25 Belarmine Place, Stepaside, Dublin 18D18HX21
€525,000
2 Bed~3 Bath~89 m²~BER B2
What you'll like:
- Energy efficient rating: The property boasts a favorable B2 energy rating which helps lower utility bills and may qualify green mortgage applicants for preferential interest rates.
- Sunny rear orientation: Enjoy natural sunlight throughout the afternoon and evening thanks to the highly desirable westerly facing aspect of the low maintenance rear garden.
- Light filled extension: The addition of a bright dining and sunroom creates extra everyday living space and provides direct access out onto the rear patio area.
- Generous floor area: Providing approximately 89 square meters of accommodation, this home offers well proportioned rooms that comfortably accommodate modern living requirements for small families.
- Three convenient bathrooms: The layout includes a ground floor guest WC, a master ensuite, and a main family bathroom, minimizing morning queues during busy routines.
- Two double bedrooms: Both bedrooms are genuine doubles featuring fitted storage, ensuring ample room for furniture placement without feeling cramped or restricted.
- Premier residential development: Situated within a sought after Castlethorn built estate known for well maintained communal grounds, family friendly layouts, and strong local community appeal.
- Proximity to Luas: Residents can enjoy a short walk to the nearby Glencairn tram stop, offering fast and reliable public transport connections directly into Dublin city centre.
- Bus route access: Multiple local Dublin Bus routes including the 44, 47, and 118 service the surrounding area, providing alternative commuting options for daily travelers.
- Motorway connectivity: Quick and easy access to both the M50 motorway and the N11 ensures convenient driving routes for commuters heading north or south.
- Village convenience: Stepaside village is just a gentle stroll away, offering a great selection of boutique shops, local eateries, and essential daily neighborhood services.
- Onsite local amenities: The development features a handy supermarket, pharmacy, creche, and community centre right on your doorstep for ultimate everyday convenience.
- Educational facilities: An excellent choice of primary and secondary schools are located nearby, including Stepaside Educate Together and Gaelscoil Thaobh na Coille.
- Outdoor recreational space: Enjoy weekends exploring approximately 80 acres of nearby parkland at Fernhill Park and Gardens, perfect for walking and family outdoor activities.
- Active lifestyle options: The surrounding neighborhood offers numerous sports clubs including tennis, rugby, and football, catering to a wide range of fitness enthusiasts.
- Granite kitchen countertops: The kitchen is finished with durable and stylish granite worktops alongside integrated appliances, providing a quality culinary workspace for cooking enthusiasts.
- Master bedroom ensuite: The primary bedroom features its own private bathroom complete with a step in shower and modern sanitary ware for added daily comfort.
- Bay window feature: The main bedroom includes an attractive box bay window with a built in window seat, adding character and a cozy reading spot.
- Attic conversion potential: The roof space offers great potential for future conversion subject to necessary conditions, allowing buyers to easily expand their living accommodation over time.
- Generous parking provision: The front and side areas provide convenient parking options for residents and visiting guests without hassle on busy residential streets.
But keep in mind:
- Attic conversion costs: Converting the unfloored attic space into a usable home office or family room will require significant capital investment and necessary planning compliance checks.
- Mid terrace positioning: As a mid terrace home, sound transmission from adjoining neighbors through party walls is a factor to consider during quiet evening hours.
- Compact rear garden: The low maintenance patio garden provides very little natural lawn area, which might disappoint buyers looking for substantial grass space for pets.
- Management fee verification: Buyers must investigate whether the development levies annual management fees for communal upkeep, landscaping, and estate maintenance services.
- Service infrastructure check: Intending purchasers should independently verify the operational condition of all heating systems, plumbing fixtures, and integrated kitchen appliances before finalizing contracts.
- On street parking competition: Although parking is available to the front and side, visitor spaces can become congested during peak evening and weekend hours.
- Traffic congestion peaks: Commuting via the nearby M50 and local feeder roads during peak morning and evening rush hours can experience significant delays and slowdowns.
- Public transport capacity: Peak time Luas and bus services operating through the surrounding area frequently experience high passenger volumes and crowded conditions.
- Future local development: Buyers should check local planning registers for any pending or proposed high density residential developments that could increase local traffic density.
- Extension planning compliance: Purchasers should instruct their legal representative to confirm that the rear dining room extension fully complies with local planning and building regulations.
- Window thermal performance: While the overall BER is strong, buyers should inspect double glazed window seals for potential drafts or condensation issues over time.
- Storage limitation: Aside from fitted bedroom storage and a rear timber shed, the internal footprint lacks a dedicated walk in utility or basement storage room.
- Garden privacy screening: Depending on neighboring boundary fencing heights, the westerly patio may have limited privacy from adjacent properties when entertaining outdoors.
- Boiler replacement lifespan: The gas fired central heating boiler should be professionally inspected to determine its age and remaining operational lifespan before purchase.
- Roof insulation standards: Buyers should verify the current depth and quality of attic insulation to ensure it aligns with modern energy efficiency expectations.
- External timber maintenance: The rear garden timber shed requires ongoing periodic painting and weatherproofing to prevent moisture damage and structural deterioration.
- Stira stair safety: The attic access utilizes a folding Stira ladder, which should be checked for secure fixing and smooth operation by household members.
- Local school demand: Given the popularity of the surrounding primary and secondary schools, catchment enrollment policies and waiting lists should be checked carefully.
- Paved surface drainage: The extensive patio paving in the rear garden should be inspected to ensure proper surface water drainage away from the property foundations.
- Floor area constraints: At 89 square meters, growing families may eventually outgrow the accommodation footprint, limiting the long term tenure of the property.
Price positioning
?
- The asking price appears somewhat conservative relative to recent transaction benchmarks recorded on the exact same street, where comparable neighborhood properties have regularly achieved higher registered figures, signaling potential initial underpricing to stimulate competitive buyer interest.
- Valuation signals derived from verified register data on this specific road indicate strong baseline figures, with multiple nearby homes trading above the current asking price, suggesting the subject property holds hidden equity or room for upward movement.
- Potential factors that could support a higher final transaction price include the high energy efficiency rating, the sunny westerly orientation, and the presence of a rear extension, whereas localized supply fluctuations might temper aggressive bidding.
- Overall market sentiment and active buyer demand in the surrounding Dublin 18 locality remain robust, meaning that well presented mid terrace homes with strong transport links typically attract substantial competitive interest exceeding initial guide levels.
Build Analysis
What we know from similar construction types
- The property is a mid-terrace home constructed by Castlethorn, a well-known developer in the Belarmine residential development.
- Features a rear sunroom/dining extension which enhances the ground floor living space, though a buyer should verify that proper planning permission and building regulations compliance were obtained for this extension.
- The BER rating is B2, indicating good energy efficiency with modern insulation standards likely in place.
- There is potential to convert the attic space (subject to conditions and necessary approvals), which a buyer should investigate regarding structural capacity, ceiling height, and compliance for habitable use.
- Stira stairs access to the attic and gas-fired central heating are present, which should be inspected by a qualified professional during a survey.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €800 to €1,100.
- Explanation: Given the property has a B2 energy rating and a floor area of 89 square meters with gas-fired central heating, energy efficiency is relatively high, keeping annual heating and hot water consumption moderate compared to older properties.
Pollution Safe
9/10Environmental situation to investigate
- The location is situated in a modern suburban residential development with no apparent major industrial pollution concerns nearby.
- There are no prominent historical landfills or active incinerators in the immediate vicinity, though buyers should verify local environmental records for complete peace of mind.
Flood Safe
8/10Water overflow reports to follow up
- The property is positioned in an elevated suburban foothills area, which generally reduces the risk of widespread fluvial or coastal flooding.
- Standard surface water drainage applies during heavy rainfall events, and prospective buyers are advised to consult local flood maps to confirm specific site vulnerabilities.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
88 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €620,000.00
35 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €655,000.00
52 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €375,000.00
68 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €591,000.00
90 BELARMINE PLACE, STEPASIDE DUBLIN 18, DUBLIN
- Sale date
- Declared sale price
- €365,000.00
Recent sales in the wider Stepaside area
38 THE RECTORY, ENNISKERRY ROAD, STEPASIDE
- Sale date
- Declared sale price
- €433,000.00
69 CHERRINGTON RD, SHANKILL, DUBLIN 18
- Sale date
- Declared sale price
- €735,000.00
68 GLENCAIRN LAWN, THE GALLOPS, LEOPARDSTOWN DUBLIN 18
- Sale date
- Declared sale price
- €1,086,000.00
49 THE ELMS, PARK VIEW, STEPASIDE DUBLIN 18
- Sale date
- Declared sale price
- €336,500.00
16 FERNCARRIG RISE, FERNLEIGH, SANDYFORD DUBLIN 18
- Sale date
- Declared sale price
- €710,000.00
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
25 BELARMINE PLACE, STEPASIDE, DUBLIN 18
- Sale date
- Declared sale price
- €391,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €5,250 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Generally ranges between €1,500 and €3,000 plus VAT and outlay costs.
- Land registration fees: Approximately €175 to €700 depending on the property value and digital application method.
- Property valuation fees: Usually between €150 and €300 for mortgage purposes.
- Surveyor fees: Generally ranges from €400 to €800 depending on the level of detail required for a structural survey.
- Annual home insurance: Approximately €400 to €800 per year depending on the policy level and provider.
Forum Talk
What people are saying about this area
- Residents frequently discuss the convenience of the local Belarmine plaza amenities, including the supermarket, pharmacy, and local eateries.
- Commuters in local forums often highlight the walking distance to the Glencairn Luas stop and the frequency of the local bus routes like the 44 and 47.
- Parents share positive feedback regarding the proximity of multiple nearby primary and secondary schools, such as Stepaside Educate Together and Gaelscoil Thaobh na Coille.
- Community groups often mention local recreational spots like Fernhill Park and Gardens as a major asset for outdoor activities in the area.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
The property features two double bedrooms and a sunny westerly-facing rear garden with a patio area providing a great setting for children to play, alongside local creche and school facilities.
- Teenagers7/10
With two double bedrooms and a layout that offers comfortable living spaces, it suits a smaller family with a teenager, though space is somewhat compact at 89 square metres.
- Multi-generational Living4/10
As a 2-bedroom mid-terrace home of 89 square metres, space is limited for multi-generational living, though there is potential for attic conversion subject to conditions.
- Single Buyers9/10
An excellent option for single first-time buyers looking for a modern, energy-efficient B2-rated home with good transport links.
- Couples9/10
The layout with two double bedrooms, three bathrooms, and a sunny rear extension makes it ideal for couples starting out or trading down.
- Empty Nesters8/10
Low maintenance garden and manageable property size make it well-suited for empty nesters looking to downsize in a premier residential development.
- Retirees7/10
Features low maintenance outdoor areas and easy access to local village amenities, though stairs are required between floors.
Work
3 areas- Remote Working8/10
Includes potential to convert the attic subject to conditions to use as a home office, alongside good overall interior space.
- Hybrid Commuting9/10
Well serviced by public transportation including the Luas Green Line at Glencairn and multiple bus routes, plus proximity to the M50 and N11.
- Retired8/10
Provides an easily manageable living space close to village amenities and healthcare services, ideal for retirement.
Practical
8 areas- Ageing in Place6/10
Manageable size and low maintenance outdoor areas, though buyers should note the presence of stairs between the ground and first floors.
- Low Maintenance9/10
Features a low maintenance rear garden presented in patio and a modern B2 energy rating.
- Secure Gated Entry2/10
Standard residential development layout with generous parking to the front and side rather than a secure gated community.
- Minimalist Design7/10
Clean lines, light-filled rooms, and neutral finishes offer a contemporary feel throughout.
- Flexible Floor Plans8/10
Features open living flow and potential to convert the attic space into a home office or family room subject to conditions.
- Heritage Home2/10
A modern Castlethorn-built development home rather than a period or heritage property.
- Ecological Setup8/10
Benefits from a strong B2 BER energy efficiency rating, reducing heating costs and environmental impact.
- Outdoor areas8/10
Includes a sunny westerly-facing rear garden with patio, a timber storage shed, and generous parking to the front and side.
Interests
9 areas- Gardening6/10
Features a low maintenance rear garden presented in patio, which limits extensive traditional gardening but provides a sunny outdoor space.
- Walking9/10
Proximity to Fernhill Park and Gardens, local hill walking opportunities, and walking distance to Stepaside village and the Luas.
- Gym7/10
Good access to nearby business parks and local amenities that offer health and fitness facilities.
- Cycling7/10
The area offers mountain bike trails and local cycling routes, though buyers should verify safe cycling infrastructure on main local commuter routes.
- Golf7/10
Close to several South Dublin golf courses and recreational amenities in the surrounding foothills area.
- Fishing3/10
Limited direct access to prominent fishing spots nearby, as the location is primarily suburban residential.
- Horse Riding6/10
Proximity to the foothills of the Dublin Mountains offers access to local equestrian facilities and horse riding.
- Water Sports2/10
Inland suburban location with no immediate access to water sports facilities.
- Entertaining8/10
Equipped with a kitchen and breakfast room, a living room, and a light-filled dining/sunroom leading to a sunny west-facing patio for al fresco dining.
Lifestyle
5 areas- Quiet Living7/10
Situated in a residential development with a sunny rear garden, offering a peaceful environment while remaining close to local conveniences.
- Rural Living3/10
Located in a built-up suburban residential development near Stepaside village rather than a rural setting, despite nearby parklands.
- Village Living9/10
Just a gentle walk from the bustling village of Stepaside with its boutique shops, eateries, and local community facilities.
- Coastal Living2/10
The property is located inland in South Dublin, with no immediate coastal proximity.
- Urban Living6/10
Offers good connectivity to Dublin city centre via the Luas Green Line and bus routes, combining suburban tranquility with urban access.
Social
6 areas- Community Involvement8/10
Benefit from a local community centre, nearby schools, and active neighborhood participation within the Belarmine development.
- Café Culture8/10
Stepaside village offers a superb range of eateries and boutique cafes within walking distance.
- Nightlife5/10
Quiet residential setting with limited nightlife directly on site, requiring travel to nearby suburban centers or Dublin city.
- Health/Wellness groups8/10
Access to local parks, walking trails, sports clubs, and pilates and stretching opportunities in the surrounding area.
- Networking Opportunities6/10
Proximity to Sandyford Business Park provides good professional networking and employment hubs nearby.
- Tech-Hub Connectivity8/10
Close proximity to major tech and business employers in Sandyford and easy transport links to Dublin city tech hubs.
Listing information
- Agent
- Brady & McCarthy Estate Agents
- Phone
- 01 564 0032
- Published on HouseDelve
- 26 September 2026
- Correction
- Report an issue
HD-B3FD6CHouseDelve · 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.