25 Sienna, Drogheda, LouthA92FV50
€325,000
3 Bed~2 Bath~BER C
What you'll like:
- Town centre location: Situated right in the heart of Drogheda, providing immediate access to local shops, restaurants, and amenities. This ensures convenience for daily living and potential strong rental demand.
- Own door access: Features a private entrance rather than a shared hallway, offering enhanced privacy and a more house-like feel for residents. This is highly desirable for modern buyers.
- Southwest facing patio: Includes an outdoor patio and balcony area capturing a sunny southwest aspect. This is ideal for maximizing natural daylight and enjoying warm afternoon and evening sun.
- Recent condensing boiler: Equipped with a newly installed gas condensing boiler which should improve heating efficiency. This helps reduce energy bills and lowers immediate replacement concerns for the buyer.
- Upgraded front door: Benefits from a newly fitted front entrance door, enhancing immediate security and aesthetic appeal right from the arrival point. It also contributes to better draught-proofing.
- New French doors: Features newly installed French patio doors leading out to the rear balcony. This brings extra light into the living spaces and improves seamless indoor-outdoor access.
- Included parking permits: Comes with two designated parking permits for convenience. Town centre parking can otherwise be scarce and expensive, making this a notable practical advantage for vehicle owners.
- Main bedroom ensuite: Includes a private ensuite bathroom attached to the primary bedroom. This adds comfort and convenience for the occupants while reducing morning queues for the main family bathroom.
- Semi-solid oak flooring: Fitted with quality semi-solid oak timber floors in key areas like the entrance hall and sitting room. This provides a durable, attractive, and easy-to-maintain surface finish.
- Built-in wardrobe storage: Bedrooms feature custom built-in wardrobes and slide robes, maximizing usable floor space. This saves the buyer from needing to purchase freestanding wardrobes immediately upon moving in.
- Modern kitchen finish: Boasts a newly fitted kitchen with high-gloss tiled flooring. It presents a clean, contemporary look ready for immediate cooking and daily family use without urgent renovation needs.
- Fully tiled bathrooms: Both the main bathroom and the ensuite are tiled throughout. This makes cleaning straightforward and helps protect wet areas from moisture damage over time.
- Existing alarm system: Fitted with a security alarm system to provide peace of mind regarding property safety. This can also potentially lower annual home insurance premium costs for the new owner.
- Natural gas heating: Operates on a reliable natural gas central heating system. This is a standard and efficient heating method preferred by many Irish homeowners for quick temperature control.
- PVC double glazing: Features PVC double-glazed windows throughout to improve thermal insulation and external noise reduction. This keeps the interior comfortable during colder winter months.
- Open plan layout: The large combined sitting room and dining room creates a spacious layout. This design facilitates flexible furniture arrangements and encourages social interaction among family members.
- Desirable development oasis: Located within Sienna, described as a unique oasis setting in the town centre. This offers a peaceful residential environment while remaining close to urban conveniences.
- Active management environment: Being part of a managed development typically ensures common areas are regularly maintained. This helps protect the long-term visual appeal and structural standard of the estate.
- Attractive asking price: Priced at €325,000 for a three-bedroom property in this location. This represents an accessible entry point for first-time buyers or investors eyeing the Drogheda market.
- Walk-in condition potential: Upgrades such as the new boiler, kitchen, and doors suggest the home is largely ready for immediate occupation. This minimizes the hassle and cost of immediate refurbishments.
But keep in mind:
- C energy rating: The BER rating sits at C, which is average by modern standards. The buyer should budget for potential future upgrades like attic insulation to improve energy efficiency.
- Unknown floor area: The total square footage is not provided in the listing details. The buyer must verify the exact floor area to confirm value for money per square metre.
- Duplex property type: As a duplex, the property may involve management company rules and annual service charges. The buyer's solicitor must examine these fees and sinking fund balances.
- Town centre noise: Being located in the heart of town could introduce ambient street noise, weekend foot traffic, or nearby commercial activity. Buyers should visit at different times to assess sound levels.
- Parking permit restrictions: Having permits does not guarantee a dedicated physical parking space at all times. The buyer should verify how parking allocation works and if visitor parking is available.
- Management fee liabilities: Ownership in a managed development means compulsory annual service charges. The buyer needs to review past fee increases and what maintenance services are explicitly covered.
- Shared building structures: Exterior walls, roofs, and communal grounds are typically managed collectively. The buyer must check the development's maintenance history and upcoming planned major works levies.
- Stairs layout typical of duplexes: Living across multiple levels with own-door access often means internal stairs. This might be a consideration for families with very small children or buyers with mobility needs.
- Unknown management company status: The financial health and organization of the management company are unverified. The buyer's solicitor should inspect all block insurance policies and AGM minutes.
- Balcony maintenance responsibility: The buyer should clarify whether upkeep of the rear balcony and exterior doors falls under private ownership or management company remit.
- Bin storage arrangements: Town centre apartment and duplex developments often use communal bin stores. The buyer should check the location, security, and cleanliness of these waste facilities.
- Potential restricted pet policies: Management company rules in multi-unit developments sometimes restrict pet ownership. Buyers with pets must check the development covenants before finalizing purchase.
- Limited private garden: Instead of a traditional private garden, the property relies on a patio and balcony. Buyers looking for extensive green outdoor space for gardening may find this limiting.
- Upstairs bathroom ventilation: The buyer should inspect both bathrooms for adequate mechanical ventilation to prevent moisture retention and mold growth in tiled spaces.
- Fire safety compliance: The buyer's surveyor should ensure the duplex meets modern fire safety standards regarding compartmentalization between neighboring units and shared access routes.
- Window seal integrity: While PVC double glazed windows are present, the buyer should check the age and seal integrity of all glazing to avoid future misting or drafts.
- Condensing boiler warranty: The newly installed boiler should be checked for its installation certificate and warranty paperwork. The buyer needs confirmation that it was fitted by a registered contractor.
- Appliance condition check: The listing mentions a newly fitted kitchen, but does not specify if white goods are included. The buyer should verify which appliances remain in the sale.
- Future local development: Town centre locations are often subject to surrounding urban regeneration or new construction. The buyer should check local planning registers for nearby potential developments.
- Resale market liquidity: Town centre duplexes can sometimes appeal to a specific subset of buyers compared to traditional suburban houses. The buyer should consider long-term resale dynamics in Drogheda.
Price positioning
?
- The asking price appears significantly overvalued when comparing the listed figure of three hundred twenty five thousand euros against verified historical transactions recorded on the same street where similar properties sold between two hundred nineteen thousand and two hundred eighty one thousand euros.
- The overvaluation signals are clearly visible because the asking price exceeds even the highest recent local benchmark by a considerable margin, suggesting that the marketing strategy may rely heavily on anticipated future demand or unmeasured premium attributes.
- Such a high pricing strategy could be supported by substantial internal upgrades like the newly installed condensing boiler and fresh cosmetic finishes, though it could be undermined by the C energy rating and potential buyer resistance to paying well above established neighborhood norms.
- Additional relevant factors include the inclusion of two parking permits and a southwest facing patio in a central town location, which add practical everyday convenience but may still struggle to fully justify the substantial premium being sought over comparable local benchmarks.
Build Analysis
What we know from similar construction types
- The property is an own-door duplex residence featuring PVC double glazed windows and a southwest-facing patio and balcony.
- Recent upgrades include a new front door, newly installed condensing boiler, and new French patio doors, which should positively impact energy efficiency.
- A buyer should verify the management company structure, annual service charges, and sinking fund contributions associated with the development.
- It is advisable to check the sound insulation between adjoining units typical of duplex builds and ensure all recent upgrades comply with current building regulations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is between €1,000 and €1,400.
- The property features natural gas central heating and a newly installed condensing boiler, which helps improve energy efficiency for a C-rated 3-bedroom duplex.
Pollution Safe
8/10Environmental situation to investigate
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
23 SIENNA, FRANCIS ST, DROGHEDA
- Sale date
- Declared sale price
- €231,000.00
38 SIENNA, DROGHEDA, CO LOUTH
- Sale date
- Declared sale price
- €242,500.00
22 SIENNA, DROGHEDA, CO LOUTH
- Sale date
- Declared sale price
- €219,000.00
55 SIENNA, FRANCIS ST, DROGHEDA
- Sale date
- Declared sale price
- €281,000.00
APT NO 6 SAINT CATHERINES, SIENNA, DROGHEDA
- Sale date
- Declared sale price
- €235,000.00
Recent sales in the wider Drogheda area
60 ELMWOOD CLOSE, TERMON ABBEY, DROGHEDA
- Sale date
- Declared sale price
- €352,000.00
2 OAKLAWNS COURT, DROGHEDA, LOUTH
- Sale date
- Declared sale price
- €375,000.00
9 THE COURTYARD, MARSH RD, DROGHEDA
- Sale date
- Declared sale price
- €240,000.00
13 MILL ROW, TRINITY STREET, DROGHEDA
- Sale date
- Declared sale price
- €167,000.00
141 GLEANN AILEANN, TULLYALLEN, DROGHEDA
- Sale date
- Declared sale price
- €310,000.00
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, equalling €3,250.
- Solicitor legal fees: roughly €1,500 to €2,500 plus outlay.
- Land registration fees: around €130 to €700 depending on the application type.
- Property valuation fees: approximately €150 to €300.
- Surveyor fees: roughly €400 to €800 for a structural survey.
- Annual home insurance: estimated between €300 and €600 per year.
Forum Talk
What people are saying about this area
- Local residents frequently discuss the vibrant community atmosphere and convenience of living in the heart of Drogheda town.
- Traffic congestion during peak commuting hours near central bridges is a common topic on community forums.
- Proximity to local amenities, schools, and shopping facilities is widely praised by people living in the central areas.
- Local groups often share updates regarding community events and town center regeneration projects.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The 3-bedroom layout offers adequate space for young children, and the own-door duplex setup provides a private feel, though parents should inspect storage and internal safety barriers like stairs.
- Teenagers6/10
With three bedrooms and multiple bathrooms including an en-suite, teenagers can have decent personal space, though living right in the town centre might limit sprawling outdoor hangouts.
- Multi-generational Living4/10
A standard 3-bedroom duplex layout may feel restrictive for multi-generational families due to shared living spaces and potential lack of independent ground-floor annexes.
- Single Buyers8/10
An own-door 3-bedroom duplex in the heart of Drogheda offers plenty of space for a single buyer who wants a home office or guest room alongside central convenience.
- Couples8/10
The generous open-plan sitting and dining room paired with three bedrooms makes this a great fit for couples looking to grow or enjoy town-centre living.
- Empty Nesters7/10
The low-maintenance nature of a duplex appeals to empty nesters, though buyers should check if there are stairs to navigate from the own-door entrance to the main living areas.
- Retirees6/10
While central and convenient for amenities, the duplex style typically involves stairs, so retirees should verify internal accessibility features before purchase.
Work
3 areas- Remote Working7/10
With three bedrooms, there is ample flexibility to set up a dedicated home office for remote work.
- Hybrid Commuting8/10
Located in Drogheda with good transport links and included parking permits, making hybrid commuting viable.
- Retired7/10
Town-centre convenience and an oasis-like setting suit retirement, provided stairs within the duplex are manageable.
Practical
8 areas- Ageing in Place5/10
Duplex layouts often involve internal stairs, so buyers planning to age in place should verify accessibility.
- Low Maintenance8/10
As an own-door duplex with modern upgrades like a new condensing boiler, maintenance requirements are generally low.
- Secure Gated Entry5/10
The property features an alarm system and is in a unique enclave, but security gate specifics should be verified.
- Minimalist Design7/10
Features clean open-plan spaces, high gloss kitchen tiling, and a modern finish that suits minimalist tastes.
- Flexible Floor Plans7/10
The three-bedroom layout with a large open-plan living and dining area offers good flexibility for various lifestyle needs.
- Heritage Home3/10
This is a modernised duplex residence rather than a traditional period heritage property.
- Ecological Setup6/10
Includes a newly installed condensing boiler and PVC double-glazed windows contributing to energy efficiency.
- Outdoor areas6/10
Features a beautiful southwest-facing patio and a rear balcony, offering pleasant private outdoor sitting space.
Interests
9 areas- Gardening3/10
Outdoor space is limited to a southwest-facing patio and balcony rather than a traditional garden for extensive planting.
- Walking8/10
The central town location makes it extremely convenient for walking to local shops, services, and amenities.
- Gym7/10
Town-centre location typically provides good access to local fitness facilities and wellness clubs nearby.
- Cycling6/10
Cycling around the town centre is feasible, though buyers should verify secure bike storage options within the development.
- Golf6/10
Drogheda and its surrounding areas offer several notable golf courses within a reasonable driving distance.
- Fishing5/10
Proximity to the River Boyne offers local fishing opportunities, though access should be verified locally.
- Horse Riding4/10
Equestrian facilities are generally found in the surrounding rural outskirts rather than the immediate town centre.
- Water Sports5/10
Coastal and river water sports are accessible a short drive away toward the estuary and nearby beaches.
- Entertaining8/10
The large open-plan sitting and dining room combined with a southwest-facing patio makes this home well-suited for hosting guests.
Lifestyle
5 areas- Quiet Living6/10
Sienna is described as an oasis in the centre of town, offering a tranquil residential feel despite its central Drogheda location.
- Rural Living2/10
This is a town-centre duplex property with no rural acreage or countryside surroundings.
- Village Living5/10
It offers a community-focused feel within an urban setting, combining town convenience with a distinct residential oasis atmosphere.
- Coastal Living4/10
While Drogheda is near the coast, this property is firmly set in the urban heart of the town rather than a direct coastal location.
- Urban Living9/10
Located right in the heart of Drogheda with immediate access to local amenities, shops, and town services.
Social
6 areas- Community Involvement7/10
Being situated in an established residential enclave in the town centre encourages local community participation.
- Café Culture9/10
The central Drogheda location puts numerous local cafés and dining options right on the doorstep.
- Nightlife8/10
Pubs, restaurants, and evening entertainment venues in the heart of town are within easy walking distance.
- Health/Wellness groups7/10
Proximity to town amenities ensures good access to local health clubs, pharmacies, and wellness classes.
- Networking Opportunities7/10
Central urban positioning facilitates easy attendance at local business and community networking events.
- Tech-Hub Connectivity7/10
Standard urban broadband availability should be verified by the buyer to ensure high-speed tech-hub connectivity.
Listing information
- Agent
- Thomas Byrne - Auctioneers & Valuers
- Phone
- 041 983 2927
- Published on HouseDelve
- 25 September 2026
- Correction
- Report an issue
HD-EC1A8AHouseDelve · 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.