25 Clos Emer , Dundalk, LouthA91W72T
€305,000
3 Bed~2 Bath~129 m²~BER A2
What you'll like:
- A2 Energy Rating: This exceptional energy efficiency rating ensures significantly lower utility bills and provides superior thermal comfort throughout every season of the year.
- Turnkey Condition Ready: The home is presented completely finished with professional painting, fresh tiling, and brand-new floor coverings, allowing for an immediate and hassle-free move-in experience.
- Spacious Floor Area: Spanning an impressive 129 square meters, this generous duplex footprint offers significantly more room to live and grow compared to standard apartments.
- Modern Three Bedrooms: Featuring three well-proportioned bedrooms, this layout perfectly accommodates families, remote workers needing a home office, or guests staying over.
- Two Modern Bathrooms: The inclusion of two well-appointed bathrooms eliminates morning queues and adds essential everyday convenience for busy households.
- Help to Buy Potential: First-time buyers may qualify for government assistance up to ten percent of the purchase price, significantly easing initial financial entry barriers.
- New Development Appeal: Situated within a fresh residential development, residents benefit from contemporary estate planning, modern infrastructure, and a vibrant community of new homeowners.
- Smart Rental Alternative: Offering a permanent step onto the property ladder, this residence provides a rewarding investment compared to paying high monthly landlord rents.
- Convenient Bus Access: Located directly on an established local bus route, commuting into Dundalk town centre is seamless without relying entirely on a car.
- Dundalk Town Proximity: The property sits within easy reach of a wide range of local amenities, schools, shopping centers, and recreational facilities.
- Economical Heating: Modern insulation and heating systems drastically reduce carbon footprints while keeping indoor temperatures stable during cold winter months.
- Low Maintenance Living: As a contemporary duplex structure, exterior upkeep is minimized, granting busy professionals more free time on weekends.
- Bright Interior Spaces: Large modern windows flood the living quarters with natural sunlight, enhancing the welcoming atmosphere of the open-plan areas.
- Contemporary Architecture: The sleek modern design and aesthetic appeal of the building enhance long-term property desirability and future resale value.
- Quality Floor Coverings: New carpets and hard floors are included in the purchase, saving buyers thousands in immediate post-purchase renovation expenses.
- Fresh Tiling Included: Bathrooms and kitchen areas feature pristine new tiles, ensuring a clean, modern look that requires no immediate updating.
- Professional Decoration: Expertly applied interior paint finishes mean the new owner can simply unpack boxes without reaching for paintbrushes.
- Growing Neighborhood: Investing in a new-build phase allows buyers to capitalize on the future appreciation of the surrounding developing area.
- Accessible Local Services: Essential daily conveniences including grocery stores, pharmacies, and healthcare providers are located just a short drive or bus journey away.
- Straightforward Purchasing: The offering is structured to accommodate eager buyers looking for an uncomplicated transaction process in a popular suburban location.
But keep in mind:
- Duplex Management Fees: Buyers should investigate potential annual management company fees covering common area maintenance, waste management, and structural insurance.
- Untested Appliances: Fixtures, fittings, and integrated appliances have not been tested by the agent, so purchasers must verify their working order independently.
- Help to Buy Dependence: Eligibility for the government rebate scheme is subject to strict Revenue terms and conditions that every applicant must verify personally.
- Approximate Measurements: The stated floor area of 129 square meters is approximate, meaning buyers should arrange a professional survey to confirm exact dimensions.
- Future Construction Disruption: Living in a new development phase may involve ongoing construction noise, heavy machinery traffic, and unfinished neighboring landscaping.
- Limited Private Outdoor Space: As a duplex property, traditional garden space may be restricted or absent, so buyers must inspect the exact boundary or balcony layout.
- Parking Allocation Rules: Buyers need to confirm assigned parking spaces and check whether visitor parking policies or restrictions apply within the estate.
- Public Transport Reliance: While on a bus route, residents without a private vehicle should check timetable frequencies during weekends and late evenings.
- Management Rule Enforcement: Living in a managed development means adhering to estate covenants regarding pets, exterior modifications, and rubbish disposal.
- Exact Property Boundaries: Legal representatives should thoroughly examine title deeds to confirm precise boundary lines and shared structural responsibilities.
- Broadband Infrastructure Quality: Purchasers working from home should verify high-speed fiber internet availability and connection speeds directly with service providers.
- Sound Insulation Verification: Multi-story duplex living requires careful checks regarding party wall soundproofing to ensure privacy from adjacent units.
- Future Service Charge Increases: Buyers must review historical management company budgets to anticipate potential increases in annual upkeep contributions.
- Unverified Fixture Warranties: Check whether builder warranties apply to newly installed kitchens, sanitaryware, and heating systems in case of early defects.
- Local School Capacity: Families should investigate local primary and secondary school enrollment capacities if moving into this expanding suburban sector.
- Waste Management Arrangements: Clarify whether bin collection is organized via the management company or requires private contractor subscription.
- Sinking Fund Status: Due diligence should include inspecting the management company accounts to ensure adequate reserves are set aside for future major repairs.
- Insurance Policy Scope: Owners must understand what the master structural building insurance covers versus what their own contents policy requires.
- Public Lighting Adoption: Verify whether the local council has formally taken in charge the estate roads, lighting, and public green areas.
- Exact Completion Verification: Buyers should ensure all snagging items are fully resolved by the developer prior to final sale closure and fund release.
Price positioning
?
- The asking price appears slightly elevated compared to broader regional averages, reflecting a premium for its modern specifications, energy efficiency, and turnkey condition within a contemporary residential development.
- Upward valuation signals stem from the exceptional energy rating and complete finish, which significantly reduce immediate post-purchase capital outlays and appeal strongly to energy-conscious buyers.
- Market support could be undermined by broader regional transaction benchmarks showing lower established resale values, potentially challenging the premium commanded by newly constructed properties in this specific location.
- Additional relevant considerations include potential eligibility for government assistance schemes, which can effectively enhance purchasing power and justify a higher initial asking price for qualifying buyers.
Build Analysis
What we know from similar construction types
- The property is an A-rated three-bedroom duplex home situated within a new development, offering modern construction standards and high energy efficiency.
- As a newly built or newly developed property, a buyer should verify compliance with building regulations, structural warranty documentation, and the completion status of common areas within the development.
- The A2 BER rating indicates very high energy performance, resulting in low heating and operational costs, which should be confirmed via the BER cert upon purchase.
- Buyers should investigate whether all fixtures, fittings, and services are fully operational and covered by relevant snag lists and builder guarantees.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between 600 euro and 900 euro.
- Due to the property having an A2 Building Energy Rating, the home benefits from high energy efficiency and modern insulation, which significantly reduces the energy required for heating compared to older properties.
Pollution Safe
8/10Environmental situation to investigate
Flood Safe
8/10Water overflow reports to follow up
- The general Dundalk area features standard regional drainage networks, with elevated properties typically showing a low apparent risk of surface water flooding.
- Buyers should consult local authority flood maps and environmental reports to confirm the precise flood risk profile for this specific development site.
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 Dundalk area
10 ABBEY COURT, LOUTH VILLAGE, DUNDALK
- Sale date
- Declared sale price
- €169,000.00
14 SEATOWN, DUNDALK, LOUTH
- Sale date
- Declared sale price
- €220,000.00
56 COLLEGE HEIGHTS, HOEYS LANE, DUNDALK
- Sale date
- Declared sale price
- €268,000.00
31 FERAN DRIVE, LOUTH VILLAGE, DUNDALK
- Sale date
- Declared sale price
- €195,000.00
433 ASHBROOK AVE, DUNDALK, LOUTH
- Sale date
- Declared sale price
- €245,000.00
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 1 percent of the purchase price, amounting to 3,050 euro for a property priced at 305,000 euro.
- Solicitor legal fees: generally range between 1,500 euro and 2,500 euro plus outlay and VAT.
- Land registration fees: approximately 175 euro to 700 euro depending on the registration type and property value.
- Property valuation fees: typically around 150 euro to 300 euro required by mortgage lenders.
- Surveyor fees: generally range from 500 euro to 1,000 euro depending on the type of survey conducted.
- Annual home insurance: estimated between 350 euro and 600 euro per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in newer developments around Dundalk frequently discuss transport links and bus routes connecting local estates to the town centre.
- First-time buyers in the region often share experiences regarding energy-efficient homes and the benefits of modern A-rated heating systems.
- Local community forums highlight the convenience of newly established residential phases in areas like Saltown for commuting professionals.
- Discussions around local amenities often emphasize the growing demand for turnkey properties that require minimal initial renovation.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children8/10
This three-bedroom duplex provides a comfortable layout and turnkey condition ideal for young families, though buyers should verify the provision of outdoor play areas within the development.
- Teenagers7/10
With three bedrooms, the home offers adequate space for growing teenagers, and its proximity to local services in Dundalk provides good accessibility.
- Multi-generational Living5/10
A standard three-bedroom duplex configuration may lack the spatial separation and ground-floor bedroom options typically required for multi-generational living.
- Single Buyers9/10
Marketed as an exceptional alternative to renting for first-time buyers, this A-rated turnkey property is well-suited for single purchasers entering the property market.
- Couples9/10
The modern design, energy efficiency, and turnkey status make this an appealing and low-maintenance option for couples looking to establish a home.
- Empty Nesters7/10
The modern, energy-efficient build offers low ongoing running costs, which will appeal to empty nesters looking to downsize to a manageable property.
- Retirees6/10
While the low maintenance of a new duplex is attractive, retirees should verify accessibility features such as stairlift compatibility and overall internal layout.
Work
3 areas- Remote Working8/10
The three-bedroom layout provides sufficient flexibility to set up a dedicated home office space for remote working.
- Hybrid Commuting7/10
Conveniently located on a local bus route providing access to transport links, making hybrid commuting viable.
- Retired6/10
The low-maintenance nature of an A-rated turnkey home suits a retired lifestyle, subject to individual accessibility preferences.
Practical
8 areas- Ageing in Place5/10
As a duplex property featuring multi-level interior stairs, long-term ageing in place may present structural challenges.
- Low Maintenance9/10
Being a brand-new, A-rated turnkey home presented with new finishes, painting, and tiling ensures minimal immediate maintenance requirements.
- Secure Gated Entry4/10
The listing details do not specify a gated entry system, so security features should be verified with the agent.
- Minimalist Design8/10
The modern design aesthetic and fresh turnkey finish lend themselves naturally to a clean, minimalist interior style.
- Flexible Floor Plans7/10
A three-bedroom duplex offers standard functional flexibility for bedrooms or home offices.
- Heritage Home1/10
This is a newly constructed modern development rather than a period or heritage property.
- Ecological Setup9/10
Featuring an impressive A-Rating, the property offers exceptional energy efficiency, lower running costs, and modern ecological standards.
- Outdoor areas5/10
As a duplex home, private outdoor space may be limited to a small balcony or shared grounds; buyers should verify specifics.
Interests
9 areas- Gardening4/10
As a duplex property within a modern development, private outdoor green space or garden area is likely to be limited or shared.
- Walking7/10
The location offers pedestrian access to local amenities and bus routes connecting to the broader Dundalk area.
- Gym6/10
Proximity to Dundalk town centre ensures reasonable access to local fitness facilities and health clubs.
- Cycling6/10
The suburban setting allows for straightforward cycling routes into town, though specific local cycling infrastructure should be verified.
- Golf6/10
Dundalk features established local golf amenities within a reasonable driving distance from the development.
- Fishing5/10
County Louth offers various angling opportunities in the wider region, though accessibility depends on specific local waterways.
- Horse Riding5/10
Equestrian facilities are generally available in the wider rural surrounds of County Louth rather than the immediate urban fringe.
- Water Sports5/10
Coastal water sports activities are accessible within the broader county area given its coastal reach.
- Entertaining7/10
The modern open-plan layout and turnkey condition provide a pleasant setting for hosting guests and domestic entertaining.
Lifestyle
5 areas- Quiet Living7/10
Located within a new residential development, the area generally offers a suburban residential atmosphere, though buyers should verify local ambient noise levels.
- Rural Living3/10
This is a residential development setting located within accessible reach of Dundalk town centre, rather than a rural environment.
- Village Living6/10
The development provides access to local services and amenities, capturing a community-oriented neighborhood feel close to urban conveniences.
- Coastal Living4/10
While located in County Louth, the property is situated in an established residential and town-proximate setting rather than directly on the coast.
- Urban Living7/10
Conveniently situated with access to a bus route providing easy links to Dundalk town centre and its wide range of services.
Social
6 areas- Community Involvement7/10
New developments typically foster emerging local communities, with broader civic engagement available in Dundalk.
- Café Culture7/10
Easy access via public transport to Dundalk town centre brings a variety of local cafés and dining options within reach.
- Nightlife6/10
Town centre amenities provide access to pubs and entertainment venues, easily reached via local transport routes.
- Health/Wellness groups7/10
Proximity to the town ensures good availability of local pilates, fitness, and wellness classes.
- Networking Opportunities6/10
Dundalk offers local business networks and community groups accessible to residents.
- Tech-Hub Connectivity7/10
Modern residential builds generally accommodate high-speed broadband options, though buyers should verify specific service providers.
Listing information
- Agent
- Blue Sky Property
- Phone
- 042 9329333
- Published on HouseDelve
- 21 September 2026
- Correction
- Report an issue
HD-E5E816HouseDelve · 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.