25 St Assam's Avenue, Raheny, Dublin 5D05HR29
€895,000
3 Bed~3 Bath~137 m²~BER B
What you'll like:
- Energy efficient rating: The property boasts an impressive B BER rating, which helps ensure lower heating bills and indicates a well-insulated modernised home for the buyer.
- Recent boiler upgrade: A new boiler was installed in 2022 with separate heating controls for the ground floor, first floor, and water, providing modern convenience and efficiency.
- Extended family accommodation: Offering approximately 137 square metres of well-laid-out living space, this extended semi-detached house provides comfortable room for a growing family.
- Sunny south facing garden: The very large 90-foot rear garden enjoys a sunny south orientation, making it a fantastic private outdoor space for relaxation and entertaining.
- Professional garden design: The expansive rear garden was professionally designed by Kevin Dennis, featuring a lawn, patio area, and an integrated pizza oven ready for use.
- Bespoke designer kitchen: The kitchen was fully refurbished in 2022 with premium Dekton worktops, a matching splashback, a large island, and high-end De Dietrich appliances.
- Open plan living space: The kitchen, dining, and family room extension creates a bright, social hub that connects directly to the rear garden through double doors.
- Convenient transport links: Located just a seven-minute walk from Raheny DART station, the property offers fast and easy commuting access into Dublin city centre.
- Local green amenities: Nature lovers will appreciate the proximity to St Anne's Park, Bull Island Nature Reserve, and Dollymount Strand for outdoor recreation and weekend walks.
- Off-street parking driveway: The large front driveway provides practical low-maintenance off-street parking for multiple vehicles in this sought-after residential neighbourhood.
- Attached garage space: The property includes an attached garage that was renovated with insulation and a heater, offering secure storage and direct access to the garden.
- Modern bathroom upgrades: The main family bathroom, downstairs W.C., and en suite shower room were all fitted with contemporary sanitaryware and high-quality finishes in 2022.
- Custom window blinds: Fitted with custom day-and-night blinds, including automatic closing on black-out Velux windows, enhancing comfort and light management throughout the house.
- Floored attic storage: The attic is fully floored and accessible via a convenient Stira folding stairs, providing substantial extra storage capacity for household items.
- Front reception room: A separate front living room features wooden flooring, a functional fireplace, and bespoke built-in cabinetry with integrated lighting for cosy evenings.
- Dedicated utility room: A separate utility room is fully tiled, equipped with built-in storage, and plumbed for a washing machine to keep laundry out of the main kitchen.
- Established neighbourhood: Situated just off the Howth Road in Raheny, the home is surrounded by excellent local schools, shops, cafes, bars, and community amenities.
- Solid fuel stove: The family living area includes a cosy solid fuel stove, adding warmth and a traditional focal point to the modern open plan space.
- Generous bedroom sizes: Upstairs comprises three well-proportioned bedrooms, including a large main bedroom with built-in wardrobes and an updated en suite shower room.
- Turnkey presentation: Having been meticulously maintained and modernised by its current owners, the property comes to the market in excellent condition ready for immediate occupation.
But keep in mind:
- Dwellings age considerations: Originally built in the 1950s, the buyer should verify the condition of any original hidden structural elements that predated the recent 2022 renovations.
- Garage conversion potential: While the attached garage is currently used for storage, buyers hoping to convert it into habitable rooms should check local planning regulations and costs.
- Extension planning compliance: The buyer's solicitor should inspect local authority planning records to confirm that all past extensions and structural alterations received proper planning permission.
- Sewer and drainage survey: A comprehensive CCTV drain survey is recommended to ensure the older underground drainage system remains clear and free from tree root intrusion.
- Electrical system check: Given the 1950s construction date, the buyer should commission an independent electrician to inspect the fuse board and wiring for any necessary upgrades.
- Boundary fence verification: The buyer should carefully check the legal title maps to ensure the exact boundaries of the exceptionally long rear garden match the physical fencing.
- Traffic and parking congestion: Being located close to local village amenities and the DART station, the buyer should investigate local parking dynamics and potential peak traffic congestion.
- Future development oversight: The buyer's surveyor should assess nearby properties for any potential extensions or developments that might impact light or privacy in the south-facing garden.
- Attic conversion viability: Although the attic is floored and has Stira access, turning it into a formal bedroom would require professional structural engineering and regulatory approval.
- Roof condition assessment: The buyer should have a qualified surveyor inspect the main roof structure and tiles to determine if repairs or re-roofing will be required soon.
- Window thermal efficiency: While many interior upgrades were completed in 2022, the buyer should check the age and double-glazing efficiency of all exterior windows and doors.
- Insurance cost checks: The buyer should obtain buildings insurance quotes early, factoring in the property age, location, and history of extensions to avoid unexpected high premiums.
- Property tax banding: The buyer should verify the local property tax valuation band applicable to this address to budget accurately for ongoing annual property ownership costs.
- Boundary hedging maintenance: The mature hedging and planting bordering the large garden will require regular seasonal upkeep and trimming by the future homeowner.
- Sound insulation in extensions: In open-plan extended layouts, buyers should check acoustic insulation between the new family zone and adjoining semi-detached neighbours.
- Ventilation in bathrooms: The buyer should test the extraction ventilation systems in the recently refurbished bathrooms to prevent moisture build-up and condensation issues.
- Boiler warranty transfer: The buyer should ensure that all warranties and service documentation for the newly installed 2022 gas boiler are formally transferred upon purchase.
- Appliance guarantees: The buyer should request appliance manuals and warranty details for the high-end integrated kitchen machinery, including the De Dietrich ovens and induction hob.
- Local flood risk check: Although close to coastal amenities, the buyer should verify local drainage maps and flood risk reports with the local authority as part of due diligence.
- Party wall obligations: As a semi-detached dwelling, the buyer should be aware of standard party wall considerations when undertaking any future decoration or garden boundary works.
Price positioning
?
- The asking price appears somewhat elevated relative to broader regional transaction metrics, reflecting its highly desirable coastal suburb positioning and extensive modern upgrades. Buyers are paying a clear premium for a walk-in condition home.
- Upward valuation signals include a high B energy rating, recent comprehensive internal renovations, bespoke high-end kitchen finishes, an attached garage, and an exceptionally large south-facing rear garden in a sought-after neighbourhood.
- Factors that could support this ambitious pricing level include strong local demand for turnkey family housing near DART transport links and parks, whereas potential overpricing risks could be exposed if competitive bidding stalls.
- Overall, the asking price sits comfortably above typical wider market comparables due to the substantial capital expenditure invested by the current owners into extending and modernising the property layout.
Build Analysis
What we know from similar construction types
- Originally built in the 1950s and subsequently extended and modernised, buyers should verify the compliance of the extension and structural alterations with local planning regulations and building control standards.
- Recent updates in 2022 include a new boiler with zoned heating controls, a bespoke kitchen with premium Dekton finishes, and refurbished bathrooms and sanitaryware.
- The property features an attached garage that was renovated and insulated in 2016, which buyers should inspect for dampness, weatherproofing, and structural integrity.
- The roof space includes a floored attic accessed via a Stira stairs, and buyers should check adequate roof insulation and ventilation are present.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost: €1,200 to €1,600.
- Explanation: Given the property features a B BER rating, a recently upgraded 2022 gas boiler with zoned controls, and double glazing, the home should maintain good energy efficiency, though actual costs will depend on occupant usage habits and energy price fluctuations.
Pollution Safe
9/10Environmental situation to investigate
- The property is located in a well-established residential suburb characterized by low industrial impact and good air quality.
- There are no major industrial pollution sources, active incinerators, or prominent legacy landfills immediately adjacent to the immediate residential pocket, though buyers should verify historical land uses locally.
Flood Safe
8/10Water overflow reports to follow up
- The area generally benefits from being set back from coastal flood zones, though low-lying parts of Raheny near the coast and minor streams should be independently verified for specific flood risks.
- The property itself is situated in an established suburban setting, but standard due diligence and a formal flood risk assessment are recommended for absolute peace of mind.
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 Raheny area
23 CASTLETIMON AVE, COOLOCK, DUBLIN 5
- Sale date
- Declared sale price
- €410,000.00
28 BELMONT PARK, RAHENY, DUBLIN 5
- Sale date
- Declared sale price
- €572,000.00
51 MILLBROOK RD, RAHENY DUBLIN 5, DUBLIN
- Sale date
- Declared sale price
- €460,000.00
82 CLANMAURICE RD, DONNYCARNEY NORTH, DUBLIN 5
- Sale date
- Declared sale price
- €465,000.00
39 GRACEFIELD RD, ARTANE, DUBLIN 5
- Sale date
- Declared sale price
- €565,000.00
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 St. Assam's Avenue, Raheny
- Sale date
- Declared sale price
- €410,000.00
Buyer fees*
Associated expenses guide
- Stamp duty: Approximately €8,950 based on 1% of the asking price for residential property up to €1 million.
- Solicitor legal fees: Estimated between €1,500 and €3,000 plus VAT and outlays.
- Land registration fees: Around €600 to €800 depending on the property value and registration type.
- Property valuation fee: Approximately €150 to €300 for mortgage purposes.
- Surveyor fees: Roughly €500 to €1,200 depending on the level of detail required for a structural survey.
- Annual home insurance: Estimated between €400 and €800 per year depending on the policy and coverage level.
Forum Talk
What people are saying about this area
- Residents in Raheny frequently discuss the excellent local amenities, highlighting the close proximity of St Anne's Park and Bull Island.
- Local community forums often mention the convenience of the Raheny DART station and frequent bus services on the Howth Road for commuting into Dublin city centre.
- Discussions regarding the neighbourhood often praise the family-friendly atmosphere, excellent schools, and active community groups in the area.
- Neighbourhood watch and local social media pages occasionally share updates on local infrastructure improvements and cycling track developments along the Clontarf promenade.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children9/10
The property features three well-sized bedrooms, a large sunny south-facing rear garden, and an open-plan living layout ideal for families with young children, located near local schools.
- Teenagers8/10
With three generous bedrooms, a separate front reception room, and excellent proximity to public transport like the DART, teenagers will appreciate the independence and space.
- Multi-generational Living6/10
The 137 sqm semi-detached layout provides good overall space and an attached garage, though it lacks a completely self-contained ground-floor annex.
- Single Buyers7/10
Offers modernised amenities, low maintenance outside space, and great transport links to the city centre, though it is sized and priced more for families.
- Couples9/10
An exceptional layout with an open-plan kitchen and dining area, a luxury main bathroom, and a wonderful south-facing garden perfect for entertaining.
- Empty Nesters8/10
Well-maintained with modern upgrades and a manageable footprint, though stairs are present between the ground and first floors.
- Retirees7/10
Features convenient single-level living spaces on the ground floor and a low-maintenance driveway, though all bedrooms are located upstairs.
Work
3 areas- Remote Working9/10
Spacious rooms, a floored attic with Stira access, and a quiet suburban environment make working from home very comfortable.
- Hybrid Commuting9/10
A 7-minute walk to Raheny DART station and nearby bus connections make hybrid commuting into the city effortless.
- Retired8/10
Quiet neighbourhood with local amenities, healthcare access, and a manageable home footprint suitable for retirees.
Practical
8 areas- Ageing in Place6/10
While the ground floor offers great living space and a downstairs W.C., all bedrooms are upstairs, which may pose challenges later in life.
- Low Maintenance8/10
Recently modernised with a B BER rating, a new boiler in 2022, double glazing, and a large front driveway providing off-street parking.
- Secure Gated Entry4/10
The property features a standard front driveway and boundary rather than a secure gated community entrance.
- Minimalist Design7/10
Features contemporary finishes, modern kitchen with Dekton worktops, and clean lines throughout.
- Flexible Floor Plans8/10
An extended layout featuring an open-plan kitchen/living/dining space, separate front reception room, utility, and an attached garage.
- Heritage Home4/10
Originally built in the 1950s, it has been heavily modernised and extended rather than retaining a traditional period heritage feel.
- Ecological Setup8/10
Achieves an excellent B BER rating, benefits from a modern 2022 boiler with zoned heating controls, and insulated garage.
- Outdoor areas10/10
Features a very large, sunny south-facing rear garden with a patio area, integrated pizza oven, and professional landscaping.
Interests
9 areas- Gardening9/10
Features a very large, professionally designed south-facing rear garden with mature hedging and planting, perfect for keen gardeners.
- Walking9/10
St Anne's Park and local coastal amenities are right on the doorstep, offering exceptional walking and hiking environments.
- Gym7/10
Good local facilities and home space available, though no dedicated fitness room is built-in.
- Cycling9/10
Proximity to the Clontarf promenade and cycle track makes this an ideal location for cycling enthusiasts.
- Golf8/10
Well positioned near established golf courses in the north Dublin coastal suburbs.
- Fishing7/10
Coastal location offers good access to nearby marine and sea fishing spots.
- Horse Riding5/10
Suburban setting means equestrian facilities require travel outside the immediate neighborhood.
- Water Sports8/10
Close proximity to Dollymount Strand and coastal areas makes water sports highly accessible.
- Entertaining10/10
The expansive open-plan kitchen, dining, and family room flows seamlessly into the large south-facing garden complete with patio and integrated pizza oven.
Lifestyle
5 areas- Quiet Living8/10
Situated in a popular, established residential area with mature gardens and a private rear outdoor space, offering a peaceful suburban atmosphere.
- Rural Living2/10
Located in a suburban setting in Dublin 5 rather than the countryside, with close proximity to urban conveniences and transport.
- Village Living8/10
Close to local shops, cafes, bars, and restaurants in the Raheny area, giving a distinct community village feel.
- Coastal Living9/10
Fantastic proximity to Clontarf promenade, Bull Island Nature Reserve, and Dollymount Strand for coastal walks and fresh sea air.
- Urban Living8/10
Very well connected with regular bus routes and a short 7-minute walk to the Raheny DART station, providing quick access into Dublin city centre.
Social
6 areas- Community Involvement8/10
Established neighbourhood with active local community groups, sports clubs, and parks.
- Café Culture8/10
Walking distance to local cafes, restaurants, and bars in Raheny.
- Nightlife6/10
Local pubs and eateries are available, though more extensive nightlife requires heading closer to the city centre.
- Health/Wellness groups8/10
St Anne's Park and local community centres host various wellness, fitness, and outdoor activity groups.
- Networking Opportunities7/10
Convenient transport links allow easy access to business networking hubs across Dublin.
- Tech-Hub Connectivity8/10
Fast transport links to the city centre and good broadband potential support tech professionals.
Listing information
- Agent
- Corry Estates
- Phone
- 01 846 1122
- Published on HouseDelve
- 13 September 2026
- Correction
- Report an issue
HD-C7C8A3HouseDelve · 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.