23 Verbena Grove, Sutton, Dublin 13D13X4K0
€495,000
3 Bed~1 Bath~91 m²~BER F
What you'll like:
- Sought-after coastal location: Positioned in a highly desirable North Dublin suburb near Howth Peninsula, this address provides buyers with enduring lifestyle appeal and long-term property value stability.
- Established residential neighborhood: The property sits within a mature and popular development featuring well-maintained surroundings, offering prospective buyers a peaceful and secure environment for family living.
- Semi-detached property layout: The semi-detached structure provides valuable side access and physical separation from neighboring houses, reducing noise transfer and enhancing privacy for occupants.
- Practical room proportions: The interior offers a balanced layout comprising a welcoming entrance hall, spacious living room, separate dining room, and kitchen, creating a functional flow for daily family life.
- Good overall condition: The home is presented in well-maintained condition throughout, allowing buyers to move in immediately without incurring mandatory capital expenditure before occupancy.
- Personalization and extension potential: The generous footprint and layout give incoming purchasers a straightforward opportunity to modernize finishes and potentially reconfigure spaces to suit personal tastes.
- Generous rear garden: The property features a good-sized outdoor green space at the rear, ideal for children, gardening enthusiasts, outdoor entertaining, or future structural expansion.
- Off-street parking provision: The front driveway provides convenient private off-street parking, a significant practical advantage for multiple vehicle households in suburban Dublin.
- Valuable side access: The inclusion of independent side access facilitates easier management of garden waste, bicycle storage, and contractor entry without requiring passage through the main living areas.
- Proximity to local amenities: Residents benefit from close access to local shops, cafés, and essential services in Sutton, ensuring everyday conveniences are within easy reach.
- Comprehensive educational options: The surrounding area features a wide selection of established primary and secondary schools, making the location particularly attractive for growing families with children.
- Abundant recreational facilities: Nearby sports clubs, parks, and coastal walking trails offer exceptional lifestyle opportunities for outdoor pursuits and active weekend living.
- Coastal and peninsula access: The nearby coastline and Howth Peninsula provide stunning scenery and leisure activities, enhancing the overall desirability and uniqueness of the geographic position.
- Strong commuter connectivity: Local transport infrastructure provides efficient and direct routes into Dublin City Centre and surrounding employment hubs for daily commuters.
- Stable asking price history: Tracking data shows the asking price has remained stable at €495,000 without erratic adjustments, indicating a straightforward vendor pricing strategy aligned with market expectations.
- Manageable floor area: At 91 square meters, the home offers an efficient footprint that keeps ongoing heating, furnishing, and maintenance costs relatively modest for first-time buyers.
- Traditional construction style: The classic suburban layout lends itself well to straightforward architectural modifications and energy efficiency upgrades compared to more complex modern builds.
- Bright kitchen orientation: The kitchen overlooks the rear garden, providing pleasant natural light and easy supervision of outdoor activities from the heart of the home.
- Active market demand: Properties in this specific postal district consistently attract strong buyer interest, supporting healthy future resale liquidity and capital appreciation prospects.
- Professional agent representation: The property is managed by an established local agency, facilitating clear communication and transparent transaction management for interested buyers.
But keep in mind:
- Poor BER rating: The property holds a low F energy rating with a high energy performance indicator, meaning buyers should budget immediately for substantial insulation and heating upgrades.
- High retrofit costs: Achieving modern energy efficiency standards on an F-rated home will likely require significant capital investment in external wall insulation, upgraded windows, and heating systems.
- Single bathroom limitation: With only one family bathroom serving three bedrooms, morning congestion will be an issue for families or households with multiple occupants.
- Modest floor area: Measuring 91 square meters, the accommodation is relatively compact, potentially limiting long-term space for growing families without undertaking costly structural extensions.
- Dated interior finishes: While generally well-maintained, the internal décor appears traditional and will require financial outlays from buyers wanting contemporary aesthetics and modern fixtures.
- Uninsulated attic check: Buyers must verify the depth and quality of attic insulation, as older homes in this development often lack adequate thermal barriers under the roof.
- Single-glazed window risk: Prospective purchasers need to inspect window joinery carefully to confirm whether double or triple glazing is installed throughout the entire property.
- Outdated heating system: The age and efficiency of the primary boiler should be professionally assessed during pre-purchase surveys to avoid unexpected replacement expenses shortly after moving in.
- Electrical compliance verification: The fuse board and wiring installation should be thoroughly evaluated by a qualified electrician to ensure safety standards meet modern electrical regulations.
- Potential boundary queries: Buyers should instruct their legal representative to carefully examine property deeds and Ordnance Survey maps to confirm exact garden boundaries and side access rights.
- Lack of open-plan flow: The traditional layout divides the kitchen, dining, and living areas into separate rooms, which may not suit modern preferences for open-plan living spaces.
- Suburban parking constraints: While off-street parking is available, the driveway may accommodate only one vehicle comfortably, potentially causing street parking congestion for multi-car households.
- Garden maintenance requirements: The good-sized rear garden, while desirable, will require ongoing landscaping and maintenance effort from buyers who may prefer a more low-maintenance outdoor space.
- Local traffic congestion: Commuter routes through Sutton and surrounding coastal roads can experience heavy peak-hour traffic volumes, impacting daily travel times into the city centre.
- Extension planning permissions: Any future plans to enlarge the 91 square meter footprint will require careful navigation of local planning guidelines and potential council restrictions.
- Roof structure inspection: A thorough surveyor assessment of the roof timbers and tiling is essential to check for hidden wear, dampness, or structural sagging typical of older builds.
- Plumbing system evaluation: Older galvanized or copper pipework should be inspected for corrosion, water pressure issues, and potential leaks hidden beneath floors or within walls.
- Ventilation and damp checks: The combination of an F energy rating and older construction methods increases the risk of condensation and mold formation, requiring careful survey checks.
- Shorter property transaction history: Buyers should investigate local market comparables independently to ensure the asking price accurately reflects current transactional values in the immediate vicinity.
- Future retrofit grant reliance: Relying on government SEAI grants to offset deep retrofit costs involves navigating bureaucratic application processes and managing contractor availability.
Price positioning
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- The asking price appears attractively valued given that it stands below broader regional benchmarks for three-bedroom semi-detached homes in this coastal suburban location, likely reflecting a strategic entry point designed to generate competitive bidding and strong initial interest from prospective buyers.
- Valuation signals indicate that while the property offers a practical layout and desirable garden space, the low asking price is heavily influenced by the poor energy rating, which will require immediate capital investment for retrofitting and insulation upgrades to meet modern efficiency standards.
- Such a pricing strategy could be supported by high underlying demand for family housing in well-established North Dublin coastal areas, whereas potential under-valuation signals might be undermined by the substantial renovation costs needed to improve the weak building energy rating.
- Additional relevant factors include the stable asking price history since initial listing without any recorded reductions, suggesting the selling agent is confident in this baseline figure to attract motivated buyers in the current market environment.
Build Analysis
What we know from similar construction types
- The property is a three-bedroom semi-detached home with a floor area of 91 square metres, offering a practical layout and scope for future enhancement.
- Given the established nature of the development, a buyer should investigate the age of the roof, windows, and electrical and plumbing systems, as they may require updating.
- Any potential plans to extend the living space should be verified against local planning regulations and boundary compliance.
Retrofit Cost*
Possible renovating / insulating expenditure
- The property holds a low BER rating of F, indicating poor energy efficiency with high heat loss.
- A comprehensive deep retrofit to bring the home to a modern B2 standard or higher would likely cost between 45,000 and 65,000 euros.
- This estimated cost would cover exterior wall insulation, upgraded double or triple-glazed windows and doors, attic insulation, and the installation of a heat pump or modern heating system.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: approximately 1,800 to 2,400 euro.
- Explanation: Given the 91 square meter floor area and the low BER rating of F, the property's energy efficiency is poor, leading to significantly higher energy consumption and heating expenses compared to more modern homes.
Pollution Safe
8/10Environmental situation to investigate
- The location is primarily residential, appearing well-removed from major heavy industrial sites, large-scale incinerators, or active industrial pollution concerns.
- Any minor legacy industrial or local commercial uses in the wider district should be independently verified by prospective buyers if of concern.
Flood Safe
7/10Water overflow reports to follow up
- The property is situated in an established coastal suburb, meaning buyers should review local authority flood maps regarding potential coastal or surface water flood risks.
- While the immediate neighborhood appears generally stable, specific low-lying pockets nearby warrant standard environmental and insurance checks.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estateExtra effort was used to find nearby sales here
29 VERBENA GROVE, BAYSIDE, DUBLIN 13
- Sale date
- Declared sale price
- €741,000.00
Recent sales in the wider Sutton area
34 GRANGE PARK, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €600,000.00
152 STAPOLIN LAWNS, BALDOYLE, DUBLIN 13
- Sale date
- Declared sale price
- €565,000.00
6 BEACH VIEW, DEL VAL AVENUE, SUTTON
- Sale date
- Declared sale price
- €620,000.00
1 GRACE OMALLEY RD, HOWTH, DUBLIN 13
- Sale date
- Declared sale price
- €620,000.00
23 MARINERS COURT, SUTTON, DUBLIN 5
- Sale date
- Declared sale price
- €425,000.00
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: €4,950 — 1% of €495,000.
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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: approximately 1,500 to 2,500 euro plus VAT and outlays.
- Land registration fees: approximately 400 to 800 euro depending on the property value and registry type.
- Property valuation fees: approximately 150 to 300 euro for a mortgage valuation report.
- Surveyor fees: approximately 500 to 1,000 euro depending on the depth of the structural survey.
- Annual home insurance: approximately 350 to 650 euro depending on the level of buildings and contents cover selected.
Forum Talk
What people are saying about this area
- Residents frequently discuss the strong sense of community and family-friendly appeal of the residential developments in Sutton.
- Local forums often highlight the convenience of coastal walks, Howth Peninsula amenities, and excellent proximity to local parks.
- Transport connectivity into Dublin City Centre via nearby bus and DART links is a regular topic of positive discussion among commuters.
- Homeowners in the area frequently share renovation and retrofitting ideas to improve energy efficiency ratings given older housing stock.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The three-bedroom layout, established residential setting, and good-sized rear garden make this home well-suited for families with young children.
- Teenagers7/10
With three bedrooms and proximity to local schools and amenities, the home accommodates teenagers adequately, though space could become tight as they grow.
- Multi-generational Living4/10
At 91 square metres with a single bathroom, the floor area is relatively compact for multi-generational living without significant modifications.
- Single Buyers7/10
Provides an opportunity for single buyers looking to establish themselves in a sought-after location with potential to modernise over time.
- Couples8/10
An excellent size for couples wanting room to grow into, offering spare bedrooms for guests or a home office.
- Empty Nesters6/10
Manageable size, though stairs and garden maintenance may require some upkeep depending on future mobility preferences.
- Retirees5/10
While the location is appealing, buyers should investigate the implications of the F BER rating regarding future heating costs and potential energy upgrades for retirement living.
Work
3 areas- Remote Working7/10
The three-bedroom configuration allows one of the rooms to be easily adapted into a dedicated home office.
- Hybrid Commuting8/10
Convenient transport links to Dublin City Centre support hybrid commuting arrangements.
- Retired6/10
Well-established neighbourhood with local amenities, though energy efficiency updates should be budgeted for by retirees.
Practical
8 areas- Ageing in Place5/10
Features a single upstairs family bathroom and stairs, which may require modification for long-term ageing in place.
- Low Maintenance5/10
The F BER rating indicates that energy-efficiency improvements will likely be needed to reduce future maintenance and heating costs.
- Secure Gated Entry3/10
The property features standard off-street parking rather than a secure gated entry system.
- Minimalist Design5/10
Traditional semi-detached layout with separate rooms, offering potential for open-plan minimalist redesign.
- Flexible Floor Plans6/10
The 91 m² layout provides a practical separation of spaces with room for interior reconfiguration.
- Heritage Home3/10
Appears to be a standard mid-to-late 20th-century residential development home rather than a protected heritage property.
- Ecological Setup3/10
An F BER rating highlights that current environmental and energy-saving setups are poor and require significant upgrading.
- Outdoor areas7/10
Benefits from both a good-sized rear garden and off-street parking to the front.
Interests
9 areas- Gardening7/10
Features a good-sized rear garden offering ample opportunity for keen gardeners to landscape and plant.
- Walking8/10
Proximity to the coast and the Howth Peninsula provides excellent walking and outdoor recreational routes.
- Gym6/10
Local sports and recreational facilities are available in the wider Sutton and Howth areas.
- Cycling7/10
Coastal locations and established suburban roads offer good routes for cyclists.
- Golf8/10
The Sutton and Howth peninsula area is well known for its prominent golf clubs and courses.
- Fishing7/10
Coastal positioning offers good proximity to local marine and coastal fishing spots.
- Horse Riding4/10
Equestrian facilities are less prominent in this immediate suburban and coastal neighbourhood.
- Water Sports8/10
Proximity to the coast makes this an ideal location for enthusiasts of water-based activities.
- Entertaining7/10
The ground floor layout connecting the living room, dining room, and kitchen, alongside the rear garden, suits hosting guests.
Lifestyle
5 areas- Quiet Living7/10
Positioned in a popular residential development in Sutton, offering a typically peaceful suburban environment.
- Rural Living2/10
This is a suburban residential setting in Dublin 13 rather than a rural location.
- Village Living7/10
Sutton and surrounding areas offer a strong community feel with local shops and cafés nearby.
- Coastal Living8/10
The property is well positioned for access to the coast and the many amenities of the Howth Peninsula.
- Urban Living6/10
Provides good access to Dublin City Centre via transport links while retaining a suburban feel.
Social
6 areas- Community Involvement7/10
Set within a popular residential development with an active local community and established amenities.
- Café Culture7/10
Sutton and surrounding coastal areas feature local cafés and social spots.
- Nightlife4/10
The immediate area is primarily residential and coastal, requiring travel to central Dublin for extensive nightlife.
- Health/Wellness groups7/10
Good access to local sports clubs, walking routes, and community wellness facilities.
- Networking Opportunities5/10
Primarily a residential suburb, meaning professional networking will likely require commuting to business hubs.
- Tech-Hub Connectivity6/10
Good transport links to Dublin tech centres, though broadband speeds should be verified by the buyer.
Listing information
- Agent
- DNG Raheny
- Phone
- 01 831 0300
- Current status
- active
- Published on HouseDelve
- 14 October 2026
- Correction
- Report an issue
HD-9888C5HouseDelve · 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.