,000 asking price.
- Local school capacity checks: Families with children should verify local primary and secondary school enrolment capacities, as popular suburban developments often experience high local demand.
- Proximity to flight paths: Depending on exact flight corridors for nearby Dublin Airport, buyers should check whether aircraft noise impacts the quiet enjoyment of the garden.
- Utility bill verification during winter: Buyers should request historical energy usage data to realistically gauge operational costs of running the air-to-water system during colder winter months.
- Conveyancing title checks on alterations: Solicitors must carefully review the title deeds to confirm that all internal alterations and the attic conversion are fully registered and exempt or permitted.
Price positioning
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- The asking price of €630,000 appears relatively fair and well-grounded when weighed against recent multi-year local transaction records within the same residential development, reflecting moderate growth from its initial new-build price in 2021.
- Valuation signals are reinforced by the property's high energy efficiency rating, substantial attic conversion, bespoke joinery, and a south-facing garden, offsetting the lack of historical price volatility since initial listing observation.
- Strong buyer demand for energy-efficient suburban homes near transport links supports this pricing level, though broader market cooling or rising interest rates could potentially undermine the achievability of the current asking price.
- Additional relevance is found in recent nearby estate sales showing comparable properties achieving figures ranging from approximately €587,000 up to €770,000, placing this asking price comfortably within an expected historical market bracket.
Build Analysis
What we know from similar construction types
- The property is described as an A-rated semi-detached home featuring an air-to-water heating system and brick-fronted exterior, which generally indicates high energy efficiency and modern construction standards.
- The house includes a notable attic conversion that features a fully fitted walk-in wardrobe and a separate bathroom, serviced by large rooflights; a buyer should verify that appropriate planning permission and building control compliance certificates are in place for this conversion.
- Additional upgrades include a whole-house water softener, a reverse osmosis drinking water filtration system, bespoke joinery, and a composite decking area in the south-facing rear garden.
- A buyer should investigate the documentation regarding the air-to-water system and any guarantees associated with the bespoke joinery and attic conversion.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: 900 to 1200 euro
- This home features an efficient A-rating and an air-to-water heating system, which helps reduce overall energy consumption and electricity costs for heating compared to standard older properties of 149 square metres.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The location is situated in Donabate, generally characterized by standard inland residential topography rather than high-risk coastal or river flood zones, though specific site elevation should be checked.
- Buyers should consult official local authority flood maps and carry out a comprehensive environmental survey to confirm the precise flood risk profile.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
9 THE PADDOCKS, DONABATE, DUBLIN
- Sale date
- Declared sale price
- €770,000.00
3 THE PADDOCKS, BALLISK COMMON, DONABATE
- Sale date
- Declared sale price
- €587,000.00
12 THE PADDOCKS, DONABATE, DUBLIN
- Sale date
- Declared sale price
- €595,000.00
17 THE PADDOCKS, BALLISK COMMON, DONABATE
- Sale date
- Declared sale price
- €625,000.00
1 WILLOWBROOK, PORTRANE RD, DONABATE
- Sale date
- Declared sale price
- €915,000.00
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 The Paddocks, Donabate
- Sale date
- Declared sale price
- €348,017.00
New buildPrice excludes VAT
Buyer fees*
Associated expenses guide
- Estimated stamp duty: €6,300 — 1% of €630,000.
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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: 1200 to 2500 euro
- Land registration fees: 175 to 800 euro
- Property valuation fees: 150 to 300 euro
- Surveyor fees: 300 to 600 euro
- Annual home insurance: 350 to 700 euro
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of living in Donabate, highlighting the short walk to Donabate Village and the train station.
- Local community forums often praise the area for its family-friendly atmosphere, proximity to Newbridge House and Farm, and local beaches.
- Discussions on transport links note the ease of access to the M1, M50, and Dublin Airport, making it popular with commuters.
- Homeowners in modern developments nearby frequently share tips on energy efficiency upgrades and local amenities.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features three bedrooms, a secure south-facing rear garden, and proximity to local schools and amenities in Donabate Village, making it very suitable for young families.
- Teenagers8/10
The impressive attic conversion providing a separate versatile room and bathroom offers great independent space for teenagers.
- Multi-generational Living6/10
While the attic conversion and multiple bathrooms offer flexibility, the standard three-bedroom semi-detached layout might feel slightly constrained for true multi-generational living.
- Single Buyers7/10
Offers modern energy efficiency and low-maintenance features, though the asking price of €630,000 for a three-bedroom home reflects a significant capital outlay for a single buyer.
- Couples9/10
An exceptional, highly upgraded A-rated home with open-plan living spaces and a stylish finish, ideal for couples looking to settle or upsize.
- Empty Nesters8/10
Modern finishes, low maintenance, and an A-rating make it an attractive option for downsizers who still want guest space or a home office.
- Retirees7/10
Conveniently located within walking distance of Donabate Village amenities, though multi-level living with an attic conversion may require consideration for long-term mobility.
Work
3 areas- Remote Working9/10
The versatile attic conversion provides an excellent, bright, dedicated space suitable for a home office or remote working setup.
- Hybrid Commuting9/10
Conveniently located within minutes of Donabate Train Station for access to Dublin City Centre, alongside easy access to the M1 and M50.
- Retired7/10
Close to village amenities and transport links, though stairs across multiple levels should be noted for retirement longevity.
Practical
8 areas- Ageing in Place5/10
The home features three floors including an attic conversion, which may present accessibility challenges for ageing in place without modification.
- Low Maintenance9/10
Benefiting from a high A-rating, modern air-to-water heating, whole-house water softener, and a landscaped low-maintenance rear garden.
- Secure Gated Entry2/10
This is an open suburban development with a cobble-lock driveway rather than a gated community.
- Minimalist Design7/10
Contemporary fittings, wooden flooring, and neutral tones provide a clean, modern aesthetic throughout.
- Flexible Floor Plans9/10
Features an open-plan kitchen and dining area, a separate living room, and an exceptional attic conversion with a walk-in wardrobe and bathroom.
- Heritage Home1/10
This is a modern, upgraded A-rated property rather than a period or heritage home.
- Ecological Setup9/10
Equipped with a substantial air-to-water heating system and high energy efficiency, supporting low carbon living.
- Outdoor areas8/10
Features a landscaped south-facing rear garden with composite decking, outdoor electrics, a tap, and a garden shed.
Interests
9 areas- Gardening7/10
Features a beautifully landscaped south-facing rear garden with a composite decking area and garden shed, though heavily optimized for low maintenance and entertaining.
- Walking9/10
Within walking distance of the village, local train station, Newbridge House & Farm, and Donabate's beach.
- Gym6/10
Local facilities are accessible in the wider area, though fitness options rely on travel or community spaces rather than an on-site facility.
- Cycling7/10
The suburban location and surrounding area offer good local cycling routes towards the coast and village.
- Golf9/10
Donabate is famous for its several renowned golf clubs located close to the property.
- Fishing6/10
Coastal positioning provides access to local angling spots within the wider Fingal coastal area.
- Horse Riding5/10
Some equestrian facilities exist in the broader rural fringes of North County Dublin, but they require transport.
- Water Sports8/10
Proximity to Donabate beach and nearby coastal inlets supports various water sports activities.
- Entertaining9/10
The open-plan kitchen and dining area with a quartz-topped island, combined with a south-facing garden and composite decking, makes this home exceptionally well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Located in a sought-after modern suburban development close to coastal and village amenities, generally offering a peaceful residential atmosphere.
- Rural Living3/10
This is a suburban housing development rather than a rural setting, though nearby parks and coastal areas offer a connection to nature.
- Village Living9/10
Situated just minutes from Donabate Village with its excellent range of shops, cafés, restaurants, and schools.
- Coastal Living8/10
Donabate is well known for its proximity to local beaches and coastal amenities, providing a great coastal lifestyle feel.
- Urban Living5/10
Offers good connectivity to Dublin City Centre via the nearby train station and road networks, but retains a distinct suburban village character.
Social
6 areas- Community Involvement8/10
Located in an established modern development with easy access to local community centres, schools, and village events.
- Café Culture8/10
Proximity to Donabate Village puts local shops, cafés, and restaurants within easy walking distance.
- Nightlife4/10
Donabate is a predominantly residential and family-oriented area with limited late-night entertainment venues.
- Health/Wellness groups7/10
Good access to local sports clubs, walking groups, and community wellness activities in the village.
- Networking Opportunities5/10
Primarily a residential commuter suburb rather than a commercial or business networking hub.
- Tech-Hub Connectivity6/10
Good transport links to Dublin's major employment and tech centers, though primarily residential.
Listing information
- Agent
- DNG McKenna Healy
- Phone
- 01 849 1510
- Current status
- active
- Published on HouseDelve
- 26 October 2026
- Correction
- Report an issue
HD-6B2727HouseDelve · 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.